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CCPC Agenda 11/21/2024COLLIER COUNTY Planning Commission AGENDA Board of County Commission Chambers Collier County Government Center 3299 Tamiami Trail East, 3rd Floor Naples, FL 34112 November 21, 2024 9:00 AM Joseph Schmitt, Environmental - Chairman Chuck Schumacher - Vice-Chair Paul Shea, Environmental - Secretary Randy Sparrazza Charles (Chap) Colucci Michelle L. McLeod Mike Petscher Amy Lockhart, Collier County School Board Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected to speak on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the CCPC agenda packets must submit said material a minimum of 10 days prior to the respective public hearing. In any case, written materials intended to be considered by the CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the public hearing. All material used in presentations before the CCPC will become a permanent part of the record and will be available for presentation to the Board of County Commissioners if applicable. Any person who decides to appeal a decision of the CCPC will need a record of the proceedings pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. 1. Pledge of Allegiance 2. Roll Call 3. Addenda to the Agenda Page 1 of 834 4. Planning Commission Absences 5. Approval of Minutes 5.A. November 7, 2024 CCPC Meeting Minutes (2024-2001) 6. BCC Report - Recaps 7. Chairman's Report 8. Consent Agenda 9. Public Hearings 9.A. PL20220006931 – Metro South (MUP) - 3010 Tamiami Trail East - A Resolution of the Collier County Board of County Commissioners designating Metro South as a Mixed-Use Project (MUP) in the Gateway Triangle Zoning Overlay District, Commercial Mixed-Use Sub- District (GTZO-MXD), comprising .64± acres pursuant to Land Development Code Sec. 2.03.07.N.4; providing for designation as "MUP" and approving up to a maximum of 8 residential dwelling units, including seven bonus density units as determined through the Site Development Plan (SDP) process and 3860 square feet of permitted commercial uses, with one deviation; and providing for conceptual site plan approval, for parcels located south of Tamiami Trail East, approximately 295 feet east of Bayshore Drive. [Coordinator: Timothy Finn, AICP, Planner III] (2024-1607) 9.B. PL20230016211 - 5396 Myrtle Ln (GMPA) - 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 Maps to change the land use designation of the property from Urban, Mixed Use District, Urban Coastal Fringe Subdistrict to Urban Commercial District, 5396 Myrtle Lane Commercial Subdistrict to allow development of up to 200,000 square feet of gross floor area of indoor self-storage/warehouse and up to 3,000 square feet of gross floor area of other commercial uses, and directing transmittal of the adoption amendment to The Florida Department of Commerce. The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane, Section 29, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±8.24 Acres. [Coordinator: Parker Klopf, Planner III] (Companion Item PL20230016212) (2024-1850) 9.C. PL20230016212 - 5396 Myrtle Ln (PUDR) - An Ordinance of the Board of County Commissioners of Collier County, Florida relating to Myrtle Woods, amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the Comprehensive Zoning Regulations for the Unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Myrtle Woods Commercial Planned Unit Development (CPUD) and RMF-6 zoning districts to a Commercial Planned Unit Development (CPUD) zoning district for a project to be known as 5396 Myrtle Land CPUD, to allow development of up to 200,000 square feet of gross floor area of indoor self- storage/warehousing and up to 3,000 square feet of gross floor area of other commercial uses on property located on the southwest quadrant of Tamiami Trail East and Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida consisting of +/-8.24 acres; and providing for repeal of Ordinance No. 2008-09, as amended, the Myrtle Woods Commercial Planned Unit Development; and by providing an effective date. [Coordinator: Ray Page 2 of 834 Bellows, Zoning Manager] (Companion Item PL20230016211) (2024-1937) 10. Old Business 11. New Business 12. Public Comments 13. Adjourn Page 3 of 834 11/21/2024 Item # 5.A ID# 2024-2001 November 7, 2024 CCPC Meeting Minutes ATTACHMENTS: 1. 11-07-2024 CCPC Meeting Minutes Page 4 of 834 November 7, 2024 Page 1 of 19 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida November 7, 2024 LET IT BE REMEMBERED that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 9:00 a.m., in REGULAR SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Joe Schmitt, Chairman (participating remotely) Chuck Schumacher, Acting Chairman/Vice Chairman Paul Shea, Secretary Randy Sparrazza Michael Petscher Michelle L. McLeod Charles "Chap" Colucci Amy Lockhart, Collier County School Board Representative ALSO PRESENT: Raymond V. Bellows, Zoning Manager Mike Bosi, Planning and Zoning Director Heidi Ashton-Cicko, Managing Assistant County Attorney Derek Perry, County Attorney’s Office Ailyn Padron, Management Analyst I Oscar Alonso, Specialist III Page 5 of 834 November 7, 2024 Page 2 of 19 P R O C E E D I N G S MR. BOSI: Chair, you have a live mic. CHAIRMAN SCHUMACHER: Good morning. Thank you. Thank you, Mr. Bosi. Good morning. Welcome, everybody. First order is stand for the Pledge of Allegiance. (The Pledge of Allegiance was recited in unison.) CHAIRMAN SCHUMACHER: Do we have Chairman Schmitt on the phone? COMMISSIONER SCHMITT: Yes. Hey. Good morning, all. Sorry I can't be with you, but I can see you-all, and I think this will be rather easy, but you've got to vote to allow me to participate by audio and video. Thank you. CHAIRMAN SCHUMACHER: That is going to be my next is to ask for a motion to approve. COMMISSIONER SHEA: So moved. COMMISSIONER SPARRAZZA: Second. CHAIRMAN SCHUMACHER: All in favor? COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. CMMISSIONER PETSCHER: Aye. COMMISSIONER McLEOD: Aye. COMMISSIONER SCHMITT: (No verbal response.) CHAIRMAN SCHUMACHER: Roll call. COMMISSIONER SHEA: Roll call. Chairman Schmitt is on the phone. Vice Chair Schumacher? CHAIRMAN SCHUMACHER: Here. COMMISSIONER SHEA: Secretary Shea is here. Commissioner Sparrazza? COMMISSIONER SPARRAZZA: Here. COMMISSIONER SHEA: Commissioner Colucci? COMMISSIONER COLUCCI: Here. COMMISSIONER SHEA: Am I saying that right, sir? COMMISSIONER COLUCCI: Colucci or Colucci, whatever you like. COMMISSIONER SHEA: Commissioner McLeod? COMMISSIONER McLEOD: Here. COMMISSIONER SHEA: Commissioner Petscher? CMMISSIONER PETSCHER: Here. COMMISSIONER SHEA: And, Ms. Lockhart? MS. LOCKHART: Here. COMMISSIONER SHEA: All present, sir. CHAIRMAN SCHUMACHER: Excellent. Starting with that, I wanted to give a couple minutes for our new commissioners, one to say thank you for participating and volunteering your time. It's going to be a lot of Page 6 of 834 November 7, 2024 Page 3 of 19 time. I know that they sell it to you as it's not. But I would also like to extend an opportunity for you just to introduce yourself if you'd like. Commissioner McLeod, may I start with you? COMMISSIONER McLEOD: Sure. Okay. So I am a third-generation Floridian. I was raised in Southwest Florida. I've lived in the City of Naples for over 30 years. I've served on several government boards. I was on the Naples City Council. I served on the Tourist Development Council. I am currently on the Big Cypress Basin board. Now the Planning Commission. Happy to be here. CHAIRMAN SCHUMACHER: Excellent. Excellent. Commissioner Colucci? COMMISSIONER COLUCCI: Do I push a button to talk? CHAIRMAN SCHUMACHER: No. Go ahead. COMMISSIONER SHEA: It picks you up automatically. COMMISSIONER COLUCCI: Well, I'm Charles Colucci. Everybody calls me Chap, like Chapstick, C-h-a-p. I represent District 2. I live in Sterling Oaks, which is about as far north as you can go and still be in Collier County. I'm originally from New Jersey. I spent my working career in Minneapolis. I have a bachelor's degree from Cornell University and a master's degree from Northwestern. I moved to Florida full-time about 12 years ago. Obviously, one of the reasons being I spent 30-plus years in Minneapolis. So you can understand why I came down here. I have been the president of the Sterling Oaks community association. We have 750 doors there. I volunteered to do this because I like to believe I'm fairly smart and fair, and I needed something to do. So it sounds like I'll have plenty to do. So it's nice to be here. CHAIRMAN SCHUMACHER: Great. Well, thank you both again for volunteering for this. Mr. Bosi, addenda to the agenda, or Mr. Bellows. MR. BELLOWS: Yes. For the record, Ray Bellows. At the last Board of -- oh, addenda to the agenda, we don't have any for today's meeting. CHAIRMAN SCHUMACHER: Okay. MR. BOSI: We do have -- we do have a question as to whether the Planning Commission is going to be available for the December 19th meeting. It's, obviously, six days away from Christmas so we didn't want to assume that everyone was going to be available. Wanted to canvass the Board to see if there was going to be -- if we were going to be able to have a quorum. We do have two petitions that are wanting to go on, but if there -- if we can't get a quorum, obviously, we just -- we will just move those to the first meeting in January. But one of the things that we wanted to do was try to find if we were going to have a meeting on the December 19th Planning Commission date. CHAIRMAN SCHUMACHER: Does anybody foresee not being available on the 19th of December? (No response.) CHAIRMAN SCHUMACHER: No? COMMISSIONER SCHMITT: I will be available as well, so... Page 7 of 834 November 7, 2024 Page 4 of 19 MR. BOSI: So it sounds like we can move forward with the 19th and schedule those petitions as requested. CHAIRMAN SCHUMACHER: Yes. MR. BOSI: Awesome. Thank you. CHAIRMAN SCHUMACHER: The next item, approval of minutes. We had the October 17th, 2024. If there's no altercations -- alterations or changes, I'll take a motion to approve. COMMISSIONER SPARRAZZA: So moved. COMMISSIONER COLUCCI: Second. COMMISSIONER SHEA: Second. CHAIRMAN SCHUMACHER: All in favor? COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHUMACHER: (No verbal response.) COMMISSIONER PETSCHER: (No verbal response.) COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. COMMISSIONER SCHMITT: Aye. CHAIRMAN SCHUMACHER: Mr. Bellows, BCC recap. MR. BELLOWS: At the last Board of County Commissioners meeting, they heard the Mattson PUD and companion Growth Management Plan amendment. That was approved 4-1 with Commissioner Saunders opposing. CHAIRMAN SCHUMACHER: Great. COMMISSIONER SHEA: Mike has a -- MR. BOSI: And, Chair, just wanted to -- a public announcement. Originally -- and just for the Planning Commission's awareness, originally the Fiddler's Creek petition -- you remember the Fiddler's Creek petition. That was three individual days of testimony that the Planning Commission got to hear on it, that was originally scheduled for the November 12th meeting. Last week we had a request from Commissioner LoCastro to push that to the December 12th -- or 10th meeting. The applicant agreed to that -- to that change. We're trying to notice the -- we've updated the legal notice within the Collier County Clerk's website, and we're trying to just promote -- spread the word for folks that had originally planned on attending that November 12th meeting for the hearing. But it is now being moved to the December 10th meeting, just so the Planning Commission is aware of -- because of the time and effort and energy that you guys spent on that item. I know you guys are looking forward to what the conclusion of that will be. And that's all I have. CHAIRMAN SCHUMACHER: Chairman's report. Chairman Schmitt, did you have anything for your side, sir? COMMISSIONER SCHMITT: Nothing. Mike already covered that. I was going to make sure everybody knew about that change that was prompted by Commissioner LoCastro. And, Mike, if you would only make sure that the applicants -- and I'm sure they will, in the staff follow-up, but change the signs that are posted around Fiddler's Creek as well. Page 8 of 834 November 7, 2024 Page 5 of 19 MR. BOSI: Thank you, Chair. COMMISSIONER SCHMITT: I did not notice that they had been changed. Thank you. MR. BOSI: You're welcome. And we -- Nancy Gundlach, the project manager assigned to the petition within my office, has reached out to the planning firm and requested that change. We will -- if you have indicated that it has not been updated yet, we will resend that request to the applicant's team to stress that we need to have -- the sign updated with the correct dates. Thank you. COMMISSIONER SCHMITT: Yeah. And I trust -- I trust that most of the folks who were involved and the neighboring community have already been notified because they've been in contact with Commissioner LoCastro. And the Commissioner and I have spoken about that project, so that was at his request to allow him more time to meet with the residents of the neighboring communities. CHAIRMAN SCHUMACHER: Okay. Consent agenda -- I'm sorry. I jumped ahead there on that one. No consent? Thank you. ***All right. Public hearings. Starting out with PL20220005822, Barefoot Williams Commercial District, which will be heard with its companion item, PL20220005137. Starting with ex parte disclosures with Commissioner McLeod. COMMISSIONER McLEOD: Yes. I visited the site, I met with staff on the details, and I spoke with Jacob Winge, past president of the East Naples Civic Association. CHAIRMAN SCHUMACHER: Okay. Commissioner Petscher. Mike. CMMISSIONER PETSCHER: No. I met with -- with Bob Mulhere and went over the agenda item, and that's all I have. COMMISSIONER SPARRAZZA: Staff materials and a conversation with Bob Mulhere and his team. I'm sorry. Ellen, right? There she is. Thanks. MS. SUMMERS: I'm hiding. CHAIRMAN SCHUMACHER: Commissioner Shea. COMMISSIONER SHEA: Staff materials only. CHAIRMAN SCHUMACHER: Commissioner Colucci. COMMISSIONER COLUCCI: I just read everything. COMMISSIONER SHEA: Staff materials, then. CHAIRMAN SCHUMACHER: Staff materials only. COMMISSIONER COLUCCI: Yeah. CHAIRMAN SCHUMACHER: Ms. Lockhart? MS. LOCKHART: Staff materials only. CHAIRMAN SCHUMACHER: Chair Schmitt. COMMISSIONER SCHMITT: Yes. I spoke with -- I spoke with the petitioner, Bob Mulhere and Clay Brooker and his team as well, so -- and staff material. CHAIRMAN SCHUMACHER: Excellent. And I had a conversation with Bob yesterday and staff materials. So that being said... THE COURT REPORTER: Do you swear or affirm the testimony you will give will be the truth, the whole truth, and nothing but the truth? (The speakers were duly sworn and indicated in the affirmative.) Page 9 of 834 November 7, 2024 Page 6 of 19 MR. BROOKER: Good morning, Mr. Chair. CHAIRMAN SCHUMACHER: Almost. MR. BROOKER: Well, Mr. Chair, Mr. Vice Chair. My name is Clay Brooker with the law firm of Cheffy Passidomo, 821 Fifth Avenue South. Special welcome to the new planning commissioners. I represent 11760 property, LLC, the owner of the property at issue with respect to the two companion applications before you today, a Small-Scale Growth Management Plan amendment and a rezone. With me today are planners Ellen Summers and Bob Mulhere with the Bowman Firm, formerly known as Hole Montez, and representative of the property owner, Mr. Rick Scali. I'd like to make some brief introductory comments and then turn it over to Ms. Summers to present the details of the applications. Well, I had neglected to mention Mr. Norm Trebilcock. He's our traffic engineer as well. He's here in attendance. Here is the subject property. It's just shy of two acres located on the East Trail just east of the Barefoot Williams Road intersection. If you're familiar with this area, this is directly across U.S. 41 from the Donna Fiala Eagle Lakes Community Park. Mr. Scali is the owner and operator of several automated car wash facilities around the nation, and he focused on this subject property for a potential car wash due to the fact that it's sandwiched between an existing RaceTrac gas station and now the newly or recently approved Home Depot to the east. Moreover, the front of the property -- and you'll see this in more detail with the site plan that will be shown by Ms. Summers in a moment -- the front of the property abutting U.S. 41 is burdened with a 70-foot-wide vehicular easement that provides additional access to both the RaceTrac gas station and a Home Depot site. So traffic heading east on the east -- on the East Trail towards Marco can turn right into the subject property and then go to RaceTrac or Home Depot on either side. From a market perspective, these circumstances constrain or restrict the realistic development options or opportunities for this site; however, a car wash makes perfect sense. As Ms. Summers will detail for you in a moment, the existing zoning for the site is C-3, the commercial intermediate district. The C-3 district does not permit car washes, but the C-4 general commercial zoning district does. So generally speaking, the two companion applications before you today seek the necessary approvals from a development entitlement perspective to allow a car wash on the property. Please keep in mind that these applications have been intentionally limited to the very minimum necessary to allow a car wash. In other words, we are not requesting approval for the full gamut of C-4 permitted uses on the property. Rather, the applications, if granted, will continue to allow all of the C-3 uses currently permitted today with the addition of just one C-4 use, a car wash. These applications were filed over two years ago, back in 2022. It's taken quite a bit of time to get to this point, but we have been working closely with staff to hone the site plan and develop the conditions of approval. Two neighborhood information meetings have been held, one in July of 2023 and a second just last month. Both NIMs were sparsely attended, two or three people at each, Page 10 of 834 November 7, 2024 Page 7 of 19 and we are not aware of any objections to these applications. In addition to the NIMs, we voluntarily reached out and met in person with the neighbors behind the subject property and the East Naples Civic and Commerce Association. It is our understanding that neither of those groups objects to these applications. The neighbors behind the subject property expressed satisfaction with the proposed sound attenuation wall, which you'll hear about in a minute and, frankly, were most concerned whether we would disrupt their horseshoe courts immediately behind the immediate subject property, and we will not. With regard to the East Naples Civic and Commerce Association, that group was intimately involved with the East Naples Community Development plan, and the proposal before you today voluntarily implements many of the concepts of that plan even though it has not yet been formally codified into the Land Development Code for the county. We appreciate staff's recommendation of approval for both of the companion items, and we respectfully request your recommendation of approval as well. I'll now turn it over to Ms. Summers. MS. SUMMERS: Thank you. Good morning. For the record, Ellen Summers. I'm a certified land-use planner with Bowman. All right. So our subject site is currently located within the Urban Coastal Fringe Subdistrict, and as Clay stated, we're currently zoned C-3, and adjacent to this site we have -- which is now a Commercial Planned Unit Development to the east, which was just recently approved for the Home Depot. Just west or northwest of the site, again, where that RaceTrac is located, that's the existing C-3 zoning district, and to the rear of the property we have the RT district which has been developed with the Hitching Post development. Again, as Clay has mentioned, one of the neighborhoods we have really worked with extensively throughout this process. And, again, as Clay has mentioned, we do -- as you can see on the aerial here, we do have an existing driveway that's been in favor for RaceTrac. So we had some existing encumbrances of the site that we had to kind of work around to fit the -- excuse me -- the car wash and any potential future development area. Barefoot Williams Commercial Subdistrict, at a high level. It establishes development standards for the car wash. It limits the maximum intensity of the site to 11,000 square feet, of which the car wash shall not exceed 5,000 square feet, and we also include some extensive site design conditions, which I'll go into detail a little bit further here. And, again, that rezone request, we're rezoning to the C-4 zoning district to permit the car wash and only C-3 -- the remaining C-4 zoning permitted uses, and the conditions of approval with those site design standards, I'll go into a little bit more detail here as well. Before I go into those site design standards, I just want to give you all a little bit of background. As Clay has mentioned, we have worked really hard to address the East Naples Community Development Plan, and for those of you that are not aware of what this plan encompasses, back in 2017, the Board of County Commissioners directed county staff to engage the East Naples community to kind of come up with a planning process to identify some desired uses and to come up with some incentives to incorporate those uses within this area. Following that process, the Board of County Commissioners directed staff to Page 11 of 834 November 7, 2024 Page 8 of 19 prepare a community development plan for the East Naples community. I believe consultants were involved, and there was a huge public planning process. And in 2020, the East Naples Community Development Plan was accepted by the Board of County Commissioners. Now, within that plan, it was prioritized that the staff come up with a development -- or to develop a zoning overlay along the U.S. 41 east corridor where our site is located. And that overlay known as the U.S. 41 East -- I'm sorry -- U.S. 41 East Zoning Overlay, U.S. 41 EZO, was drafted by staff in 2023, and it began the review process through the Development Services Advisory Committee; however, in July of 2021, Senate Bill 250 became effective. And this bill, as amended, it provided that local governments in Collier County and other counties that were impacted by Hurricane Ian or Hurricane Nicole, that they shall not propose or adopt more burdensome or restrictive amendments to its Comprehensive Plan or Land Development Code regulations until October of 2026. So that kind of put the LDC amendment process on pause; however, those amendments have already been drafted, and it was very important for us to incorporate some of those standards within the proposed rezone and as well as within the Growth Management Plan amendment. And so I'll kind of identify as I go through the conditions of approval which -- some of those attributes came from those draft amendments. You'll forgive me, I can't -- I'm not really sure how to zoom here on the site plan. But again, this is our conceptual site plan. To the top of the page is U.S. 41, and as you can see there, we have that existing ingress/egress easement. It occupies just about 75 feet of the front of the property, which really kind of limits, you know, exactly how you can maneuver the site, but it works out great for us to have that access between RaceTrac and then the future development of Home Depot. We have provided some extensive buffers. We have a 15-foot Type B buffer directly adjacent to 41 before you have that assess driveway, and then we also have an additional 10-foot Type D buffer, which will be on the south side of that access drive. We have a seven and a half [sic] Type A buffer that's going to be located along the sides of the property. And in the rear, we are providing -- excuse me -- a minimum 20-foot Type D buffer. And as you can see on that plan -- I'll go into a little bit more further detail -- we have a sound attenuation wall that's going to be located directly behind the car wash, and that sound attenuation wall will be a -- it's required to be a minimum of two feet above the height of the opening of the car wash, and that will follow the length of the car wash portion of the development, and then we will kind of tier that down to a minimum of six feet through the remainder of the property. So to go over some of the conditions that we have included, these are conditions that are included within the Growth Management Plan amendment as well as an exhibit to the rezone petition. So we are restricting the maximum building height. The zoned building height will be limited to 35 feet and an actual building height of 42 feet. And just of note, the C-3 zoning district, which is the existing zoning district, only permits a zoned building height of 50 feet. So we have limited that quite a bit from what's currently allowed. Parking lots, the vehicular use areas and any service function areas, they shall be located to the sides or the rear of the property -- or, I'm sorry, to the rear of the building so that they're not forward of the primary facade. And we do require that there is -- or it does Page 12 of 834 November 7, 2024 Page 9 of 19 allow for a maximum of only one doubled-loaded drive aisle of parking in the front yard. And this is a condition that's been provided as part of the draft U.S. 41 EZO standard. For drive-throughs, we are only permitting a maximum of 6,000 square feet of gross floor area in the principal structure, and we are also requiring that the vehicular stacking lanes and drive-through lanes shall not be located closer to U.S. 41 than the principal building. And, again, this is another draft U.S. 41 EZO standard. Specific to a car wash, again, we have limited it to one facility not to exceed 5,000 square feet. We have incorporated hours of operation so the car wash cannot operate between the hours of 10 p.m. and 7 a.m. And the minimum side yard, we're adjacent to a commercially zoned property. A car wash may have a 10-foot side-yard setback. Vacuuming facilities may not be located in any required yard or forward of the primary facade. And again, we have shown that through our concept site plan that's also included within the rezone ordinance. Vehicular stacking lanes and drive-through lanes shall not be located closer to the U.S. 41 right-of-way than the principal building. And again, this is another draft U.S. 41 EZO standard. Again, I briefly mentioned the sound attenuation wall. And the sound attenuation wall was determined to be necessary based on a sound study which was provided to ensure compliance with the Collier County noise ordinance. The Collier County noise ordinance establishes maximum permissible sound levels for sound propagating to receiving properties, so those would be properties that are adjacent to our subject site. So in this study, it indicated that a sound attenuation wall would be necessary, and it shall be a minimum height of two feet higher than the entrance of the car wash tunnel but not exceed 12 height [sic] above grade, and that sound wall may be provided 25 feet from the rear property line along the entire width of the car wash facility, and that includes the drive aisles that serve the car wash. For our landscaping, we have provided, again, that 15-foot Type B front yard landscape buffer easement, and that's going to be enhanced based on the U.S. 41 EZO standards. So we are requiring that the planting of canopy shade trees be spaced 25 feet on center with trees having a minimum average mature canopy spread of 20 feet and an 8-foot vertical clearance. And, again, that's going to be for pedestrian orientation. We are also required or including to require plantings only to be native vegetation, grass, ground cover, or other landscape treatments in accordance with the LDC. And, again, in the rear we have also provided an enhanced landscape buffer in addition to that wall, the sound attenuation wall, and the 6-foot wall that will be on the remainder of the property, and that 20-foot Type B rear yard landscape buffer easement shall be enhanced with a minimum of five canopy trees per 100 linear feet. And again, another -- this wasn't exact language, but this is something that we had worked with the staff, and this is a standard that has been modeled off the draft U.S. 41 EZO. I do have Norm here if there's any specific questions. But based on Norm's report, the proposed project is not a significant or adverse traffic generator on the roadway network specifically to this location. There is adequate and sufficient roadway capacity to accommodate the proposed development, and then we have also included the maximum total daily trip generation for the development to not exceed 127 two-way p.m. peak-hour net new trips. So again, that is something that is a condition that is going to be included Page 13 of 834 November 7, 2024 Page 10 of 19 within the Growth Management Plan amendment as well as the conditions of approval for the rezone. Again, as Clay has stated, we did have two neighborhood information meetings. One held in July of 2023. The second was very recent, October of 2024. We had, you know, maybe two members of public at each of these meetings, either in attendance or via Zoom. Did not really receive any comments or concerns at those times. And then at this time, staff has recommended approval for both of these land-use items, and we ask the same. And that concludes our presentation. Happy to answer any questions you-all may have. Thank you. CHAIRMAN SCHUMACHER: Yeah. Commissioner Sparrazza, go ahead. COMMISSIONER SPARRAZZA: Great. Thank you. Hello, Ellen. MS. SUMMERS: Hi. COMMISSIONER SPARRAZZA: Quick question: The remainder of that lot is continued to be restricted to C-3? MS. SUMMERS: That's correct. COMMISSIONER SPARRAZZA: Okay. Very good. Thank you. COMMISSIONER SHEA: I have more of a question for Mike. CHAIRMAN SCHUMACHER: Go ahead. COMMISSIONER SHEA: It seems like we'd be better off just taking -- leaving it C-3 and giving him a conditional use for -- rather than moving the whole property to a C-4 and trying to limit everything. I guess I don't understand why we don't do it the other way. MR. BOSI: Mike Bosi, Planning and Zoning director. Within the C-3 zoning district, a car wash is not a permitted. COMMISSIONER SHEA: It's only a conditional. MR. BOSI: It's only a permitted use as accessory to an existing gas station. This is -- as a stand-alone, it is not either a conditional -- it's not a permitted nor a conditional use within C-3, so therefore, we couldn't provide for -- per the code. Therefore, it requires that they rezone -- or that they designate it within the Growth Management Plan as eligible for C-4 zoning opportunities. They are only taking the one land use, that being the car wash. But that's why they had to go through the Growth Management Plan amendment. COMMISSIONER SHEA: So if we give them a C-4, limiting it to basically C-3 plus the car wash, in the future, if they sell it, they have to come back here if they want to do anything different in terms of C-4? MR. BOSI: If they wanted to choose any of the other existing C-4 uses that are permitted by right, they would need to -- they would need to amend the subdistrict as well as the PUD to allow for that to happen. So in that response -- and it kind of leads me to -- I'm not sure if you guys have other -- you guys may have other questions, so I'll leave the staff's overview of how we reviewed it and why we've arrived upon our recommendation. But I'll leave till -- yield to that portion of the process. COMMISSIONER SHEA: That's good. Thank you. CHAIRMAN SCHUMACHER: Commissioner Sparrazza. COMMISSIONER SCHMITT: Vice Chair, I do have a question, if I could -- Page 14 of 834 November 7, 2024 Page 11 of 19 CHAIRMAN SCHUMACHER: Go ahead, Chair Schmitt. COMMISSIONER SCHMITT: Since Mike is talking, Chuck. Thanks. Mike, this petition -- and I talked to Bob Mulhere about this, and Ellen as well, and Clay. This petition certainly was in play long before the commercial PUD to the east was approved. Now that the -- and I know there's a lot of angst about small-scale amendments, specifically, of course, along the 41 corridor. But with the commercial PUD now to the east, under today's rulings, they could come in and ask for a C-4 for the entire site; is that correct? MR. BOSI: That is correct. When this was originally submitted, the Home Depot had not been approved, and the zoning designation for the Home Depot prior to the -- its rezoning would not have supported the applicant to utilize the provision in the Growth Management Plan referred to as the office and infill provisions. And the office and infill provision says that if you have like zoning on either side of a parcel, that parcel can seek the zoning of the two adjoining parcels. So they had -- because of that limitation, they weren't -- they needed to submit a Growth Management Plan amendment. But when the Home Depot was approved this year, rezoned it to C-4, it created that opportunity for the parcel to grab the C-4 that's adjacent to it. They could have withdrawn their petition for the Growth Management Plan, submitted a new application for the zoning side of the shop, but because they were so far down the road -- as they've mentioned, they've been in the works for over two years -- they decided to move forward with the Growth Management Plan. And that's one of the reasons why staff is -- you know, is supporting the Growth Management Plan amendment even on such a small scale is because they could move forward with this without, but it would -- it would require utilizing the office and infill provision, a new application, and we felt -- and they said, you know, the time issue was something that was critical to them. They wanted to get this through the process. So yes, they could have withdrawn the Growth Management Plan amendment, but that would have required a whole new process, new time and new neighborhood information meetings and things like that. The applicant's chose to move forward with what they had. And that helped -- COMMISSIONER SCHMITT: I mean, the bottom -- the bottom line -- and that's a great explanation, because -- and the bottom line, they'd be in the same spot. MR. BOSI: Yes. COMMISSIONER SCHMITT: Of course, if they withdrew, it would have been next year before this thing would have been before the Planning Commission. But in reality, we're in the same spot. We're allowing a C-4. But I think in this case it's probably more favorable with the -- I'm just -- kind of summation here -- summarizing, it's probably more favorable, because they are -- the small-scale amendment is -- is going to provide more flexibility with the standpoint now because it's going to be -- allow for these additional, I guess, improvements to the property that comply with the East Naples Community Development Plan but also will eliminate -- as just pointed out, the other site will stay C-3. So the real issue here is they could have -- the property would be allowed to go to C-4 today to build the car wash, but with the small -- since, like you said, they were already in well under the process, and it would have meant a withdrawal and a reapplication. Page 15 of 834 November 7, 2024 Page 12 of 19 I think we're in the -- we're in just as good of a position now as had they just come in and asked for a C-4. So it's not -- it's not any greater intensity of use is the way I see it. So thanks. I just wanted that clarified. Because that was in the staff report. It was sort of -- that's what I asked Bob about, because it was sort of confusing in the presentation, but I clearly understand how -- how this thing evolved, so thank you. CHAIRMAN SCHUMACHER: Thank you, Chair. Commissioner Sparrazza. COMMISSIONER SPARRAZZA: Great. Thank you. Ellen, I know we had a conversation on the phone with you and Bob regarding noise and the suppression with the wall that is going to be built. My concern that we talked about, and wondered if you had any type of response, was that 30-horsepower vacuum unit that's located I'll call it in the middle -- almost dead set in the middle of the property itself, I'm concerned that between 85 and 91, 93 decibels, that that is extremely loud as we know by looking at normal levels of associated decibel levels. Incidentally, I am a sound engineer, so I know a little bit about this, and I didn't mean that sarcastically. My concern is, if that vacuum unit is in the center of the lot, center of the building lot there, whatever goes to the east of the car wash could be very, very close to that extremely loud noise-generating property. And we had talked, just blue skying it, is there a way to put that on the west side of the car wash with possibly a small noise-attenuating wall around it itself? Because the closest thing you have on the west side are people coming to fill up with gasoline that are there for three to five minutes versus somebody that could be in that yet-to-be-proposed building to the east of the car wash that might be there for hours. Wondered if you had and your team had a chance to even review anything like that. MS. SUMMERS: I will say we -- you know, we did have an acoustics consultant that did the noise study, and for us to kind of really reevaluate that, it would require a whole new -- you know, a whole new noise study to really see how that would impact. What we do know is that when we did the noise study, the intention was to adhere to the noise ordinance which really is kind of a protection for those abutting parcels, not necessarily just the other half of our development. So with that, the sound wall, it is intended to benefit that residential community to the rear. I think when we -- we had a brief conversation with our sound consultant earlier this week regarding that comment, and his concern was that if we did place that closer to the building, that there may be some more additional radiating sound that bounces off the building; that it may have a more adverse impact than initially reviewed for when he contemplated that location. COMMISSIONER SPARRAZZA: Right. That would be a reverberation effect from the hardened surface of the wall. Okay. If you've gone through that, at least my request was granted by chatting with your sound consultant, and just cautious with whatever goes to the east side of it. There does not seem to be any type of a sound deadening structure material around that vacuum item. I have a feeling it's going to be extremely loud for people driving by that to get to whatever that building is. MS. SUMMERS: And I certainly understand your concern. And I will say, you know, the primary intention use for this site is the car wash. That will certainly be Page 16 of 834 November 7, 2024 Page 13 of 19 developed first and foremost. And whatever we do decide or whatever the property owner does decide to develop on that portion of the property, I mean, they will certainly have to understand it or be aware of what the noise concerns may be for the remainder of the site. COMMISSIONER SPARRAZZA: Okay. MS. SUMMERS: But I do appreciate and understand as well. COMMISSIONER SPARRAZZA: All right. And the vacuum unit is not for the hand-held units. It's for within the proper car wash structure itself, and it's not the dryer unit, is it? MS. SUMMERS: I'm sorry. Say that -- COMMISSIONER SPARRAZZA: The vacuum unit is in addition to the drying unit. MS. SUMMERS: Yes. COMMISSIONER SPARRAZZA: So they both could be on at one time. MS. SUMMERS: That's correct. COMMISSIONER SPARRAZZA: Okay. MR. SCALI: One's inside the building; one's outside the building. COMMISSIONER SPARRAZZA: Correct. But they're both near the exits. MR. SCALI: Correct. MS. SUMMERS: Correct. COMMISSIONER SPARRAZZA: Okay. Your witness. CHAIRMAN SCHUMACHER: Commissioner Shea. COMMISSIONER SHEA: Just a quick question. Are -- can't you put some kind of sound attenuating enclosure around it? MS. SUMMERS: Potentially. I don't -- we haven't really kind of specced that out based on the landscape island or, you know, where -- you know, how we would be able to develop a wall large enough for it. It's -- COMMISSIONER SHEA: But you can do an enclosure pre -- you don't have to have it exposed and then rely on a wall over here to attenuate the sound. You could put something around it. It's a little more expensive, but not a lot. MS. SUMMERS: I guess based on the way it functions, that exhaust, it has to be open. So I think it would -- having a sound attenuation wall surrounding it would impact the function of the producer, if that's what I'm hearing correctly. COMMISSIONER SHEA: I don't know about that. MR. BROOKER: All of these concerns are legitimate, and the property owner -- well, the idea was to push all noise-making elements of the car wash as far close to 41 and away from the residentials as we could. All of the concerns that are being raised now were concerns of ours and have been concerns of ours for some time. It is going to potentially impact what goes on the east side of the property. And it's at that point in time we will see what other perhaps potential attenuation methods can be employed to shield or mitigate the noise or the impact to the other side of our property. But the important thing is we have a sound study that looked at just exactly where these sound-producing elements are and as shown on the site plan, with nothing more, and it complies with the noise control ordinance. COMMISSIONER SHEA: So my question, I guess, to Mike is, there are county codes that limit the noise at the property line, and it would be a code enforcement issue if they exceeded those ordinances? Page 17 of 834 November 7, 2024 Page 14 of 19 MR. BOSI: Yes, it would be, and it would apply to -- you know, to all -- to all properties, the noise ordinance. Remember, this is going to -- this is going to be a list of uses that are in a C-1 through C-3 category, so this isn't a residential category you're concerned about. You're concerned about what the noise is going to have upon a commercial business. I would say -- what I would say is most gas stations that I've been to, each one of them always have vacuums. So I'm not sure if it's -- if there is a uniqueness about this property or uniqueness about having the vacuum at that location that's going to prohibit. I think what it may do is prohibit the opportunity for outdoor dining, but you've got a whole list of C-1 through C-3 which are neighborhood and community serving that they have a menu to choose from. It's -- and I think as Clay has mentioned, they've designed the site to be -- to be noise compliant in a -- and sensitive to the residential development that sits to their -- the south of the property. Less concerned with what potentially is going to go on their property occupying to the east. And if that vacuum is creating such a noise that prohibits certain type of C-1 through C-3 uses, those are the opportunity cost of developing a car wash at that location. And that's a decision that's made from a private developer within the private rights that are associated with it. CHAIRMAN SCHUMACHER: Thank you. Commissioner Colucci. COMMISSIONER COLUCCI: This is a self-serve car wash, and there's a few of those in Collier County, a lot of those in Collier County. My question is, does anyone have any experience with noise compliance from the myriad of self-serve car washes we have now? Has this been an issue? MR. BOSI: Staff would indicate that we haven't looked into any code enforcement violations, but we do not know -- I mean, Code Enforcement Board is part of Growth Management. It has been not something that has been an issue of concern from their -- from our code enforcement officers or from the Planning Department of noise that generates from car washes or gas stations. We recognize that they create more noise than some other commercial uses, so we're sensitive to those other adjoining residential properties, but those influences and the noise towards other commercial properties haven't -- hasn't really been something that has rose to our individual radar. COMMISSIONER COLUCCI: Okay. Thank you. CHAIRMAN SCHUMACHER: Any other questions? CMMISSIONER PETSCHER: I had a couple questions. After -- say it's approved, when is this buildout supposed to be completed? MR. SCALI: We still have to do all the drawings still. So, I mean, if we do get approval, I will -- MS. SUMMERS: So once this – once this goes through the approval, assuming it's approved at the Board of County Commissioners, we'll still have to go through the site development planning process. That's an administrative process with the Growth Management department. So it really kind of varies on that process and when that SDP gets approved. But I would say hopefully within a year or so of approval. CMMISSIONER PETSCHER: And my other question, am I reading this wrong, Mike? The second part of the future development order, it's proposed wanting to go to Page 18 of 834 November 7, 2024 Page 15 of 19 C-4, and -- MR. BOSI: The subdistrict will allow for the development of one C-4 use, and that's the car wash. All the other uses will be constrained to the C-1 through C-3, which are neighborhood and community serving. So the undeveloped land will have the option to pick from C-1 through C-3. They will not have any opportunities to choose from the C-4 zoning district. CMMISSIONER PETSCHER: So the future development area, that's going to be C-1 through C-3? MR. BOSI: C-1 through C-3. CMMISSIONER PETSCHER: Okay. That was my only question. CHAIRMAN SCHUMACHER: Okay. Staff; staff report. MR. BOSI: Mike Bosi, Planning and Zoning director. Michele Mosca provided for -- the lead on the Growth Management Plan, and Laura DeJohn and Ray Bellows provided the lead on the rezoning staff report. Both of them worked in coordination with the applicant. I would say that this has been one of the -- and it has taken a little bit of time, but this applicant has been very willing to incorporate the standards of the East Naples Development Plan in the EZO that we've obviously cannot adopt until at least October 1st of 2026 based upon the state statutes of not allowing for us to add any additional restrictions or regulations to our Land Development Code. And I think that has a lot to do with why you see only staff, the applicant, and the Planning Commission in this room. I think because they have attended to the noise issues, to the site design issues, to the placement of the building, the arrangements that are suggested within the East Naples Development Plan. And because of -- because of those improvements, I think we have a project that really does fit the bill for this land-use condition. Traditionally, the East Naples Development Plan looks at a car wash as more unfavorably, but this location next to a gas station, next to a C-4 Home Depot with the amount of activity, we think this is a really good fit. It complements the gas station the west. RaceTracs in Southwest Florida really do not have car washes. Normally times -- people -- you know, there are -- there is synergy between gas stations and car washes in locations. So we think that there's a lot of positives with the inclusion of some of the design standards. We think from a land-use perspective there's synergy amongst the two uses. As we said, they could have done this without a Growth Management Plan, but they wanted to get to the finish line so it gets us to where they could have gone even without a GMP. So for all of those reasons, staff is supporting, and we -- you know, we can answer any questions -- other questions that you may have. But we did appreciate the applicant and the owners' willingness to incorporate a lot of the design standards that aren't regulatory yet, just suggestions, but have been deemed as important to the community. So for all those reasons, staff is supporting it. CHAIRMAN SCHUMACHER: Any questions for staff? (No response.) CHAIRMAN SCHUMACHER: No? Page 19 of 834 November 7, 2024 Page 16 of 19 Thank you, Ms. Summers, for a great presentation. Great overview. I'll open it up -- COMMISSIONER SCHMITT: Chuck, I have just one question -- CHAIRMAN SCHUMACHER: Go ahead, Chair. COMMISSIONER SCHMITT: -- one question for Mike. Thank you. Mike -- and just to reiterate, you've received -- there's virtually been no complaints from the community to the -- to the south. I guess, as Clay brought up, they're going to protect their horseshoe pits or horseshoe place over there and probably -- you know, this lot has been vacant for years, and probably the biggest detrimental effect will be the fact that the car movers that move cars from the north to the south there in season and vice versa, this is typically where they load and unload cars. So I guess from that standpoint, that use will no longer be there. Because they probably were using the property without approval. But that tends to be what the property has pretty much been used for for years. But you've heard nothing from the neighboring properties? They're going to have the -- they got pretty much what they wanted. And from what Clay said, it appears that -- what is that, the Hitching Post community to the south has pretty much conceded and are in agreement with the proposal? Go ahead. MR. BOSI: And thank you, Chair. Yeah, this is an outlier. This is a Growth Management Plan and a rezoning for specifically a car wash and other community-serving uses. The community has embraced the design and the proposal. There have been no letters of objection. It's a testament to the work that the applicant has done I think just listening to the neighbors, talking to their neighbors, talking to staff and addressing some of the concerns that they heard. I was very pleased that we were going to have this arrangement of petitions for the Planning Commission with our new members to kind of start them off on something a little -- that's been embraced by the community that shows how those -- how good planning and outreach can work in a positive effect because some of -- there's going to be some petitions -- we're going to be bringing to you, probably starting with the next meeting, where we might not have unanimity amongst the surrounding property owners of what we're proposing as a good idea. So we gave you a -- we gave you a good test case to start for your first full action as a board, but it's going to get a little bit steeper and a little bit tougher as we go forward, as some of the more seasoned Planning Commission members can tell you. COMMISSIONER SHEA: You call that a softball. MR. BOSI: Yes. CHAIRMAN SCHUMACHER: Okay. Any -- COMMISSIONER SCHMITT: Well said. Thank you. CHAIRMAN SCHUMACHER: Any public comment? Anybody? MR. ALONSO: Hey, everyone. No, we do not have any speakers this morning. CHAIRMAN SCHUMACHER: Such a controversial issue. I thought we'd have more. All right. With that being said, I'll close this portion and open up to Board questions, comments, or motion to approve or disapprove. Go ahead, Commissioner McLeod. COMMISSIONER McLEOD: I just wanted to make note that in speaking with Page 20 of 834 November 7, 2024 Page 17 of 19 Jacob Winge representing the East Naples Civic and Community [sic] Association. I was happy to hear their support of this project. They very much appreciated the petitioner collaborating with them, incorporating some of the design plans in the plan when you didn't have to, so they really appreciated that. They appreciated the configuration of the car wash on the lot to minimize the impact of its front elevation. And they're excited about the potential of a gathering place in the subsequent -- or the property on the east side. So I was glad to hear that. CHAIRMAN SCHUMACHER: All right. COMMISSIONER SCHMITT: Commissioner Schumacher, I didn't hear any proposals, but I will make a motion to approve. Just my comment that considering that they could come in for a C-4 today under -- since the -- the passage of the Home Depot to the east. This is sort of a fait accompli because it's going to pretty much give what they probably could have gotten right now anyway. So I will make a recommendation of approval for both the Comp Plan amendment and the accompanying PUD -- or the rezoning. So that's PL20220005822 and accompanying 5137. I will make a recommendation of approval. And this does not require an EAC review, so I recommend approval. Thank you. CHAIRMAN SCHUMACHER: Thank you, Chair. Do I have a second? COMMISSIONER SPARRAZZA: I'll second. CHAIRMAN SCHUMACHER: All in favor? COMMISSIONER COLUCCI: Aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHUMACHER: Aye. COMMISSIONER PETSCHER: Aye. COMMISSIONER SPARRAZZA: Aye. COMMISSIONER McLEOD: Aye. COMMISSIONER SCHMITT: Aye. CHAIRMAN SCHUMACHER: Any opposed? (No response.) CHAIRMAN SCHUMACHER: It passes unanimously. MR. SCALI: Thank you. MR. MULHERE: Thank you. CHAIRMAN SCHUMACHER: Thank you. Next agenda item, old business. We don't have any old business. Is there any new business? We don't have any new business. Commissioner Sparrazza. COMMISSIONER SPARRAZZA: One quick question for staff. I know a couple of weeks ago we had discussed a proposal for either an afternoon learning process -- and, Mike, I believe you referred to maybe sometime in February or March we were going to do that. Is that still at least something we're considering and looking forward to putting a date on the calendar for? MR. BOSI: And I think it was to review, as I said, the Concurrency Management System and some of the other components of the GMP and how the process works, just as an educational -- COMMISSIONER SPARRAZZA: Correct. MR. BOSI: -- for the Planning Commission members. Yes, that is. And we are Page 21 of 834 November 7, 2024 Page 18 of 19 monitoring the number of petitions that are going to be within our -- both of our February meetings for which would be a more appropriate -- you know, which one it slides in, which one has the least amount of petitions so we can have that so we're not going to be stepping on the toes of any of the applicants, but, you know, providing the opportunity for the discussion that the Planning Commission's looking forward to. COMMISSIONER SPARRAZZA: Wonderful. Thank you for maintaining that and keeping it on the schedule. Appreciate that. Thank you. CHAIRMAN SCHUMACHER: Commissioner Colucci. COMMISSIONER COLUCCI: Well, as you know, I'm new, and I'm interested in, what is the protocol for us speaking with applicants outside of these meetings? I'm -- I was asked to talk to people about what we approved today, but I didn't know what to do. I didn't know if you could do that or what. COMMISSIONER SHEA: I don't think there is a formal protocol. COMMISSIONER COLUCCI: So what are you supposed to do? COMMISSIONER SHEA: I establish my own. Everybody -- I don't speak to them. Other people do speak to them. CHAIRMAN SCHUMACHER: I would ask for Shenko [sic] to chime in here, please. COMMISSIONER COLUCCI: I said, "I'm not talking to you," so I guess that was a good start. MS. ASHTON-CICKO: So, essentially, the law says that there shouldn't be ex parte communication, okay. That's under the case law. But it allows ex parte communication if you make the disclosure that you spoke to people or had meetings or read materials, visited the site, and so forth. COMMISSIONER COLUCCI: Okay. MS. ASHTON-CICKO: So it's really at your -- it's your decision whether you want to allow ex parte communication with you. And some members do, and some members don't. COMMISSIONER COLUCCI: So if I do, I just have to tell the Commission that I've done it. MS. ASHTON-CICKO: Yes. That's why in the beginning before the petition is heard -- not all petitions require ex parte disclosure. Those are the legislative actions. But the quasi-judicial does require ex parte disclosure, and the Chairman, as he did today, will ask for the disclosures before the hearing commences. COMMISSIONER COLUCCI: All right. Thank you. CHAIRMAN SCHUMACHER: Great. COMMISSIONER SCHMITT: Hey, Chap, this is Joe Schmitt. You know, it is a good opportunity if you have specific questions to ask, and it also gives you an opportunity to talk to the petitioner in regards to understanding what they're going to bring and present. So it does provide an opportunity. And given my years on the Planning Commission and also my years with staff, there's never been a real issue. And as Heidi just said, as long as it's disclosed. Likewise, if you want to make a site visit or if you even talk to any opposition -- opposing parties, you just need to make sure that it's you and it's not other planning -- other planning commissioners involved, because that is a Sunshine violation. But otherwise, you just disclose it. And, Heidi, I think I made that pretty simple. Thanks. Page 22 of 834 November 7, 2024 Page 19 of 19 MS. ASHTON-CICKO: You did. Good job. CHAIRMAN SCHUMACHER: Thank you, Chair. All right. Having no other comment or business before us, we will stand adjourned at 9:55 a.m. COMMISSIONER SPARRAZZA: Thank you. CHAIRMAN SCHUMACHER: Thank you. COMMISSIONER SCHMITT: Thank you. ******* There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 9:55 a.m. COLLIER COUNTY PLANNING COMMISSION _________________________________________ JOESEPH SCHMITT, CHAIRMAN These minutes approved by the Board on ________, as presented _______ or as corrected ______. TRANSCRIPT PREPARED ON BEHALF OF FORT MYERS COURT REPORTING BY TERRI L. LEWIS, RPR, FPR-C, COURT REPORTER AND NOTARY PUBLIC. Page 23 of 834 11/21/2024 Item # 9.A ID# 2024-1607 PL20220006931 – Metro South (MUP) - 3010 Tamiami Trail East - A Resolution of the Collier County Board of County Commissioners designating Metro South as a Mixed-Use Project (MUP) in the Gateway Triangle Zoning Overlay District, Commercial Mixed-Use Sub-District (GTZO-MXD), comprising .64± acres pursuant to Land Development Code Sec. 2.03.07.N.4; providing for designation as "MUP" and approving up to a maximum of 8 residential dwelling units, including seven bonus density units as determined through the Site Development Plan (SDP) process and 3860 square feet of permitted commercial uses, with one deviation; and providing for conceptual site plan approval, for parcels located south of Tamiami Trail East, approximately 295 feet east of Bayshore Drive. [Coordinator: Timothy Finn, AICP, Planner III] ATTACHMENTS: 1. Staff Report - Metro South MUP 2. Attachment A - Proposed Resolution 3. Attachment B - PL20220006931 East Trail MUP consistency memo 4. Attachment C - NIM Materials - 7-25-23 5. Attachment D - NIM Materials - 9-5-24 6. Attachment E - Application-Backup Materials 7. Attachment F - City of Naples - Letter of Availability 8. Attachment G - CRA Letter of Support 9. Attachment H - Hearing Advertisement Signs Page 24 of 834 MUP-PL20220006931 Metro South Page 1 of 11 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICE SECTION GROWTH MANAGEMENT DEPARTMENT HEARING DATE: NOVEMBER 7, 2024 SUBJECT: MUP-PL20220006931; 3010 TAMIAMI TRAIL OWNER/APPLICANT/AGENTS: Owner: Agent: D&D Retirement Trust LLC Mr. Brandon Copper 1100 Rainbow Drive Davidson Engineering Naples, FL. 34104 4365 Radio Road, Suite 201 Naples, FL. 34104 REQUESTED ACTION: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application designating Metro South as a Mixed Use Project (MUP) in the Gateway Triangle Zoning Overlay District, Commercial Mixed Use Sub-District (GTZO-MXD), comprising 0.64± acres pursuant to Land Development Code Sec. 2.03.07.N.4, of the ±0.64-acre, 0.11 acres are in the MH BZO R1, providing for designation as “MUP” and approving up to a maximum of 8 residential dwelling units, including 7 bonus density units as determined through the SDP process and 3,860 square feet of permitted commercial uses, with one deviation; and providing for conceptual site plan approval. GEOGRAPHIC LOCATION: The ±0.64-acre subject property is located at 3010 Tamiami Trail East, south of Tamiami Trail East, approximately 295 feet east of Bayshore Drive. (See Pages 2 & 3 for the site location map and concept plan.) Page 25 of 834 MUP-PL20220006931 Metro South Page 2 of 11 Page 26 of 834 MUP-PL20220006931 Metro South Page 3 of 11 Page 27 of 834 MUP-PL20220006931 Metro South Page 4 of 11 PURPOSE/DESCRIPTION OF PROJECT: The petition seeks to designate the property at 3010 Tamiami Trail East as a Mixed Use Project (MUP) in the Gateway Triangle Zoning Overlay District, Commercial Mixed Use Sub-District (GTZO-MXD), comprising .64± acres pursuant to Land Development Code Sec. 2.03.07.N.4; of the 0.64 acres, 0.11 acres are in the MH BZO R1, providing for designation as “MUP” and approving up to a maximum of 8 residential dwelling units, including seven bonus density units as determined through the SDP process and 3,860 square feet of permitted commercial uses; and providing for conceptual site plan approval. SURROUNDING LAND USE AND ZONING: North: Tamiami Trail E. then C-3, GTZO-MXD South: Mobile Home (MH), BZO-R1 East: Mobile Home (MH), BZO-R1 West: C-4, BZO-NC. GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): Comprehensive Planning staff has reviewed the proposed Mixed-Use Project. The subject property is designated Urban (Urban Mixed-Use District – Urban Coastal Fringe Subdistrict) within the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) and the Coastal High Hazard Area (CHHA), all as identified on the Future Land Use Map of the GMP. Please see Attachment B - Consistency Review Memorandum. GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as this proposed Mixed-Use Project. Staff is required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of the recommendation for approval, approval with conditions, or denial of any rezoning petition. Based on the attached GMP consistency memo, staff finds the subject petition consistent with the Growth Management Plan. Subject Property Collier County Zoning Map Page 28 of 834 MUP-PL20220006931 Metro South Page 5 of 11 Transportation Element: In evaluating this project, staff reviewed the applicant’s May 11, 2023, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2022 and 2023 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the TIS provided with this petition, the proposed development will generate a projected total of +/- 14 PM peak hour, 2-way trips on the adjacent roadway segments of East Tamiami Trail (US-41). The trips generated by this development will occur on the following adjacent roadway link: Link/Roadway Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Project Trips (1) 2022 AUIR LOS/ Remaining Capacity 2023 AUIR LOS/ Remaining Capacity 91.0/Tamiami Trail East (US-41) Davis Blvd to Airport Rd 2,900/East 5/East C/ 942 C/ 1,000 • (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the May 11, 2023, Traffic Impact Statement provided by the petitioner. Page 29 of 834 MUP-PL20220006931 Metro South Page 6 of 11 Based on the TIS, the 2022, and the 2023 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site has been cleared; no preservation is required. The project site is 0.64 acres. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Section 10.02.15.A.2.b and B.3, MUPs Requiring Public Hearing and MUP Deviations (commonly referred to as the “MUP Findings”), and Section 10.08.00.D., (referred to as “Conditional Use Findings”), which establish the legal basis to support the Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for their recommendation to the Board of Collier County Commissioners (BCC), who in turn use the criteria to support their action on the MUP request. An evaluation relative to these subsections is discussed below under the heading “Conditional Use Findings and MUP Findings.” In addition, staff offers the following analysis: Environmental Review: Environmental Services staff has reviewed the petition to address environmental concerns. The property has been developed and maintained clear of native vegetation required to be preserved. The Master Plan does not show a preserve since no minimum preservation is required. No listed animal species were observed on the property. Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. Transportation Planning Staff recommends approval of the proposed 3010 Tamiami Trail East MUP. Utility Review: The project lies within the City of Naples's potable water service area and the south wastewater service area of the Collier County Water-Sewer District (CCWSD). Wastewater services are available via existing infrastructure within the adjacent right-of-way. Sufficient wastewater treatment capacity is available. Wastewater mains are available at the north end of River Drive. There is adequate wastewater treatment capacity to serve the project. Any improvements to the CCWSD’s wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. The City’s potable water main is located along the northern property line within the Tamiami Trail E right-of-way. This will be utilized as the source for the project’s potable water and fire suppression needs. The City of Naples has confirmed adequate capacity to service the proposed project. (See Attachment F – City of Naples - Letter of Availability) The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has concluded that the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. Page 30 of 834 MUP-PL20220006931 Metro South Page 7 of 11 Landscape Review: The buffers labeled on the Master Plan are consistent with the LDC Stormwater Review: The site currently includes a paved parking area that serves an existing one-story building, as well as a stormwater retention/detention pond located at the northwest corner of the parcel. Per the current FIRM, the site lies in flood zone AE, with a Base Flood Elevation (BFE) of 9.0 ft. Any proposed new buildings will require a Finished Floor Elevation (FFE) at BFE plus 1 foot or the 100yr 3-day design flood elevation, whichever is higher. At a minimum, therefore, the FFE of any proposed building(s) will be 10.0 ft-NAVD (or higher), significantly higher than the FFE of the existing building (7.34 ft-NAVD). The site is not within any existing SFWMD Environmental Resource Permit (ERP). As suggested by the applicant’s Concept Plan, a future building and additional pavement will be located over the space currently occupied by the stormwater pond. Any alterations to the current onsite stormwater system will require a new ERP or an ERP Exemption (if applicable) and must comply with the Collier County LDC, as applicable through the SDP process. The project design must satisfy the Collier County GMP Public Facilities Element - Stormwater Management Sub-Element. 1. Project site water quality retention and detention criteria shall be one hundred and fifty percent (150%) of the volumetric requirements provided in the ERP AH Vol II for use within the geographic limits of the SFWMD (2014). 2. Allowable project off-site discharge rate shall not exceed the discharge rate of Haldeman Creek Basin (0.15 cfs/ ac) and shall be computed using a storm event of 3-day duration and 25-year return frequency. Bayshore Gateway Triangle Community Redevelopment Agency (CRA) – The subject property is located within the Bayshore Gateway Triangle Community Redevelopment Area, and as such, the CRA serves as the primary vehicle for community and professional input on petitions. The agent presented the project at the July 9, 2024, CRA Meeting. The CRA Advisory Board approved the mixed-use project and the deviation. (See Attachment G – CRA Letter of Support) Zoning Services Review: The comprehensive plan designates the property as Urban (Urban Mixed- Use District, Urban Coastal Fringe Subdistrict), and is within the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO), and is in the Coastal High Hazard Area (CHHA), all as identified on the Future Land Use Map of the Growth Management Plan. Relevant to this petition, the B/GTRO allows mixed-use development and provides for a Density Bonus Pool for mixed-use development. The B/GTRO outlines various criteria specific to mixed-use development, including access to US 41; this project is consistent with all applicable criteria. Because the subject property is zoned both commercial and residential, existing residential density is calculated on the +0.11 acres zoned MH-BZO-R1 (base density of 7.26 dwelling units per acre) as follows: 0.11 (7.26 - 1 [CHHA reduction]) = 0.69 dwelling units, rounded to 1 unit The applicant is seeking seven additional units from the Density Bonus Pool for a total of 8 dwelling units. Page 31 of 834 MUP-PL20220006931 Metro South Page 8 of 11 Moreover, the subject ±0.64-acre property was formerly a Pizza Hut restaurant and a parking lot. The Pizza Hut was previously converted to offices totaling 2,545 square feet (PRCS20220841921). This petition seeks to redevelop the subject property by adding a five-story (56-foot) mixed-use building that will contain a total of 3,860 square feet of commercial development on the ground floor and eight (8) residential units totaling 11,480 square feet on floors two through five. The total square footage of the building will be 15,340 square feet. The property is within two zoning districts and two overlays. The top half (approx. 0.5 acres) of the property abuts Tamiami Trail, is zoned Commercial Intermediate (C-3), and is within the Gateway Triangle Zoning Overlay District, Mixed-Use Subdistrict (GTZO-MXD). The smaller (approx. 0.1 acres) bottom half is zoned Mobile Home (MH) and is within the Bayshore Overlay Residential 1 (BZO-R1). The purpose of the GTZO-MXD is to provide pedestrian-orientated commercial and mixed-use developments and higher residential densities. The purpose of the BZO is to encourage revitalization of the Bayshore Drive portion of the Bayshore Gateway Triangle Community Redevelopment Area (BGTCRA) with pedestrian-oriented, interconnected projects. There is no residential density associated with commercially zoned property. Permitted density in MH zoning is 7.26 DU/ac less 1 DU/ac as the property lies within the Coastal High Hazard Area (CHHA), which nets, after rounding, a total of one dwelling unit being permitted. The petitioner is requesting to draw seven (7) units from the Bayshore Density Pool. CONDITIONAL USE FINDINGS, as required by MUPs Requiring Public Hearing via LDC Section 10.02.15.A.2.b: When considering a Conditional Use petition, the BZA must make findings that: 1) approval of the Conditional Use will not adversely affect the public interest and will not adversely affect other properties of uses in the same district of a neighborhood; and 2) all specific requirements for the individual Conditional Use will be met; and 3) satisfactory provisions have been made concerning the following matters, where applicable: 1. Section 4.02.16.C.8.b of the LDC permits Mixed-Use Projects in the GTZO-MXD The proposed mixed-use components of the project are located within the GTZO-MXD overlay. Due to the parcel's split zoning, a small amount of infrastructure needed to support the proposed activities is located outside the GTZO-MXD overlay—this includes four parking spaces and a dumpster enclosure. 2. Consistency with the Land Development Code (LDC) and the Growth Management Plan (GMP). The proposed project seeks to deviate from the Land Development Code in the following way: Deviation #1 from LDC Section 4.02.16 D.7.c, which requires the first floor of a mixed-use building to have a minimum floor-to-ceiling height of 14 feet to allow for a height of twelve (12) feet. The remainder of the project shall conform with the Collier County LDC and GMP. Page 32 of 834 MUP-PL20220006931 Metro South Page 9 of 11 3. Ingress and egress to the property and proposed structures thereon, with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe. The project proposes to modify a single, existing access onto US 41 (Tamiami Trl E). Geometrically, this shall meet all requirements for fire and EMS vehicles to successfully navigate. For safety and to promote traffic flow, the proposed parking areas shall meet all dimensional requirements as outlined in the Collier County LDC. The project proposes three sidewalk connections from the existing/ proposed uses to the existing sidewalk network within the public right-of-way to promote walkability with the surrounding community. The roadway infrastructure has adequate capacity to serve the proposed project at this time and, as outlined above, is consistent with GMP at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 4. The effect the Conditional Use would have on neighboring properties in relation to noise, glare, economic or odor effects. The proposed project shall have no effect on neighboring properties regarding noise, glare, or odor. However, the redevelopment of an existing, outdated site is anticipated to have a positive economic effect on adjacent property values. The introduction of a commercial lease area will stimulate the area economically. 5. Compatibility with adjacent properties and other properties in the district. The project is surrounded by commercial uses to the west and beyond the right-of-way to the north. Residential uses are to the south and east, all of which are compatible with the project’s proposed uses. MUP FINDINGS: LDC Section 10.02.15.A.2.b states, “The Administrative Code shall establish the submittal requirements for MUP requiring a public hearing for approval. The application shall follow the applicable submittal requirements and procedures set forth in LDC section 10.08.00, for conditional use submittal and review. In addition to the conditional use findings as set forth in LDC section 10.08.00 D., the following shall be considered”: 1. Whether or not the requested use or uses are consistent with and further the redevelopment goals and/or objectives of the Collier County Community Redevelopment Agency (CRA) for the subdistrict(s) in which it is located. In addition to the typical staff analysis for land use petitions, the Collier County Planning Commission (CCPC) may also be guided by written or verbal input from CRA staff. Mixed-use commercial/ residential projects are in line with the Bayshore Gateway Redevelopment plan. The project has been presented to the CRA board and received approval. Page 33 of 834 MUP-PL20220006931 Metro South Page 10 of 11 2. Whether or not the proposed use or uses are appropriate in terms of scale and/or size when considered in the context of the overall MUP and subdistrict. The proposed uses, as they relate to scale, are compatible with the subdistrict, and all infrastructure necessary to support them can be accommodated. 3. Whether a requested deviation is (1) justified in that the subject LDC provision is not practical, feasible, desirable, or warranted or not practical, feasible, desirable, or (2) warranted to the same degree as prescribed by the subject LDC provision, in the context of the proposed mixed-use project. The applicant shall provide an analysis so the CCPC may consider the existing conditions related to the need for the requested deviation or, conversely, strict adherence to the subject LDC provision in terms of feasibility and/or need The project proposes a 12’ first floor-to-ceiling height, which will allow for an approximately 10’ floor-to-ceiling height in the above residential units. The proposed deviation is justified as it still maintains a satisfactory floor-to-ceiling height for the commercial component while the additional height is distributed to the residential uses above. By distributing the additional height to the residential component, the overall marketability of the end product is increased by providing a more luxurious experience to the residences. 4. Whether or not the deviation will or may have a negative impact on public health, safety, and welfare The requested deviation will not negatively impact public health, safety, or welfare. DEVIATION DISCUSSION: Proposed Deviation #1: (First floor-to-ceiling height) Deviation #1 seeks relief from LDC Section 4.02.16.D.7.c, which requires the first floor of a mixed- use building to have a minimum floor-to-ceiling height of 14 feet, to instead allow for a height of 12 feet. Petitioner’s Justification: The proposed deviation is justified as it still maintains a satisfactory floor- to-ceiling height for the commercial component while the additional height is distributed to the residential uses above. By distributing the additional height to the residential component, the overall marketability of the end product is increased by providing a more luxurious experience to the residences. Moreover, in a presentation at the July 9, 2024, CRA meeting, we presented a mixed-use project with a deviation seeking to deviate from the 14’ minimum first-floor floor-to-ceiling height. The height we are requesting is 12 ft. The project and the deviation received approval from the CRA board. Staff Analysis and Recommendation: It should be noted that at the July 9, 2024, CRA Meeting, the CRA approved the mixed-use project and the deviation. Zoning staff agrees with the CRA approval and has no issue with this deviation being processed at the time of SDP. Page 34 of 834 MUP-PL20220006931 Metro South Page 11 of 11 JULY 25, 2023, NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on July 25, 2023, at the Norris Center, located at 755 8th Avenue South, Naples, FL. The meeting commenced at approximately 5:15 p.m. and ended at 5:45 p.m. Jessica Kluttz, the agent, conducted the meeting by introducing the consultant team and staff and giving a PowerPoint presentation. The presentation consisted of an overview of the proposed MUP application. Following the agent’s presentation, the meeting was open to attendees to make comments and ask the consultant team questions regarding the proposed development. The issues discussed were the number of commercial units, project location, building height, impacts to the neighboring mobile home park, egress/ingress into the site, and the existing business in the building. Jessica Kluttz and the consultant team answered all concerns. No commitments were made. A copy of the NIM summary, sign-in sheet, and NIM PowerPoint presentation are included in Attachment C. SEPTEMBER 5, 2024, NEIGHBORHOOD INFORMATION MEETING (NIM): The second NIM was scheduled because the petition exceeded the first NIM's first anniversary. The applicant conducted a NIM on September 5, 2024, at the Norris Center, located at 755 8th Avenue South, Naples, FL. The meeting commenced at approximately 5:30 p.m. and ended at 5:45 p.m. Marcus Lloyd, the agent, conducted the meeting by introducing the consultant team and staff and giving a PowerPoint presentation. The presentation consisted of an overview of the proposed MUP application. Following the agent’s presentation, the meeting was open to attendees to make comments and ask the consultant team questions regarding the proposed development. The issues discussed were the parking spaces, access points in relation to the existing mobile home park, and the murals within the BGTCRA. Marcus Lloyd and the consultant team answered all concerns. No commitments were made. A copy of the NIM summary, sign-in sheet, and NIM PowerPoint presentation are included in Attachment D. ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW: This project does not require an Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this staff report on October 25, 2024. RECOMMENDATION: Staff recommends that the CCPC approve Petition MUP-PL20220006931. Attachments: A) Proposed Resolution B) FLUE Consistency Memo C) 7-25-23 NIM Materials D) 9-5-24 NIM Materials E) Application/Backup Materials F) City of Naples – Letter of Availability G) CRA Letter of Support Page 35 of 834 [24-CPS-02474/1897474/1]31 PL20220006931 102424 Page 1 of 3 RESOLUTION NO. 2024- A RESOLUTION OF THE COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS DESIGNATING METRO SOUTH AS A MIXED-USE PROJECT (MUP) IN THE GATEWAY TRIANGLE ZONING OVERLAY DISTRICT, COMMERCIAL MIXED- USE SUB-DISTRICT (GTZO-MXD), COMPRISING .64± ACRES PURSUANT TO LAND DEVELOPMENT CODE SEC. 2.03.07.N.4; PROVIDING FOR DESIGNATION AS "MUP," AND APPROVING UP TO A MAXIMUM OF 8 RESIDENTIAL DWELLING UNITS INCLUDING 7 BONUS DENSITY UNITS AS DETERMINED THROUGH THE SDP PROCESS AND 3860 SQUARE FEET OF PERMITTED COMMERCIAL USES, WITH ONE DEVIATION; AND PROVIDING FOR CONCEPTUAL SITE PLAN APPROVAL, FOR PARCELS LOCATED SOUTH OF TAMIAMI TRAIL EAST, APPROXIMATELY 295 FEET EAST OF BAYSHORE DRIVE (PL20220006931) WHEREAS, D & D Retirement Trust LLC (herein referred to as "Owner") owns land comprising approximately .64 ± acres, described below, of which .55 acres is located within the boundaries of the Gateway Triangle Zoning Overlay District ("GTZO") and within the Commercial Mixed-Use Sub-district (GTZO-MXD), and .11 acres is located within the boundaries of the Bayshore Triangle Zoning Overlay District ("BZO") and within the Residential Sub-district 1 (BZO-RI), all comprising a portion of the Bayshore-Gateway Community Redevelopment Area (CRA), located in Collier County, Florida east of Bayshore Drive, south of Tamiami Trail East; and WHEREAS, Owner, through its agent, Brandon Copper, of Davidson Engineering, Inc. in accordance with Section 10.02.15, of the Collier County Land Development Code ("LDC") has petitioned the Collier County Board of County Commissioners for approval of a Mixed-Use Project ("MUP") in the Gateway Triangle Zoning Overlay District, proposing up to a maximum of 8 residential units and 3860 square feet of commercial floor area for the subject lands to be known as Metro South; and WHEREAS, Owner has timely submitted a sufficient MUP Application ("Application") for the 3010 Metro South MUP plan for the lands described below; and WHEREAS, Collier County Staff has reviewed the Application, including a Conceptual Site Plan, along with support documentation and information required by LDC Section 10.02.15 and the Administrative Code, and determined that the Application and Conceptual Site Plan are sufficient; and WHEREAS, the Board has determined that the LDC notice and neighborhood information meeting (NIM) requirements applicable to the Application set forth in Section 10.03.06.N have been complied with; and that Metro South MUP has been recommended for approval by the Bayshore-Gateway CRA Advisory Board. Page 36 of 834 [24-CPS-02474/1897474/1]31 PL20220006931 102424 Page 2 of 3 NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMISSIONERS OF COLLIER COUNTY, FLORIDA that: 1. The foregoing WHEREAS clauses are hereby adopted as if set forth fully herein. 2. The requested uses are consistent with and further the redevelopment goals and/or objectives of the Collier County Community Redevelopment Agency for the Commercial Mixed-Use District. 3. The lands described in attached Exhibit "A," consisting of approximately .64 ± acres are hereby designated as a Mixed-Use Project ("MUP"), and be officially designated as "MUP" on the Official Zoning Atlas Map, shall be subject to the Conceptual Site Plan attached as Exhibit "B," and subject to compliance with the requirements of LDC Sections 10.02.15 and 4.02.16.C.8 and 15. 4. The requirements of LDC Section 10.02.15.2.b have been met and the Metro South MUP is approved for, and is hereby allocated seven (7) Bonus Density Units. 5. The Conceptual Site Plan for the Metro South MUP attached hereto as Exhibit "B" is hereby approved. 6. A Deviation from LDC Section 4.02.16 D.7.c which requires the first floor of a mixed-use building to have a minimum floor-to-ceiling height of 14 feet, to instead allow for a height of 12 feet, is approved. 7. Once the property owner, through the MUP approval process, commences construction of the proposed development project under the provisions of the Mixed-Use Subdistrict, those lands shall only be developed in compliance with all provisions of the Gateway Triangle Zoning Overlay and shall not revert back to the underlying zoning district. 8. All Density Bonus Pool allocations will expire five years from the date of approval if building permits for the allocated units have not been issued. Upon expiration, the units will revert to the Density Bonus Pool. 9. The MUP shall expire and any residential units will be null and void in accordance with LDC Section 10.02.15.A.e if the project fails to meet the SDP timeline in LDC Section 10.02.15.A.e. BE IT RESOLVED that this Resolution shall be recorded in the minutes of this Board. THIS RESOLUTION ADOPTED this _____ day of ___________, 2024, after a motion, second, and majority vote. ATTEST: CRYSTAL K. KINZEL BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA ____________________________ __________________________________ By: , Deputy Clerk By: CHRIS HALL, Chairman Page 37 of 834 [24-CPS-02474/1897474/1]31 PL20220006931 102424 Page 3 of 3 Approved as to form and legality: ______________________________ Heidi F. Ashton-Cicko Managing Assistant County Attorney EXHIBITS Exhibit A- Legal Description Exhibit B- Conceptual Site Plan Page 38 of 834 EXHIBIT A LEGAL DESCRIPTION Page 39 of 834 TAMIAMI TRAIL 100' ROW(PUBLIC)RIVER DRIVE(17' ASPHALT ROAD)CONCEPTUAL SITE PLANSHEET NO:4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496REVISIONSDATE:REV.DESCRIPTIONSCALE:NMETRO SOUTHMIXED USE PROJECT1" = 40'BUILDING SETBACKSPLANNING NOTES:LEGENDPage 40 of 834 1 Growth Management Community Development Department Zoning Division To:Eric Ortman, Planner III, Zoning Services Section From: Rachel Hansen, AICP, Planner III, Community Planning & Resiliency Division Date:February 22, 2024 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PL20220006931 PETITION NAME: 3010 Tamiami Trail East Mixed Use Project REQUEST: To obtain Mixed Use Project (MUP) approval on the subject property (approximately 0.64 acres) to allow development of 8 residential units and a total of 4,797 square feet of commercial uses. The site is zoned C-3-Gateway Triangle Zoning Overlay District-Mixed Use Subdistrict (C-3-GTZO-MXD) and Mobile Home- Bayshore Zoning Overlay District-Residential Subdistrict 1 (MH-BZO-R1) and is located within the Coastal High Hazard Area (CHHA). LOCATION: The +0.60-acre site is located on the south side of Tamiami Trail East (US 41), approximately 500 feet southeast of the intersection of Tamiami Trail East and Bayshore Drive in Section 11, Township 50 South, Range 25 East. COMPREHENSIVE PLANNING COMMENTS: The subject property is designated Urban (Urban Mixed- Use District, Urban Coastal Fringe Subdistrict), is within the Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO), and is in the Coastal High Hazard Area, all as identified on the Future Land Use Map of the Growth Management Plan. Relevant to this petition, the B/GTRO allows mixed use development and provides for a Density Bonus Pool for mixed use development. The B/GTRO outlines various criteria specific to mixed use development, including access to US 41; this project is consistent with all applicable criteria. Because the subject property is zoned both commercial and residential, existing residential density is calculated on the +0.11 acres zoned MH-BZO-R1 (base density of 7.26 dwelling units per acre) as follows: 0.11 (7.26 - 1 [CHHA reduction]) = 0.69 dwelling units, rounded to 1 unit The applicant is seeking 7 additional units from the Density Bonus Pool for a total of 8 dwelling units. CONCLUSION: Based upon the above analysis, staff concludes the proposed density and uses for the subject site may be deemed consistent with the Future Land Use Element. PROJECT ON CITYVIEW Page 41 of 834 Page 42 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigning E xcellence Civil Engineering • Planning • Permitting July 7, 2023 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Mixed-Use Project for the following described property: 3010 Tamiami Trail East, Naples, FL, 34112 The petitioner is asking the County to approve this Mixed-Use Project application to allow development of a commercial development with 8 residential units on the described property. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity to influence the form of development. The Neighborhood Information Meeting will be held on July 25th, 2023, at 5:00 PM at the Norris Center in the Art Room. The address for the Norris Center is 755 8th Ave South, Naples, FL 34102. At this meeting the petitioner will make every effort to illustrate how the property will be developed and to answer any questions. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. Should you have questions prior to the meeting, please contact me at 239-434-6060 or JessicaK@DavidsonEngineering.com . Sincerely, Jessica Kluttz, AICP Planner, Davidson Engineering Page 43 of 834 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE 3148 TAMIAMI TRAIL LLC % MATTHEW P FLORES ESQ 1335 THIRD AVENUE S STE 505 NAPLES, FL 34102---0 COL-LEE-CO GARDENS LOTS 1-4,LESS STIPULATED ORDER OF TAKING OR 2012 PG 1717 CASE#94-1880-CA PAR 137 26830040007 U ARREAGA, CARLOS & VERONICA 3180 SAFE HARBOR DR NAPLES, FL 34117---8407 SHADOWLAWN BLK D LOT 13 +N1/2 OF LOT 14 OR 1604 PG 2269 73280360005 U ASLI, ABBAS AHRABI 98 EAST AVE NAPLES, FL 34108---3420 N G + T C L F NO 2 11 50 25 LOT 124 LESS N 1300FT LESS R/W ,ALG WITH BEG AT PT ON NLY R/W US 41, 108.15FT SELY FROM 61841920003 U D&D RETIREMENT TRUST LLC 1100 RAINBOW DR NAPLES, FL 34104---0 N G + T C L F NO 2 11 50 25 PART OF LOT 122 DESC AS FOLL:COMM INTERSEC E LINE LOT 122 + SWLY R/W US 41, NWLY 250FT 61841800000 U DEVARISTE, JEAN E VIERGELENE DEVARISTE 2872 GORDON ST NAPLES, FL 34112---5962 COL-LEE-CO GARDENS LOTS 5 + 6 OR 1975 PG 363 26830120008 U EAST TRAIL OFFICE LLC 1333 3RD AVE S #505 NAPLES, FL 34102---0 N G + T C L F NO 2 11 50 25 THAT PORTION OF LOT 122 AS DESC IN OR 2983 PG 0382 AND OR 2983 PG 386 61841760001 U FFT SHADOWLAWN LLC NAPLES US 41 CVS LLC %CVS INC #5824-01 OCCUPANCY ESPENSE DEPT 1 CVS DR WOONSOCKET, RI 02895---6146 SHADOWLAWN BLK E LOTS 6 THRU 17 LESS N 11FT OF LOT 17 AND LESS R W DESC IN OR 2057 PG 1418 73280680002 U GRIMES, RICHARD H 2898 WEEKS AVE NAPLES, FL 34112---5700 REBECCA WEEKS LOTS 1 + 2 LESS R/W 81270040000 U GULF GATE PLAZA LLC % ISRAM REALTY & MGT INC 500 S DIXIE HWY HALLANDALE BEACH, FL 33009---6332 N G + T C L F NO 2 11 50 25 COMM SE CNR OF LOT 37, W25FT,N228.46FT TO POB, W 762.11FT,N886.61FT, E190 FT,61834840006 U HARMONY SHORES VENTURE II LLC % COVE COMMUNITIES 2999 N 44TH ST SUITE 200 ATTN D NAPP OR J IANNACONE PHOENIX, AZ 85018---0 N G + T C L F NO 2 THOSE PORT.OF LOTS 121 AND 122 AND PART OF ROYAL PALM TERRACE AS DESC.IN OR 2983 PG 379 61841680000 U HILLS, JOY 2615 ANDREW DR NAPLES, FL 34112---4863 WILMER HGTS BLK B LOT 18 82641040007 U HILLS, JOY EMMANUEL MORLEY 2615 ANDREW DR NAPLES, FL 34112---4863 WILMER HGTS BLK B LOT 19 OR 1819 PG 1580 82641080009 U I&T REALESTATE GROUP LLC 10711 TAMIAMI TRAIL N NAPLES, FL 34108---0 SHADOWLAWN BLK D LOTS 15- 17 + S1/2 OF LOT 14 73280400004 U ILICH, PRISCILLA ANN SUSAN CHAPLIN 2632 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 20 82640510004 U ISRAM GGOP LLC 506 S DIXIE HWY HALLANDALE BEACH, FL 33009---6332 N G + T C L F NO 2 11 50 25 COMM AT INTERSEC OF W LI OF KELLY RD + S LY R/W OF TR, S 12.20FT TO POB, S 137.80FT, W 61834880008 U JAY VARAHIMATA INVSTMNTS LLC 3115 TAMIAMI TRL E NAPLES, FL 34112---5716 WILMER HGTS BLK B LOTS 24-25 LESS R/W, LESS STIPULATED ORDER OF TAKING CASE# 95-1011-CA OR 2403 PG 2400 82641240001 U JOHN STEVEN RIGSBEE REV TRUST 2564 ANDREW DR NAPLES, FL 34112---4865 WILMER HGTS BLK A S 25FT OF LOT 15, ALL OF LOT 16, LESS S 6.25FT THEREOF OR 1833 PG 2206 82640440006 U KINNEY, THOMAS NELSON 2579 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK B LOT 17 OR 1949 PG 832 82641000005 U LAFAYETTE N INGRAM III TRUST 2278 QUEENS WAY NAPLES, FL 34112---5424 N G + TCLF NO 2 11 50 25 BEG SE CNR OF LOT 37, W 25FT TO W LI OF KELLY RD, N 228.46FT TO POB W 762.11FT TO W LI OF LOT 61834960009 U MICK, ALICIA MARIE 2616 ANDREW DRIVE NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 19 82640500001 U NAPLES 3.0 HOLDINGS LLC 1350 JEWEL BOX AVE NAPLES, FL 34102---0 ROYAL PALM TERRACE LOTS 20-27 AND 52-59, VAC JOYCE AVE ADJ,LESS E 45FT OF LOTS 52-59 AND R/W 71580220009 U NICKS REST & HOUKA LOUNGE INC 3616 SEMINOLE AVE # 1 NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 21 AND 22 LESS R/W, LESS OR 2070 PG 2011 (ADD'L R/W)82640520007 U NNN TR INC 450 S ORANGE AVE STE 900 ORLANDO, FL 32801---3339 ROYAL PALM TERRACE LOTS 1-10 LESS R/W, LOTS 36-42, AND THAT PORTION OF VACATED JOYCE AVE LYING ADJ TO LOTS 71580040001 U PALM LAKE MHP LLC % PHILIPS INTERNATIONAL HOLDING CORP 40 CUTTER MILL RD #206 GREAT NECK, NY 11021---0 N G + T C L F NO 2 11 50 25 FROM NE COR LOT 125 RUN S ON E LI 671.3FT FOR POB, RUN W 277.5FT TO W LI LOT 125, S ON 61842240009 U PLAZA BAYSHORE CORP 15275 COLLIER BLVD #201 / 269 NAPLES, FL 34112---0 ROYAL PALM TERRACE LOTS 13-19,LOTS 45-51, AND S 30FT OF LOTS 12 AND 44,ALONG WITH THAT PART OF VACATED JOYCE AVE LYING ADJ 71580180000 U PLAZA BAYSHORE CORP 15275 COLLIER BLVD #201/269 NAPLES, FL 34119---0 ROYAL PALM TERRACE LOT 11 AND N 10FT LOT 12 LESS WLY 25FT,LOT 43, N 10FT LOT 44 LESS ELY 45FT, ALONG WITH THAT PART OF 71580160004 U SETO, KAZUO KRISTIN KORDES 2596 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 18 82640490001 U SHRINATHJI INV LLC 3115 TAMIAMI TRL E NAPLES, FL 34112---0 WILMER HGTS BLK B LOTS 22 +23 82641200009 U SOLOMON, ELIZABETH GERO GEILENBRUEGGE 2207 SUNSET LANE NAPLES, FL 34104---0 WILMER HGTS BLK B LOTS 21 AND 20 82641160000 U VAN RHEE PROPERTIES LLC 710 31ST ST SW NAPLES, FL 34117---3114 WILMER HGTS BLK A LOT 14 + N 25FT OF LOT 15 82640400004 U WAGGONER, CLAYTON P 2580 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK A S 6.25FT OF LOT 16 & ALL OF LOT 17 82640480008 U WOMENS CARE CENTER INC 360 N NOTRE DAME AVE SOUTH BEND, IN 46617---0 SHADOWLAWN BLK D LOTS 18 - 21,LESS OR 54 PG 201 (R/W), LESS STIPULATED ORDER OF TAKING CASE NO. 95-1302-CA OR 2403 PG 73280440006 U 3299 TAMIAMI TRAIL E SUITE 103 NAPLES, FL 34112 CVS 2515 SHADOWLAWN DR NAPLES, FL 34112 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20220006931 | Buffer: 500' | Date: 5/31/23 | Site Location: 61841800000 UPDATED MAIL LIST Page 44 of 834 F in a l P u b lic a tio n D a te 7/10/2023 Ad Number GCl1081996 Email Address AColeman1@localiq.com Publication Naples Daily News Market Naples Delivery Method Both Number of Affidavits Needed 1 Customer Email jessicak@davidsonengineering.com Name Davidson Engineering Inc Street 4365 Radio Rd 201 City Naples State FL ZIP Code 34104 Your Name Alice Coleman Page 45 of 834 Naples ilaily News PART OfTHI: USA TODAY NETWORK Published Daily Naples, FL 34110 DAVIDSON ENGINEERING INC 4365 RADIO RD #201 NAPLES, FL 34104 Affidavit of Publication STATE OF WISCONSIN COUNTY OF BROWN Before the undersigned authority personally appeared, who on oath says that he or she is the Legal Coordinator of the Naples Daily News, published in Collier County, Florida; that the attached copy of advertisement, being a PUBLIC NOTICE, was published on the publicly accessible website of Collier and Lee Counties, Florida, or in a newspaper by print in the issues of, on: lssue(s) dated: 7/10/2023 Affiant further says that the website or newspaper complies with all legal requirements for publication in chapter 50, Florida Statutes. --s-i.--- .....-,., Subscribed and sworn to before me, by the legal clerk, who is personally Known to me, on JULY 10TH, 2023: n expires: S· /5' ·c} 7 Publication Cost: $268.80 Ad No: GCl1081996 Customer No: 505018 PO#: NEIGHBORHOOD INFO MEETING - DISPLAY AD 2X4 # of Affidavits: 1 ._ -,1 NANCY HEYRMAN Notary Public State of Wisconsin This is not an invoice Page 46 of 834 N E IG H B O R H O O D IN F O R M ATIO N M E E T IN G The public is invited to attend a neighborhood meeting held by Jessica Kluttz of Davidson Engineering, representing D&D Retirement Trust LLC on: July 25, 2023, at 5:00 p.m. at the Norris Center in the Art Room, 755 8th Ave South, Naples, FL 34102. Subject Property: 3010 Tamiami Trail East, Naples, FL, 34112. The petitioner is asking the County to approve a Mixed-Use Project to allow for 8 residential units and commercial development on the property. Business and property owners, residents and visitors are welcome to attend the presentation and discuss the project with the owner/developer and Collier County staff. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. If you are unable to attend this meeting but have questions or comments, they can be directed by mail, phone, or e-mail to: Jessica Kluttz, AICP 4365 Radio Road, Suite 201 Naples, FL, 34104 239-434-6060 JessicaK@DavidsonEngineering.com ND-GCll0819!)G...01 Page 47 of 834 8D I MONDAY, JULY 10, 2023 I NAPLES DAILY NEWS Your Source • QMD!R for the letest., ~ ~blic_!!_o~~ces _ Auction Notice NOTICE IS HEREBY GIVEN that Storage Sense, 5800 Houchin StNaples,Florida 34109 239-631-1102 intends to sell the personal property deuri- bed below to enforce a lien imposed on said property un- der the State of Flo11da Facili- ty Act Statutes, The auction willtakeplaceJuly25, 2023at 10:00am You cen bid on unns on the !~j~:J!~:~;n Units will be sold for CASH only. All Units. must be deaned out within 48 Hours with aS100 Ca1h de;ming de· posit. NO DUMPSTER PRIVELEGES. *Unit 213-Alexandra Dean PenonalPrcperty July3,10,2023 #5742360 Ciilt'Mtit ¥llfiM ~1@ 05 i60!¥M Auction Notice NOTICE IS HEREBY GIVEN that Storage sense. 5800 Houchin St Naples,Florida34109 239-631-1102 intends to sell ~~~ ~~r~~li11gr~~lf~,C ~en;~ ~n;r:~~d sfa~esa~r fi~~~~rtfa~m~ tyActStatutes. The auction ;"~!~~:~ f~~c~a~t~~s!n 1 ~~1~! on the following weosne: ww w.lockerfox.com UniU will be sold for CASH only. All Units must be deaned out within 48 Hours with a S100 Cash deaning de- ~~iiUMPSTER PRIVELEGES. •Unltl106DanielMcGee Pe,sonal Property July 10, 172023 #5759647 Effective7/1/23 Dr Elaine Witten has retire d r~t~1;s ~::~i'c~:adtt:!:}ir }id;et3;~6~~7n~;ring the of- June 19, 26, July 3, 10, 2023 #5733681 Notice of Sheriff's Sale NOTICE IS HEREBY GIVEN that pursuant to a WRIT OF EXECU- TION lssued in the Circuit Court of Collier County, Florida, on ~E16~~~~rE~~ Se~\~,~~~·1 2i21·Ri~ri~fc~•uti.fhFKt1 :gggt WEIDENMILLER, MICHETTE, RUDNICK AND GALBRAITH PL, plaintiff(s) and SUNSHINE PRESTIGE PROPERTIES LLC AND HOLLY RICHARDSON, defendant(s), case no. 18CA2415, in said court; I, Kevin J. Rambosk, a!i ~heriff _of Collier County, Florida, ~=~:nJ:~it11). ~~NnsHf~E t~~E;+?6 1 ~· P¾i~E:~1~5 i~te;,c!ii~ ~~d t1;~ the following described Rcalpropertyto-wit: LOT 20, BLOCK A, STERLING OAKS PHASE 3A, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 29, PAGE 18 THROUGH 20, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA ADDRESS OF PROPERTY: 1579 WHISPERING OAKS CIRCLE, NA• PLES,FL34110 PARCEL NUMBER: 74901001448 Andon the 24th day of July, 2023, atthcCollierCountySheriff's Office 2373 llorseshoe Drive East. Naples, FL 34104 at the hour of 10:00 AM, or shortly thereafter, I will offer for sale all of the ~~~e\~t!~~~~• it~~tr~~~~ p;~sPT~~~ ~~~in~l~~t~~• a~t!~il~i~,i same, subje<~ to all prior liens! encumbrances and judgments, if any, to the highest and best bidder for CASH IN HAND. The pro- ceeds to be applied as far as may bi; to the payment of costs and the satisfaction of the above described execution. KevinJ. Rambosk,asSheriff ~;: 1~-~~~!t~~~i~~ Deputy Sheriff Dates Adverthed: 6/19/2023, 6/26/2023, 7/312023, 7/10/2023 In accordance with the American with Disabilities Act, persons needing a special accommodation to parti~ipate in this proceed- ~~~o::0at1ce 'rs"l~t::c:r c:~1er;iscotun~~l~~e~r;r,:;sbt1~:~~ir3 Horseshoe Drive Eilst, Naples, FL 34104, telephone; 239-252- ~!fr~•/'J~ii !if.~iO-~~tJ;~r: tt~i~: 0 Met~8h-~s~~s;~no: i:~ Florida Relay Service. June19,26,July3,10/23 Notice To Creditors #573S119 ~-UMtMti@rtffi IN THE CIRCUIT COURT OF THE TWENTIETH ORCUIT IN ANO FOR COLLIER COUNTY, FLORIDA PROBATE DlVISlON IN RE: ESTATE OF MARIE LOURDIS GILOT Deceased. File No. 2023CP-1800 NOTICE TO CREDITORS If you heve been served with a copy of this notice and you have any claim or demand againn the decedents' estate, even if that ¥~~cl~1 ~ 1nEg~~~t ~~;~~~~?~1iif~~~[:~t1iitf~?f5i~i~~ TICE OR 30 DAYS AFTER YOU RECEIVE A COPY OF THIS NOTICE. Alt other creditors of the decedent and other persons who have claim s or demands against the decedent's estate, i~dudlni:i unmatured, contingent, or unliquidated da,ms, must file their claims with the court, ON OR BEFORE THE DATE THAT IS 3 MONTHS AFTER THE FIRST PUBLICATION OF THIS NOTICE. ALL CLAIMS NOT FILED WITHIN THE PERIOD SET FORTH IN SEC- TION 733.702, FLORIDA STATUTES, Will BE FOREVER BARRED. EVEN IF A CLAIM IS NOT BARRED BY THE LIMITATIONS DESCRI• BED ABOVE, All CLAIMS THAT HAVE NOT BEEN FILED WILL BE BARRED TWO YEARS AFTER DECEDENT'S DEATH. The use number and decedent's narne are: MARIE LOURDIS GILOl, FileNumber2023CP-1800 J~i~ ~~e~s1o~fc~111e~ 0 ~;~~~-e~io!\~~-p;~~;tt~~~id~,T. t ~i;~ 102,Naples, FL, 34112-5324. Dote of dent~ of the decedent b: May ?th, 202). The date of first publicationofthisnotrceis: July), 2023 Thesccondwcekofpublic3tionlsJuly 10,2023 Personal Represent3tive(s): Gean C. G1lot Attorneyfortherepresentati~(1): ~~~~~~'. 1 ~~r~is~~.r~i:;~ 1 ire Florida8arNo.1005203 5121 S. Lakeland Dr, Suite 2 Lakeland,Florida33813 No. 57S5323 July3.10,2023 CA1a1rn1t1rnniia ~1reg1rnnutt= NEfoHBORHOOD INFORMATION MEETING To.p~bli cil /n•.;1..i 1o•!·e<>d •naighborhood ..-1ing t..l ~by~Klunzol C.-..idson Engl,_lr.g. •tP eM<l'.il'lg 0..0 Aetiftim .,1 Tr,s! LLC oo Jufy :IS . '°1 3, ,rt S:00 p.m. ,1 lh e N orri • Con te,, In the Art R ocm . 75-5 ll h A ~o liot1 tll,H,,pl ,1,Fl34 102. SY bjac:1P,<JJ >•ni:3:l 10T,ml am llrallE.u 1.N lclH .FL 3,11!2. Th e pe'.~ion t< +, asJ<.>ng \hi C01J nty to appr C1Y 1 a Mbtd-l-'se P,o;ac t to d :w 1<>r e ,Hic .,,.~lunitsand con rr . .,clal dovalopn-.en ton 1he pt<>Jl ffl y. eusi etu and ptop,fffy o·,,,.,...,,nk!enl 1and vWI D'S M ew ekorr.1to•tttnd lhe p ...... :,llon and "-=LIU llwl p,ojac:1 W,1h 1111 ........ ,~e'I-•~- and Colli • CO<J nly ,•aft. Ti t• Nolg h~Ol hood ln(c,m.a !ion M N l,ng h k,r 1nbrma 1ion d cu,p-. ~ is nola p\bl ic hu ,ing.ll you a,e..,able 101'.tend thio m ee 1lng bU1 haV<l quu 1lon 1<>1 com m .-.t s, tM ·1 u n b• lll ac:1 ~ l;y m.a ~ phone . o, ..... :110: .'eulca)(hm,,AICP ,:,,;s Radi~ R;..i . su~, 201 ~;t~~~C:0104 J~ltO.v,d5oon Engi11H11ng.com ~@btN £@lH 4M I .O@fi@tlffi!iiM NOTICE OF FINDING OF NO SIGNflCANT IMPACT AND NOTICE OF INTENT TO REQUEST RELEASE OF FUNDS ~~rii!~·c!~ 2r?ty 33)9EastTamiamiTrai1 Hulth and Public Servi<es Building H. Room 211 Naples. Florida 34112 (239)2S2-2273 These notices shall satisfy two separate but related procedural requiremenu fo~EQ~v~~1}~0R bReEret~r~Wlu~o\ollier County. On or about July 26, 2023, Collier County will 5ubmit a request to the Department of Houslng and Urban Development (HUD) for the release of Self-Help Homeownership Opportunity Pro- gram Funds under the Housing Opportunity Program Eltlcmlon Act of 1996, 1111 amended, to undert111ke a proje<t known as Ma- ~e1tic Place for the purpose of improving acceu to affordable s~:~~~~)~b~~~i~;rc~~~~;1ity of Collier Co_unty, h1<. proposc!i t!ie development of • new •ffordable housing complex m Colher County, Florida. The project includes the de~lopment and con- :1~rJ~i171e0fir~t:ct0~~~rR°:p~rtie~0:0'!x~~(1~~~~:'nc~:iit;obui~~ ~~<~:i~ 1 ~~~a~~el~;t;~t~o~ 0 te;o~~~7~o 1;i; 00741100104, and 00738280008 in Collier County, Florida and northwest of Majes- tk Clrde. ~~::: ~~~~t~~s~:US~~-~~g:~s~ Sl,000,000 FINDING OF NO SIGNIFICANT IMPACT Collier County has determined that the project will have no siQ- nifi<ant impact on the human environmenl. Therefore, an Envi- ronmental lmp3ct Statement under the Nationa! Environmen~al ri!:Zlo~ 0 i~ 1 ~!~t!~nE:l)i~ ~~! r:~~l;i~~t~:1tl~~!le~! 0 ~io 1~d (ERR) on file at Community and Human Services_ Division, 3339 East Tamiami Trail, Health and Public Services Building H, Room 211, Naples, Florida 34112 and may be examined or copied wcekdays9A.Mto4:30P.M. PUBLIC COMMENTS ~~Yti1~d~~~uta~, 1ri~0~~·11i~rr ac9oeun~(y ~~~n~~~~~~ ~~~t~~u~!':ts~~~ ice1 Division at the address above. All comments received by July f;g ;~~~i~~~n~f c;~;~due;:/fo~yr~l~~~i; o~f~~!{;. prior to authoriz- ENVIRONMENTAL CERTIFICATION Collier County certifies to HUD that Amy Patterson, in their ca- pacity as County Manager, con~nts to accept the jurisdictlor:i of m:sFFnd~~,~1Ti~r!~ 1~h; :~!}i~~~~~~~~p~~ii~:t~~~cc~;;sf~?!~~t these rcspon1ibilities have been Jat_isficd. HU0'5 approval of the certification 1,atis-fiei its responsibillti~ under NEPA and related laws and authorities and allows Collier County to use Program fund!i. OBJECTIONS TO RELEASE OF FUNDS HUD will icccpt objections to its rel~ase of fund and Collier County's certification for a period of fifteen days following the (;~t~:!:~ i!l~~~~)~~y ~i\h:; !!~ ~~u:~:~,c~~~ f~tl~!i~~qb!~~ es: (a) the certification was 110_1 executed by the Certifying Offi- cer of Collier County; (b) Coll1~r County has omitted a step or failed to make a decision or finding required by HUD regula- tions at 24 CFR part 58; (c) the grant recipient or other partici- panh [n the development pr?ceu ha~ com,:riitted funds, Incur- red <osts or undertaken activities not authorrzed by 24 CFR Part i!d~~~rr:g!~~; 0 :~ir~; F:1i=~~ fi ~~nt;Rbia~u?~o 0I ,\~ls ~~b~~~ :::nd;~i~t~, ~~~ii~2n:n!~t~1c J~:ji~~~ lsobJ!~:/t:;,t~ist'r~:; ~rh.;: pared and submitted 1n aC<ordance with the required proce• dures (24 CFR Part S8, Se<. S8.76) illnd shall be addrcued to HUD - Miami Office at 909 SE First Avenue, Room 500, Miami, Fl 33131. Potenti31 objectors should contact HUD to verify the ac- tuallastdayoltheobjection period. Arny Patterson, County Manager AV1SO DE HALLAZGO SIN IMPACTO SIGNIFICATIVO Y AVISO DE INTENCl6N DE SOLICITAR UBERACl6N DE FONDOS 10dejuliode2023 CondadodeCollier 3339EastTamiamiTrail Health and rublic Services Building H, Room 211 Naples, Flor1da34112 (239)252-2273 Estos avisos debcran_satisfacer dos requis!tos de procedimiento ;:c~:r;~n~!d°o d~ai~Y1i:~os para las actividades que llevara a SOLICITUD DE LIBERACl6N DE FONOOS En o alrededor de 26 de Julio de 2023 el Cond3do de Collier presentar.i una solicitud al HUD para la liberaci6n de los fondos del Programa de Oportunidades de Propledad de Vivienda de ~~J~:YJedti~i~~d~ J?1 ~;6~~~';J~ 6 ~n1:~:d~9~~~!,~ee~~~~~t; un proyecto conocido como Majestic Place con el fin de mejorar el accesoaviviendasa1equiblesenelcondadode Collier. Alcance: The Habitat for Humanity of Collier County, Inc. pro- pane el desarrollo de un nuevo con_1plejo de viviendas a1equl- bles en el Condado de Collier, Florida. El proyecto incluye el desarrollo y construcci6n de _109_vivlendas ocupada1 por m1 pro- pietarios para familias de ba1os mgresos. El proyecto e5til, en Re- gal Acr.es, una comunidad existente construida por Habitat for Hum .. n1ty. localizac1on: Parcela1 00737720006, 00737760008, 00741100104 y 00738280008 en el Condado de Collier, Florid;i y al noroeste d_cMaienicC!rcle. F1nanctamiento totil ett.im~do de HUD: Sl,000,000 Costototalddpro~cto: $30,000,000 HALLAZGO SIN IMPACTO SIGNIFICATIVO El condadC:' de Collier ~a determinado que el proyecto no tendril un 1mpacto signihcativo en el ambiente humano, Par lo tanto, no 1e requiera una 0_R<lar;ici6n do lmpacto Ambiantal ~aiir!aacLii ~ad~~1~~~1d~er 01 :~~:,~ms~e;~:~e~~r~ 9!~ !r~~ls,~~ ~~J~~~~na'reb~i~;: 1 ci~!~~~~c~~v;tEaes~ 1 Ta~~~1nT;;r'~~~i:h and Public ~e1V1Ces Bu1ldm9 H, Room 211, Naples, flonda 34112 y se puede examinar o cop,ar los diu de semana de 9 a. m. a las 4:30p.m. SELL IT BUYIT F IND IT COMENT ARIOS PlJ8LICOS Cua1quier individuo, grupo o agencia puede enviar cornentarios por escrito sobre la ERR a la Divisi6n de Servicios Humanos y Co- munitarios del Condado de Collier en la dirccd6n anterior. To- dos lo5 comentarios recibidos antes de 25 de julio de 2023 ser.in ~~~:!~~~~to~ 1eoin;:si~ii1~lc161\~~~!i~J::f~n~~s.autorizar la El condado de Collier certifica a HUD que Amy P3tterson, en su capaddad de administradora del <0ndado, consiente en aceplar la jurisdicci6n de los tribunales federales si sc inicia una a«i6n para hacer cu_rnf!lir la1 rc1ponsabllldadcs en rela~i6n con el ~:J°;ei~~it,~;l~;~~i~~ ~;r~~~~iJJ ~~elaesc1:~{f!~~~~~~~a:a~eh~~ ~~~t~~i~~d~~ :~lsa~r~~~~~~~it!~~it~ 0 ~~~rr;r(~n~!~~ ~~a~t1x:: use los fonto~J~~\8~oe9sr~~~ Ll8ERACl6N DE FONDOS HUD aceptari objeciones a la !iberaci6n de fondos y la certificaclon del condado de Colher durante un per!odo de quince dias a partir de la fecha de presentaci6n anticipada o de la re<epci6n real de la wlfcitud (lo que ocurra mas tarde) 1,olo !ii f ~e b:t::~,~da u~~r dei ~t~~~u~;~\~tca~~~\,~j~~~J!d~fid:c~olli~~ (bl el condiiido de Collier ha ormtido un puo o no h3 tornado ~~~ d:~i~~"cFR h;! 1 ~;9Sa~e(~)~~ii~!t:ci~/i~c3~a~e;~bi~ 0 n~i611d~ otros participantes en el proceso de de1arrollo han comprometido fondos, incu,rido en costos o realizado ilctivi• dades no autorizadas por 24 CFR Parle S8 antes de la aprobaci6n de una liberaci6n de fondo1 por parte de HUD; o (d) otra agenda federal que actUa de conformidad con 40 CFR Parle 1S04 ha presentado una <onclusi6n por cscrito de que el proyecto no es satislactorio dcsde el punto de vista de la calidad :~~ir~n;a~~~atos°~~~~d~i::t~~n r~~~~~r3;~e <r4rif~~en~:;:; fs~ Sec. 58.76) y dcben dirigirse a HUD •Oficina de Miami en 909 SE Fir5t Avenue, Room 500, Miami, FL 33_131. los r.01ibles objetoreJ deben comunicarse con HUD para vertficar el ultimo d!a real del periodo deobjeci6n. AmyPatterson,CountyManager cars • garage sales tickets • antiques motorcycles computers • boats sports equipment pets • instruments jewelery • furniture auctions collectibles • jobs appliances yard sales • tablets cameras • coins Check out your local classifieds today! "To you, it's the perfect lift chair. To me, it's the best sleep chair lzve ever had~u J. Fit,::;i.-,,:ild. VA journey lperfeEt. s eepcnair 888-717 -94 19 111 ... ,.,,....,,, . .,,..,...,d• 1166!7 ...... ,,.,,· .. ,,,;i. ~-, • -· /,.k , ·½,,1> ••• , ·< •• ,., i,. . ., • .,., .•• l.,, ··•·J "·" f:•· ,., u,~ • .,,.-, •~•••-I.,~-,:,"~·•:..,, ,,_,•~•" ,, ,1,• ,_, •• , •. ,.._., ,,,,,1 "· ,-i i.,,-~,,.,"',.,·•··•" o ·on .i.- .... 111 .. 1t•, .,, · 1·••.•• Page 48 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com Civil Engineering • Planning • Permitting D esigning E xcellence M E M O R A N D U M August 21, 2023 To: Collier County Development Services From: Jessica Kluttz, AICP Reviewed By: Andrew Rath, P.E. RE: 3010 Tamiami Trail MUP – Neighborhood Information Meeting Summary Davidson Engineering conducted a Neighborhood Information Meeting regarding the PUD Rezone and Growth Management Plan Amendment for a Mixed Use Project at 3010 Tamiami Trail on Tuesday July 25, 2023 at 5:00 PM. The meeting was held at the Norris Center, located at 755 8th Avenue South, Naples FL 34102 in the Art Room. There were a total of 5 in-person attendees from the public who signed in, including the project team. Attached to this letter is the sign in sheet from the meeting, the provided hand out for attendants, and the PowerPoint Presentation utilized at the meeting. The list of individuals below, associated with the project, participated in the meeting: - Jessica Kluttz, Davidson Engineering - Brandon Copper, Davidson Engineering - Daniel Dufault, Applicant and Property Owner - Eric Ortman, Collier County Jessica Kluttz, Agent for the Applicant, began the presentation at approximately 5:15 PM and gave an overview of the project location, density, zoning request, and hearing criteria. Following the presentation, attendees asked questions and gave comments. The following list is a summary of the questions and comments along with responses given by the agent in bold. • Eric Ortman asked how many commercial units were proposed. Response: 1-2 commercial units. Page 49 of 834 2 • Jean Devarista asked for more information regarding the project location and proposed building height, concerned about impacts to the neighboring mobile home park. Response: Appropriate buffering would be provided to the mobile home park, and the building would be 5 stories in height, not going over 56’ in height per zoned height. • Eric Ortman asked for clarification on the egress and ingress for the site, if the same access would be used for the commercial and residential components. Response: One access point is proposed for the entire development. • Eric Ortman asked if the existing building’s business was open yet. Response: The existing building is currently undergoing renovations, but a real estate office will operate out of the site once renovations are complete. A discussion regarding paint color was held. [Meeting Adjourned at approximately 5:45] Page 50 of 834 Page 51 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigning E xcellence Civil Engineering • Planning • Permitting Neighborhood Information Meeting July 25, 2023 3010 Tamiami Trail Mixed Use Project (PL20220006931) The subject site is located at 3010 Tamiami Trail. The purpose of this application is to allow for a Mixed Use Project on the site consisting of commercial and residential uses as permitted by the Land Development Code. The proposed site plan consists of the following: 1. An existing real estate office 2,545 SF in size a. The existing commercial zoning is C-3 which this office is complaint with. 2. A mixed-use structure with 2,252 SF of commercial suites on the first floor and 15,800 SF of residential units on floors 2-5 a. 8 residential units are proposed. b. Each residential floor will have a footprint of approximately 3,950 SF. c. Covered parking is provided underneath the 2nd floor overhang. A density of 12 units per acre, allowing for 8 units total on this site, is gained through the Limited Density Bonus Pool for the Bayshore/Gateway Triangle Zoning Overlay District. Per LDC 4.02.16.C.15, “any project that receives an allocation of Density Pool Units requires an improvement or contribution to the public realm with the BGTCRA at time of SDP or Plat approval” in the amount of 5% of the Opinion of Probable Cost. The proposed mixed-use structure shall be no taller than 56’ as permitted in the Gateway Triangle Zoning Overlay Mixed Use District. The project shall not be gated, and access provided only off Tamiami Trail. To qualify for twelve (12) dwelling units per acre mixed use projects within the BGTR Overlay must comply with the design standards of the Gateway Triangle Overlay Zoning District in the Collier County Land Development Code. Page 52 of 834 3010 Tamiami Trail Mixed Use Project NEIGHBORHOOD INFORMATION MEETING PL20220006931 JULY 25, 2023 7/25/2023 1Page 53 of 834 In Attendance Jessica Kluttz, AICP – Davidson Engineering – Planner Brandon Copper, E.I. – Davidson Engineering – Project Manager Daniel Dufault – Landmark Construction – Property Owner Stephen W. Piaza, NCARB – Piazza Design – Architect 7/25/2023 2Page 54 of 834 Site Location 7/25/2023 3Page 55 of 834 Mixed Use Project Permitted Uses: ◦Underlying Zoning of C-3 allows for commercial offices and similar Intermediate Commercial uses ◦Underlying Zoning of MH allows for 6.26 units/acre ◦0.11 acres of the property lies in this district 7/25/2023 4 Density: ◦MUP allows for up to 12 units/acre through the Bonus Density Pool Allocation = 8 residential units ◦Limited Density Bonus Pool: Any project that receives an allocation of Density Pool Units requires an improvement or contribution to the public realm with the BGTCRA at time of SDP approval in the amount of 5% of the Opinion of Probable Cost. Page 56 of 834 Compatibility: Surrounding Uses 7/25/2023 5 Mobile Home Park Service Station Vacant Commercial Commercial Page 57 of 834 Proposed Development •Existing real estate office •Mixed -use structure: •1st Floor commercial suite •2nd-5th floor residential units (8 total) •Rooftop amenities including a pool and sun deck 7/25/2023 6Page 58 of 834 Criteria for MUP Approval 1. No less than 60 percent of all commercial uses within a mixed use project shall provide retail, office and personal service uses. ◦All proposed commercial is of the above type. 2. No more than 25 percent of the residential units within a mixed use project shall be on gated roadways. Residential uses shall be constructed concurrent with, or prior, to the construction of commercial uses so as to insure actual development of a mixed use project. ◦No gated roadways proposed, and the proposed structure will not be phased. There is existing commercial on the site. 7/25/2023 7Page 59 of 834 Criteria for MUP Approval 3. Mixed use projects shall connect to local streets, adjoining neighborhoods, and adjacent developments, regardless of land use types. A grid pattern is usually the basis for the transportation network. Whatever the pattern of the vehicular network, internal interconnections between uses shall be provided for pedestrian, bicycle, and other modes of alternate transportation. o Proposed site connects to Tamiami Trail sidewalk network. 4. The commercial component of a mixed use project may be located internal to the project or along the boundary. If externally located, internal access roads and service access shall be provided so as not to promote strip commercial development along external collector and arterial roadways. o Commercial component is internal to project. Strip development is not proposed. 7/25/2023 8Page 60 of 834 Criteria for MUP Approval 5. Parking lots shall be dispersed throughout the project. No one parking lot shall provide more than 40 percent of the required off-street parking. Parking garages shall have no restrictions on percentage of required parking that may be accommodated; however, commercial uses only shall be permitted on the ground floor. This requirement shall not apply to individual parcels less than five (5) acres in size. 6. At least 30 percent of the gross area of mixed use projects shall be devoted to usable open space, as defined in LDC section 4.02.01 B. This requirement shall not apply to individual parcels less than five (5) acres in size. 7/25/2023 9Page 61 of 834 7/25/2023 10 Concept Plan: Page 62 of 834 7/25/2023 11 Concept Plan: Buffering 20’ Type D L.B.10’ Type B L.B. With Wall10’ Type B L.B. With Wall Page 63 of 834 7/25/2023 12 2,545 SF Existing Commercial 2,252 SF Commercial + 15,800 SF Residential 5-Story Structure Page 64 of 834 7/25/2023 13Page 65 of 834 7/25/2023 14Page 66 of 834 7/25/2023 15Page 67 of 834 Questions & Discussion 7/25/2023 16Page 68 of 834 Page 69 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigningE xcellence Civil Engineering • Planning • Permitting August 13, 2024 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Mixed-Use Project for the following described property: 3010 Tamiami Trail East, Naples, FL, 34112 The petitioner is asking the County to approve this Mixed-Use Project application to allow development of a commercial development with 8 residential units on the described property. In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity to influence the form of development. The Neighborhood Information Meeting will be held on September 5th, 2024, at 5:00 PM at the Norris Center in the Art Room. The address for the Norris Center is 755 8th Ave South, Naples, FL 34102. At this meeting the petitioner will make every effort to illustrate how the property will be developed and to answer any questions. The Neighborhood Information Meeting is for informational purposes, it is not a public hearing. Should you have questions prior to the meeting, please contact me at 239-434-6060 or Marcus@DavidsonEngineering.com. Sincerely, Marcus Lloyd, AICP Planner, Davidson Engineering Page 70 of 834 1 NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE 3148 TAMIAMI TRAIL LLC % MATTHEW P FLORES ESQ 1335 THIRD AVENUE S STE 505 NAPLES, FL 34102---0 COL-LEE-CO GARDENS LOTS 1-4,LESS STIPULATED ORDER OF TAKING OR 2012 PG 1717 CASE#94-1880-CA PAR 137 26830040007 U ARREAGA, CARLOS & VERONICA 3180 SAFE HARBOR DR NAPLES, FL 34117---8407 SHADOWLAWN BLK D LOT 13 +N1/2 OF LOT 14 OR 1604 PG 2269 73280360005 U ASLI, ABBAS AHRABI 98 EAST AVE NAPLES, FL 34108---3420 N G + T C L F NO 2 11 50 25 LOT 124 LESS N 1300FT LESS R/W ,ALG WITH BEG AT PT ON NLY R/W US 41, 108.15FT SELY FROM 61841920003 U COTE EST LLC 1360 PELICAN AVE NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 201 77370000064 U COTE EST LLC 1360 PELICAN AVE NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 202 77370000080 U COTE EST LLC 1360 PELICAN AVE NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 203A 77370000103 U D&D RETIREMENT TRUST LLC 1100 RAINBOW DR NAPLES, FL 34104---0 N G + T C L F NO 2 11 50 25 PART OF LOT 122 DESC AS FOLL:COMM INTERSEC E LINE LOT 122 + SWLY R/W US 41, NWLY 250FT 61841800000 U DEVARISTE, JEAN E VIERGELENE DEVARISTE 2872 GORDON ST NAPLES, FL 34112---5962 COL-LEE-CO GARDENS LOTS 5 + 6 OR 1975 PG 363 26830120008 U DORMAR HOLDINGS LLC 2560 GOLDEN GATE BLVD W NAPLES, FL 34120---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 204 77370000129 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 101 77370000022 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 102 77370000048 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 205 77370000145 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 206 77370000161 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 301 77370000187 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 302 77370000200 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 303 77370000226 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 304 77370000242 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 305 77370000268 U EAST TRAIL OFFICE LLC 1333 3RD AVE S # 505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 306 77370000284 U EAST TRAIL OFFICE LLC 1333 3RD AVE S #505 NAPLES, FL 34102---0 TRAIL PROFESSIONAL CENTER CONDOMINIUM UNIT 203B 77370000116 U FFT SHADOWLAWN LLC NAPLES US 41 CVS LLC %CVS INC #5824-01 OCCUPANCY ESPENSE DEPT 1 CVS DR WOONSOCKET, RI 02895---6146 SHADOWLAWN BLK E LOTS 6 THRU 17 LESS N 11FT OF LOT 17 AND LESS R W DESC IN OR 2057 PG 1418 73280680002 U GRIMES, RICHARD H 2898 WEEKS AVE NAPLES, FL 34112---5700 REBECCA WEEKS LOTS 1 + 2 LESS R/W 81270040000 U GULF GATE PLAZA LLC % ISRAM REALTY & MGT INC 500 S DIXIE HWY HALLANDALE BEACH, FL 33009---6332 N G + T C L F NO 2 11 50 25 COMM SE CNR OF LOT 37, W25FT,N228.46FT TO POB, W 762.11FT,N886.61FT, E190 FT,61834840006 U HARMONY SHORES VENTURE II LLC % COVE COMMUNITIES 2999 N 44TH ST SUITE 200 ATTN D NAPP OR J IANNACONE PHOENIX, AZ 85018---0 N G + T C L F NO 2 THOSE PORT.OF LOTS 121 AND 122 AND PART OF ROYAL PALM TERRACE AS DESC.IN OR 2983 PG 379 61841680000 U HILLS, JOY 2615 ANDREW DR NAPLES, FL 34112---4863 WILMER HGTS BLK B LOT 18 82641040007 U HILLS, JOY LEWIS BUTTERFIELD EMMANUEL MORLEY 2615 ANDREW DR NAPLES, FL 34112---4863 WILMER HGTS BLK B LOT 19 OR 1819 PG 1580 82641080009 U I&T REALESTATE GROUP LLC 10711 TAMIAMI TRAIL N NAPLES, FL 34108---0 SHADOWLAWN BLK D LOTS 15- 17 + S1/2 OF LOT 14 73280400004 U I-75 NAPLES PROPERTIES LLC 3616 SEMINOLE AVE UNIT 1 NAPLES, FL 34112---0 WILMER HGTS BLK B LOTS 21 AND 20 82641160000 U ISRAM GGOP LLC 506 S DIXIE HWY HALLANDALE BEACH, FL 33009---6332 N G + T C L F NO 2 11 50 25 COMM AT INTERSEC OF W LI OF KELLY RD + S LY R/W OF TR, S 12.20FT TO POB, S 137.80FT, W 61834880008 U JAY VARAHIMATA INVSTMNTS LLC 3115 TAMIAMI TRL E NAPLES, FL 34112---5716 WILMER HGTS BLK B LOTS 24-25 LESS R/W, LESS STIPULATED ORDER OF TAKING CASE# 95-1011-CA OR 2403 PG 2400 82641240001 U JOHN STEVEN RIGSBEE REV TRUST 2564 ANDREW DR NAPLES, FL 34112---4865 WILMER HGTS BLK A S 25FT OF LOT 15, ALL OF LOT 16, LESS S 6.25FT THEREOF OR 1833 PG 2206 82640440006 U KINNEY, THOMAS NELSON 2579 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK B LOT 17 OR 1949 PG 832 82641000005 U LAFAYETTE N INGRAM III TRUST 2278 QUEENS WAY NAPLES, FL 34112---5424 N G + TCLF NO 2 11 50 25 BEG SE CNR OF LOT 37, W 25FT TO W LI OF KELLY RD, N 228.46FT TO POB W 762.11FT TO W LI OF LOT 61834960009 U MICK, ALICIA MARIE 2616 ANDREW DRIVE NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 19 82640500001 U NAPLES 3.0 HOLDINGS LLC 1350 JEWEL BOX AVE NAPLES, FL 34102---0 ROYAL PALM TERRACE LOTS 20-27 AND 52-59, VAC JOYCE AVE ADJ,LESS E 45FT OF LOTS 52-59 AND R/W 71580220009 U NICKS REST & HOUKA LOUNGE INC 3616 SEMINOLE AVE # 1 NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 21 AND 22 LESS R/W, LESS OR 2070 PG 2011 (ADD'L R/W)82640520007 U NICKS RESTAURANT & HOUKA LOUNGE INC 3091 TAMIAMI TR E NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 20 82640510004 U NNN TR INC 450 S ORANGE AVE STE 900 ORLANDO, FL 32801---3339 ROYAL PALM TERRACE LOTS 1-10 LESS R/W, LOTS 36-42, AND THAT PORTION OF VACATED JOYCE AVE LYING ADJ TO LOTS 71580040001 U PALM LAKE MHP LLC % PHILIPS INTERNATIONAL HOLDING CORP 40 CUTTER MILL RD #206 GREAT NECK, NY 11021---0 N G + T C L F NO 2 11 50 25 FROM NE COR LOT 125 RUN S ON E LI 671.3FT FOR POB, RUN W 277.5FT TO W LI LOT 125, S ON 61842240009 U PLAZA BAYSHORE CORP 15275 COLLIER BLVD #201 / 269 NAPLES, FL 34112---0 ROYAL PALM TERRACE LOTS 13-19,LOTS 45-51, AND S 30FT OF LOTS 12 AND 44,ALONG WITH THAT PART OF VACATED JOYCE AVE LYING ADJ 71580180000 U PLAZA BAYSHORE CORP 15275 COLLIER BLVD #201/269 NAPLES, FL 34119---0 ROYAL PALM TERRACE LOT 11 AND N 10FT LOT 12 LESS WLY 25FT,LOT 43, N 10FT LOT 44 LESS ELY 45FT, ALONG WITH THAT PART OF 71580160004 U SETO, KAZUO KRISTIN KORDES 2596 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK A LOT 18 82640490001 U SHRINATHJI INV LLC 3115 TAMIAMI TRL E NAPLES, FL 34112---0 WILMER HGTS BLK B LOTS 22 +23 82641200009 U VAN RHEE PROPERTIES LLC 710 31ST ST SW NAPLES, FL 34117---3114 WILMER HGTS BLK A LOT 14 + N 25FT OF LOT 15 82640400004 U WAGGONER, CLAYTON P 2580 ANDREW DR NAPLES, FL 34112---0 WILMER HGTS BLK A S 6.25FT OF LOT 16 & ALL OF LOT 17 82640480008 U WOMENS CARE CENTER INC 360 N NOTRE DAME AVE SOUTH BEND, IN 46617---0 SHADOWLAWN BLK D LOTS 18 - 21,LESS OR 54 PG 201 (R/W), LESS STIPULATED ORDER OF TAKING CASE NO. 95-1302-CA OR 2403 PG 73280440006 U TRAIL PROFESSIONAL CENTE R CONDOMINIUM TRAIL PROFESSIONAL CENTER CONDOMINIUM hrd parcel id: 77370000006 61841760001 BAYSHORE CRA 3299 TAMIAMI TRAIL E SUITE 103 NAPLES, FL 34112 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20220006931 | Buffer: 500' | Date: 8/5/2024 | Site Location: 61841800000 POList_500 Page 71 of 834 Page 72 of 834 Page 73 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com Civil Engineering • Planning • Permitting D esigningE xcellence M E M O R A N D U M September 19, 2024 To: Collier County Development Services From: Davidson Engineering, Inc. Reviewed By: Brandon T. Copper. EI – Project Manager RE: 3010 Tamiami Trail MUP – Neighborhood Information Meeting Summary Davidson Engineering conducted a Neighborhood Information Meeting regarding the PUD Rezone and Growth Management Plan Amendment for a Mixed Use Project at 3010 Tamiami Trail on Thursday September 5th, 2024 at 5:30 PM. The meeting was held at the Norris Center, located at 755 8th Avenue South, Naples FL 34102 in the Art Room. There were a total of 5 in-person attendees from the public who signed in, including the project team. Attached to this letter is the sign in sheet from the meeting, the provided hand out for attendants, and the PowerPoint Presentation utilized at the meeting. The list of individuals below, associated with the project, participated in the meeting: - Marcus Lloyd, Davidson Engineering - Brandon Copper, Davidson Engineering - Daniel Dufault, Applicant and Property Owner - Eric Ortman, Collier County - Shirley Garcia, Collier County/BGTCRA Marcus Lloyd, Agent for the Applicant, began the presentation at approximately 5:30 PM and gave an overview of the project location, density, zoning request, and hearing criteria. Page 74 of 834 2 During and after the presentation, attendees asked questions and gave comments. The following list is a summary of the questions and comments along with responses given by the agent in bold. • A brief mention of parking spaces was discussed with the county planner, Eric Ortman, as the concept plan for this project has changed since the last NIM was held. Response: The project meets the required number of parking spaces under the current LDC, 23 spaces required, and that same amount is provided. • Shirly Garcia asked for more information regarding the project access point in relation to the existing mobile home park to the west. Response: These projects would not share access and would be using existing ingress/egress for the existing commercial structure for the project. The access point for the mobile home park would remain unchanged in relation to this MUP project. • A brief discussion of murals within the BGTCRA was discussed at the end of the meeting, as well as potential vandalism and how murals can help deter graffiti on buildings. [Meeting Adjourned at approximately 5:45] Page 75 of 834 Page 76 of 834 3010 Tamiami Trail Mixed Use Project NEIGHBORHOOD INFORMATION MEETING PL20220006931 SEPTEMBER 5TH , 2024 9/05/24 1Page 77 of 834 In Attendance Marcus Lloyd, AICP – Davidson Engineering – Planner Brandon Copper, E.I. – Davidson Engineering – Project Manager Daniel Dufault – Landmark Construction – Property Owner Stephen W. Piaza, NCARB – Piazza Design – Architect 29/05/24 Page 78 of 834 Site Location 39/05/24 Page 79 of 834 Mixed Use Project Permitted Uses: ◦Underlying Zoning of C-3 allows for commercial offices and similar Intermediate Commercial uses ◦Underlying Zoning of MH allows for 6.26 units/acre ◦0.11 acres of the property lies in this district 4 Density: ◦MUP allows for up to 12 units/acre through the Bonus Density Pool Allocation = 8 residential units ◦Limited Density Bonus Pool: Any project that receives an allocation of Density Pool Units requires an improvement or contribution to the public realm with the BGTCRA at time of SDP approval in the amount of 5% of the Opinion of Probable Cost. 9/05/24 Page 80 of 834 Compatibility: Surrounding Uses 9/05/24 5 Mobile Home Park Service Station Vacant Commercial Commercial Page 81 of 834 Proposed Development •Existing real estate office •Mixed -use structure: •1st Floor commercial suite •2nd-5th floor residential units (8 total) •Rooftop amenities including a pool and sun deck 9/05/24 6Page 82 of 834 Criteria for MUP Approval 1. No less than 60 percent of all commercial uses within a mixed use project shall provide retail, office and personal service uses. ◦All proposed commercial is of the above type. 2. No more than 25 percent of the residential units within a mixed use project shall be on gated roadways. Residential uses shall be constructed concurrent with, or prior, to the construction of commercial uses so as to insure actual development of a mixed use project. ◦No gated roadways proposed, and the proposed structure will not be phased. There is existing commercial on the site. 9/05/24 7Page 83 of 834 Criteria for MUP Approval 3. Mixed use projects shall connect to local streets, adjoining neighborhoods, and adjacent developments, regardless of land use types. A grid pattern is usually the basis for the transportation network. Whatever the pattern of the vehicular network, internal interconnections between uses shall be provided for pedestrian, bicycle, and other modes of alternate transportation. o Proposed site connects to Tamiami Trail sidewalk network. 4. The commercial component of a mixed use project may be located internal to the project or along the boundary. If externally located, internal access roads and service access shall be provided so as not to promote strip commercial development along external collector and arterial roadways. o Commercial component is internal to project. Strip development is not proposed. 9/05/24 8Page 84 of 834 Criteria for MUP Approval 5. Parking lots shall be dispersed throughout the project. No one parking lot shall provide more than 40 percent of the required off-street parking. Parking garages shall have no restrictions on percentage of required parking that may be accommodated; however, commercial uses only shall be permitted on the ground floor. This requirement shall not apply to individual parcels less than five (5) acres in size. 6. At least 30 percent of the gross area of mixed use projects shall be devoted to usable open space, as defined in LDC section 4.02.01 B. This requirement shall not apply to individual parcels less than five (5) acres in size. 9/05/24 9Page 85 of 834 9/05/24 10 2,545 SF Existing Commercial1,345 SF Commercial + 11,480 SF Residential 5-Story Structure Concept Plan: Page 86 of 834 9/05/24 11 Concept Plan: Buffering 20’ Type D L.B.10’ Type B L.B. With Wall10’ Type B L.B. With Wall Page 87 of 834 12Page 88 of 834 9/05/24 13Page 89 of 834 14Page 90 of 834 Questions & Discussion 9/05/24 15Page 91 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigningE xcellence Civil Engineering • Planning • Permitting September 18, 2024 Collier County Growth Management Attn: Client Services Submitted via: Email Re: Metro South (fka 3010 Tamiami Trail East) Mixed Use Project Collier County Planning Commission To Whom it May concern, This Mixed Use Project Application aims to allow for the development of 8 residential units in addition ±1,345 sf of commercial “general office” spaceon 0.64 acres of land located at 3010 Tamiami Trail E. There is an existing commercial development on the site that will be retained. It is anticipated that the project will gain the zoning entitlements before the end of 2024. Immediately after zoning entitlements are in place the engineering will begin. Anticipated submittal for a Site Development Plan with Collier County is March 2025. Anticipated start date for construction is January 2026 and completion of construction is anticipated mid-2027. Included for your review are the following: x This Cover Letter x Mixed Use Project (MUP) Application x Pre-application meeting notes x Conceptual Site Plan (24”x36” – to scale) x Conceptual Site Plan (8.5”x11”) x Addressing Checklist x Owner/ Agent Affidavit of Authorization x Property Ownership Disclosure Form x Warranty Deed x School Impact Analysis Form x Project Narrative x Traffic Impact Statement x BGTCRA Agenda Packet x Bayshore CRA Presentation Should you have any questions or require additional information please contact me directly at 239.434.6060 or via email: Brandon@DavidsonEngineering.com Sincerely, Brandon T. Copper Project Manager Page 92 of 834 SUBMITTALREQUIREMENTS Owners of property in the Bayshore Zoning Overlay District (BZO) Neighborhood Commercial (NC)and Waterfront (W), along with the Gateway Triangle ZoningOverlay (GTZO-MXD) maypetitiontheBoard ofZoningAppeals for mixed use project approval. The application for MUPapproval shallacknowledgethat the owner shall not seek or request, and the County shall not thereafter grant or approve, any additional uses beyond those allowed in the C-1 through C-3 zoning districts. GENERALAPPLICATION To becompleted infull,and to include therequiredpre-applicationmeetingnotes. COVERLETTER AProject Narrativeshall beprovidedthat describesthecharacterandintended use of the proposed project. Letter must include a general estimate of project timeline and estimated completion date. ADDRESSINGCHECKLISTFORM OWNER/AGENTAFFIDAVIT Affidavitsignedbyownerauthorizingagenttoactasrepresentative. Mustbesignedandnotarized. WARRANTYDEED Acopy of thelast recordeddeed,contract for saleoragreementforsale,oranotarizedstatementofownershipclearly demonstrating ownership and control of the subject lot or parcel of land. SCHOOLCONCURRENCY - Iftheproposed projectincludesaresidentialcomponent,you arerequiredto contact the School District of Collier County at 239-377-0267 to discuss school concurrency requirements. FEES Application: $2500 x LegalAdvertising CCPC$1,125 BCC $500 *Advertising Fees – In accordance with the current adopted Fee Resolution, the applicant shall pay any legal advertising fees required during any CDES activity and will be charged at actual costs. x SchoolConcurrencyFees–[reserved] SchoolConcurrencyReviewFee,ifrequired. x *MitigationFees,ifapplicable,to bedeterminedbytheSchoolDistrictincoordinationwiththe County x Fire PlanningReview Fees:$200.00 MIXED USE PROJECT PLAN (MUP)SUBMITTAL REQUIREMENTS Land Development Code Section 2.03.07 I & N and 10.02.15 Chapter 3.E of the Administrative Code Page 93 of 834 PUBLIC HEARING REQUIREMENTS Seven (7) sets of conceptual site plans prepared on a maximum size sheet measuring 24 X 36 inches, drawnto scale, containing the following information. 1. The project title, property owner, address, and telephone number. 2. Legal description, scale, and north arrow. 3. Zoningdesignationofthesubjectsiteandadjacentsites,andtheproposeduseofthesubjectsite. 4. Location, configuration, and dimensions, including height, of all buildings; and the location, configurationanddimensions of landscape buffers. 5. General location and configuration of parking and loading areas, and the directional movement of internal vehicle traffic. 6. Locationofproposedaccesspoint(s)tothesiteandinternalsitecirculation. 7. All required and provided setbacks and separations between structures in matrix form. 8. AnyadditionalrelevantinformationasmayberequiredbytheCountyManagerorhisdesignee. 9. Proposed density and unit types including any requests for density bonuses; proposed square footageof commercial uses, in matrix form. 10. Thefollowingstatement:“ThisprojectwillcomplywithallLDCrequirementsattimeofsubmittal”. One(1)8½X11copyofconceptualsiteplans. There shall be a public hearing before the Collier County Planning Commission (CCPC) and the Board of Zoning Appeals(BZA) legally noticed and advertisedpursuanttoLDCsection 10.03.06N. IfapprovedbytheBoardofZoning Appeals (BZA), such approval shall be resolution. `The BZA and CCPC shalleach hold one advertised public hearing. `The public hearing shall be held at least 15 days after the day that an advertisement is published inthe newspaper. `At least one Neighborhood Information Meeting (NIM) shall be conducted by the applicant beforethepublic hearing by the Collier County Planning Commission `Written notice of the NIM meeting shall be sent by the applicant to all property owners who arerequired to receive legal notification from the County pursuant to section 10.03.05 `The applicant shall display an advertisement, one-fourth page, in type no smaller than 12 point; which shall not be placed in the portion of the newspaper where legal notices and classified advertisements appear. The ad shall be published no later than 7 days prior to the date of theneighborhood information meeting. `The applicant shall post an outdoor sign on the subject property at least fifteen (15) days prior to thedate of the public hearing before the BCC pursuant to section 10.03.05 D REQUIRED PLAN SETS Page 94 of 834 MIXEDUSEPROJECT-TIMELIMITATIONS Thefollowing criteria mustbe met inorder to gainapprovalformixed useprojects developed inaccordance with provisions of mixed use overlay. 1. No less than 60 percent of all commercial uses within a mixed use project shall provide retail, office andpersonal service uses toservetheneeds of thesubjectprojectandsurroundingresidentialneighborhoods. 2. No more than 25 percent of the residential units within a mixed use project shall be on gated roadways. Residentialuses shall be constructed concurrent with, or prior, to the construction of commercial uses so asto insure actual development of a mixed use project. 3. Mixed use projects shall connect to local streets, adjoining neighborhoods, and adjacent developments, regardlessof land use types. A grid pattern is usually the basis for the transportation network.Whatever the patternof the vehicular network, internal interconnections between uses shall be provided for pedestrian, bicycle, and other modes of alternate transportation. 4. The commercial component of a mixed use project may be located internal to the project or along the boundary.If externally located, internal access roads and service access shall be provided so as not to promote strip commercial development along external collector and arterial roadways. 5. Parking lots shall be dispersed throughout the project. No one parking lot shall provide more than 40percent ofthe required off-street parking. Parking garages shall have no restrictions on percentage ofrequired parking that may be accommodated; however, commercial uses only shall be permitted on the ground floor. This requirement shall not apply to individual parcels less than five (5) acres in size. 6. At least 30 percent of the gross area of mixed use projects shall be devoted to usable open space, asdefined in LDC section 4.02.01 B. This requirement shall not apply to individual parcels less than five (5) acres insize. MUPapprovalshallexpireandany residentialdensitybonus unitsshallbenullandvoid andreturned to the bonus density pool if any of the following occur: 1. MUPapprovalshallexpireifSDPnotsubmittedwithinsix(6)monthsofMUPapprovalbytheBZA. 2. TheSDPisnotdeemedsufficientforreviewwithin30daysofsubmittal. 3. TheSDPunderreviewisdeemedwithdrawn,cancelled,orconsiderednolongervalid,pursuant to section 10.02.03 H CRITERIAFORMIXEDUSEPROJECTAPPROVAL Page 95 of 834 Land Development Code Section 2.03.07 I & N and 10.02.15, and Chapter 3.E of the Administrative Code: Once a property owner, through an MUP approval, elects to develop or redevelop a mixed use project under the Bayshore Zoning Overlay Neighborhood Commercial (BZO-NC) or Waterfront (BMUD- W)Subdistricts; or the Gateway Triangle Zoning Overlay Mixed Use Subdistrict (GTZO-MXD), then the property shall be developed in compliance with all provisions of the overlay and cannot revert back to the underlying zoning district. To qualify for up to12 dwelling units peracre,projectsshall complywith thefollowing criteria. (Thedensityofup to 12 dwelling units per acre is only applicable until the bonus density pool has been depleted). `The project, if located in theBayshore Zoning Overlay District(BZO), shall be within either the Neighborhood Commercial (NC) or Waterfront (W) Subdistricts and shall be a mix of commercial and residential uses. `Theproject,iflocatedintheGatewayTriangleZoningOverlayMixedUseDistrict(GTZO-MXD),shallbeamixof commercial and residential uses. `Basedensity shallbe as perthe underlying zoning district. `For proposed projects outside the Coastal High Hazard Area (CHHA) are in addition to the eligibledensity bonus. `Forproposed projectswithintheCHHA,onlytheAffordableHousingDensityBonus isallowed inadditionto the eligible bonus density units. `For projects located in the Gateway Triangle Zoning Overlay Mixed Use District (GTZO-MXD) the properties must be lying south of Davis Boulevard and west of Airport-Pulling Road. `Theproject shall comply withthe standards for mixed usedevelopment set forth inthe Gateway Triangle ZoningOverlay Mixed UseOverlay District (GTZO-MXD)or the Bayshore ZoningOverlay District (BZO). `For projects that do not comply with the requirements for this density increase, their density is limited to that allowed by theDensity Rating System and application FLUE Policies. BONUSDENSITYPOOLALLOCATION Page 96 of 834 PETITION NO: PROJECT NAME: DATEPROCESSED: APPLICANT CONTACT INFORMATION Name of Property Owner(s): D&D RETIREMENT TRUST LLC Name of Applicant if different than owner: Address:1100 Rainbow Drive City:Naples State:FL ZIP:34104 Telephone:Cell: E-Mail Address: landmarkconstruction3@gmail.com Name of Agent: Brandon T. Copper, EI - Project Manager Firm:Davidson Engineering Inc. Address:4365 Radio Road, Suite 201 City:Naples State:FL ZIP:34104 Telephone:239-434-6060 Cell: E-Mail Address:Brandon@DavidsonEngineering.com If Property is undercontract to be sold: Name of Property Buyer(s):N/A Name of Applicant if different than buyer: Address: Telephone: E-Mail Address: Name of Agent: Firm: City:State:ZIP: Cell: Address:City:State: ZIP: Telephone: E-Mail Address: Cell: MIXED USE PROJECT PLAN (MUP) Application Page 97 of 834 PROJECT NAME: Metro South If this project is located in a PUD or it has a Conditional Use or a Variance approved, please indicate thePUDnameand/orCU orVariance Application Request # Resolution #: SECTION/TOWNSHIP/RANGE:11 /50 /25 PROPERTY I.D.#:61841800000 SUBDIVISION NAME: 504400 - N G & T C L F UNIT 2_ UNIT: BLOCK: LOT: LOCATION OF SUBJECT PROPERTY (proximity to closest major intersection or road): SE of Tamiami Trail E and Bayshore Drive Current Zoning Designation: C-3 GTZO-MXD & MH-BZO-R1 Total Area of Project: 0.64 AC #Units:8 Type of Development Proposed: Mixed Use Density:12 UA Non- Residential Sq Ft:  Zoning Land Use N ROW Tamiami Trail S MH Mobile Home E MH Mobile Home W C-4 Commercial THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER LISTED BELOW W/COVER SHEETS ATTACHED TO EACH SECTION.*NOTE: INCOMPLETE SUMBITTALS WILL NOT BE ACCEPTED OR PROCESSED. REQUIREMENTS Submitted Cover letter briefly explaining project ݲ Completed Application ݲ Pre-Application meeting notes Conceptual site plan 24”x 36”drawn to scale ݲ Conceptual site plan 8 ½”x 11”ݲ Addressing Checklist ݲ Owner/Agent Affidavit ݲ Property Owner Disclosure form ݲ Warranty Deeds ݲ Electronic version of all plans and documents ݲ School Impact Analysis Application - residential projects only (download the SchoolImpact Analysis Applicationfrom website) ݲ PROPERTY INFORMATION ADJACENT ZONING AND LAND USE ݲ Page 98 of 834 *The completed application, all required submittal materials, and fees shall be submitted to: Growth Management Community Development Department | GMD Portal: https://cvportal.colliercountyfl.gov/cityviewweb Questions?Email:GMDclientservices@colliercountyfl.gov SignatureofPetitioneror Agent Required: List all registered Home Owner / Civic Association(s) that could be affected by this petition and located within 1,000 feet of the subject property.Provide additional sheets if necessary. Information can be found on the Civic Associations and Communities page on the Board of County Commissioner’s website. Please use the current mailing addresses for each association as registered by the Florida Department of State, Division of Corporations. Name of Homeowner /Civic Association: Bayshore CRA Mailing Address: 3299 Tamiami Trail E Suite 103 City:Naples State:FL ZIP:34112 Name of Homeowner / Civic Association: Mailing Address:City:State:ZIP: Name of Homeowner / Civic Association: Mailing Address: City:State:ZIP: Name of Homeowner / Civic Association: Mailing Address: City:State:ZIP: Name of Homeowner / Civic Association: Mailing Address: City:State:ZIP: All fees are collected at the time of application. Property Notification Letters, ifrequired by The Land Development Code, will be invoiced after the petition is heard by the Board of County Commissioners. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee. %UDQGRQ7&RSSHU  Printednamedofsigningparty Date ASSOCIATIONS Page 99 of 834 Page 100 of 834 Page 101 of 834 Page 102 of 834 Page 103 of 834 Page 104 of 834 Page 105 of 834 Page 106 of 834 Page 107 of 834 Page 108 of 834 Page 109 of 834 Page 110 of 834 Page 111 of 834 Page 112 of 834 Page 113 of 834 Page 114 of 834 Page 115 of 834 Page 116 of 834 Page 117 of 834 Page 118 of 834 Page 119 of 834 Page 120 of 834 Page 121 of 834 Page 122 of 834 Page 123 of 834 Page 124 of 834 PROPOSEDBUILDING4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 Company Cert. of Authorization No. 00009496SHEET TITLE:PROJECT:REVISIONS:CLIENT:DATEREV.DESCRIPTIONSITE LOCATION MAPPROJECT NO.:22-0080SHEET NO:SCALE:03/08/2023 REVISED PER CC RAISCALE VALID AT 24X36JEFF L. DAVIDSON, P.E NO. 47161LEE A. DAVIDSON, P.E. NO. 90969ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400ND&D RETIREMENT TRUST LLC1100 RAINBOW DRNAPLES, FL 3410410/24/2023REVISED PER CC RAI DATEDJUNE 26,202303/04/2024REVISED PER CC RAI DATEDFEBRUARY 22,2024LEGENDGENERAL NOTES:BUILDING SETBACKSPLANNING NOTES:CONCEPT PLAN1" = 10'ADJACENT ZONING AND LAND USENOTE: NOT FOR CONSTRUCTIONMETRO SOUTHPage 125 of 834 CONCEPTUAL SITE PLANSHEET NO:4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496REVISIONSDATE:REV.DESCRIPTIONSCALE:METRO SOUTHMIXED USE PROJECT1" = 40'BUILDING SETBACKSPLANNING NOTES:LEGENDPage 126 of 834 Addressing Checklist (Rev ϭϬ/2022)Page 1 of 1 Operations & Regulatory Management Division Ɣ1RUWK+RUVHVKRH'ULYHƔ1DSOHV)/Ɣ-- www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items ŵĂƌŬĞĚǁŝƚŚ;ΎͿare 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: -ΎLOCATION 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 ΎFOLIO (Property ID) Number(s)of subject property or properties. [Attach list if necessary] ΎLEGAL 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####] 61841800000 See attached page 3010 TAMIAMI TRL E NAPLES FL 34112 3010 Tamiami Trl E Metro South N/A PL20220006451 Page 127 of 834 Legal Description: N G + T C L F NO 2 11 50 25 PART OF LOT 122 DESC AS FOLL: COMM INTERSEC E LINE LOT 122 + SWLY R/W US 41, NWLY 250FT TO POB, SWLY 200FT, NWLY 46FT TO W LINE LOT 122, N 255.13FT+- TO SLY R/W US 41, SELY ALG R/W 215FT+- TO POB Page 128 of 834 Page 129 of 834 Page 130 of 834 Page 131 of 834 Page 132 of 834 Page 133 of 834 Page 134 of 834 Page 135 of 834 [] [] [] [] [[]]]]]] [[[[[]]]]] 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:Metro South –Mixed Use Project Municipality:Collier County Parcel ID#: (attach separate sheet for multiple parcels): 61841800000 Location/Address of subject property: 3010 Tamiami Trail E, Naples, FL 34112 (Attach location map) Closest Major Intersection: Tamiami Trail & Bayshore Drive II. Ownership/Agent Information: Owner/Contract Purchaser Name(s): D&D RETIREMENT TRUST LLC Agent/Contact Person: Brandon T. Copper, EI - Project Manager, Davidson Engineering, Inc. (Please note that if agent or contact information is completed the District will forward all information to that person) Mailing address: _4365 Radio Road, Suite 201, Naples, FL 34104 Telephone#:239-434-6060 Fax: Email Brandon@DavidsonEngineering.com I hereby certify the statements and/or information contained in this application with any attachments submitted III.Development Information 09/1/2024 Date Project Data (Unit Types defined on page 2 of application) Current Land Use Designation:Commercial Proposed Land Use Designation:Mixed Use Current Zoning:C-3-GTZO-MXD / MH-BZO-R1 Proposed Zoning:No change proposed. Project Acreage:0.64 Unit Type:SF MF MH C G Total Units Currently Allowed by Type: Total Units Proposed by Type:8 Is this a phased project: Yes or No If yes, please complete page 2 of this application. Date/time stamp: 09/13/2024 herewith are true and correct to the best of my knowledge. Owner or Authorized Agent Signature Page 136 of 834 Project not to be phased. 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 Page 137 of 834 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 Page 138 of 834 Legal Description: N G + T C L F NO 2 11 50 25 PART OF LOT 122 DESC AS FOLL: COMM INTERSEC E LINE LOT 122 + SWLY R/W US 41, NWLY 250FT TO POB, SWLY 200FT, NWLY 46FT TO W LINE LOT 122, N 255.13FT+- TO SLY R/W US 41, SELY ALG R/W 215FT+- TO POB Page 139 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigningE xcellence Civil Engineering • Planning • Permitting Narrative and Evaluation Criteria for Mixed Use Project 3010 Tamiami Trail PL20220006931 – 4 th Review This Mixed Use Project Application aims to allow for the development of 8 residential units and ϭ͕ϯϰϱ additional square feet of commercial space on 0.64 acres of land located at 3010 Tamiami Trail E. There is an existing office development on the site that will be retained, as permitted in PRCS2022084192101 and updated through SDPi PL20220006451 which is 2,5ϭ5 square feet in size. The below section details the criteria for Mixed Use Project Approval and how this development will comply with these criteria: x No less than 60 percent of all commercial uses within a mixed use project shall provide retail, office and personal service uses to serve the needs of the subject project and surrounding residential neighborhoods. Response: The only proposed commercial uses within this project include office and personal service uses to serve the needs of the surrounding neighborhoods. x No more than 25 percent of the residential units within a mixed use project shall be on gated roadways. Residential uses shall be constructed concurrent with, or prior, to the construction of commercial uses so as to insure actual development of a mixed use project. Response: No gated roadways are proposed, and the residential use shall be constructed concurrently with the office portions of the live-work units. There is an existing commercial development on the site. x Mixed use projects shall connect to local streets, adjoining neighborhoods, and adjacent developments, regardless of land use types. A grid pattern is usually the basis for the transportation network. Whatever the pattern of the vehicular network, internal interconnections between uses shall be provided for pedestrian, bicycle, and other modes of alternate transportation. Response: Access will be provided to this site through a driveway onto Tamiami Trail. A through- road is not practical on this parcel as the adjacent street is a private roadway. x The commercial component of a mixed use project may be located internal to the project or along the boundary. If externally located, internal access roads and service access shall be provided so as not to promote strip commercial development along external collector and arterial roadways. Page 140 of 834 Response: The commercial components of this project will be along the same roadway as the residential, and in the case of the ƌĞƐŝĚĞŶƚŝĂů units, be within the same structure. No strip commercial development is proposed. x Parking lots shall be dispersed throughout the project. No one parking lot shall provide more than 40 percent of the required off-street parking. Parking garages shall have no restrictions on percentage of required parking that may be accommodated; however, commercial uses only shall be permitted on the ground floor. This requirement shall not apply to individual parcels less than five (5) acres in size. Response: The parcel is less than 5 acres in size, so this requirement does not apply. x At least 30 percent of the gross area of mixed use projects shall be devoted to usable open space, as defined in LDC section 4.02.01 B. This requirement shall not apply to individual parcels less than five (5) acres in size. Response: The parcel is less than 5 acres in size, so this requirement does not apply. The current zoning of the subject parcel is C-3 GTZO-MXD & MH-BZO-R1. The MH-BZO-R1 zoning covers 0.11 acres of the subject site, which permits 7.26 units an acre, reduced by one unit per acre due to coastal high hazard, allowing for 1 unit total, and this development would like to implement 7 additional units from the Bonus Density Pool Allocation within the Mixed Use Project application to achieve a density of 12 units an acre for 8 total units. The below will detail the qualifications for this density per the application: To qualify for up to 12 dwelling units per acre, projects shall comply with the following criteria. (The density of up to 12 dwelling units per acre is only applicable until the bonus density pool has been depleted). x The project, if located in the Bayshore Zoning Overlay District (BZO), shall be within either the Neighborhood Commercial (NC) or Waterfront (W) Subdistricts and shall be a mix of commercial and residential uses. Response: This proposed structure is not located in BZO zoning. x The project, if located in the Gateway Triangle Zoning Overlay Mixed Use District (GTZO-MXD), shall be a mix of commercial and residential uses. Response: The proposed project includes a pre-existing commercial structure housing a C-3 business, and will add a mixed use structure with a commercial first floor and 8 dwellings on the upper floors. x Base density shall be as per the underlying zoning district. Response: The base density is 0 within the commercial C-3 zoning and 7.26 units/acre within the approximate 0.11 acres within the MH-BZO-R1 zoning, reduced by 1 unit per acre due to coastal high hazard area, which permits 1 units to be developed on this property. 7 units are requested from the Bonus Density Pool Allocation, increasing the density to 12 units per acre for a total allowance of 8 units on the property. Page 141 of 834 x For proposed projects outside the Coastal High Hazard Area (CHHA) are in addition to the eligible density bonus. Response: Project is within the CHHA. x For proposed projects within the CHHA, only the Affordable Housing Density Bonus is allowed in addition to the eligible bonus density units. Response: No additional bonus density units are requested beyond the Bonus Density Pool Allocation as allowed per the MUP application. x For projects located in the Gateway Triangle Zoning Overlay Mixed Use District (GTZO-MXD) the properties must be lying south of Davis Boulevard and west of Airport-Pulling Road. Response: The project is South of Davis Boulevard and West of Airport-Pulling Road. x The project shall comply with the standards for mixed use development set forth in the Gateway Triangle Zoning Overlay Mixed Use Overlay District (GTZO-MXD) or the Bayshore Zoning Overlay District (BZO). Response: The project shall comply with the standards for mixed use development set forth in the Gateway Triangle Zoning Overlay Mixed Use Overlay District (GTZO-MXD). x For projects that do not comply with the requirements for this density increase, their density is limited to that allowed by the Density Rating System and application FLUE Policies. Response: The project complies with the requirements for the density increase permitted through the Bonus Density Pool Allocation as per the MUP application. Page 142 of 834 4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com D esigningE xcellence Civil Engineering • Planning • Permitting Trafficc Impactt Studyy Tamiami Trl E (3010) 3010 Tamiami Trl E 3010 Naples, FL 34112 Collier County PREPARED BY: Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, Florida 34104 Methodology Meeting Review Fee: $500 TIS Small Scale Review Fee: $0 Updated: September 11, 2024 November 10, 2022 _________________________________________________ Jeff Davidson, P.E. License No. 47161 Company ID No. 9496 dŚŝƐŝƚĞŵŚĂƐďĞĞŶĞůĞĐƚƌŽŶŝĐĂůůLJƐŝŐŶĞĚ ĂŶĚƐĞĂůĞĚďLJ:ĞĨĨ>͘ĂǀŝĚƐŽŶW͘͘ƵƐŝŶŐĂ ^,ͲϭĂƵƚŚĞŶƚŝĐĂƚŝŽŶĐŽĚĞ͘ WƌŝŶƚĞĚĐŽƉŝĞƐŽĨƚŚŝƐĚŽĐƵŵĞŶƚĂƌĞŶŽƚ ĐŽŶƐŝĚĞƌĞĚƐŝŐŶĞĚĂŶĚƐĞĂůĞĚĂŶĚƚŚĞ ^,ͲϭĂƵƚŚĞŶƚŝĐĂƚŝŽŶĐŽĚĞŵƵƐƚďĞ ǀĞƌŝĨŝĞĚŽŶĂŶLJĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐ͘ Digitally signed by Jeffrey L Davidson, P.E. Date: 2024.09.19 10:15:19 -04'00' Page 143 of 834 TTablee off Contentss Introduction and Methodology..................................................................................................................................1 Proposed Improvements............................................................................................................................................2 Site Access and Build-out Year...................................................................................................................................2 Trip Generation ..........................................................................................................................................................2 Trip Distribution and Assignment..............................................................................................................................4 Background Traffic......................................................................................................................................................4 Existing and Future Roadway Network......................................................................................................................5 Project Impacts to Area Roadway Network – Roadway Link Analysis.......................................................................5 Significance Test.........................................................................................................................................................6 Concurrency Analysis..................................................................................................................................................6 Operational and Turn Lane Analysis...........................................................................................................................7 TCEA Analysis..............................................................................................................................................................7 Conclusion..................................................................................................................................................................7 Appendix A: Project Site Plan Appendix B: Trip Distribution Map Appendix C: 2023 CC AUIR Reference Page 144 of 834 1 IIntroductionn andd Methodologyy This traffic impact statement is prepared to meet the Introductionn andd Methodologyy This traffic impact statement is prepared to meet the MUW application requirements for the proposed 3010 Tamiami Trl E Development. The subject property proposes the addition of a mixed-use building to an existing developed ±.64-acre property on 3010 Tamiami Trl E., Naples, Florida. The site is zoned C-3-GTZO-MXD and MH- BZO-R1. Refer to Figure 1 below for the project location and Appendix A for a proposed site plan. The 3010 Tamiami Trl E Development will conduct a “Small Scale Study” TIS as it adheres to all the criteria in the Collier County Guidelines for such. The analysis is based on the available Land Use categories provided in the 11th Edition of the ITE Trip Generation Manual and provides the highest and best use scenario with respect to the project’s proposed trip generation. Background traffic is extracted from the 2023 Collier County’s historical Annual Update and Inventory Reports (AUIR). requirements for the proposed 3010 Tamiami Trl E Development. The subject property proposes the addition of a mixed-use building to an existing developed ±.64-acre property on 3010 Tamiami Trl E., Naples, Florida. The site is zoned C-3-GTZO-MXD and MH- BZO-R1. Refer to Figure 1 below for the project location and Appendix A for a proposed site plan. The 3010 Tamiami Trl E Development will conduct a “Small Scale Study” TIS as it adheres to all the criteria in the Collier County Guidelines for such. The analysis is based on the available Land Use categories provided in the 11th Edition of the ITE Trip Generation Manual and provides the highest and best use scenario with respect to the project’s proposed trip generation. Background traffic is extracted from the 2023 Collier County’s historical Annual Update and Inventory Reports (AUIR). Figure 1: Project Location Page 145 of 834 2 PProposed Improvements The 3010 Tamiami Trl E Development proposes one mixed-used multi-story building comprised of 8 residential units and 1,345 sf of ground floor commercial space. Additionally, the project proposes to update the existing parking lot, the existing stormwater management system, and utilities. The existing ±2,515 sf real estate building will remain in place. Table 1 details the land use code and units for the proposed development. Table 1: Existing/ New Trip Generation for Proposed Conditions Development ITE Land Use ITE Land Use Code Size Proposed Residential LUC 221 - Multifamily (Mid-Rise) 221 8 Units Proposed Commercial LUC 712- Small Office 712 1,345 SF Existing Commercial LUC 712- Small Office 712 2,515 SF Sitee Accesss andd Build-outt Yearr No new site access driveways are proposed for the development. The site shall be accessed by the existing connection onto Tamiami Trl E. Minor modifications may be implemented to the existing driveway connection. The projected operational year is 2025. Tripp Generationn Trip generation rates are per the Institute of Transportation Engineers publication, Trip Generation Manual, 11th Edition. The Land Use Category and associated criteria used to analyze the existing and new project trips were determined previously in Table 1 above. Data is based on the highest peak hour trip generation of the adjacent street traffic. Tables 2-4 illustrate the existing, proposed, and total trips generated by the subject property. Table 2: Existing Site Trip Generation ITE Land Use Time Period Equation Calculated Traffic Entering Exiting Small Office Building (712) 2,515 SF Weekday Average Rate = 14.39 per 1000 sf 36 18 (50%) 18 (50%) A.M. Peak Hour (Adjacent) Average Rate = 1.67 per 1000 sf 4 3 (82%) 1 (18%) P.M. Peak Hour (Adjacent) Average Rate = 2.16 per 1000 sf 6 2 (34%) 4 (66%) * Calculated and distributed trips rounded to the nearest whole number. Page 146 of 834 3 Table 3: Proposed Site Trip Generation * Calculated and distributed trips rounded to the nearest whole number. Table 4: Total Site Trip Generation Total Time Period Calculated Traffic Entering Exiting Weekday 91 46 45 A.M. Peak Hour (Adjacent) 9 6 3 P.M. Peak Hour (Adjacent) 12 5 7 * Calculated and distributed trips rounded to the nearest whole number; any total differences are due to rounding. **Total entering/exiting trip distribution follows the trip distribution of the highest trip generator. ITE Land Use Time Period Equation Calculated Traffic Entering Exiting Multifamily Housing (Mid-Rise) (221) 8 Dwelling Units Weekday Average Rate = 4.54 per Dwelling Unit 36 18 (50%) 18 (50%) A.M. Peak Hour (Adjacent) Average Rate = .37 per Dwelling Unit 3 1 (23%) 2 (77%) P.M. Peak Hour (Adjacent) Average Rate = .39 per Dwelling Unit 3 2 (61%) 1 (39%) Small Office Building (712) ϭ͕ϯϰϱ SF Weekday Average Rate = 14.39 per 1000 sf 19 10 (50%) 9 (50%) A.M. Peak Hour (Adjacent) Average Rate = 1.67 per 1000 sf 2 2 (82%) 0 (18%) P.M. Peak Hour (Adjacent) Average Rate = 2.16 per 1000 sf 3 1 (34%) 2 (66%) Page 147 of 834 4 TTrip Distribution and Assignment The traffic generated by the proposed development is assigned to the nearest local roadway and concurrency links using basic knowledge of the surrounding area and the 2023 Collier County AUIR data. Per Coillier County TIS guidelines, significantly impacted roadways are identified based on the proposed projects highest PM peak hour trip generation of the adjacent street traffic. Per 2023 Collier County AUIR, the peak direction along Tamiami Trail East (Link 91.0) is eastbound. The trips accounted for are representative of the total trips for the proposed and existing development. The site generated trip distribution is shown in Table 5 and is graphically depicted in Appendix B. Table 5: Project Traffic Distribution for Weekday Peak Hour, Peak Direction Total Trips East Toward Airport Road West Toward Davis Blvd VPH VPH*% Split VPH*% Split AM Peak Hour Enter 6 4 60 2 40 Exit 3 2 60 1 40 PM Peak Hour Enter 5 3 60 2 40 Exit 7 4 60 3 40 * Trips distributed are rounded up to nearest whole number. Backgroundd Trafficc The background traffic is conservatively evaluated, the historical growth rate shows the following over the last five years: Per the Growth Rate Calculations provided by Collier County in the AUIR a minimum average growth rate of 2.00% is used to determine the projects expected traffic two years after the 2025 build-out; refer to Table 4. Table 3: Background Traffic without Project (2027) Roadway Link Roadway Link Direction 2023 AUIR Peak Hr, Peak Dir Volume Projected Traffic 2.0% Growth Rate 2027 Projected Peak Hr, Peak Dir Background Total Volume w/out Project 2024 2025 2026 Tamiami Trail East (ID# 91.0) Davis Blvd. to Airport Road 1,700 1,734 1,769 1,804 1,840 Page 148 of 834 5 EExisting and Future Roadway Network The existing roadway conditions are also extracted from the 2023 AUIR. The 2027 roadway conditions are based on the current Collier County Growth Management Division Five Year Work Program. Based on the roadway’s current level of service (LOS) and remaining capacity, the LOS is anticipated to remain the same through 2027. The existing and future roadway conditions are illustrated in Table 5. Table 4: Existing and Future Roadway Conditions Roadway Link Roadway Link Location Exist. Roadway Existing LOS Exist. Peak Dir, Peak Hr Service Volume Min. LOS Standard Future 2027 Roadway Tamiami Trail East (ID# 91.0) Davis Blvd. to Airport Rd.6D C 2,900 E 6D Projectt Impactss too Areaa Roadwayy Networkk –– Roadwayy Linkk Analysiss Collier County’s Transportation Planning Services department developed Level of Service (LOS) volumes for all major roadway links; these were evaluated to determine the project’s impact on the roadway network two years after build-out, 2027. Table 6 illustrates the LOS impacts of the project on the roadway network closest to. Table 5: Roadway Link LOS -- With and Without the Project in the Year 2027 Roadway Link CC AUIR Link ID # Roadway Link Location 2027 PH, PD Service Volume 2027 PH, PD Volume w/out Project 2027 PH, PD Volume w/Project Remaining PH, PD Service Volume Capacity w/Project % Service Volume Impacted by Project Min LOS exceeded with Project? Yes/No Tamiami Trail East 91.0 Davis Blvd. to Airport Road 2,900 1,840 1,844 1,056 .14% No Table Note- PH, PD = Peak Hour, Peak Direction for PM Peak Exiting. Based on the TIS criterion, this project does not create any significant or adverse impacts to the area’s roadway network, two years after the projected build out year. Page 149 of 834 6 SSignificance Test As shown below in Table 7 the adjacent concurrency link is not found to be significantly impacted on US 41 during the PM Peak Hour traffic. The traffic generated by the proposed development will have a maximum of only a 0.14% PM Peak Directional (Eastbound) impact on US 41. As such, additional concurrency segments do not require analysis under the 2%-2%-3% review criteria. Table 6: PM Peak Hour, Peak Direction Significance Test Link Roadway Lanes Existing LOS 2023 Service Volume Network Peak Direction PM Peak Hour Site Trips % Impact 91.0 US 41 6D C 2,900 EB 4 .14% Concurrencyy Analysiss The projected operational year is 2025. Per the Collier County TIS guidelines, site plan applications with build-out horizon two years or less are to provide a concurrency analysis based on AUIR. So, Table 8 and 9, below, calculate the anticipated plus project trip volume for Link 91.0. Table 7: 2023 AUIR Traffic Volume (Based on Collier County 2023 AUIR Data) Link Roadway Pk Hr, Pk Dir Service Volume PK Hr, Pk Dir Volume Total Trip Bank 2023 PK Hr, Pk Dir. Vol + Trip Bank 91.0 US 41 2,900 1,700 (EB) 200 1,900 Table 8: PM Peak Hour, Peak Direction LOS Link Concurrency Analysis Link From Peak Hour, Peak Direction Traffic Service Capacity* Within Capacity? 2023 Pk Hr, PK DIR. + Trip Bank Project Traffic 2023 Volume (AUIR + TB+ Project) 91.0 US 41 1,900 (EB) 1,904 2,900 Yes *No capacity improvements are shown in the County’s 5-year CIE for Concurrency link 91.0. Based on the Level of Service link analysis, this project does not create any significant or adverse impacts to the roadway network during theprojected 2025 PM peak hour, peak direction traffic volume. Therefore, no additional concurrency analysis is required. Page 150 of 834 7 OOperational and Turn Lane Analysis The 3010 Tamiami Trl E Development is proposing minor updates to the existing driveway located along Tamiami Trl E., a public six-lane divided right-of-way. Being that Tamiami Trl E is a FDOT ROW the project will abide by the turn lane requirements set by the FDOT. In accordance with the guidelines set forth by the FDOT Access Management Guidebook, the subject property does not warrant any turn lanes given the proposed number of trips (12 PM peak hour two-way trips) and the existing site constraints.Site plans, and TIS will be provided to FDOT for permit review and approval. TCEAA Analysiss In accordance with Policy 5.5 of the Collier County Growth Management Transportation Element the subject property shall provide the following Transportation Demand strategies to obtain exemption from the stipulated concurrency requirements: A) Preferential carpool parking B) Telecommuting via the proposed offices at the ground floor of the development, and/or at the existing office building. C) Bicycle and pedestrian facilities D) The inclusion of residential units as a portion of the project Assuming the above TDM strategies are implemented accordingly, no future payments or improvements are required for the subject property. Conclusionn The proposed development creates an increase in the AM/PM peak hour trips due to the proposed use; however, this project will not cause adverse effects to the surrounding roadway network. TDM strategies have been implemented to abide by the policies outlined in the Transportation Element of the GMP. Page 151 of 834 Appendix A Project Site Plan Page 152 of 834 PROPOSEDBUILDING4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 Company Cert. of Authorization No. 00009496SHEET TITLE:PROJECT:REVISIONS:CLIENT:DATEREV.DESCRIPTIONTAMIAMI TRAIL EAST (3010)SITE LOCATION MAPPROJECT NO.:22-0080SHEET NO:SCALE:03/08/2023 REVISED PER CC RAISCALE VALID AT 24X36JEFF L. DAVIDSON, P.E NO. 47161LEE A. DAVIDSON, P.E. NO. 90969ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400ND&D RETIREMENT TRUST LLC1100 RAINBOW DRNAPLES, FL 3410410/24/2023REVISED PER CC RAI DATEDJUNE 26,202303/04/2024REVISED PER CC RAI DATEDFEBRUARY 22,2024LEGENDGENERAL NOTES:BUILDING SETBACKSPLANNING NOTES:CONCEPT PLANC-20.001" = 10'ADJACENT ZONING AND LAND USEPage 153 of 834 Appendix B Trip Distribution Map Page 154 of 834 SUBJECTPROPERTY(US 41) TAMIAMI TRL ETOTAL SITE TRIPSAM ENTER: 6 (67%)AM EXIT: 3 (33%)PM ENTER: 5 (42%)PM EXIT: 7 (58%)EASTBOUND (60%):AM EXIT: 2PM EXIT: 4WESTBOUND (40%):AM ENTER: 2PM ENTER: 2WESTBOUND (40%):AM EXIT: 1PM EXIT: 3BAYSHORE DR.EASTBOUND (60%):AM ENTER: 4PM ENTER: 34365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONTIS TRIP EXHIBITSCALE : 1" = 50'LEGENDEXITINGENTERINGPage 155 of 834 Appendix C 2023 CC AUIR Reference Page 156 of 834 Attachment "F"57 58 61 63 64 65 66Collier County Annual Update and Inventory Report (AUIR) Based on Adopted LOS, Trip Bank and Traffic CountsPeak20232022 Net Percent2023 2023TrafficHour 1Peak Peak Change Change2023 Counts + 2023w/TB CountsTrip BankPeak Dir Hour Hour In Volume In VolumeTotal Counts + Trip Bank Counts +L Year YearTCMA orExist Cnt. Peak Service Peak Dir Peak Dir From From Trip Trip Bank Remaining Trip Bank O Expected ExpectedID# CIE# TCEA Road# Link From To Road Sta. Std*Dir Volume Volume Volume 2022 2022 Bank Volume CapacityV/C S Deficient Deficient1 2 3 4 5 6 7 8 9 10 # 12 13 16 17 18 19 22 23 24 25 26 27 28Min41.2 6 NW-TCMA CR846 Immokalee Road Goodlette-Frank Road Airport Road 6D 625 E E 3,100 2690 2410 280 10.41% 20 2710 390 87.4% D 202942.1 6 NW-TCMA CR846 Immokalee Road Airport Road Livingston Road 6D 567 E E 3,100 2830 2820 10 0.35% 6 2836 264 91.5% D 2028 202842.2 6 NW-TCMA CR846 Immokalee Road Livingston Road I-75 6D/8D 679 E E 3,500 3020 3160 -140-4.64%56 3076 424 87.9% D 203043.1 8 CR846 Immokalee Road I-75 Logan Boulevard 6D/8D 701 E E 3,500 2590 2480 110 4.25% 505 3095 405 88.4% D 203043.2 CR846 Immokalee Road Logan Boulevard Collier Boulevard 6D 656 E E 3,200 2870 2640 230 8.01% 682 3552(352)111.0% F 2026 Existing44.0 71 CR846 Immokalee Road Collier Boulevard Wilson Boulevard 6D 674 E E 3,300 2600 2540 60 2.31% 680 3280 20 99.4% E 202445.0 71 CR846 Immokalee Road Wilson Boulevard Oil Well Road 6D 675 E E 3,300 2370 2020 350 14.77% 516 2886 414 87.5% D 203046.0 73 CR846 Immokalee RoadOil Well Road SR 29 2U 672 D E 900 580 510 70 12.07% 249 829 71 92.1% D 202647.0 66 Lake Trafford Road Carson Rd SR 29 2U 609 D E 800 480 490 -10-2.08%133 613 187 76.6% C48.0 Logan Boulevard Vanderbilt Beach Road Pine Ridge Road 2U 587 D N 1,000 590 620 -30-5.08%46 636 364 63.6% C49.0 22 EC-TCMA Logan Boulevard Pine Ridge Road Green Boulevard 4D 588 D S 1,900 1550 1520 30 1.94% 0 1550 350 81.6% D50.0 79 Logan Boulevard Immokalee Road Vanderbilt Beach Road 2U 644 D N 1,000 760 670 90 11.84% 34 794 206 79.4% D 203151.0 21 NW-TCMA CR881 Livingston Road Imperial Street Immokalee Road 6/4D 673 D N 3,000 1600 1820 -220-13.75%203 1803 1197 60.1% C52.0 57 NW-TCMA CR881 Livingston Road Immokalee Road Vanderbilt Beach Road 6D 576 E N 3,100 1740 2000-260-14.94%0 1740 1360 56.1% C53.0 58 NW-TCMA CR881 Livingston Road Vanderbilt Beach Road Pine Ridge Road 6D 575 E N 3,100 1630 1530 100 6.13% 0 1630 1470 52.6% B54.0 52 EC-TCMA CR881 Livingston Road Pine Ridge Road Golden Gate Parkway 6D 690 E N 3,100 1470 1360 110 7.48% 20 1490 1610 48.1% B55.0 53 EC-TCMA CR881 Livingston Road Golden Gate Parkway Radio Road 6D 687 E N 3,000 1760 1700 60 3.41% 23 1783 1217 59.4% C58.0 67 N. 1st Street New Market Road SR-29 (Main Street) 2U 590 D N 900 660 680 -20-3.03%24 684 216 76.0% C59.0 New Market Road Broward Street SR 29 2U 612 D E 900 750 670 80 10.67% 22 772 128 85.8% D 202861.0 36 Camp Keais Oil Well Road Immokalee Road 2U 626A D S 1,000 330 300 30 9.09% 211 541 459 54.1% B62.0 68 NW-TCMACR887 Old US 41 Lee County Line US 41 (Tamiami Trail) 2U 547 D N 1,000 1120 1200 -80-7.14%7 1127(127)112.7% F Existing Existing63.0 NW-TCMA CR896 Seagate Drive Crayton Road US 41 (Tamiami Trail) 4D 511 D E 1,700 920 960 -40-4.35%0 920 780 54.1% B64.0 14 NW-TCMA CR896 Pine Ridge Road US 41 (Tamiami Trail) Goodlette-Frank Road 6D 512 E E 2,800 2060 1970 90 4.37% 6 2066 734 73.8% C65.0 14 NW-TCMA CR896 Pine Ridge Road Goodlette-Frank Road Shirley Street 6D 514 E E 2,800 2290 2360 -70-3.06%3 2293 507 81.9% D66.0 14 NW-TCMA CR896 Pine Ridge Road Shirley Street Airport Road 6D 515 E E 2,800 3270 3060 210 6.42% 21 3291(491)117.5% F Existing Existing67.1 41 NW-TCMA CR896 Pine Ridge Road Airport Road Livingston Road 6D 526 E E 3,900 3600 3480 120 3.33% 17 3617 283 92.7% D 2028 202767.2 41 EC-TCMA CR896 Pine Ridge RoadLivingston Road I-75 6D 628 E E 3,900 2840 2800 40 1.41% 35 2875 1025 73.7% C68.0 41 EC-TCMA CR896 Pine Ridge Road I-75 Logan Boulevard 6D 600 E E 2,800 2470 2360 110 4.45% 0 2470 330 88.2% D 203069.0 15 CR856 Radio Road Airport Road Livingston Road 4D 544 D E 1,800 1050 1110 -60-5.71%57 1107 693 61.5% C70.0 15 EC-TCMA CR856 Radio Road Livingston Road Santa Barbara Boulevard 4D 527 D E 1,800 1560 1580 -20-1.28%18 1578 222 87.7% D 203071.0 16 EC-TCMA CR856 Radio Road Santa Barbara Boulevard Davis Boulevard 4D 685 D W 1,800 680 650 30 4.41% 89 769 1031 42.7% B72.0 17 CR864 Rattlesnake Hammock Road US 41 (Tamiami Trail) Charlemagne Boulevard4D516 D E 1,800 1190 1080 110 9.24% 84 1274 526 70.8% C73.0 17 TCEA(pt) CR864 Rattlesnake Hammock Road Charlemagne Boulevard County Barn Road 4D 517 D E 1,800 940920 20 2.13% 59 999 801 55.5% B74.0 17 CR864 Rattlesnake Hammock Road County Barn Road Santa Barbara Boulevard 4D 534 D E 1,900 900 840 60 6.67% 74 974 926 51.3% B75.0 77 CR864 Rattlesnake Hammock Road Santa Barbara Boulevard Collier Boulevard 6D 518 E W 2,900 720 770 -50-6.94%157 877 2023 30.2% B76.0 56 EC-TCMA Santa Barbara Boulevard Green Boulevard Golden Gate Parkway 4D 529 D N 2,100 1570 1530 40 2.55% 14 1584 516 75.4% C77.0 56 EC-TCMA Santa Barbara Boulevard Golden Gate Parkway Radio Road 6D 528 E N 3,100 2100 2060 40 1.90% 52 2152 948 69.4% C78.0 56 EC-TCMA Santa Barbara Boulevard Radio Road Davis Boulevard 6D 537 E N 3,100 1720 1560 160 9.30% 226 1946 1154 62.8% C79.0 Santa Barbara Boulevard Davis Boulevard Rattlesnake-Hammock Road 6D 702 E S 3,100 1010 1000 10 0.99% 319 1329 1771 42.9% B80.0SR29 SR 29US 41 (Tamiami Trail) CR 837 (Janes Scenic Dr) 2U 615A D N 900 160 170 -10-6.25%0 160 740 17.8% B81.0 SR29 SR 29 CR 837 (Janes Scenic Dr) I-75 2U 615A D N 900 160 170 -10-6.25%0 160 740 17.8% B82.0 SR29 SR 29 I-75 Oil Well Road 2U 615A D N 900 160 170 -10-6.25%67 227 673 25.2% B83.0 SR29 SR 29 Oil Well Road CR 29A South 2U 665A D N 900 530 480 50 9.43% 118 648 252 72.0% C84.0 SR29 SR 29 CR 29A South 9th Street 4D 664 D W 1,700 560 610 -50-8.93%201 761 939 44.8% B85.0 SR29 SR 29 9th Street CR 29A North 2U 663 D S 900 690 660 30 4.35% 146 836 64 92.9% D 202886.0 SR29 SR 29 CR 29A North SR 82 2U 663 D S 900 690 660 30 4.35% 68 758142 84.2% D 203387.0 SR29 SR 29 Hendry County Line SR 82 2U 591A D S800300 300 0 0.00% 10 310 490 38.8% B88.0 SR82 SR 82 Lee County Line SR 29 2U 661A D S800950 958 -8-0.84%55 1005(205)125.6% F Existing Existing91.0 43 TCEA US41 Tamiami Trail East Davis Boulevard Airport Road 6D 545 E E2,9001700 1730 -30-1.76%200 1900 1000 65.5% CDRAFT - MASTER Attachment F-2023 (072823)1291.043TCEAUS41Tamiami Trail EastDavis BoulevardAirport Road6D545EE2,90017001730-30-1.76%2001900100065.5%CPage 157 of 834 3299 Tamiami Trail E, Unit 103, Naples, Florida 34112 Phone: 239-252-8844- www.bayshorecra.com Bayshore Gateway Triangle Local Redevelopment Advisory Board Collier County Community Redevelopment Agency (CRA) AGENDA Hybrid Virtual Zoom Regular Meeting 4870 Bayshore Drive FGCU Buehler Auditorium July 9, 2024 6:00 PM Chairwoman Karen Beatty Maurice Gutierrez, Kristin Hood, Steve Rigsbee, Sam Saad, Jr., Al Schantzen, Michael Sherman, James Talano, Vacant 1. Meeting Called to Order 2. Roll Call 3. Invocation & Pledge of Allegiance 4. Introduction of New Assistant CRA Director, Christie Betancourt 5. Adoption of the Agenda Action Item 6. Public to be Heard (Non-Agenda Items) 7. Consent Agenda (Attachment 1) Action Item a. June 4, Meeting Minutes b. Financials 8. Community and Staff Presentations: a. Public Safety Report by Sheriff’s Office b. Connecticut/Shadowlawn Development – Mike Whalen (Attachment 2) c. 3010 Tamiami Trail E (Attachment 3) d. Development Report by Laura DeJohn, Johnson Engineering (Attachment 4) 9. Old Business 10. New Business a. Bonnie Hawley Advisory Board Application (Attachment 5) 11. Advisory Board and General Communications a. Code Enforcement (Attachment 6) b. Public Comments c. Correspondence d. CRA Staff i. Joint Workshop Presentation Discussion ii. Christmas Decorations Update iii. Projects Report (Attachment 7) e. Advisory Board i. Shadowlawn Corridor Presentation, Kristin Hood (Attachment 8) Page 158 of 834 3299 Tamiami Trail E, Unit 103, Naples, Florida 34112 Phone: 239-252-8844- www.bayshorecra.com 12. Next Meeting a. BCC/CRA/MSTU Joint Workshop 7/23/24 TBD b. October 1, 2024 @ 6 p.m. 13. Adjournment Page 159 of 834 1 June 4, 2024, Meeting Minutes BAYSHORE/GATEWAY TRIANGLE LOCAL REDEVELOPMENT ADVISORY BOARD COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY (CRA) MINUTES OF THE JUNE 4, 2024, MEETING The meeting of the Bayshore/Gateway Triangle Local Redevelopment Advisory Board (CRA) was called to order by Chairwomen, Karen Beatty, at 6:03 p.m. I.Meeting Called to Order: Meeting called to order by Karen Beatty. II.Invocation & Pledge of Allegiance III.Roll Call: Advisory Board Members Present: Karen Beatty, Maurice Gutierrez, Al Schantzen, Kristin Hood, Kathi Kilburn, Mike Sherman, James Talano, Sam Saad and Steve Rigsbee. IV. Adoption of Agenda:Al Schantzen made a motion to adopt the agenda, second by Steve Rigsbee, approved unanimously. V. Public to be Heard (Non-Agenda Items)- Siobhan Cleveland owner of the Real Macaw attended to provide history to the new Director and the advisory boards of the CRA/MSTU when they approved unanimously to the commitment to pay for shipping and maintenance of the Macaw sculpture at the CRA Parking lot and with all of the community’s support as well as how long this has been put on hold for. VI. Approval of Consent Agenda:Al Schantzen made a motion to approve the consent agenda, second by Kristin Hood, approved unanimously. VII. Community and Staff Presentations: a.Public Safety Report by Sheriff’s Office – Collier County Sherriff Department – Follow Ups- Sgt Tuff reported on June 12 there will be agencies reaching out to the unhoused population to offer assistance on relocation by providing Bus Tickets out of town, available housing placement and other assistance programs by homeless coalition, he requested to be notified of locations where transients are hanging out. Ms. Garcia will provide the locations on a spreadsheet if community members email the locations to Ms. Garcia. b.Development Report -Laura DeJohn will keep updating the Columbia Sussex Project on Palm and Frederick and also 3010 Tamiami Trail E. - also Shadowlawn/Connecticut Project PL20230013981 requested to come and present their project in front of the CRA Advisory Board so discussion ensued to approve having a July 9th meeting and take August and September off since they need to have the BCC Joint Workshop on July 23 anyway. The consensus of the board approved the /ƚĞŵϳĂͲƚƚĂĐŚŵĞŶƚϭ Page 160 of 834 2 suggestion. Sam Saad wanted to update the Metropolitan Naples project that they will not be putting signage as previously requested on the planning projects list. VIII. Old Business IX. New Business a. Crosswalks Update- Tami Scott provided the update on Crosswalks, explained criteria, wants to ask for recommended locations, and asked for volunteers to do a pedestrian count prior to paying a consultant. Ms. Garcia suggested getting a laser pedestrian counter that is sold on the internet and installing it at a location with heavy pedestrian traffic, Laura DeJohn recommended using Blue Zones because they have those pedestrian counters, and they would probably partner with CRA staff to do the count. Ms. Scott said she would reach out to Blue Zones and find out if they would partner and provide the counter. X. Advisory Board and General Communications a. Code Enforcement- John Johnson – Collier County Code Enforcement- John Johnson asked if anyone had any questions, there was contentious language on a flagpole on a residential property that did not have a permit but the language used to hang on the flag pole is allowed to be used under free speech, but the unpermitted flag pole was removed. Al Schantzen asked if he wanted to update everyone on the new staff Code received. Mr. Johnson updated that DAS Investigators, Contractor Licensing is all under Code Enforcement now but that his team is still understaffed. b. Correspondence c. CRA Staff - Tami Scott updated the 17 acre project and provided the timeline of bidding out for construction. Al Schantzen was confused and didn’t remember selecting all of the materials for the boardwalk, Ms. Scott reminded the board that all the materials will be on an add alternates list and she will bring back the project after the contractor is selected and provide the list of materials with prices and allow the board to choose all of their materials except for the pilings. d.Advisory Board Comments XI. Next Meeting:July 9, 2024; 6:00 p.m. XII. Adjournment:Meeting adjourned at 8:00 p.m. _______________________________________ Chair, Karen Beatty Page 161 of 834 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 113,969.75469,870.90Ͳ 355,901.15 1020000000BAYSHORE/GATEWAYTRIANGLEREDEVELOP 113,969.75 469,870.90Ͳ 355,901.15 REVENUESubTotal 3,835,700.00Ͳ 3,852,426.00Ͳ 3,624,438.66Ͳ 227,987.34Ͳ REVENUEͲOPERATINGSubͲTotal 20,000.00Ͳ 20,000.00Ͳ 40,338.66Ͳ 20,338.66 361170OVERNIGHTINTEREST 30,661.43Ͳ 30,661.43 361180INVESTMENTINTEREST 20,000.00Ͳ 20,000.00Ͳ 9,677.23Ͳ 10,322.77Ͳ CONTRIBUTIONANDTRANSFERSSubͲTotal 3,815,700.00Ͳ 3,832,426.00Ͳ 3,584,100.00Ͳ 248,326.00Ͳ 410001TRANSFERFROM0001GENERALFUND 2,920,500.00Ͳ 2,920,500.00Ͳ 2,920,500.00Ͳ 411011TRANSFERFROM1011UNINCAREAMSTDGENERAL 663,600.00Ͳ 663,600.00Ͳ 663,600.00Ͳ 487999REIMBURSEMENTINTERDEPARTMENTAL 232,600.00Ͳ 232,600.00Ͳ 232,600.00Ͳ 489201CARRYFORWARDOFENCUMBAMTBYADCCODE 16,726.00Ͳ 16,726.00Ͳ 489900NEGATIVE5%ESTIMATEDREVENUES 1,000.00 1,000.00 1,000.00 EXPENSESubTotal 3,835,700.00 3,852,426.00 113,969.75 3,154,567.76 583,888.49 PERSONALSERVICE 581,900.00 581,900.00 15,529.25 260,938.32 305,432.43 OPERATINGEXPENSE 543,200.00 559,926.00 98,440.50 246,129.44 215,356.06 631990OTHERPROFESSIONALFEES 762.00 762.00Ͳ 634210ITOFFICEAUTOMATIONALLOCATION 14,800.00 14,800.00 3,700 11,100.00 634970INDIRECTCOSTREIMBURSEMENT 68,400.00 68,400.00 68,400.00 634980INTERDEPTPAYMENTFORSERV 82,200.00 82,200.00 62,150.00 20,050.00 634990LANDSCAPEINCIDENTALS 13,000.00 13,000.00 1,445.88 11,554.12 634999OTHERCONTRACTUALSERVICES 88,400.00 105,126.00 76,054.00 40,461.93 11,389.93Ͳ 639967TEMPORARYLABOR 148,000.00 148,000.00 148,000.00 640300OUTOFCOUNTYTRAVELPROFESSIONALDEVEL 8,000.00 8,000.00 3,444.92 4,555.08 640410MOTORPOOLRENTALCHARGE 751.40 751.40Ͳ 641230TELEPHONEACCESSCHARGES 1,800.00 1,800.00 754.68 1,045.32 641700CELLULARTELEPHONE 2,200.00 2,200.00 1,219.30 980.70 641950POSTAGEFREIGHTANDUPS 500.00 500.00 500.00 641951POSTAGE 2,000.00 2,000.00 2,000.00 643100ELECTRICITY 3,000.00 3,000.00 917.51 582.49 1,500.00 643300TRASHANDGARBAGEDISPOSAL 1,771.94 1,771.94Ͳ 643400WATERANDSEWER 6,500.00 6,500.00 1,010.21 1,039.79 4,450.00 644620LEASEEQUIPMENT 3,500.00 3,500.00 954.84 954.84 1,590.32 645100INSURANCEGENERAL 3,500.00 3,500.00 875.00 2,625.00 645260AUTOINSURANCE 500.00 500.00 125.00 375.00 646180BUILDINGRANDMISFBILLINGS 2,000.00 2,000.00 2,000.00 646317FENCINGMAINTENANCE 3,616.04 3,616.04Ͳ 646320LANDSCAPEMATERIALS 10,000.00 10,000.00 10,000.00 646360MAINTENANCEOFGROUNDSALLOCATED 15,000.00 15,000.00 3,500.00 9,100.00 2,400.00 646430FLEETMAINTISFLABORANDOVERHEAD 200.00 200.00 128.00 72.00 646440FLEETMAINTISFPARTSANDSUBLET 36.99 36.99Ͳ 646445FLEETNONMAINTISFPARTSANDSUBLET 100.00 100.00 100.00 646970OTHEREQUIPREPAIRSANDMAINTENANCE 2,002.28 2,002.28Ͳ 647110PRINTINGANDORBINDINGOUTSIDEVENDORS 2,500.00 2,500.00 5,410.09 2,910.09Ͳ 648170MARKETINGANDPROMOTIONAL 19,500.00 19,500.00 3,400.00 16,100.00 Fund1020Bayshore/GatewayTriangle /ƚĞŵϳďͲƚƚĂĐŚŵĞŶƚϭ Page 162 of 834 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available Fund1020Bayshore/GatewayTriangle 648174REGISTRATIONFEES 1,000.00 1,000.00 1,560.00 560.00Ͳ 649030CLERKSRECORDINGFEESETC 1,000.00 1,000.00 3,494.84 2,494.84Ͳ 649100LEGALADVERTISING 4,500.00 4,500.00 1,600.00 2,900.00 649990OTHERMISCELLANEOUSSERVICES 1,000.00 1,000.00 1,000.00 651110OFFICESUPPLIESGENERAL 2,000.00 2,000.00 76.85 1,638.13 285.02 651210COPYINGCHARGES 2,600.00 2,600.00 1,029.20 2,170.80 600.00Ͳ 651910MINOROFFICEEQUIPMENT 2,000.00 2,000.00 2,000.00 651930MINOROFFICEFURNITURE 2,000.00 2,000.00 2,000.00 651950MINORDATAPROCESSINGEQUIPMENT 10,500.00 10,500.00 10,500.00 652110CLOTHINGANDUNIFORMPURCHASES 500.00 500.00 500.00 652140PERSONALSAFETYEQUIPMENT 104.24 104.24Ͳ 652210FOODOPERATINGSUPPLIES 1,500.00 1,500.00 181.98 1,318.02 652490FUELANDLUBRICANTSISFBILLINGS 1,000.00 1,000.00 356.87 643.13 652920COMPUTERSOFTWARE 3,000.00 3,000.00 3,000.00 652990OTHEROPERATINGSUPPLIES 4,500.00 4,500.00 8,591.55 14,616.48 18,708.03Ͳ 652999PAINTINGSUPPLIES 1,500.00 1,500.00 1,500.00 653710TRAFFICSIGNS 500.00 500.00 500.00 654110BOOKSPUBLICATIONSANDSUBSCRIPTIONS 500.00 500.00 6.34 473.53 20.13 654210DUESANDMEMBERSHIPS 4,000.00 4,000.00 4,000.00 654360OTHERTRAININGEDUCATIONALEXPENSES 4,000.00 4,000.00 4,000.00 CAPITALOUTLAY 33,500.00 33,500.00 33,500.00 764990OTHERMACHINERYANDEQUIPMENT 33,500.00 33,500.00 33,500.00 TRANSFERS 2,647,500.00 2,647,500.00 2,647,500.00  911021TRANSFERTO1021BAYSHORECRAPROJECTFUND 2,647,500.00 2,647,500.00 2,647,500.00  RESERVES 29,600.00 29,600.00 29,600.00 991000RESERVEFORCONTINGENCIES 29,600.00 29,600.00 29,600.00 Page 163 of 834 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 1,137,718.32 2,604,064.97Ͳ 1,466,346.65 1021000000BAYSHORECRAPROJECTFUND 1,137,718.32 2,604,064.97Ͳ 1,466,346.65 REVENUESubTotal 2,670,900.00Ͳ 14,965,653.61Ͳ2,901,083.83Ͳ 12,064,569.78Ͳ REVENUEͲOPERATINGSubͲTotal 24,600.00Ͳ 24,600.00Ͳ253,583.83Ͳ 228,983.83 361170OVERNIGHTINTEREST 198,417.51Ͳ 198,417.51 361180INVESTMENTINTEREST 24,600.00Ͳ 24,600.00Ͳ52,166.32Ͳ 27,566.32 369802REIMBURSEFORCURRENTYEAREXPENDITURES 3,000.00Ͳ 3,000.00 CONTRIBUTIONANDTRANSFERSSubͲTotal 2,646,300.00Ͳ 14,941,053.61Ͳ2,647,500.00Ͳ 12,293,553.61Ͳ 411020TRANSFERFROM1020BAYSHORE/GATEWATTRIANGLEREDEV 2,647,500.00Ͳ 2,647,500.00Ͳ2,647,500.00Ͳ 489201CARRYFORWARDOFENCUMBAMTBYADCCODE 12,294,753.61Ͳ12,294,753.61Ͳ 489900NEGATIVE5%ESTIMATEDREVENUES 1,200.00 1,200.00 1,200.00 EXPENSESubTotal 2,670,900.00 14,965,653.61 1,137,718.32 297,018.86 13,530,916.43 OPERATINGEXPENSE 720,900.00 4,098,907.13 1,028,610.21 201,968.19 2,868,328.73 631401ENGINEERINGFEESDESIGN 511,200.00 463,097.54 104,145.23 105,294.31 253,658.00 634980INTERDEPTPAYMENTFORSERV 13,728.77 13,728.77Ͳ 634999OTHERCONTRACTUALSERVICES 209,700.00 3,520,841.26 862,725.76 29,716.00 2,628,399.50 639990OTHERCONTRACTUALSERVICE 114,968.33 61,739.22 53,229.11  CAPITALOUTLAY 1,750,000.00 8,561,322.45 109,108.11 65,050.67 8,387,163.67 762200BUILDINGIMPROVEMENTS 9,230.00 9,230.00  763100IMPROVEMENTSGENERAL 1,750,000.00 8,552,092.45 109,108.11 55,820.67 8,387,163.67 GRANTSANDDEBTSERVICE 200,000.00 965,424.03 30,000.00 935,424.03 882100REMITTANCESPRIVATEORGANIZATIONS 200,000.00 450,000.00 450,000.00 884200RESIDENTIALREHAB 515,424.03 30,000.00 485,424.03 RESERVES 1,340,000.00 1,340,000.00 998900RESERVEFORPROJECTCLOSEOUT 1,340,000.00 1,340,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 196,422.50 196,422.50 50197BAYSHORECRAPROJECTFUND 196,422.50 196,422.50 EXPENSESubTotal 196,422.50 196,422.50 GRANTSANDDEBTSERVICE 196,422.50 196,422.50 884200RESIDENTIALREHAB 196,422.50 196,422.50 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 319,001.53 30,000.00 289,001.53 50198BAYSHORECRAPROJECTFUND 319,001.53 30,000.00 289,001.53 EXPENSESubTotal 319,001.53 30,000.00 289,001.53 GRANTSANDDEBTSERVICE 319,001.53 30,000.00 289,001.53 884200RESIDENTIALREHAB 319,001.53 30,000.00 289,001.53 Fund1021BayshoreCRAProjects Fund1021Project50198CommercialGrants Fund1021Project50197ResidentialGrants Page 164 of 834 Fund1021BayshoreCRAProjects Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 961,200.00 3,839,548.84 264,888.53 135,010.31 3,439,650.00 50203BAYSHORECRAPROJECTFUND 961,200.00 3,839,548.84 264,888.53 135,010.31 3,439,650.00 EXPENSESubTotal 961,200.00 3,839,548.84 264,888.53 135,010.31 3,439,650.00 OPERATINGEXPENSE 511,200.00 699,714.84 264,888.53 135,010.31 299,816.00 631401ENGINEERINGFEESDESIGN 511,200.00 463,097.54 104,145.23 105,294.31 253,658.00 634980INTERDEPTPAYMENTFORSERV    634999OTHERCONTRACTUALSERVICES 236,617.30 160,743.30 29,716.00 46,158.00 CAPITALOUTLAY 450,000.00 3,139,834.00 3,139,834.00 763100IMPROVEMENTSGENERAL 450,000.00 3,139,834.00 3,139,834.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 800,000.00 800,000.00 50204BAYSHORECRAPROJECTFUND 800,000.00 800,000.00 EXPENSESubTotal 800,000.00 800,000.00 OPERATINGEXPENSE 350,000.00 350,000.00 634999OTHERCONTRACTUALSERVICES 350,000.00 350,000.00 CAPITALOUTLAY 450,000.00 450,000.00 763100IMPROVEMENTSGENERAL 450,000.00 450,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 615,756.50 12,679.00 603,077.50 50206BAYSHORECRAPROJECTFUND 615,756.50 12,679.00 603,077.50 EXPENSESubTotal 615,756.50 12,679.00 603,077.50 OPERATINGEXPENSE 12,679.00 12,679.00  634980INTERDEPTPAYMENTFORSERV    634999OTHERCONTRACTUALSERVICES 12,679.00 12,679.00  CAPITALOUTLAY 603,077.50 603,077.50 763100IMPROVEMENTSGENERAL 603,077.50 603,077.50 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 64,586.31 64,586.31 50207BAYSHORECRAPROJECTFUND 64,586.31 64,586.31 EXPENSESubTotal 64,586.31 64,586.31 CAPITALOUTLAY 64,586.31 64,586.31 763100IMPROVEMENTSGENERAL 64,586.31 64,586.31 Fund1021Project50203Stormwater Fund1021Project50207BayshoreParkingLot Fund1021Project50206AckermanͲDells Fund1021Project50204Linwood Page 165 of 834 Fund1021BayshoreCRAProjects Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 1,000,000.00 3,714,513.97 61,739.22 63,645.48 3,589,129.27 50208BAYSHORECRAPROJECTFUND 1,000,000.00 3,714,513.97 61,739.22 63,645.48 3,589,129.27 EXPENSESubTotal 1,000,000.00 3,714,513.97 61,739.22 63,645.48 3,589,129.27 OPERATINGEXPENSE 803,275.93 61,739.22 63,645.48 677,891.23 634980INTERDEPTPAYMENTFORSERV 13,728.77 13,728.77Ͳ 634999OTHERCONTRACTUALSERVICES 691,620.00 691,620.00 639990OTHERCONTRACTUALSERVICE 111,655.93 61,739.22 49,916.71  CAPITALOUTLAY 1,000,000.00 2,911,238.04 2,911,238.04 763100IMPROVEMENTSGENERAL 1,000,000.00 2,911,238.04 2,911,238.04 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 125,000.00 125,000.00 50254BAYSHORECRAPROJECTFUND 125,000.00 125,000.00 EXPENSESubTotal 125,000.00 125,000.00 OPERATINGEXPENSE 125,000.00 125,000.00 634999OTHERCONTRACTUALSERVICES 125,000.00 125,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 200,000.00 200,000.00 50255BAYSHORECRAPROJECTFUND 200,000.00 200,000.00 EXPENSESubTotal 200,000.00 200,000.00 CAPITALOUTLAY 200,000.00 200,000.00 763100IMPROVEMENTSGENERAL 200,000.00 200,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 135,899.00 135,899.00 50256BAYSHORECRAPROJECTFUND 135,899.00 135,899.00 EXPENSESubTotal 135,899.00 135,899.00 CAPITALOUTLAY 135,899.00 135,899.00 763100IMPROVEMENTSGENERAL 135,899.00 135,899.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 509,700.00 1,009,700.00 164,070.11 54,254.39 791,375.50 50258BAYSHORECRAPROJECTFUND 509,700.00 1,009,700.00 164,070.11 54,254.39 791,375.50 EXPENSESubTotal 509,700.00 1,009,700.00 164,070.11 54,254.39 791,375.50 OPERATINGEXPENSE 209,700.00 459,700.00 77,324.50 382,375.50 634999OTHERCONTRACTUALSERVICES 209,700.00 459,700.00 77,324.50 382,375.50 CAPITALOUTLAY 300,000.00 550,000.00 86,745.61 54,254.39 409,000.00 763100IMPROVEMENTSGENERAL 300,000.00 550,000.00 86,745.61 54,254.39 409,000.00 Fund1021Project50258GeneralRdImprove Fund1021Project50256Commun.SafetyImprove Fund1021Project50255PublicArt Fund1021Project50254Commercial Fund1021Project5020817AcreSite Page 166 of 834 Fund1021BayshoreCRAProjects Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 150,000.00 150,000.00 50259BAYSHORECRAPROJECTFUND 150,000.00 150,000.00 EXPENSESubTotal 150,000.00 150,000.00 CAPITALOUTLAY 150,000.00 150,000.00 763100IMPROVEMENTSGENERAL 150,000.00 150,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 295,200.00 3,000.00Ͳ 298,200.00 50261BAYSHORECRAPROJECTFUND 295,200.00 3,000.00Ͳ 298,200.00 REVENUESubTotal 3,000.00Ͳ 3,000.00 REVENUEͲOPERATINGSubͲTotal 3,000.00Ͳ 3,000.00 369802REIMBURSEFORCURRENTYEAREXPENDITURES 3,000.00Ͳ 3,000.00 EXPENSESubTotal 295,200.00 295,200.00 OPERATINGEXPENSE 295,200.00 295,200.00 634999OTHERCONTRACTUALSERVICES 295,200.00 295,200.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 689,924.96 11,978.96 677,946.00 50262BAYSHORECRAPROJECTFUND 689,924.96 11,978.96 677,946.00 EXPENSESubTotal 689,924.96 11,978.96 677,946.00 OPERATINGEXPENSE 429,924.96 11,978.96 417,946.00 634999OTHERCONTRACTUALSERVICES 429,924.96 11,978.96 417,946.00 CAPITALOUTLAY 260,000.00 260,000.00 763100IMPROVEMENTSGENERAL 260,000.00 260,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 100,000.00 22,362.50 14,108.68 63,528.82 50263BAYSHORECRAPROJECTFUND 100,000.00 22,362.50 14,108.68 63,528.82 EXPENSESubTotal 100,000.00 22,362.50 14,108.68 63,528.82 OPERATINGEXPENSE 3,312.40 3,312.40  639990OTHERCONTRACTUALSERVICE 3,312.40 3,312.40  CAPITALOUTLAY 96,687.60 22,362.50 10,796.28 63,528.82 762200BUILDINGIMPROVEMENTS 9,230.00 9,230.00  763100IMPROVEMENTSGENERAL 87,457.60 22,362.50 1,566.28 63,528.82 Fund1021Project50261Housing Fund1021Project50259MultiͲModalImprove Fund1021Project50263CompleteStreets Fund1021Project50262NBayshoreEnhance Page 167 of 834 Fund1021BayshoreCRAProjects Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 200,000.00 1,050,000.00 600,000.00 450,000.00 50270BAYSHORECRAPROJECTFUND 200,000.00 1,050,000.00 600,000.00 450,000.00 EXPENSESubTotal 200,000.00 1,050,000.00 600,000.00 450,000.00 OPERATINGEXPENSE 600,000.00 600,000.00  634999OTHERCONTRACTUALSERVICES 600,000.00 600,000.00  CAPITALOUTLAY    763100IMPROVEMENTSGENERAL    GRANTSANDDEBTSERVICE 200,000.00 450,000.00 450,000.00 882100REMITTANCESPRIVATEORGANIZATIONS 200,000.00 450,000.00 450,000.00 Fund/CommItem BCCAdopt Budget TotAmend Budget Commitment Actual Available GrandTotalͲFund/CI 320,100.00 320,100.00 50271BAYSHORECRAPROJECTFUND 320,100.00 320,100.00 EXPENSESubTotal 320,100.00 320,100.00 OPERATINGEXPENSE 320,100.00 320,100.00 634999OTHERCONTRACTUALSERVICES 320,100.00 320,100.00 Fund1021Project50271NeighborhoodInitiative Fund1021Project50270MiniͲTriangleTIFAgreement Page 168 of 834 WMWMWMWMWMWMWMWMO-H O-H SSSSSSSSSSSSSSSSSSSSSSSSPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYPROPERTYBOUNDARYSSR30'R30'WMWMWMWMWMWMWMWMO-HO-HO-HO-HO-HO-HO-HPROPOSED DRYDETENTION AREABOTTOM EL. = 3.50'(N.A.V.D. 1988)R30'PROPOSEDPOOLBATHROOMS (BUILDING 3)PROPERTYBOUNDARY10'10'10'70'24'24'95'120'24'81'81'XXXX10'12'O-H O-H O-H FMFMFMFMFMFMFMFMR30'10.07'5'34.59'UNIT 23-STORY BUILDING(2-CAR GARAGE)UNIT 43-STORY BUILDING(2-CAR GARAGE)UNIT 63-STORY BUILDING(2-CAR GARAGE)UNIT 73-STORY BUILDING(2-CAR GARAGE)UNIT 83-STORY BUILDING(2-CAR GARAGE)UNIT 93-STORY BUILDING(2-CAR GARAGE)UNIT 13-STORY BUILDING(2-CAR GARAGE)UNIT 33-STORY BUILDING(2-CAR GARAGE)UNIT 53-STORY BUILDING(2-CAR GARAGE)PROPERTYBOUNDARY70'5.31'10'15.93'PROP. TWO (2)PICKLEBALLCOURTS60'3'8'30'8'30'10'60'6'35'6'9'5'12'53.05'5.96'18'XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX50.98' 36.09' 33.49'10'XXXXXX X X X XXXXXEXISTINGPUMP STATIONWMWMWMWMWMWMWMWMWMWMWMWMWM WM WM FM FM FM FM FM FM FM FM24'BUILDING 1BUILDING 2OFSHEETDATE BY REVISION DESCRIPTIONOWNER:PROJECT: DATE:ANDRES BORAL, PE, MBALICENSE # 80373 FBPE # 31552711 5TH AVE SOUTH, SUITE 209, NAPLES FL 34102ANDRES@BORALENGINEERING.COM(P) 239-692-0509WWW.BORALENGINEERING.COM9 SOUTHPARADISE COAST DEVELOPMENT, LLC2400 DAVIS BLVD., SUITE 101NAPLES, FL 3410422-14305/231795 SHADOWLAWN DRIVENAPLES, FL 3411291" = 20'010 20SITE DIMENSION& STRIPING PLAN41. THE APPROVAL OF THESE CONSTRUCTIONPLANS DOES NOT AUTHORIZE CONSTRUCTIONOF REQUIRED IMPROVEMENTS WHICH AREINCONSISTENT WITH EASEMENT OF RECORD.2. SIGNS WILL BE APPROVED AND PERMITTEDSEPARATELY.NOTES:CALL 48 HOURSBEFORE YOU DIGIT'S THE LAW!DIAL 811SUNSHINE STATE ONE CALL OF FLORIDA, INC.MULTI-FAMILY DWELLINGS,2 SPACES PER UNITSWIMMING POOL,1 PER 75 S.F. OF WATER AREAS FOR THEFIRST 1,000 S.F.SMALL-SCALE RECREATION FACILITY25% OF NORMAL REQ. (3 PER COURT)9 UNITS PROPOSED1,000 SF OF WATER2 PICKLEBALL COURTS9 UNITS X 2 SPACES = 18 SPACES1,000/75 X 1 SPACE = 13 SPACES2 COURTS X 3 SPACES = 6 SPACES13 SPACES + 6 SPACES = 19 SPACES19 SPACES X 0.25 = 5 SPACESREQ'D. PARKING = 23 SPACESPROP'D. PARKING = *20 SPACES (INCLUDES 1 H/C)*SEE PL20240004639 (APR)PROPOSED BUILDINGPARKING REQUIREMENTSTHREE (3) STORYBUILDING A (4 UNITS) (19,352 SF)GROUND FLOOR = 6,296 SF1ST FLOOR = 6,528 SF2ND FLOOR = 6,528 SFTHREE (3) STORYBUILDING B (5 UNITS) (24,375 SF)1ST FLOOR = 7,925 SF2ND FLOOR = 8,225 SF3RD FLOOR = 8,225 SFRESTROOMS (300 SF)NORTH (FRONT):SOUTH (FRONT):EAST (SIDE):WEST (FRONT):LANDSCAPE BUFFERSREQUIREDPROVIDED10'10'15'10'BUILDING SETBACKSREQUIREDPROVIDED10.05'10'52.93'10'10'10'7.5'10'10' TYPE D10' TYPE D15' TYPE B10' TYPE DDENSITY CALCULATIONSDENSITY IS BASED ON UNDERLYINGZONE DISTRICT (RMF-6)PER LDC 2.05.01.A:RMF-6 = 6 UNITS PER GROSS ACRE1.15 ACRES X 6 UNITS = 6.9 UNITSMAX. ALLOWED UNITS = 7 UNITSPROPOSED UNITS = 9 UNITSPRELIMINARYNOT FOR CONSTRUCTIONAndres Boral, State of Florida, Professional Engineer, License No. 80373. This item hasbeen electronically signed and sealed by Andres Boral, PE on the date indicated hereusing a SHA authentication code. Printed copies of this document are not consideredsigned and sealed and the signature must be verified on any electronic copies.Page 169 of 834 PROPOSEDBUILDING4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060 Company Cert. of Authorization No. 00009496SHEET TITLE:PROJECT:REVISIONS:CLIENT:DATEREV.DESCRIPTIONTAMIAMI TRAIL EAST (3010)SITE LOCATION MAPPROJECT NO.:22-0080SHEET NO:SCALE:03/08/2023 REVISED PER CC RAISCALE VALID AT 24X36JEFF L. DAVIDSON, P.E NO. 47161LEE A. DAVIDSON, P.E. NO. 90969ANDREW E. RATH, P.E. NO. 73996RYAN A. WHITE, P.E. NO. 67400ND&D RETIREMENT TRUST LLC1100 RAINBOW DRNAPLES, FL 3410410/24/2023REVISED PER CC RAI DATEDJUNE 26,202303/04/2024REVISED PER CC RAI DATEDFEBRUARY 22,2024LEGENDGENERAL NOTES:BUILDING SETBACKSPLANNING NOTES:CONCEPT PLANC-20.001" = 10'ADJACENT ZONING AND LAND USEPage 170 of 834 Page 1 of 15 July 2024 Development Update Please Note: Projects with *and highlight have been updated since the last report Yellow highlight indicates old project with recent activity; Blue highlight indicates new project; Red highlight indicates Live Local project Zoning Petitions 1. 2695 Francis Ave (LDBP): PL20240007240* Location: 2695 Francis Ave Owner: 24 HOLDINGS LLC Status: Pre-application meeting scheduled for 7/10/2024. Applicant requests 2 units from the Density Bonus Pool for a total of 6 units on a 0.71 acres parcel zoned RMF-6 within the Gateway Triangle Zoning Overlay Residential Sub-District (GTZO-R). The site is developed with 4 units. The Limited Density Bonus Pool Allocation (LDBPA) applicable to this site in the GTZO may allow up to two additional du/ac, subject to requirements. These requests are decided at a Hearing Examiner hearing. 2. 3164 Davis BLVD (APR): PL20240005958* Location: 3164 Davis Blvd (Stamper Automotive) Owner: Brad Thompson- Thompson Davis LLC Status: First applicant submittal on 5/8/2024. Staff issued first comment letter on 6/6/2024 requesting a narrative, justification and detail of parking reduction request. Applicant requests an Administrative Parking Reduction for an auto repair and sales business Central Auto Center, Inc. 3. Ascent – Metropolitan Naples Triangle (PDI): PL20240003081 Location: 1950 Mayfair Street (formerly 2054 Davis Blvd) Owner: Naples Triangle Dev JV PropCo LLC Status: Changed from SV to PDI. Pre-application meeting held on 5/1/2024. Request to change the Mini-Triangle MPUD to increase sign size, also considering a projecting sign, on a 15-story mixed-use building. /ƚĞŵϴĚͲƚƚĂĐŚŵĞŶƚϰ Page 171 of 834 Page 2 of 15 4. 2998 Poplar St-Dock (VA) PL20240001262 & 2998 Poplar St-Dock (BD) PL20240001265 Location: 2998 Poplar Street Owner: Steven Veneziano Jr. (per Property Appraiser records on 7/3/2024) Status: Pre-application meeting held on 2/15/2024. Applicant is seeking a variance and a boat dock extension to install a 10’x120’ floating dock. 5. 1720 Airport Rd S (ZLTR): PL20240000681 Location: 1720 Airport Road S (Murphy Bed Center at corner of Connecticut Ave) Owner: Colonial Funding Group LLC Status: First applicant submittal on 1/18/2024, pending fee payment. The applicant requests a general zoning verification letter. 6. Bayview Drive Rezone (RZ): PL20230016022 Location: 2643, 2651, 2675 & 2707 Bayview Drive Owner: 2643 & 2651 Bayview Dr: Joseph A. Buscemi 2675 Bayview Dr: Jack Hail 2707 Bayview Dr: Bloodmoney R/E Holdings LLC Status: Pre-application meeting held on 11/8/2023. See also page 10, 2707 & 2675 Bayview Drive (ZLTR): PL20230017449 Applicant requests a rezone for four (4) parcels from RSF-4-BZO-R4 to C-4-BZO-W to allow waterfront development in accordance with LDC Section 2.03.07.I. Bayshore Zoning Overlay District. Staff advised applicant to submit for a ZVL outlining the applicant’s questions before the rezoning can be processed. 7. 3313 Captains Cove (LDBPA): PL20230014997 Location: 3313 Captains Cove Owner: Larsons Green LLC Status: Zoning Verification Letter issued (PL20220005608) on 9/20/2022 and revised on 10/19/2023. Pre-application meeting held 10/25/2023. Application submitted on 11/9/2023. Property is zoned RSF-4-BZO-R1. Applicant owns three parcels at terminus of Captains Cove (3300 Captains Cove is vacant, 3307 Captains Cove is a single family home, 3313 Captains Cove is a cleared lot). Applicant seeks to obtain one unit from the Bonus Pool to construct a duplex at 3313 Captains Cove after lot line adjustment to make the lot +/-0.25 acres. Zoning staff advised a duplex is not eligible for the Bonus Pool, only multifamily or mixed use is eligible. The intention is to obtain one unit from the Limited Bonus Density Pool. The additional unit would allow for the development of a townhouse/duplex project consisting of 2 units, both multi-story with approximately 1,800 square feet under air with single garages. Page 172 of 834 Page 3 of 15 3313 Captains CV (LLA): PL20230010051 Location: 3313 Captains Cove Owner: Larsons Green LLC Status: First applicant submittal on 6/1/2023. Staff issued first comment letter on 9/5/2023. Second applicant submittal on 10/6/2023. Staff issued incomplete submittal letter (survey) on 10/6/2023. Based on recommendations from Zoning Verification Letter (ZLTR-PL20220005608) density bonus is available to multi-family projects that are less than 2 acres and based on staff review the subject property is eligible to apply. It is the opinion of the staff that if the lot was increased to 0.25 acres through a Lot Line Adjustment, then the property would qualify to build 2 units. 8. Mangrove Row (LDBPA): PL20220004927 Location: 2766 Arbutus Street Owner: Arbutus Landing LLC Status: Pre-application meeting held 8/3/22. First applicant submittal on 5/25/2023. Staff issued first comment letter on 6/26/2023. Second applicant submittal on 9/18/2023. Staff issued second comment letter on 10/4/2023. Presented to BGT CRA AB on 1/11/2024. Third applicant submittal on 3/25/2024. Staff issued third comment letter on 4/9/2024. See also page 5, Mangrove Row (SDP): PL20220003133 Request for the allocation of two units from the Limited Density Bonus Pool to allow for a multifamily residential development with 8 units at 2766 Arbutus Street. This site is approximately 0.98 acres in size and is in the RMF-6-BZO-R1 zoning district which allows for six residential units currently. The parcel ID is 81780400004. Decision will be made by Hearing Examiner. 9. Columbia Sussex CPUD (PUDZ): PL20230008099 Location: south side of US 41, between Palm Street and Frederick Street (Parcel Nos. 26880200101, 26880240006, 26880280008, 26880320007, 26880400008, 26880440000, 26880480002, 26880560003) Owner: T B East Trail LLC sold to CP Naples LLC as of 2/22/2024 Status: Pre-application meeting held 5/31/2023. First applicant submittal on 8/10/2023. Staff issued first comment letter on 9/13/2023. Second applicant submittal on 11/27/2023. NIM held on 12/19/2023 at 5:00 pm in the South Regional Library, Meeting Room A (8065 Lely Cultural Pkwy #9005, Naples, FL 34113). Staff issued second comment letter on 1/4/2024. Second NIM held on 2/5/2024 at 5:30 pm at the Botanical Garden FGCU/Buehler Auditorium & presented to BGT CRA AB on 2/8/2024. Third applicant submittal on 3/20/2024. Staff issued third comment letter and signed 2/8/2024 CRA AB meeting minutes on 5/2/2024. See also page 5, Naples Hotel (SDP): PL20240007366* Rezone 4.28 acres+/- from C-4/GTMO-MXD to CPUD/GTMO-MXD. The CPUD is intended for a 483- room hotel with maximum zoned height of 124 feet (actual height 139’-6”) or 10 stories (seven floors of hotel rooms above three levels of structured parking), including spa and fitness center, restaurant and bar, conference rooms, ballrooms, a pool deck, and pickle ball. Applicant indicates in third submittal: “the Applicant’s architect has undergone a thoughtful redesign… 7. Page 173 of 834 Page 4 of 15 which mitigates any potential adverse impacts on the nearby single-family residential homes… The building has been stepped back away from the residential homes and is oriented towards U.S. 41… the step back has been increased significantly such that is is now 114 feet set back from the property line.” 10. 3010 Tamiami Trl E (MUP): PL20220006931 Location: 3010 Tamiami Trail E. Owner: D&D Retirement Trust, LLC Status: Pre-app meeting held 11/22/2022. First applicant submittal on 1/23/2023. First staff review letter issued on 3/6/2023. Second applicant submittal on 5/22/2023. Second staff review letter issued on 6/27/2023. NIM held on 7/25/2023. Third applicant submittal on 10/27/2023. Third staff review letter issued on 12/5/2023. Presented to BGT CRA AB on 1/11/2024. Fourth applicant submittal on 1/23/2024. Staff reviews finalized as of 3/22/2024; BCC hearing to be scheduled. See also 3010 Tamiami Trail (APR): PL20240003118* on page 10. Staff issued letter on 5/8/2024 denying APR. Staff issued second letter on 6/10/2024 denying revised APR. Application for a Mixed-Use Project (MUP). The 0.6-acre parcel is zoned C-3-GTZO-MXD and is in an Activity Center. The pre-existing building (former Pizza Hut) is now commercial office space. Applicant seeks to construct 8 dwelling units with commercial space at ground level and 4 stories of residential, with roof level amenities. Requires 8 units from the density bonus pool. 11. Shadley Property (ZTLR): PL20240007872* Location: Bayshore Drive (surrounded by the CRA 17- acre site) Owner: Clyde O Shadley Trust Applicant: Pacific Horizon Development Corp / Harry Bandinel Status: Applicant submittal on 6/27/2024. See also page 5, Shadley Property (SDP): PL20240006510* Site is 2.5 acres (roughly 1.5 acres of lake), zoned C-2 / BZO-NC (dry land) which allows mixed use and MH / BZO-NC (lake). Applicant seeks to verify if subdivision of the parcel into 7 fee simple townhome lots is allowed. Proposing 3 story townhomes, approximately 3,000 square feet under air and new turn lane from Bayshore Drive. Page 174 of 834 Page 5 of 15 Development Review Petitions 8. Mangrove Row (SDP): PL20220003133 Location: 2766 Arbutus Street Owner: PJ of Naples LLC Status: Pre-application meeting held 5/4/22. First applicant submittal on 3/12/2024. Additional documents submitted 3/18/2024. Staff issued first comment letter on 4/16/2024. See also page 3, Mangrove Row (LDBPA): PL20220004927 Request for SDP and Limited Density Bonus Pool Allocation application for a 8-unit townhouse development located on 0.97 acres at 2766 Arbutus Street, Folio 81780400004. 9. Naples Hotel (SDP): PL20240007366* Location: Parcels between and abutting 1841 Frederick Street and 2096 Tamiami Trail, East (8 parcels total) Owner: CP Naples LLC as of 2/22/2024 Status: Pre-application meeting on 7/3/2024. See also page 3, Columbia Sussex CPUD (PUDZ): PL20230008099 The project proposes 350 hotel keys with accessory amenities, structured parking garage, stormwater vault, and supporting infrastructure. 11. Shadley Property (SDP): PL20240006510* Location: Bayshore Drive (surrounded by the CRA 17- acre site) Owner: Clyde O Shadley Trust Applicant: Pacific Horizon Development Corp / Harry Bandinel Status: Pre-application meeting held on 6/5/2024. See also page 4, Shadley Property (ZLTR): PL20240007872* Applicant proposes detached residential townhomes on 2.5 acres (roughly 1.5 acres of lake). Property is zoned C-2 / BZO-NC (dry land) which allows mixed use and MH / BZO-NC (lake). Pre-application notes state that a Zoning Verification Letter is required. The residential use is permitted, but density must be gained through the density bonus pool. Page 175 of 834 Page 6 of 15 12. 2947 Peters Ave (SDP): PL20240006717* Location: 2947 Peters Ave Owner: Cal-German Inc Status: Pre-application meeting held on 6/13/2024. Applicant proposes a 4,500-sf car storage building for 4 private auto storage units with upstairs loft/lounge/offices on 0.32 acres zoned C-3/GTZO-MXD. Pre-app notes state this is considered to be Warehouse/Mini-Storage and will require a rezone from C-3 to C-5 to allow Mini-Storage use on the site. 13. Huey Magoos (SDP): PL20230016299* Location: 2934 Tamiami Trail E (former Circle K & Shell) Owner: NNN TR Inc Status: Pre-application meeting held on 11/8/2023. Applicant introduced the project at the 5/7/2024 BGT CRA Advisory Board Meeting. First applicant submittal on 5/31/2024. Staff issued incomplete submittal letter on 6/6/2024. Supplemental documents submitted on 6/19/2024 for First review. The proposed development includes the demolition of an existing commercial building on 2934 Tamiami Trail East, with the proposed construction of a new ~2,650 S.F. restaurant with a drive-thru, parking, and associated drive aisles on a 1.19-acre lot. 14.Village Plaza (SDP): PL20230016406 Location: 2377 & 2305 Davis Blvd. Owner: Katlou, LLC Status: Pre-application meeting held on 11/15/2023. See also page 10, PL20230017151 – Zoning Verification Letter issued 12/12/2023. The applicant is proposing a multi-family residential development that may include an affordable housing component consistent with the Live Local Act. Conceptual plan shows a 7-story building with 242 units on 4.5 acres (53.8 units/acre) and 375 parking spaces in a 5-level parking garage. Max. height per Airport Overlay zone is 158 feet. At their April 9, 2024 meeting, the BCC determined PUDs are not to be considered for setting the “highest allowed density” in the County and “highest allowed height within one mile of the development.” Based on the new policy to exclude PUDs, the highest density allowed by the Growth Management Plan density rating system would be 25 units per acre, and the highest currently allowed height within one mile of the proposed development would be per conventional zoning districts. The tallest allowed heights of all conventional zoning districts are Residential Tourist (RT) at 10 stories/100 feet; and RMF-16 and C-4 at 75 feet. Page 176 of 834 Page 7 of 15 15. Linwood Shop (SDP): PL20230015697* Location: 2365 Linwood Avenue Owner: JR Descendants’ Trust Status: Pre-application meeting held on 10/24/2023. First applicant submittal on 3/12/2024. First staff review letter issued on 4/11/2024. Second applicant submittal on 5/19/2024. Second staff review letter issued on 6/17/2024. The existing 5,000 sf storage building and parking lot will be demolished. The project will consist of approximately 8,000 SF of storage space for the property owner’s private automobile collection. The project is gated and not open to the public. 16. Snappy Car Wash (DR): PL20240003066 Location: 3300 Davis Blvd. Owner: RKDavis Real Est Holdings LLC C/O Michael Duffy Status: Pre-application meeting waived. First applicant submittal on 3/8/2024. First staff review letter issued on 4/25/2024. Deviations requested to reduce north buffer from 10’ to 5’ wide and reduce from a hedge row with trees 30’ on center to no hedge row with trees 60’ on center to accommodate pedestrian path and ramp through Davis Blvd. buffer. Final decision will be made by Hearing Examiner. Snappy Car Wash (SDP): PL20220001088* Location: 3300 Davis Blvd. at intersection with Airport Rd. Owner: Utopia Properties LLC, Utopia Properties Two LLC Status: Pre-application meeting held on 3/15/2022. First applicant submittal on 9/8/2023. Staff issued first comment letter on 10/12/2023. Second applicant submittal on 7/1/2024. Applicant seeks to redevelop former Joey D’s as a 4,400 square foot car wash facility. 17. Justin’s Village MF (SDP): PL20230013521 Location: 3163 Justins Way (off Calusa Ave) Owner: SMH PROPERTIES OF SWFL INC (St. Matthews House) Status: Pre-application meeting held on 8/24/2023. Construction of multi-family units per approved zoning Ordinance 2023-21, allowing up to 28 units on 2.33 acres. Page 177 of 834 Page 8 of 15 18. Shadowlawn Drive Multi-Family Development (SDP): PL20220005562* Location: 1795 Shadowlawn Drive Owner: Paradise Coast Development, LLC Status: Pre-application meeting held on 9/13/2022. First applicant submittal on 6/15/2023. Staff issued first comment letter on 8/4/2023. Second applicant submittal on 1/29/2024. Staff issued second comment letter on 2/20/2024. Third applicant submittal on 5/3/2024. Staff issued third comment letter on 5/31/2024. Applicant proposes a 9-unit multi-family development at 1795 Shadowlawn Dr along with associated utility connections, a stormwater system, a parking lot, landscaping & site lighting. Applicant will need to submit for the Limited Density Bonus Pool Allocation (LDBPA) per LDC Section 4.02.16 for the additional density over the allowable 7 dwelling units per ZLTR-PL20220004950. Shadowlawn Drive Multi-Family (LDBPA): PL20230013981 Status: Pre-application meeting held on 9/19/2023. First applicant submittal on 3/19/2024. Application fee paid on 4/29/2024. Staff issued first comment letter on 5/22/2024. Request for 2 units from the Density Bonis Pool. The property is made up of three lots with a total area of 1.15 acres and will include two (2) new 3-story buildings (13,675 & 17,250 S.F.), a parking lot, and associated site improvements. The first floor will have parking lots with an elevator and stairs per building. The second and third floors will be the 9 proposed units. Final decision will be made by Hearing Examiner. 19. Ybor Mixed Use Development (SDP): PL20220007412 Location: Parcel 61841080008 (on Bayshore Dr. between Barrett & Van Buren Ave.) Owner: Naples Groves Lot 113, LLC Status: Pre-application meeting held on 12/13/2022. Applicant first submittal 6/19/2023. Staff issued first comment letter on 9/8/2023. The property is 0.86-acres and will include a new three (3) story building (7,540 S.F.), a parking lot, and associated site improvements. The first floor will include a covered outdoor dining area, restaurant, two offices, and retail stores. The second and third floors will be hotel rooms and the roof (terrace) will include a pool and bar. Page 178 of 834 Page 9 of 15 20. KRB Naples (SDP): PL20220003647 Location: 3230 Tamiami Trail E. (at Peters Ave.) Owner: 3230 Tamiami LLC Status: Pre-application meeting held on 6/16/2022. Incomplete applicant submittal on 11/4/2022. Applicant submitted additional materials on 11/11 and 11/17/2022. Staff issued comment letter on 12/9/2022. Applicant submitted additional material on 5/12/2023. Applicant second submittal on 6/7/2023. Staff issued second comment letter on 7/5/2023. Applicant third submittal on 12/11/2023. Staff issued third comment letter on 1/9/2024. Fourth applicant submittal on 3/21/2024. Staff issued fourth comment letter on 4/17/2024. KRB (Kelley's Roast Beef) Naples requests construction of two restaurants & applicable parking. Request changed to construct Building #1, Restaurant: 3,609 SF; Building #2, Storage/Warehouse: 7,540 SF. Total Building #1 + Building #2 = 11,049 SF 21. WSA Bayshore Hotel (SDP): PL20200001971* Location: Bayshore Drive south of Lunar Street (Parcel Nos. 53353320002, 53353360004, 53353400003) Owner: BBH Group, LLC Status: Pre-application meeting held on 10/20/2020. Applicant first submittal on 9/22/2021. Staff issued incomplete submittal letter on 9/23/2021. Additional materials submitted 10/8/2021. Staff issued first review comment letter on 11/5/2021. Applicant second submittal on 7/7/2022. Staff issued second incomplete submittal letter on 7/7/2022. Additional materials submitted 8/8/2022. Staff issued second review comment letter on 8/9/2022. Applicant third submittal on 3/14/2023. Staff issued third review comment letter on 4/6/2023. Applicant fourth submittal on 5/17/2024. Staff issued incomplete letter on 5/17/2024. Additional materials submitted on 6/11/2024. 23-room four story ‘boutique hotel’ (3 stories over parking), with accessory amenities for guests including ground floor lobby café and rooftop pool/outdoor dining area. In the May 17, 2024 submittal it is noted that the project has a new architect, MHK Architecture. Page 179 of 834 Page 10 of 15 Final Actions/Letters Issued 6.2707 & 2675 Bayview Drive (ZLTR): PL20230017449 Location: 2675 & 2707 Bayview Drive Owner: 2675 Bayview Dr: Jack Hail 2707 Bayview Dr: Bloodmoney R/E Holdings LLC Status: First applicant submittal on 11/27/2023.Zoning Verification Letter issued on 2/9/2024. See also page 2, Bayview Drive Rezone (RZ): PL20230016022 Applicant Greg Orick is requesting answers to 27 questions, including confirmation that rezoning from RSF-4-BZO-R4 to C-3-BZO-W would allow residential and marina use and would be consistent with the intent stated in II.V.H of the Bayshore/Gateway Triangle Redevelopment Overlay of the Future Land Use Element. County Verification Letter indicates 23 of the 27 questions are outside the scope of a zoning verification letter. 10. 3010 Tamiami Trl (APR): PL20240003118* Location: 3010 Tamiami Trail E. Owner: D&D Retirement Trust, LLC Status: First applicant submittal on 3/8/2024. Staff issued Denial letter on 5/8/2024. Second applicant submittal on 5/28/2024. Staff issued second Denial letter on 6/10/2024. See also 3010 Tamiami Trail (MUP): PL20220006931 on page 4. Applicant submitted an updated narrative on 5/28/24 indicating the requested reduction is now 4 parking spaces (27 required and 23 provided) instead of 7 spaces (30 required and 24 provided). The narrative indicates 2,545 sf of existing office plus 1,396 sf feet of proposed office (formerly 2,252 sf of proposed office), generating a requirement of 11.2 parking spaces calculated at 1 space per 350 sf. Eight (8) residential units are also proposed, which require 16 spaces at 2 spaces per unit. Total parking requirement equals 27 spaces. 23 parking stalls are currently provided. 14.Zoning Verification Letter (ZLTR): PL20230017151 Location: 2377 & 2305 Davis Blvd.(+/-3.92 acres between Brookside Dr. & Pine St.) Owner: Katlou, LLC Status: Request for ZVL submitted on 11/16/2023. Zoning Verification Letter issued on 12/12/2023. See also page 6, PL20230016406 - Village Plaza SDP Pre App meeting held 11/15/23. Contract purchaser (Old Naples Acquisitions, LLC) requests a supplemental ZVL to clarify which development standards apply to a Live Local Act project, i.e., the RMF-16 or the Overlay development standards. Staff verified that a qualified project with at least 40% of units committed to be affordable for households earning less than 120% of the area median income for at least 30 years can develop at 91.77 units per acre and maximum height of 162.8 feet, and all other development standards of the RMF-16 Zoning District. At their April 9, 2024 meeting, the BCC determined PUDs are not to be considered for setting the “highest allowed density” in the County and “highest allowed height within one mile of the development.” Based on the new policy to exclude PUDs, the highest density allowed by the Growth Management Plan density rating system would be 25 units per acre, and the highest currently allowed height within one mile of the proposed development would be per conventional zoning districts. The tallest allowed heights of all conventional zoning districts are Residential Tourist (RT) at 10 stories/100 feet; and RMF-16 and C-4 at 75 feet. 2675 2707 Page 180 of 834 Page 11 of 15 22.3091 Tamiami Trl. E Workforce Housing (ZLTR): PL20230016985 Location: 3091 Tamiami Trail E (corner of US 41 & Andrew Drive) Owner: Nicks Rest & Houka Lounge Inc # 1 Status: Request for ZVL submitted on 11/13/2023. Zoning Verification Letter issued on 1/17/2024. Revised letter issued 5/08/2024. Staff verified that a project qualifying under the Live Local Act is allowed a maximum zoned building height of 160 feet and actual height of 162.8 feet, and that the RMF-16 development standards are the most applicable as they are the most similar in density to what is permitted on site. If not qualifying under the Live Local Act, maximum density possible is 16 units per acre in Activity Center #16 or 12 units per acre using the density bonus pool of the BGT Redevelopment Overlay. At their April 9, 2024 meeting, the BCC determined PUDs are not to be considered for setting the “highest allowed density” in the County and “highest allowed height within one mile of the development.” Based on the new policy to exclude PUDs, the highest density allowed by the Growth Management Plan density rating system would be 25 units per acre, and the highest currently allowed height within one mile of the proposed development would be per conventional zoning districts. The tallest allowed heights of all conventional zoning districts are Residential Tourist (RT) at 10 stories/100 feet; and RMF-16 and C-4 at 75 feet. 23. 17-Acre Bayshore Project (SDP): PL20230002535 Location: 4315 & 4265 Bayshore Drive Owner: Collier County Bayshore CRA Status: Pre-application meeting held on 3/2/2023. First applicant submittal on 5/5/2023. Additional materials submitted on 5/24/2023. Staff issued first comment letter on 6/15/2023. Second applicant submittal on 10/2/2023. Staff issued second comment letter on 10/27/2023. Third applicant submittal on 11/3/2023. Staff issued third comment letter on 12/29/2023. Fourth applicant submittal on 1/31/2024. Staff issued fourth comment letter on 3/4/2024. Fifth applicant submittal on 3/22/2024. SDP approval issued on 4/23/2024. Promenade and boardwalk connection from Bayshore Drive across the eastern lakes and drainage canal to Sugden Park. Additional elements may include parking lots for the boardwalk use on the west end of the project area. 24. Davis Village (SDPI): PL20230018545 Location: 2800 Davis Blvd. Owner: Midnight Commercial Investments LLC Status: First applicant submittal on 12/28/2023. Additional documents submitted on 1/3/2024. First staff review letter issued on 1/22/2024. Second applicant submittal on 4/22/2024. SDPI approval issued on 4/26/2024. The purpose of this SDPI is to address the outdoor dining associated with the Midnight Tavern (Units 108 through 110 within the 2800 Building) with adjacent landscaping. Also, there is supplemental landscaping needed within the project and at the adjacent 2770 Building. Separately an administrative parking reduction (APR) will be needed to verify that there is sufficient parking to support the outdoor dining request. The APR will be submitted following a parking count that will be Page 181 of 834 Page 12 of 15 conducted during the peak season (early February 2024). Outdoor dining has been present at this location for many years, however the prior owner had not obtained county approval and when Midnight Tavern took over a few years ago they were not aware of the lack of a permit, which they are now looking to correct. A notice of violation (NOV) was issued by Collier County Code Enforcement (CELU20230006700) and approval of this SDPI will help address the NOV. Davis Village Administrative Parking Reduction (APR): PL20240002201 Status: First applicant submittal on 2/20/2024. Staff issued incomplete submittal letter on 2/23/2024 and 3/8/2024. Additional documents submitted on 3/15/2024. APR approval issued on 4/12/2024. Midnight Tavern has 32 seats associated with their outdoor dining that was part of the prior restaurant that they purchased. Based on 32 seats, 16 parking spaces are required, which translates into a deficit of 13 parking spaces based on code criteria. Per the applicant, the actual operations of the center demonstrate that there is not in fact a parking issue at Davis Village. 25. Enterprise Multi-Business Line Site (ZLTR): PL20240002828 Location: 2625 Davis Blvd. (Boat House Naples Dealership) Owner: FL City Holdings LLC c/o Ortiz & Associates Status: First applicant submittal on 3/4/2024. Zoning Verification Letter issued on 4/4/2024. Zoning verification request for an Enterprise Multi-Business Line (MBL) site. The intent is to open an Enterprise Car Sales, Enterprise Rent-A-Car, and Enterprise Truck Rental. No repairing of cars or trucks; simply the selling, renting, and returning of the vehicles, and the cleaning (bucket wash) of vehicles between renting and returning. Staff verified that requested uses are allowed in the GTZO-MXD Subdistrict, noting that LDC Sec. 4.02.16.C.10 has additional standards for Vehicle/Boat/Heavy Equipment Sales, and any future development is subject to the commercial dimensional requirements and design standards per LDC Sec. 4.02.16.B.1.a.ii. As stated in the applicant’s request, there will be no repairing or maintenance of cars or trucks in any capacity on the subject property since this activity would require a conditional use petition. 26. 3987 Full Moon Ct (VAC): PL20230013038 Location: 3987 Full Moon Court (off Lunar Street) Owner: Trevor Tedeschi Status: First applicant submittal on 8/3/2023. Staff issued first comment letter on 8/29/2023. Second applicant submittal on 10/26/2023. Staff issued second comment letter on 11/17/2023. Third applicant submittal on 12/5/2023. Staff issued approval on 12/21/2023. BCC approved on 2/13/2024 by Resolution 2024-27. Vacate 12-ft fire wagon and drainage easement and relocate easement to south of property. Page 182 of 834 Page 13 of 15 27. 2977 Cypress ST (LLA): PL20230015950 Location: 2977 Cypress Street Owner: 3 on Cypress LLC Status: Zoning Verification Letter issued (PL20230006564) on 4/26/2023. First applicant submittal on 10/16/2023. Staff issued incomplete submittal letter on 10/17/2023. Additional documents submitted on 11/8/2023. Staff issued first comment letter on 11/30/2023. Second applicant submittal on 1/10/2024. Staff issued second comment letter on 1/26/2024. Third applicant submittal on 2/6/2024. Lot Line Adjustment Approval issued on 3/18/2024. Applicant requests a lot line adjustment on three lots that were previously combined. 28. 2808 Van Buren Ave (ZLTR): PL20230018269 Location: 2808 Van Buren Avenue Owner: MD Marco Capital LLC Status: First applicant submittal on 12/18/2023; fee payment completed on 1/19/2024.Zoning Verification Letter issued on 3/15/2024. Request for verification that a lot split is allowed. The dwelling has been removed, and the owner seeks to revert the lots back to the original individual lots 6 and 7. It is the determination of zoning staff that the subject property may be separated back into its original platted lots, and a single-family home constructed on each platted lot. 29. 3200 Barrett Ave (ZLTR): PL20230018266 Location: 3200 Barrett Avenue Owner: DCS Naples Investments LLC Status: First applicant submittal on 12/18/2023; fee payment completed on 1/25/2024. Zoning Verification Letter issued on 2/5/2024. The applicant requested general information to verify zoning designation, allowable uses, setbacks, and inquiring about filling in lake. Page 183 of 834 Page 14 of 15 30.2670 Airport Road South (ZLTR): PL20230014400 Location: 2670 Airport Road South (+/- 0.5 acres) Owner: BDM Professional A Condominium Status: First applicant submittal on 9/6/2023. Zoning Verification Letter issued on 10/18/2023. Applicant seeks verification of the Live Local Act applicability. Staff’s letter indicates the site is zoned C-3GTZO-MXD, maximum permittable residential density is 91.77 units per acre, and the maximum permissible building height is 165 feet, if at least 40 percent of the residential units are dedicated to income limitations of 120 percent or below of Area Median Income (AMI), for a period of at least 30 years. All development standards of the RMF-16 district, except for density and height, will apply under the Live Local Act. At their April 9, 2024 meeting, the BCC determined PUDs are not to be considered for setting the “highest allowed density” in the County and “highest allowed height within one mile of the development.” Based on the new policy to exclude PUDs, the highest density allowed by the Growth Management Plan density rating system would be 25 units per acre, and the highest currently allowed height within one mile of the proposed development would be per conventional zoning districts. The tallest allowed heights of all conventional zoning districts are Residential Tourist (RT) at 10 stories/100 feet; and RMF-16 and C-4 at 75 feet. Page 184 of 834 July Development Update July 2024 20203067-042 -15 of 15 !27 !8 !15 !26 !16 !21 !19 !20 !14 !6 !7 !13 !17 !22 !5 !29 !28 !4 !10 !24 !18 !30 !3 !25 !2 !11 !1 !12 !9 !23 Bayshore Gateway Triangle DATE PROJECT NO.FILE NO. SCALE SHEET JOHNSON ENGINEERING, INC. 2122 JOHNSON STREET P.O. BOX 1550 FORT MYERS, FLORIDA 33902-1550 PHONE (239) 334-0046 E.B. #642 & L.B. #642Q:\20200000\20203067-017 - BGT CRA Planning Support\Private Development Report\ARC GIS Map\CRA Dev Report Map-Live Local.mxd± Legend Bayshore Gateway Triangle CRA CRA within City of Naples Projects New Project Old Project With Recent Activity Project With No New Updates !(Live Local - Page 185 of 834 Advisory Board ApplicaƟon Form Collier County Government 3299 Tamiami Trail East, Suite 800 Naples, FL 34112 (239) 252-8400 ApplicaƟon was received on: 5/31/2024 9:28:10 PM. Name: Bonnie hawley Home Phone: 2396491389 Home Address: 1920 sheepshead dr City: Naples Zip Code: 34102 Phone Numbers Business: 2396491389 E-Mail Address: bonanaples@aol.com Board or CommiƩee: Bayshore/Gateway Triangle Local Redevelopment Advisory Board Category: Place of Employment: Self employed business owner How long have you lived in Collier County: more than 15 How many months out of the year do you reside in Collier County: I am a year-round resident Have you been convicted or found guilty of a criminal offense (any level felony or first degree misdemeanor only)? No Not Indicated Do you or your employer do business with the County? No Not Indicated NOTE: All advisory board members must update their profile and noƟfy the Board of County Commissioners in the event that their relaƟonship changes relaƟng to memberships of organizaƟons that may benefit them in the outcome of advisory board recommendaƟons or they enter into contracts with the County. Would you and/or any organizaƟons with which you are affiliated benefit from decisions or /ƚĞŵϭϬĂͲƚƚĂĐŚŵĞŶƚϱ Page 186 of 834 recommendaƟons made by this advisory board? No Not Indicated Are you a registered voter in Collier County? Yes Do you currently hold an elected office? No Do you now serve, or have you ever served on a Collier County board or commiƩee? Yes Collier county public art commiƩee 2 years Please list your community acƟviƟes and posiƟons held: Member naples art associaƟon..united arts council..served 4 yrs on board Naples ArtcraŌers 2 yrs Collier Co public art commiƩee Bayshore art district commiƩee EducaƟon: BFA degree Art Experience / Background Art Business owner Collier Co 30 years Bonny hawley enterprises 20 years at 2371 linwood ave 108 naples 34112 where I own a commercial building in the gateway triangle www.bhawley.com Page 187 of 834 Case Numbe Case Type Descri ption Date Entere d Location Description Detailed Description CESD2024 0004802 SD Open 05/23/2024 1950 Mayfair The owners of Metropolitan Naples have placed a leasing trailer on the site and plan to use it as a meeting point for potential clients. No permit has been submitted for this. They have placed the skirting around the trailer without any inspection done on the tie downs. Furthermore this creates a huge safety concern for anyone who enters an active construction site with no clear boundaries between the construction site and the leasing area. This is not part of the permit for Kast Development this is being independent from them. Permit #20220103644 relates to CESD2024 0004876 SD Close d 05/28/2024 2631 Lakeview Dr - Parcel ID 48173720004 Unpermitted dock repairs. CESD2024 0004902 SD Close d 05/28/2024 2723 Gulfview Dr - 48171680007 Permit PRBD20180320535 has expired with fees due. CESD2024 0004958 SD Open 05/29/2024 6273 Antigua Way - 52505120284 Re-graded the back yard and constructed a retaining wall without permits. CENA2024 0005054 NA Close d 06/01/2024 %D\VLGH6WƑ%DFN\DUG Owner of property located on 2318 bayside street has the property lack of maintenance. He has tall trees that are damaging my home roof causing my fence to catch fire around a month from now. I am asking for his backyard to be clean as it is full of bushes and tall grown up trees that is damaging my home roof. CELU2024 0005178 LU Close d 06/05/2024 2815 Becca Ave Occupied RV on this property CESD2024 0005199 SD Open 06/05/2024 2649 Lakeview Dr - 48173680005 Debris all around the house - the complainant stated that it's like "living in a pile of garbage". They are currently spraying some sort of foam product, seems to be going under the house. They also have a mite "situation", as Mr. Xxxxxx and his dog have been infested, and he asked that the Health Dept. be alerted. CESD2024 0005249 SD Open 06/06/2024 2631 Lakeview Dr - 48173720004 New dock not repairs (added 3 new pylons) CELU2024 0005290 LU Open 06/10/2024 2707 Bayview Dr - 61835240003 Commercial activity - there is a huge crane with a boat hanging off of it and residents are concerned. CESD2024 0005296 SD Open 06/10/2024 2808 Thomasson Dr - 52600120008 (Del's) Permit PRBD20180103731 has expired with fees due. CEVR2024 0005367 VR Close d 06/11/2024 NW street corner of Van Buren and Bayshore Bushes are over 8' high at corner of Bayshore and Van Buren. It is difficult to see oncoming traffic and bikes on sidewalk when pulling out from Van Buren St onto Bayshore. CENANA2 024000538 0 NA Close d 06/12/2024 ROW - County road sign near the corner of Thomasson & Pine St. Abandoned adult 3-wheeled bike on County Property in the County ROW chained to a County road sign near the corner of Thomasson & Pine St. CENA2024 0005383 NA Open 06/12/2024 Parcel ID: 61835000201 Unlicensed, possibly inoperable pick-up truck parked behind Dimensions. Also litter, debris & garbage in the same area. CELU2024 0005388 LU Close d 06/13/2024 Parcel ID: 73280400004 Occupied RV on a residential construction site. CENA2024 0005440 NA Open 06/14/2024 180 Jeepers Dr - 53401600001 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005441 NA Open 06/14/2024 178 Jeepers Dr - 53401560002 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005442 NA Open 06/14/2024 176 Jeepers Dr - 53401520000 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005443 NA Open 06/14/2024 174 Jeepers Dr - 53401480001 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005444 NA Open 06/14/2024 172 Jeepers Dr - 53401440009 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005445 NA Open 06/14/2024 170 Jeepers Dr - 53401400007 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005446 NA Open 06/14/2024 168 Jeepers Dr - 53401360008 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005447 NA Open 06/14/2024 166 Jeepers Dr - 53401320006 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005448 NA Open 06/14/2024 164 Jeepers Dr - 53401280007 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005450 NA Open 06/14/2024 162 Jeepers Dr - 53401240005 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005451 NA Open 06/14/2024 160 Jeepers Dr - Ƒ Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005452 NA Open 06/14/2024 158 Jeepers Dr - 53401160004 Overgrown grass/weeds, as well as debris in the swale. CENA2024 0005453 NA Open 06/14/2024 156 Jeepers Dr - 53401120002 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005454 NA Open 06/14/2024 154 Jeepers Dr - 53401080003 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005455 NA Open 06/14/2024 152 Jeepers Dr - 53401040001 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005457 NA Open 06/14/2024 150 Jeepers Dr - 53401000009 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005459 NA Open 06/14/2024 148 Jeepers Dr - 53400960001 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005460 NA Open 06/14/2024 144 Jeepers Dr - 53400920009 Overgrown grass/weeds, as well as debris in the swale. CENA20240 005461 NA Open 06/14/2024 142 Jeepers Dr - 53400880000 Overgrown grass/weeds, as well as debris in the swale. Bayshore CRA July 2024 Meeting /ƚĞŵϭϭĂͲƚƚĂĐŚŵĞŶƚϲ Page 188 of 834 Offices: 3299 Tamiami Trail, Unit 103, Naples, Florida 34112 Phone: 239-252-8844 Online: www.BGTCRA.com MEMORANDUM TO: BBMSTU and CRA ADVISORY BOARD VIA: JOHN DUNNUCK, CRA DIRECTOR FROM: TAMI SCOTT, PROJECT MANAGER SUBJECT: CURRENT PROJECTS DATE: JULY 1, 2024 _____________________________________________________________________________________ Maintenance Projects Tami Scott - Project Manager Bayshore CRA and MSTU Cell 239-778-6598 x Bus stop on Bayshore drive in front of Labor finders has been moved to CRA parking lot. x Replace existing electrical control box- PO issued. waiting on parts $30,840.81 x New Bus shelters underway on Bayshore Drive. Two on Bayshore close to completion Thomasson drive locations have not started as of 5-1-2024. x Curb at roundabout needs repair- schedule for June 2024 x Road maintenance has scheduled several sidewalk repairs. Scheduled for June 2024 /ƚĞŵϭϭ͘Ě͘ŝͲƚƚĂĐŚŵĞŶƚϳ Page 189 of 834 Offices: 3299 Tamiami Trail, Unit 103, Naples, Florida 34112 Phone: 239-252-8844 Online: www.BGTCRA.com x Signaled Cross walks – staff working on next steps x Flashing speed signs – Units have been ordered. x Replace existing irrigation pumps- meeting with road maintenance. x New benches and trash cans – units ordered and on site. Staff has started install. x Rework sidewalk pavers on Bayshore – looking at a pilot project in front of 239 hotel. The contractor of the 239 Hotel has expressed his willingness to work with the CRA. x Paint bridge and railings – Staff is meeting with facilities. x Staff is looking at the possibility of solar lighting on Bayshore with a sleeve that would slip over the existing pole. Partnership Projects with Road Maintenance – PM Erik Montalvo Project Manager – Road Maintenance Division 4800 Davis Boulevard, Naples, FL 34104 Phone: (239)-252-1023 Bayshore Area 1: Pines, Becca, Weeks: x Current plans are at 85% since 05/01/2024. We have received change order 2, includes the Wastewater Force Main relocation on Weeks Ave and Becca Ave. Change order 2 will also include potable water main improvements with the City of Naples. x Interlocal agreement for design and construction of watermain improvements will be necessary. CRA currently drafting interlocal agreement to send to Board for approval. Once interlocal agreement has been approved, Change Order 2 for wastewater force main design and watermain improvements design will be sent for approval by Board. x The cost for Change Order #2 is $336,192.91. The cost for the Wastewater Force Main Relocation design is $177,712.00. The cost for the City of Naples Watermain improvements design is $158,480.91. The total cost for the design plans is now $673,324.91. The City of Naples will reimburse the CRA for their part of the design and construction of the watermain improvements. x The change order and interlocal agreement will add approximately 6 months of time to the process. Additionally, 965 additional calendar days will be added for the design of the City of Naples Water Main Improvements, and the integration of those designs into the Stormwater Improvements design. Bayshore Area 4: Linwood Way & Bayside St. x Current plans are at 60% and has gone for review. Utility conflicts have been identified. 17 conflicts with Collier County Waster Water, and 8 conflicts with City of Naples Water Main. x Met with City of Naples to discuss water main conflicts, potential resolution to include water main improvements and relocation of Asbestos Concrete pipes. Page 190 of 834 Offices: 3299 Tamiami Trail, Unit 103, Naples, Florida 34112 Phone: 239-252-8844 Online: www.BGTCRA.com x Out of the 17 utility conflicts with Collier County PUD, 14 have been resolved. 3 remain that are located within the first alleyway between Linwood Way and Linwood Ave. Working with engineer of record to find a resolution to these conflicts. Partnership Projects with Transportation and FDOT – Michael Tisch Project Manager II Transportation Engineering Phone: (239)-252-5839 Sidewalk Project – x Areca Ave. down to Captains Cove – Design FDOT FY 27(Starts July 2026) Design would start Sept/Oct 2026, it takes 9 to 12 months to complete. Construction would be anticipated to start in late 2028/early 2029, but it is currently NOT in the FDOT Work Program yet, as it is outside the 5-Year Work Program. Sidewalk Project – x Pineland Ave to Francis Ave. - Design FDOT FY 27(Starts July 2026) Design would start Sept/Oct 2026, it takes 9 to 12 months to complete. Construction would be anticipated to start in late 2028/early 2029, but it is currently NOT in the FDOT Work Program yet, as it is outside the 5- Year Work Program. Page 191 of 834 Offices: 3299 Tamiami Trail, Unit 103, Naples, Florida 34112 Phone: 239-252-8844 Online: www.BGTCRA.com MEMORANDUM TO: BBMSTU and CRA ADVISORY BOARD VIA: JOHN DUNNUCK, CRA DIRECTOR FROM: TAMI SCOTT, PROJECT MANAGER SUBJECT: 17 ACRES BOARDWALK PROJECT DATE: JULY 1, 2024 _____________________________________________________________________________________ x SDPI PL20230009235 Approved x SDP PL20230002535 Approved x SFWMD 2030616-39091 Approved x DEP Army Corps of Engineers - SAJ-2024-01339 - Bayshore CRA C.C.-Build Pathway to Sugden Park (NWP18 (404)) Comments from Army Corps received June 24, 2024 Based on your application submission and the fact that the project is not within Navigable waters (for the 82-piling associated with the walkway), nor does the plan show placement of fill in waters of the U.S, this project would not require a permit with the My plan was to draft a NPR (No Permit Required) letter for you in the coming month. If you have any questions, please let me know. Catrina Frey Biologist-Senior Project Manager SAD Regulatory Technical Regional Execution Center (TREC) U.S. Army Corps of Engineers Cell phone: 305-484-7406 Catrina.n.frey@usace.army.mil Page 192 of 834 Offices: 3299 Tamiami Trail, Unit 103, Naples, Florida 34112 Phone: 239-252-8844 Online: www.BGTCRA.com x PROCURMENT PROCESS As of Monday 3-18-2024, County staff considers most tasks 1,2,2A,2B and 3 as described in “SCHEDULE C “completed or near completion except for Task 2C Environmental Services, as of 3-18-2024 we are moving on to task / Item 4- Bidding Services. As of Wednesday 4-10-2024, Construction Documents were submitted to procurement for solicitation. Staff was informed on Friday June 28, 2024, the solicitation will go out to bid the first week of July. Solicitation Number -24-8267 Solicitation Title – Bayshore 17 acres pedestrian boardwalk connection to sugden park Solicitation Strategist- Mathew Webster Deliverables sent to Procurement. • Solicitation Worksheet; confirm funding sources, days of completion, LD calculation, • Final Plans/Drawings and Specs, signed and sealed by EOR. • Engineer’s Estimate / Opinion of Cost • Bid Schedule • Add Alternates for the hardscape material. • Permit documents and/or requirements. x BUILDING PERMIT PROCESS Staff has reached out to GMD to see if we can expedite the building permit process somehow. Page 193 of 834 /ƚĞŵϭϭ͘Ğ͘ŝͲƚƚĂĐŚŵĞŶƚϴPage 194 of 834 Connecting the Triangle to BayshorePage 195 of 834 Rebranding the Triangle in connection to Bayshore: Bay TrianglePage 196 of 834 Walkability: Shadowlawn Multimodal PlanPage 197 of 834 Page 198 of 834 Create plans for public realms within Redevelopment Zone to collaborate with new developments Page 199 of 834 Page 200 of 834 Del’sCorner: Share concept for connecting Bayshore to inspire future DevelopmentPage 201 of 834 Sense of PlacePage 202 of 834 Sense of PlacePage 203 of 834 Interpretative Signage•Concise easy to follow guidelines•Could include translations•Double faced•Reinforces branding of district and desired behavior•Aids in public safetyPage 204 of 834 Offer Businesses Marketing Opportunities for cohesive branding within the DistrictPage 205 of 834 Clever Public Amenity: Bike repair pit-stopPage 206 of 834 ArcGis database Could include local businesses and activitiesPage 207 of 834 3010 Tamiami Trail Mixed Use ProjectCOMMERCIAL & RESIDENTIAL DEVELOPMENTJuly 9, 20241Page 208 of 834 Site Location0.6 Acre SiteJuly 9, 20242Bayshore Dr Page 209 of 834 Mixed Use Project Permitted Uses:මUnderlying Zoning of C-3 allows for commercial offices and similar Intermediate Commercial usesමUnderlying Zoning of MH allows for 7.26 units/acreම0.11 acres of the property lies in this district3Density:මMUP allows for up to 12 units/acre through the Bonus Density Pool Allocation = 8 residential unitsමLimited Density Bonus Pool: Any project that receives an allocation of Density Pool Units requires an improvement or contribution to the public realm with the BGTCRA at time of SDP approval in the amount of 5% of the Opinion of Probable Cost.July 9, 2024Page 210 of 834 Proposed Development Existing real estate office – 2,515 SFMixed-use structure:Previously Presented •1stFloor commercial suite-2,252 SF•2nd-5thfloor 3-bedroom residential units (8 total) •Rooftop amenities including a pool and sun deck•Total Parking Required = 30 spaces Current Plan •1stFloor commercial suite-1,103 SF•2nd-5thfloor 2-bedroom residential units (8 total) •Rooftop amenities including a pool and sun deck•Total Parking Required = 22 spaces•Total Parking Provided = 23 spaces July 9, 20244Page 211 of 834 July 9, 20245Concept Plan:Previously Presented: Proposed: Page 212 of 834 July 9, 20246Concept Plan:Buffering20’ Type D L.B.10’ Type B L.B. With Wall 10’ Type B L.B. With WallPage 213 of 834 July 9, 20247Concept Plan:Deviations A MUP Deviation will be pursued if project approved: 1.Reduce required 1ststory floor to ceiling height to less than 14’. NO PARKING DEVIATIONS REQUESTEDPage 214 of 834 8July 9, 2024Page 215 of 834 July 9, 20249Page 216 of 834 10Front ElevationJuly 9, 2024Page 217 of 834 11Side Elevation- View from EastJuly 9, 2024Page 218 of 834 12Rear Elevation- View from WestJuly 9, 2024Page 219 of 834 13July 9, 2024QUESTIONS? Page 220 of 834 Ethics above all else ... Service to others before self ... Quality in all that we do. Page 1 of 2 City of Naples PUBLIC WORKS UTILITIES TELEPHONE (239) 213-4745 ● FACSIMILE (239) 213-4799 380 RIVERSIDE CIRCLE ● NAPLES, FLORIDA 34102 October 24, 2024 Mr. Brandon Copper, E.I. Davidson Engineering, Inc. 4365 Radio Road, Suite 201 Naples, FL 34104 Phone (239) 434-6060 Subject: Potable Water Service Availability for “Metro South” Project Project Address: 3010 Tamiami Trail East, Naples FL 34112 Property ID: 61841800000 (Property Owner: D&D Retirement Trust LLC) Collier County Planning Application Number: PL20220006931 (sent via email: brandon@davidsonengineering.com) Dear Mr. Copper: The City of Naples Public Works Department is in receipt of your request, received via email on October 22, 2024, for a Letter of Availability for potable water (domestic, fire, and/or irrigation use) for the above referenced project, which will consist of a mixed-use multi-story building, comprising ±1,345 sf of commercial space and eight (8) residential units. This office has reviewed the subject site for available potable water service. Based on the referenced information and review, this office confirms the following: 1. The subject property is located within the City of Naples potable water service area. 2. The City of Naples has adequate treatment plant capacity for the proposed project. 3. The proposed improvements must meet current City of Naples Utilities Standards and must be submitted to the Utilities Department for review and approval. 4. Should the scope of proposed project change to impact City utility services, the project’s engineer of record shall remain responsible to contact the City for appropriate reviews and analysis. This letter does not imply or guarantee that adequate potable water facilities of sufficient size and capacity exist at the property; such utilities as may be needed for new site development shall remain the Page 221 of 834 Ethics above all else ... Service to others before self ... Quality in all that we do. Page 2 of 2 developer’s responsibility to design, permit and construct. Based on the above, this office has no objections to this project, subject to appropriate reviews by all utility service providers (including the City of Naples), Collier County, and the Fire District. Should you have any questions or require any additional information or action from this office, please do not hesitate to call this office at (239) 213-4713 or e-mail mbaines@naplesgov.com. Sincerely, Michelle Baines, P.E. Public Works Deputy Director – Utilities cc: Robert Middleton – Public Works Director, City of Naples Annette Keeney – Utilities Permit Coordinator, City of Naples Traci Fitzgerald – Utilities Permit Coordinator, City of Naples Page 222 of 834 Offices: 3570 Bayshore Drive, Unit 102, Naples, Florida 34112 Phone: 239-643-1115 Online: www.BGTCRA.com October 14, 2024 Timothy Finn, GMD Planning & Zoning Planning Commission Board of County Commissioners Subject: Letter of Support – 3010 Tamimi Trail- PL20220006931 To Whom it May Concern: On behalf of the Bayshore/Gateway Triangle Local Redevelopment Advisory Board (CRA) we would like to express our support regarding the July 09, 2024, CRA public meeting / Presentation. The Board was excited to hear about the updated development plans for 3010 Tamiami Trail because it did not require a parking reduction and fit within the parameters of what the community envisioned. We know and understand revising the site plan was not an easy task but has provided a much better option for their project to be successful and not negatively impact the community at the same time. The specific interior height from the developer was fully supported and we would greatly appreciate the support of the BCC, Planning Commission and the Growth Management Division to allow this request. The CRA Board has voted unanimously to support this project with the revised deviation request as presented in the July 9th CRA LRAB Public Meeting and the additional NIMS meeting on September 5, 2024. Respectfully, __________________________________ Chairwoman Karen Beatty Page 223 of 834 Page 224 of 834 Page 225 of 834 Page 226 of 834 11/21/2024 Item # 9.B ID# 2024-1850 PL20230016211 - 5396 Myrtle Ln (GMPA) - 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 Maps to change the land use designation of the property from Urban, Mixed Use District, Urban Coastal Fringe Subdistrict to Urban Commercial District, 5396 Myrtle Lane Commercial Subdistrict to allow development of up to 200,000 square feet of gross floor area of indoor self-storage/warehouse and up to 3,000 square feet of gross floor area of other commercial uses, and directing transmittal of the adoption amendment to The Florida Department of Commerce. The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane, Section 29, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±8.24 Acres. [Coordinator: Parker Klopf, Planner III] (Companion Item PL20230016212) ATTACHMENTS: 1. Staff Report CCPC PL20230016211 complete 2. Ordinance - 110424 3. Submittal 2 11 Needs Analysis 4. Smart Mobility Center 5. Opposition Emails 6. PL20230016211 CCPC Backup Page 227 of 834 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: NOVEMBER 21, 2024 SUBJECT: PETITION PL20230016211/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT FOR THE 5396 MYRTLE COMMERCIAL SUBDISTRICT (Companion to PUDZ- PL20230016212) ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) ______________________________________________________________________________ AGENT/APPLICANT: Agent: D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Applicant: Metropolitan Naples, LLC 1500 Fifth Ave. S. Suite 106 Naples, FL 34102 Owner: KC Naples Tamiami LLC 101 N Wacker Dr. #611 Chicago, IL 60606 GEOGRAPHIC LOCATION: The subject property comprises ± 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane in Township 50, Section 29, and Range 29. Page 228 of 834 2 Page 229 of 834 3 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE), specifically to create a new subdistrict called the 5396 Myrtle Lane Commercial Subdistrict that will provide lands for a maximum of 200,000 square feet of gross floor area of self-storage/warehouse for which 102,000 square feet will be dedicated to indoor self-storage, 95,000 square feet of outdoor storage, and a maximum of 3,000 square feet of gross floor area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. EXISTING CONDITIONS: Subject Property: The ±8.24-acre subject site is currently vacant and designated on the Future Land Use Map (FLUM) as Urban, Urban Mixed-Use District, Urban Coastal Fringe Subdistrict. The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The subject property consists of the entirety of the Myrtle Woods PUD, originally approved in 1981 and amended to its current allowances by Ord. 08-09 but never developed, and approximately 1.2 acres of residential multi- family (RMF-6) zoned property. Surrounding Lands: North: Future Land Use Designation; Urban Coastal Fringe. Zoned; Residential Multi-Family (RMF-6)/ General Commercial District (C-4). Land Use: Single- family Residential/ vacant commercial. East: Future Land Use Designation; Urban Coastal Fringe. Zoned; Tree Tops MPUD. Land Use; Self Storage. South: Future Land Use Designation; Urban Coastal Fringe. Zoned; Tree Tops MPUD. Land Use; Multi-family Residential West: Future Land Use Designation; Urban Coastal Fringe. Zoned; Residential Multi- Family (RMF-6). Land Use; Single Family Residential In summary, the existing and planned land uses in the larger surrounding area are primarily multi-family and low-density single-family residences. BACKGROUND AND ANALYSIS: U-Haul currently has its primary Naples location just east of the City of Naples jurisdictional boundary at 2001 Tamiami Trail E. (US-41). This property was developed in the 1980s on a ±1.02-acre lot with approximately 11,909 sf of commercial area to serve the City of Naples and greater Collier County residents. As stated in the needs analysis, U-Haul has outgrown its existing location on US 41 and does not have the ability to redevelop the existing site to fit the needs of the growing community or needs thus, U-Haul has the need to find a new location to be able to provide the community with better access to their services. The proposed subdistrict is ±8.24-acres and is located at the southeastern corner of US-41 and Myrtle Ln. According to the Future Land Use Map, this property is located within the Urban Coastal Fringe subdistrict as well as the US 41 East Overlay – Community Center #3 (Ord.23- 60) of the Growth Management Plan, which implements portions of the East Naples Community Page 230 of 834 4 Development Plan (ENCDP). According to the current zoning map, this is the location of the Myrtle Woods PUD, which was originally approved in 1981 and amended to its current allowances by Ord. 08-09 to allow Commercial Professional and General Office uses (C-1) to Commercial Intermediate uses (C-3). The proposed Growth Management Plan Amendment also includes ±1.2 acres of residential multifamily (RMF-6) zoned property on the western edge of the property. Both of these properties were determined to be Consistent by Policy through the Zoning Reevaluation Ordinance No. 90-23. This section of the Future Land Use Element (FLUE) states that where such properties were determined, through implementation of that Ordinance, to be “improved property,” as defined in that Ordinance, the zoning on said properties shall be deemed consistent with the Future Land Use Element and those properties have been identified on the Future Land Use Map Series as Properties Consistent by Policy. The purpose of the Urban Coastal Fringe Subdistrict is to provide transitional residential densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict) except where properties have been deemed “consistent by policy.” The community developed the ENCDP through a series of public meetings and surveys, and it reflects the overall vision of the community; the Board of County Commissioners (BCC) accepted the ENCDP in October 2020. The ENCDP promotes the strategic placement of land uses to enhance the community’s sense of place and provides guidance for future development and redevelopment for employment, leisure, dining, and shopping opportunities to meet the community's growing needs. The community worked with County staff and a consultant to develop a FLUE overlay and a zoning overlay for the US 41 East corridor to implement the ENCDP for that area. The FLUE overlay allows moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses; the BCC adopted the FLUE overlay in November 2023. The proposed draft zoning overlay establishes development standards, design standards, and spacing criteria for commercial uses. The draft zoning overlay has not yet been reviewed or adopted by the BCC due to a State legislative preemption prohibiting a county or municipality from adopting more restrictive regulations in their comprehensive plan and land development code (LDC) until Oct. 1, 2026. However, applicants who submit certain land use petitions (rezone, conditional use, GMP amendment) are encouraged to incorporate, where practicable, the proposed standards and spacing criteria contained in the draft zoning overlay. The ENCDP identifies self-storage warehousing and outdoor storage uses – including equipment, boat storage, etc. – as undesirable uses and discourages the development of these heavy commercial uses along the US 41 East corridor. However, the proposed draft US 41 EZO recognizes private property rights and the desire of property owners to develop their commercial property. Therefore, the draft zoning overlay includes specific criteria for developing these commercial land uses, including a distance separation from a like use (1/4 mile), providing enhanced buffering with native canopy trees along the roadway frontage and adjacent lots, increasing setbacks from adjacent property lines, limiting parking in front of the buildings to a maximum of one double loaded drive aisle, and, limiting the height and location of outdoor storage to the rear and side yards of the property. The applicant has agreed to some additional landscape improvements to the road frontage as well as increasing setbacks from adjacent residential property lines but has decided against the other aspects of the ENCDP. It is the opinion of staff that U-Haul is considered to be an integral part of most communities as they provide anyone the ability to rent vehicles/trailers to move most anything needed as well as providing storage options and other moving related items. The location of the proposed new Page 231 of 834 5 development will consist of what U-Haul designates as a one-stop shop, a “smart Mobility Center,” intended to provide more services than the existing undersized facility and better access to the community. In their search for a more appropriate location to handle the proposed “Smart Mobility Center,” U-Haul has identified this property as the most appropriate for them in terms of providing their services to Naples and greater Collier County residents. This request to change the Future Land Use designation and zoning was made specifically to allow the rental of trucks/trailers, Mini warehousing self-storage, propane sales, electric vehicle charging, and related retail sales of moving supplies. The applicant provided a needs analysis for their proposed use, which includes population growth demographics for a 1-to-5-mile radius from the subject property and Collier County as a whole. Within this analysis, the applicant identified a need for additional self-storage space as well as an increased need for truck and trailer rental by identifying a 12.5% increase in population within a 3-mile radius area and an overall county-wide population increase of 7.3% by 2027. Furthermore, the applicant identified the other existing and approved but unconstructed Page 232 of 834 6 facilities within the study area. The applicant also identified the Market Area Propensity (MAP) for the proposed self-storage uses within the 3-mile market area. As part of the review process, staff had also requested that the radius market areas be changed to a 15- and 30-minute drive time distance. With this being the main U-Haul facility in Collier County, it is likely that this facility will be a regional attractor for the truck/trailer rental uses as well as for storage; however, the applicant refused to update the needs analysis to reflect. Two storage competitors are of a newer type of storage with a 100% climate-controlled storage facility, and the other two competitors include older model storage with climate and non-climate storage. This shows that the trend in industry storage has changed from a drive-up industrial use to climate-controlled commercial use. Based on the information provided, a MAP of 10.90 indicates that U-Haul is underserving the community based on the number of locations, storage NRSF available, and population within the area. The car condos identified in the need analysis have the same zoning classification as self-storage; however, they are not considered to be a limiting factor for new self-storage as their use is limited to the storage of vehicles, not personal possessions. During the May Neighborhood Information Meeting (NIM), multiple residents of Myrtle Lane expressed their opposition to this proposed project. The concerns raised by the residents of Myrtle Ln. included traffic, access to the signalized intersection on Tamiami Trail, stormwater management, and comments that the project is out of scale with the community's needs. Comprehensive Planning Staff believes the petitioner has provided appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment identified below. Though the inclusion of heavier commercial uses within the proposed subdistrict is inconsistent with the urban coastal fringe subdistrict as well as the US 41 East Overlay, staff agrees that there is a need for truck rental uses and self-storage within Collier County to serve existing and future residents of Collier County. Comprehensive Planning Staff finds that the creation of the proposed subdistrict on the property to allow the uses identified within the subdistrict language to be consistent with the goals and policies of the Growth Management Plan as well as the Florida state statues listed below. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, as indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Page 233 of 834 7 Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each 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 that 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 Page 234 of 834 8 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. Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] 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 8.24± acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment 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 that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The Applicant conducted a NIM on May 6, 2024, at the South Regional Library Meeting Room, 8065 Lely Cultural Parkway, Naples, FL. The meeting commenced at approximately 5:30 p.m. and ended at 6:04 p.m. Approximately 15-20 people attended, and approximately 2 participants via ZOOM. Page 235 of 834 9 The applicant’s agent explained the request for the proposed PUD Rezone and companion Growth Management Plan amendment to allow for the proposed uses. Concerns were raised about existing flooding conditions, traffic on Myrtle Lane, access to the signalized intersection on Tamiami Trail, and comments that the project is out of scale with the needs of the community. A copy of the NIM materials is included in the attachments. FINDINGS AND CONCLUSIONS: •There is a need for rental trucks/trailers within all residential markets, storage of residential goods, propane sales, and related business services that will strengthen and diversify the community’s economy in this area. •The proposed Smart Mobility center is inconsistent with the results of the ENCDP. •The proposed use is comparable and compatible with surrounding commercial uses. •County water and wastewater service is available to the site. •The only transportation system impact identified with this petition is limited access to a signalized intersection, which U-Haul is willing to allow access through their property. Environmental Findings: The subject property is 8.24 acres. The existing site conditions were field verified by staff during the review of the Planned Unit Development (PUD) for the project. This is the location of the Myrtle Woods PUD which was originally approved back in 1981 and amended to its current allowances by Ord. 08-09 to allow Commercial Professional and General Office uses (C-1) to Commercial Intermediate uses (C-3) as well as 1.2 acres of residential multifamily (RMF-6) zoned property on the western edge of the property. The proposed GMP amendment will not affect the requirements of the Conservation and Coastal Management Element (CCME) of the GMP. Ordinance 08-09 established a preservation tract of .98 acres. The site conditions have changed, and the site does not contain native vegetation that meets the preservation standards. Since there is no preservation-required native vegetation or listed species present on-site, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and Section 3.05.07 of the LDC. Environmental Services staff recommends approval. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on October 28, 2024. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes. STAFF RECOMMENDATION: Staff recommends approval of the subdistrict as proposed and suggests that the Collier County Planning Commission forward petition PL20230016211 5396 Myrtle Commercial Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve, adopt, and transmit it to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the January 14th, 2025, BCC meeting. Page 236 of 834 ORDINANCE NO.2O2.I- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89.05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURX LAND USE ELEMENT AND MAPS TO CHANGE THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE SUBDISTRICT TO URBAN COMMERCIAL DISTRICT, 5396 MYRTLE LANE COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 2OO,OOO SQUARE FEET OF GROSS FLOOR AREA OT INDOOR SELF-STORAGEMAREHOUSE AND UP TO 3,OOO SQUARE FEET OF GROSS FLOOR AREA OF OTHER COMMERCIAL USES, AND FURTTIERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST QUADRANT OF TAMIAMI TRAIL EAST AND MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COT]NTY, FLORIDA, CONSISTING OF 8.24* ACRES. [PL202300162il1 WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Stalutes, the Community Planning Act, formerly the Florida Local Govemment 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, Metropolitan Naples, LLC requested an amendment to the Future Land Use Element; 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 concem or a rural area of opportunity; and [24-CMP-01219/1901870/l]56 5196 Mynle Ln cMPA-PL2023001621 I I t/04/2.1 lof 3 WHEREAS, the Community Planning Act of 201 I provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and Words underlined are additions; Words struck through are deletions. *** are a break in text Page 237 of 834 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 conceming the proposed adoption of the amendment to the Future Land Use Element of the Growth Management Plan on and WHEREAS, all applicable substantive and procedural requirements ofthe law have been met. NOW, TIIERTFORE, BE IT RESOLVED BY THE BOARD OF COTJNTY COMMISSIONERS OF COLLIER COLINTY, FLORIDA that: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN SECTIONTWO: SEVERABILITY. Ifany 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 ofthe remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 3l days after Board adoption. 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. [24.cMP{ | 2 | 9/1901870/l ]56 5396 Myde Ln GMPA-P12023001621I l vut24 Words underlined arc additions: Words struck through are deletions r+* **,r .*. *.r ale a break in text SECTION ONE: The Board of County Commissioners hereby adopts this small-scale amendment to the Future Land Use Element in accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached hereto as Exhibit "A" and incorporated herein by reference. 2 of3 Page 238 of 834 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _ day of _2024. ATTEST: CRYSTAL K. KINZEL, CLERK Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attomey Attachment: Exhibit A - Text and Map [24{MP-012 l9lt90 lt70/l]56 5396 Myrtle Ln GMPA-P12023001621 I tt;04t24 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY. FLORIDA BY: Chris Hall, Chairman Words underlined are additions: Words struck through are dcletions. *r* t*,t *'l* +*r are a break in text 3 of 3 Page 239 of 834 Exhibit A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** * FUTURE LAND USE MAP SERIES *** *** *** *** *** *** *** *** *** *** *** *** *** * Belle Meade Hydrologic Enhancement Overlay Map * 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 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 *** *** *** *** *** *** *** *** *** *** *** *** *** 21. 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 22. 5396 Myrtle Lane Commercial Subdistrict This Subdistrict is approximately 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane as depicted on the 5396 Myrtle Lane Subdistrict Map. The purpose of this Subdistrict is to provide commercial land uses. Development within the Subdistrict shall be subject to the following: a. All development within this Subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The PUD Ordinance must include development standards and buffers to ensure compatibility with surrounding properties. c. A maximum of 200,000 square feet of gross floor area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses shall be Page 240 of 834 permitted within the Subdistrict. d. Allowable uses shall be limited to: 1. Uses permitted by right in the C-1 through C-3 Zoning Districts 2. Automotive rental and leasing (7513 and 7519) 3. Indoor storage, including cube storage and moving supplies sales (4225 and 4226) 4. Outdoor equipment rental and leasing (7359) 5. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES *** *** *** *** *** *** *** *** *** *** *** *** *** Airport Carlisle Mixed Use Subdistrict Map 5396 Myrtle Lane Commercial Subdistrict Page 241 of 834 Ta mia mi T R L E Floridan A V E Myrtle LN Broward STGilchrist ST1st S T 2nd S T G eorgia A V ETrammell STJennings STCypress LN Treetops DRMitchell STTa mia mi C T 3rd S T Texas AVE 5396 MYRTLE LANE COMMERCIAL SUBDISTRICT COLLIER CO UNTY, FLORI DA º0 350 700175 Feet LEGEND5396 Myrtle LaneCommercial Subdistrict ADOPTED - XXXX(Ord. No. XXX) DRAFT SUBJECTSITE Page 242 of 834 COLLIER BLVDTURNER RIVER ROADSR 29INTE RSTAT E 7 5 IMMOKALEE RD OIL WELL RD COLLIER BLVDTAMIAMI TRL E CR 846 SR 82 LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD W COPELAND AVE S9TH ST NS 1ST STN 15TH STB A L D E A G L E D R GREEN BLVDOLD US 41LAKE TRAFFORD RD RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDCOUNTY BARN RDS COLLI ER BLVDBONITA BEACH RD 111TH AVE N COLLIER AVENEW MARKET RD W WILSON BLVD SW MAIN ST WIGGINS PA SS RD 9TH ST SSEAGATE DR I-75 S I-75 NSR 29Tamiami TRL E Oil Well RD Immokalee RD Collier BLVDEverglades BLVDSR 82 CR 84 6 E Livingston RDDesoto BLVDS a n M a r c o R DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD Pine Ridge RD Radi o RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD G o l d e n G a t e P K W Y Camp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLV D E 9th ST NOld 41Bald Eagle DRN C ollier B LV D Westclox ST Thomasson DR E Main ST Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI- 7 5 SI-75 SI-75 SI-75 N °HENDRY COUNTYMONROE COUNTY LEE COUNTY HENDRY COUNTY 2024-2050FUTURE LAND USE MAPCollier County Florida DETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" BAREFOOT BEACH PRESERVECOUNTY PARK DELNOR- WIGGINS STATE PARK CLAM PASSCOUNTY PARK CLAMBAYNRPA ROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVE CITYOFNAPLES TIGERTAIL BEACHCOUNTY PARK CITY OF MARCO ISLAND COLLIER-SEMINOLE STATE PARK CAPE ROMANO PORTOF THEISLANDS CAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVE EVERGLADES NATIONAL PARK CHOKOLOSKEE PLANTATIONISLAND EVERGLADESCITY COPELAND BIG CYPRESS NATIONAL PRESERVE FAKAHATCHEE STRAND PRESERVE STATE PARK FLORIDA PANTHER NATIONAL WILDLIFE REFUGE SOUTH GOLDENGATE ESTATESNRPA BELLE MEADEHYDROLOGICENHANCEMENTOVERLAY NORTHBELLEMEADENRPA IMMOKALEE CORKSCREWSWAMPSANCTUARY CREWNRPA LAKETRAFFORD R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 GOODLANDGulfofMex i c o 0 1 2 3 4 50.5 Miles J ?EXEMPTAREA PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: 5396MyrtleLnCommercialSubdistrictFLUMAP_Draft.mxdDATE: 10/03/24 GOLDEN GATE Veterans Memorial BLVD R 32 E R 33 E R 34 E (1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES. NOTE : BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT BELLEMEADENRPA Collier Boulevard Lord's WayMixed Use Subdistrict Vincentian Mixed Use Subdistrict CONVERSION OF COMMERCIAL BY RIGHT SUBDISTRICTSTRATEGIC OPPORTUNITY SITES SUBDISTRICTTRANSIT ORIENTED DEVELOPMENT SUBDISTRICT URBAN DESIGNATION MIXED USE DISTRICT Urban Residential Subdistrict Residential Density Bands Urban Coastal Fringe Subdistrict Urban Residential Fringe Subdistrict Meridian Village Mixed Use Subdistrict Vanderbilt Beach Road Mixed Use Subdistrict Creekside Commerce Park East Mixed Use Subdistrict Mini Triangle Mixed Use Subdistrict East Tamiami Trail Commercial Infill Subdistrict Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict Greenway - Tamiami Trail East Commercial Subdistrict Bay House Campus Commercial Subdistrict Ivy Medical Center Subdistrict Germain Immokalee Commercial Subdistrict The Home Depot-SE Naples Commercial Subdistrict Boat House Commercial Subdistrict East Tamiami Trail Mixed Use Subdistrict COMMERCIAL MIXED USE SUBDISTRICT Livingston Road / Veterans Memorial BoulevardCommercial Infill Subdistrict Orange Blossom / Airport CrossroadsCommercial Subdistrict Davis-Radio Commercial Subdistrict Isles of Capri Mixed Use Infill Subdistrict Airport Carlisle Mixed Use Subdistrict Vanderbilt Beach Road Residential Subdistrict Industrial District BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT Livingston Road / Eatonwood Lane Commercial Infill Subdistrict Livingston Road Commercial Infill Subdistrict Seed To TableCommercial Subdistrict Vanderbilt Beach CommercialTourist Subdistrict COMMERCIAL DISTRICT Mixed Use Activity Center Subdistrict Interchange Activity Center Subdistrict Livingston / Pine Ridge Commercial Infill Subdistrict FUTURE LAND USE MAP A D O P T E D - J A N U A R Y, 1 9 8 9 A M E N D E D - J A N U A R Y, 1 9 9 0 A M E N D E D - F E B R U A R Y, 1 9 9 1 A M E N D E D - M AY, 1 9 9 2 A M E N D E D - M AY, 1 9 9 3 A M E N D E D - A P R I L , 1 9 9 4 A M E N D E D - O C T O B E R , 1 9 9 7 A M E N D E D - J A N U A R Y, 1 9 9 8 A M E N D E D - F E B R U A R Y, 1 9 9 9 A M E N D E D - F E B R U A R Y, 2 0 0 0 A M E N D E D - M AY, 2 0 0 0 A M E N D E D - D E C E M B E R , 2 0 0 0 A M E N D E D - M A R C H , 2 0 0 1 A M E N D E D - M AY 1 4 , 2 0 0 2(O r d . N o . 2 0 0 2 -2 4 )A M E N D E D - J U N E 1 9 , 2 0 0 2(O r d . N o . 2 0 0 2 -3 2 )A M E N D E D - O C T O B E R 2 2 , 2 0 0 2(O r d . N o . 2 0 0 2 -5 4 ) A M E N D E D - F E B R U A R Y 11 , 2 0 0 3(O r d . N o . 2 0 0 3 -7 )A M E N D E D - S E P T E M B E R 9 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 3 )A M E N D E D - S E P T E M B E R 1 0 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 4 ) A M E N D E D - D E C E M B E R 1 6 , 2 0 0 3(O r d . N o . 2 0 0 3 -6 7 )A M E N D E D - O C T O B E R 2 6 , 2 0 0 4(O r d . N o . 2 0 0 4 -7 1 ) A M E N D E D - J U N E 7 , 2 0 0 5(O r d . N o . 2 0 0 5 -2 5 )A M E N D E D - J A N U A R Y 2 5 , 2 0 0 7(O r d . N o . 2 0 0 7 -1 8 )A M E N D E D - D E C E M B E R 4 , 2 0 0 7(O r d . N o . 2 0 0 7 -7 8 ,7 9 ,8 1 )A M E N D E D - O C T O B E R 1 4 , 2 0 0 8(O r d . N o . 2 0 0 8 -5 7 ,5 8 ,5 9 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 6 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 7 )A M E N D E D - J A N U A R Y 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -1 4 )A M E N D E D - M AY 2 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -4 1 )A M E N D E D - J U N E 1 0 , 2 0 1 4(O r d . N o . 2 0 1 4 -2 0 ) A M E N D E D - F E B R U A R Y 1 0 , 2 0 1 5(O r d . N o . 2 0 1 5 -1 3 )A M E N D E D - A P R I L 1 4 , 2 0 1 5(O r d . N o . 2 0 1 5 -2 6 ) A M E N D E D - J U N E 9 , 2 0 1 5(O r d . N o . 2 0 1 5 -3 2 )A M E N D E D - J U LY 7 , 2 0 1 5(O r d . N o . 2 0 1 5 -4 2 ) A M E N D E D - S E P T E M B E R 2 2 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 5 ) A M E N D E D -D E C E M B E R 1 3 , 2 0 2 2(O r d . N o . 2 0 2 2 -4 6 ) A M E N D E D - J U N E 2 8 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 7 ) A M E N D E D - A P R I L 2 3 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 0 )A M E N D E D - J U N E 11 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 8 ) A M E N D E D - M AY 2 4 , 2 0 1 6(O r d . N o . 2 0 1 6 -1 5 )A M E N D E D - J U N E 1 3 , 2 0 1 7(O r d . N o . 2 0 1 7 -2 2 )A M E N D E D - D E C E M B E R 1 2 , 2 0 1 7(O r d . N o . 2 0 1 7 -4 6 )A M E N D E D - M AY 8 , 2 0 1 8(O r d . N o . 2 0 1 8 -2 3 )A M E N D E D - J U N E 1 2 , 2 0 1 8(O r d . N o . 2 0 1 8 -3 0 )A M E N D E D - S E P T E M B E R 11 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 2 )A M E N D E D - S E P T E M B E R 2 5 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 8 )A M E N D E D - S E P T E M B E R 2 4 , 2 0 1 9(O r d . N o . 2 0 1 9 -2 1 )A M E N D E D - O C T O B E R 8 , 2 0 1 9(O r d . N o . 2 0 1 9 -3 3 )A M E N D E D - J U N E 9 , 2 0 2 0(O r d . N o . 2 0 2 0 -1 5 )A M E N D E D - J U LY 1 4 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 1 ) A M E N D E D - O C T O B E R 1 3 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 1 )A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 4 ) A M E N D E D - N O V E M B E R 1 0 , 2 0 2 0(O r d . N o . 2 0 2 0 -4 2 )A M E N D E D - M A R C H 1 , 2 0 2 1(O r d . N o . 2 0 2 1 -0 8 ) A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 6 ) A M E N D E D - A P R I L 2 7 , 2 0 2 1(O r d . N o . 2 0 2 1 -1 7 )A M E N D E D - S E P T E M B E R 2 8 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 2 )A M E N D E D - O C T O B E R 2 6 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 6 )A M E N D E D - J U N E 1 4 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 4 ) A M E N D E D -S E P T E M B E R 2 7 , 2 0 2 2(O r d . N o . 2 0 2 2 -3 5 A )A M E N D E D -J A N U A R Y 1 0 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 3 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 6 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 8 )A M E N D E D -A P R I L 2 5 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 0 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 5 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 7 )A M E N D E D -O C T O B E R 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 1 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 7 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -6 0 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 7 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 9 )A M E N D E D - A P R I L 9 , 2 0 2 4(O r d . N o . 2 0 2 4 -1 9 ) Orange Blossom Mixed Use Subdistrict Vanderbilt Beach / Coller Blvd. Commercial Subdistrict Henderson Creek Mixed Use Subdistrict Goodlette / Pine Ridge Mixed Use Subdistrict Livingston Road / Veterans MemorialBoulevard East Residential Subdistrict Ventana Pointe Residential Overlay Carman Drive Subdistrict Radio Road Commercial infill Subdistrict RESEARCH AND TECHNOLOGY PARK SUBDISTRICT Buckley Mixed Use Subdistrict COMMERCIAL MIXED USE SUBDISTRICT Hibiscus Residential Infill Subdistrict Livingston Road / Radio Road Commercial Infill Subdistrict Vanderbilt Beach Road Neighborhood Commercial Subdistrict D R A FTEXHIBIT "A"PETITION PL20230016211 Natural Resource Protection Area (NRPA) Overlay Urban-Rural Fringe Transition Area Overlay North Belle Meade Overlay Immokalee Road Rural Village Overlay NC Square Mixed Use Overlay Collier Boulevard / Interstate 75 Innovation Zone Overlay Belle Meade Hydrologic Enhancement Overlay Bayshore/Gateway Triangle Redevelopment Overlay Rural Lands Stewardship Area Overlay OVERLAYS ANDSPECIAL FEATURES Area of Critical State Concern Overlay Airport Noise Area Overlay Incorporated Areas Coastal High Hazard Area US 41 East Overlay Estates Designation Conservation Designation AGRICULTURAL / RURAL DESIGNATION AGRICULTURAL/RURAL MIXED USE DISTRICT RURAL COMMERCIAL SUBDISTRICT Corkscrew Island Neighborhood Commercial Subdistrict Basik Drive Storage Commercial Subdistrict RURAL FRINGEMIXED USE DISTRICT Neutral Lands Sending Lands Receiving Lands Rural Industrial District Rural Settlement Area District 5396 Myrtle Lane Commercial Subdistrict A M E N D E D - X X X X )(O r d . N o . X X X ) SUBJECT SITE Page 243 of 834 Proposed Location: US Hwy 41 and Myrtle Lane, Naples FL 34113 Needs Analysis Page 244 of 834 Needs Analysis Objective: The Needs Analysis illustrates the growth in Collier County in relation to the proposed location and how the proposed storage location will meet the new demand and benefit the County. U-Haul is proposing a new center at US Hwy 41 and Myrtle Lane in Collier County. The facility would replace the existing U-Haul center at 2001 Tamiami Trail East, Naples FL. Our current location has reached capacity and offers limited number of services. Redevelopment of the current location is not feasible. For this reason, U- Haul Company has found a better location to relocate this operation in order to continue its business. It will act as a “One Stop Shop” Smart Mobility location, which offers variety of services which include self-storage, U- Haul truck and trailer share, propane, hitch and towing needs, charging stations and related retail sales (see next page). Collier County is experiencing significant growth along Hwy 41. The growth is due to multiple new construction projects in the area and additional planned developments forthcoming. The proposed location will serve 16,452 households within 3- mile radius trade area. This infill development will allow U-Haul to better serve the storage needs of the community and activate a property that is currently vacant. The proposed development requires a PUD amendment and a small- scale Growth Management Plan amendment. Findings Summary Page 245 of 834 Current location Offered services (limited): •Self-storage (limited) •Truck and trailed share •Moving supplies •Hitches and propane •U- box storage ( limited) Land Area:1.02 acres Building Gross: 11,909 SF , One- story Because of the of the property size , the existing U-Haul location offers only limited services. Page 246 of 834 “One Stop Shop” Smart Mobility Proposed location Offered services: •Self-storage •Truck and trailer share •Moving supplies •U- Box storage •Hitches and towing needs •Propane, accessories •Moving labor •College moving •Military moving •International moving •Charging stations The U-Haul proposed site campus location will provide multiple products and services on the 8.24-acre site. Land Area:8.24 acres Building Gross: 102,000 SF ,Three- story Page 247 of 834 The property is currently vacant parcel. It is surrounded by residential properties, vacant lots and some commercial properties along US Hwy 41. The site location along US Hwy 41 would make the proposed development ideal location to serve the residential community on both sides of the US Hwy 41. US Hwy 41/ Tamiami Trail E is currently a 6-lane major arterial road connecting Naples Florida with the rest of the Collier County. Proposed Location/ Site Accessibility U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store, primarily via drive -by awareness, much like that of a convenience store, restaurant or hardware store. The proposed location will have approximately 25-30 employees. Page 248 of 834 The map illustrates the location and intensity of the population growth that is expected to occur over the next five years. The growth is expected to contribute to a significant increase in the demand for storage that cannot be met by the current available storage locations. Below is the estimated population data for the projected growth in the different trade areas and the county as a whole. Current Population & Projected Population Growth over 5 years The current estimated population in the trade area is 39,204 residents, 16,452 households within a 3- mile radius. Collier County’s estimated current population is 387,712 residents. The projected population growth over five years in the 3-mile radius trade areas is 12.5 %, which is a conservative number due to all new development coming in the area. Page 249 of 834 Storage Saturation -3 miles The map illustrates the proposed location of the U- Haul center and storage competitors within 3-mile radius trade area. Several of the competitors are old model drive up mini -storage facilities. The proposed U-Haul storage location with interior access climate -controlled storage is a modern storage center. Its campus will provide multiple products and services. It is referred to as “ One Stop Shop”- self storage , U Box storage , truck and trailer share and related retail, EV charging stations, hitches, propane, etc. Page 250 of 834 5396 Myrtle Lane, Naples FL Competitors - 3 miles Marketing Area Propensity (MAP) The table provides information regarding the type of facilities the competitor sites include within 3-mile radius. Two storage competitors are of a newer type storage with 100% climate - controlled storage facility. The other two competitors include older model storage with climate and non climate storage. This shows that trend in the industry that that storage has changed from a drive - up industrial use to climate controlled commercial use. The additional sites provided for future development include two, which are Car Condos and the third was already included in our analysis, which is Public storage. MAP - (Market Area Propensity) - 10.90 MAP indicates we are underserving the community based on the number of locations, storage NRSF available, and population within the area. MAP of 20 or below is an indicator for us to be in the community and shows us that the community is underserved. Page 251 of 834 Storage Dealers- 3 miles The map illustrates the location U- Haul dealers within 3-mile radius trade area. The dealers typically would only have a few rental trucks on their lots. Our dealers are local area residents who understand the goals and challenges of the community in which they live and work. They strive to provide quality products and services to ensure their own success, and in turn, support neighboring commerce. Through expanding economies, the U-Haul business model allows local dealers the ability to serve and support the community while improving their own chances of sustainable business outcomes. Dealer location Dealer location Page 252 of 834 The demographic data used in this analysis was licensed by Alteryx from Experian US. The vintage used was from their 2022 Q3 release. This data is available at several geographic levels: County, ZIP Code, Census Tract, and Block Group. It contains a wide range of demographic variables, including, but not limited to housing counts, population counts, income variables, home ownership, housing types, age characteristics, occupation, and seasonality metrics. Furthermore, Experian US also provides 5-year housing, population, and income projections. Demographic Data Source Page 253 of 834 •U-Haul strives to locate stores within high demand communities to increase convenience and access for DYI moving customers while reducing traffic congestion and emissions. U-Haul centers generate less traffic than other retail or commercial uses. •U-Haul and The Conservation Fund have worked together since 2007 to raise both money and awareness to address climate change by planting trees and restoring forests. •The partnership has grown to include urban conservation and green economy opportunities which are creating green jobs, reducing neighborhood flooding, and providing safe places to play in underserved communities. •It is our desire to improve the quality of the existing property by implementing sustainability features, such as energy efficient LED lighting , energy efficient windows and HVAC units, local building materials, sustainable site design features. •The proposed U-Haul center would add to the property value and increase the tax base, which strengthens the economic base of the community. •U-Haul also promotes social and economic sustainability, more than 18 million customers rented U- Haul trucks and trailers in 2021 nationwide. U- Haul provides positive economic support to a community by attracting customers from different regions. Additional Considerations and benefit to Collier County Page 254 of 834 •This added customer base, increases awareness of other nearby merchants and fosters relationships that may bring new business to the city, ensuring a viable, expanding local economy. •Increased business traffic may require hiring additional employees, improving the quality of life for residents needing work to support themselves and/or their families. •U-Haul has a successful and reliable track record of stability and reliability and, is a devoted neighbor in over 1,000 communities in North America. Strengthened with 77 years of DYI moving and storage expertise, U-Haul is a reliable anchor business attracting customers from within and around Collier County community. •This proposed U- Haul storage location will increase exposure and support many neighboring small businesses, adding to the County’s economic success and resilience. Additional Consideration and benefit to Collier County Image courtesy of Google Earth Page 255 of 834 The Needs Analysis illustrates the growth in Collier County and justifies the need to relocate U-Haul to this location, where we can provide all the amenities and services that our business offers. The proposed location offers numerous advantages due to the “One Stop Shop” Smart Mobility operation, part of U-Haul’s business model and is contributing positively to the local community. Collier County is known for its affluent population and robust economy, making it an ideal location for a U-Haul facility. The county’s steady population growth, combined with high number of seasonal residents, indicates a consistent demand for self-storage solutions and truck rental services. Significant population growth is projected in the area served by the proposed U- Haul storage center along US Hwy 41. The proposed center aligns with Collier County's economic, demographic, and environmental dynamics. The venture is poised to contribute positively to the County's development, offering valuable services that cater to the needs of both residents and businesses while adhering to the local environmental and community standards. Conclusion Page 256 of 834 1 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t PLANNED UNIT DEVELOPMENT LAND USE & STANDARDS NARRATIVE U-Haul Smart Mobility Center Flagship Store 3rd Street & Thomas Road Midtown Phoenix U-Haul Smart Mobility Center Flagship Store Case No. Z-64-19-4 First Submittal: 12/05/2019 Second Submittal: 04/06/2020 Third Submittal: 06/22/2020 Fourth Submittal: 09/24/2020 Hearing Draft: 12/10/2020 City Council Adopted: 03/03/2021 Page 257 of 834 2 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t PUD Disclaimer A Planned Unit Development (“PUD”) is intended to be a stand-alone document of zoning regulations for a particular project. Provisions not specifically regulated by the PUD are governed by the zoning ordinance. A PUD may include substantial background information to help illustrate the intent of the development. The purpose and intent statements are not requirements that will be enforced by the City. The PUD only modifies zoning ordinance regulations and does not modify other City Codes or requirements. Additional public hearings may be necessary, such as, but not limited to, right-of-way abandonments. This PUD provides the regulatory zoning provision designed to guide the implementation of the overall development plan through the City of Phoenix development review and permit process. The provisions provided within this PUD shall apply to all property within the PUD project boundary. The zoning and development standards provided herein amend various provisions provided by the City of Phoenix Zoning Ordinance (as adopted and periodically amended). In the event of a conflict between a use, a development standard, or a described development procedure between the City of Phoenix Zoning Ordinance and the PUD, the PUD shall prevail. Page 258 of 834 3 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Principals & development Team Property owner / developer U-Haul International 2727 N. Central Ave. Phoenix, AZ 85004 Architect RKAA Architects, Inc. 2233 E. Thomas Rd. Phoenix, AZ 85016 Attn: Robert W. Kubicek Phone: (602)955-3900 Email: rkubicek@rkaa.com Civil Engineer TBD Address Address Attn: Phone: Email: representative Amerco Real Estate Company 2727 N. Central Ave. Phoenix, AZ 85004 Contact: Parul Butala Phone: (602)263-6555 Email: parul@uhaul.com Page 259 of 834 4 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Table of Contents A. Purpose & Intent………………………………….………….………………….…………………5 1.) Executive Summary….……………………………………………………………..…...5 2.) U-Haul Flagship Store Overview………….………………………………..….6 3.) U-Haul Smart Mobility………………………….……………………………….….…9 4.) Project Design Concept……………………….…………………………..…….…9 B. Land Use Plan……………………………………………………………………………..…….…10 C. Development Standards….……………………………………………………………....…11 D. Design Guidelines…………….……………………………………….……………………....…14 E. Signs……………………….….……………………………………………………………………....…14 F. Sustainability……………………………………………………………………………..……..…15 G. Infrastructure…………………………………………………………………………………....17 Exhibits a. Aerial Photograph b. Parcel Map c. Existing Zoning Map d. Context Plan e. Conceptual Site Plan f. Conceptual Building Elevations g. Materials h. Renderings i. Sign Exhibit j. U-Haul Smart Mobility Center Flagship Store Floor Plan k. Landscape Plan Page 260 of 834 5 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t A. Purpose and intent 1.) Executive Summary Upon being discharged from the Navy in the summer of 1945, after World War II, 29-year-old L.S. “Sam” Shoen and his wife Anna Mary tried to rent a utility trailer to move their possessions from Los Angeles to Portland, Oregon. It couldn't be done. They had to take only what they could fit in the car. During that trip they recognized the widespread need for do-it-yourself moving equipment that would be available on a one-way, nationwide basis. U-Haul International was formed. Their visionary approach spread the cost of ownership among many users, facilitating the mobility of the populations of the U.S. and Canada. The covered wagon of the pioneers morphed into orange U-Haul trailers. In the process, an industry was born. On July 4, 1967 U-Haul moved its corporate headquarters to the Central Towers on Central Avenue in Phoenix. Since that time U-Haul has grown to a publicly traded company operating over 2,000 moving centers across the US and Canada, as well as 20,000 independent dealers. U-Haul is proud to call the City of Phoenix home, employing over 1,700 people at the Central Avenue Corporate headquarters. As U-Haul continues to grow, the need for expansion and continual modernization of the business has prompted major renovations to the Towers buildings and the surrounding property. This Planned Unit Development is a part of a larger vision to create a true Flagship Store for U-Haul International. Recently, other improvements throughout the U-Haul Center have been proposed for development including a fitness and conference center. This Planned Unit of Development aims to bring a storage and moving center to the Flagship Store that will serve the needs of the Midtown Phoenix residents while at the time showcasing a flagship Smart Mobility Center at the heart of the U-Haul home. Page 261 of 834 6 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 2.) U-Haul Flagship Store Overview The purpose of the U-Haul Smart Mobility Center Flagship Store Planned Unit Development (PUD) is to create specific standards to guide the development of the approximate 0.81 net acres of property located approximately 250 feet west of the southwest corner of 3rd Street and Thomas Road (the “Property”) in the Encanto Village of Phoenix. This PUD is being utilized to incorporate development standards generally consistent with the City of Phoenix Walkable Urban Code (WU Code) as related to the Transit Overlay District (TOD-1) where the Property is located. While the intention of this PUD is to follow the WU Code guidelines, some standards and land use regulations have been modified to meet the needs of the proposed development. The PUD only modifies zoning ordinance regulations and does not modify other City Codes or requirements The WU Code is a form-based code intended to encourage multiple modes of transportation through designing the urban environment in a way that brings an appropriate mixture of density, activity, and services to areas identified through the Midtown TOD Policy Plan. The Property is located within the Midtown TOD Policy Plan Area with a recommended transect designation of Transect T5:7, a medium intensity district characterized by a mix of building types adjacent to the light rail corridor. Recently developed, and future planned residential development throughout Midtown, and specifically in close proximity to the Property will expand the density of this area. U-Haul’s proposed development at this location will support the vision of the Midtown TOD Policy Plan by providing services to the increasing residential population, reinforcing the mixture of land uses and transit options promoted by the goals of the WU-Code. Page 262 of 834 7 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t The use is a minimal-impact type of development in that it can compatibly be located next to the existing adjacent uses and buildings. It is also a necessary amenity to the many multi-family communities nearby. With the growing number of multi-family residential uses, which are inherently smaller than traditional single-family residential housing there is a great demand for this use. The proposed self-storage facility will offer the best in service, employees, processes, technology, and customer service industry-wide. U-Haul facilities are clean and professionally managed by courteous, knowledgeable and professionally trained customer-oriented managers. This proposed facility is conveniently located for customers and is equipped with industry-leading security features that are standard at all their developments. Additionally, the facility will be equipped with interior and exterior 24-hour video surveillance equipment. This self-storage facility will be efficiently climate controlled to improve the customer’s experience and peace of mind, which is a reflection of the quality standards planned for this development. When U-Haul first moved to the Central Towers in 1967, they only occupied a portion of the towers, sharing the buildings with other tenants. Today, U-Haul and its affiliate companies not only occupy the towers in their entirety but have accumulated a large portion of the property between Central Avenue and 3rd Street. The operations throughout these five buildings range greatly but are all related to furthering U -Haul’s pursuit of being a successful mobility company. Recently there have been efforts taken to transform the multitudes of properties into a cohesive corporate center. In June 2018, under zoning case number Z-30-18-4, the City of Phoenix approved a rezoning of an existing parking area that will hold a conference center and fitness center. Those improvements to the U-Haul corporate center are currently under construction and expected to be complete by summer 2021. Page 263 of 834 8 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Efforts are being taken to improve connectivity throughout the campus, including walking and cart paths between buildings and parking areas. A shaded, striped 3’ wide pedestrian path will be constructed between the flagship storage center and Roanoke. The proposed Smart Mobility Center Flagship Store will tie the whole U-Haul system together by exhibiting the core substance of the company’s purpose in a flagship store where the Corporate Headquarters will be integrated with a working business that provides a much-needed service to the surrounding community. Page 264 of 834 9 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 3.) Smart Mobility The heart of the U-Haul Smart Mobility Center Flagship Store is the operation of a self-storage facility and vehicle sharing. The Smart Mobility Center is a new concept to U-Haul; the first Smart Mobility Center was created in Tallahassee, Florida while the second was recently approved as an adaptive re-use project on Baseline Road in South Phoenix. A signature component of the Smart Mobility Center is proximity to public transit in an urban setting. We have found that a large portion of U-Haul customers will utilize public transportation when visiting a moving center to obtain the equipment they need. Additionally, the Smart Mobility Center Flagship Store offers car sharing for those rely on public transit and/or bicycling in their everyday lives and only have occasional need for a passenger vehicle. The other dynamic driving the Smart Mobility concept is that many residents in urban areas have down-sized to smaller homes and have a need for self-storage that is easily accessible. These factors all play a synergistic role in siting a suitable location for a Smart Mobility Center, enabling us to support sustainable transportation by providing a hub for car and truck sharing a permitted use, as well as a retail center where customers can arrange for storage space and purchase moving supplies. 4.) Project Design Concept The Project consists of a six-story building set forward towards Thomas Road. The Property ingress and egress will be from one access point, one on Thomas Road that is aligned to form a single, thru-driveway ensuring safe and convenient movement. The building design itself is reflective of the building design guidelines set forth in the WU- Code. The façade surfaces are broken up into surfaces existing on different planes, creating an aesthetically interesting view from Thomas Road. A mix of colors and building materials are incorporated into the design to avoid monotony of a large building surface mass. Page 265 of 834 10 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t A retail showroom, detached sidewalk, trees, shrubs, benches and colored stamped concrete paths will front Thomas Road creating an active streetscape presence. The frontage entry to the showroom is provided by a storefront style door adjacent to the sliding door. The frontage of the building will be also be shaded as encouraged by the WU-Code landscape guidelines. The ground level portion of the building, is primarily utilized for the vehicle sharing uses and parking. Customer parking is out of view of Thomas Road, providing the pedestrian friendly streetscape that the WU-Code encourages. Floors 2-6 of the building are reserved for self-storage uses. The self-storage portion of the building interior will contain storage units of varying sizes from 5’x5’ units to 10’x15’ units. Storage units are filled and emptied by customers who have access to their units during facility operating hours. All U-Haul storage customers are issued a card-swipe style identification card that must be used to gain access to their room. This is but one of many security policies which protect the customer’s belongings and decrease the ability of unauthorized access to the facility. B. Land Use Plan The Property is located within 1000 feet of the Central and Thomas light rail station and consequently in the Transit Overlay District (TOD-1), it is approximately 0.81 net acres. Additionally, the Property is fronted by Thomas Road, a major arterial street with one of the most active bus routes in the Valley. This area of mid-town is in the process of seeing significant residential growth and a resurgence of commercial activity. The options that the Smart Mobility Center Flagship Store will offer for surrounding residents will be a welcome, and successful addition to the community. This PUD and the accompanying application requests approval to allow self-storage uses on this Property. This proposal generally follows the guidelines and regulations of Page 266 of 834 11 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t the Walkable Urban Code as envisioned by the Midtown Policy Plan for transit-oriented development, while also adding self-service storage as a permitted use. The development will be accessed from one driveway on Thomas Road. This self-storage use will have little impact on adjacent properties, due to very low vehicular traffic. Furthermore, it is not anticipated that this use will have an adverse effect on peak hour movement. With this low traffic volume, the single driveway is sufficient. The current property is a parking lot and zoned P-1 see Exhibit C Existing Zoning Map. The uses described in WU-Code Table 1306.1 (Land Use Matrix) of the Ordinance guide the uses permitted within this PUD. In addition, self-storage warehousing is a permitted use within this PUD. Self-storage and retail sales are the primary uses of the Smart Mobility Center. Truck and trailer leasing and parking shall be located within a building as described in the development standards table. C. Development Standards Unless specifically modified herein, the PUD will follow WU-Code standards related to Transect T5:7, as described in Chapter 13 of Zoning Ordinance. Transect T5:7 will govern the site unless deviations are specified. We are proposing the following deviations from the T5:7 transect of the WU-Code development standards. The table below represents the development standards proposed as part of this PUD and how they compare to that of the standards of the Midtown T5:7 Transect of the WU-Code. The table will apply to self-service storage, car-share, and household moving center only, other T5 uses permitted should defer to WU Code T5:7. No exterior self-storage is proposed. Page 267 of 834 12 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 1. Development Standards Table Section Title Applicability 1301 Code Administration No Changes. The PUD will meet the requirements of this section. 1302 Transect Districts No Changes. The PUD shall be developed per Transect T5:7. 1303 Transect Lot Standards The PUD will meet the requirements of this section aside from three deviations: 1303.2 1.) The 6th floor shall have 0% glazing. 2.) 66-foot maximum height and 0 feet of building stepbacks. 1304 General Site Development Standards The PUD will meet the requirements of this section aside from one addition: 1304.F.1. 1.) 100% shade over the public sidewalk. 1305 Frontage Standards No Changes. The PUD will meet the requirements of this section. 1306 Land Use Matrix No Changes except of household moving center, car sharing, and self-storage by right with at least 8 leasable U-Haul vehicles max. 1307 Parking Standards The PUD will meet the requirements of this section, as applicable to the T5:7 transect, with three additions. 1307.H.6.c.(1) 1.) A bicycle repair station (Fix-it-Station) shall installed outside the building, in a conspicuous location, and accessible from the public sidewalk. 3.) The development shall include a total of 28 parking spaces. The modified parking standard shall only apply to the new uses added by the PUD. 1308 Signage Standards The PUD will meet the requirements of this section aside from one deviations and requirements found in Section E. Signs on page 14. 1309 Landscape Standards The PUD will meet the requirements of this section, as applicable to the T5:7 Transect, with the additional requirement that the Thomas Road frontage be planted with a minimum of seven (7) drought tolerant shade trees with 25 percent four-inch caliper and the remainder being three-inch caliper or greater. 1310 Open Space Standards No Changes. The PUD will meet the requirements of this section. 1311 Design Development No Changes. The PUD will meet the requirements of this section. 1312 Character Areas The PUD will meet the requirements of this section, as applicable to the T5:7 Transect, for the Transit Midtown Character Area, with three additions and clarifications: Section 1312.C.1.b. 1.) Trees as required per the Section 1309 and as modified by the Section 1309 reference in this table, in addition to shrubs to provide 75% groundcover between the sidewalk and the building frontage, excluding vehicular driveways. 2.) The development shall include 4 benches along the arterial street (Thomas Road) as architectural public elements. 3.) 1. Street entrances from the sidewalk shall be designed with stamped colored concrete. Page 268 of 834 13 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 1313 Design & Standards No Changes. The PUD will meet the requirements of this section. 2. Enhanced streetscape The proposed site enhancements will help promote pedestrian walkability in the area. The development will feature four benches, bicycle repair station and four bicycle spaces accessible from the public sidewalk along Thomas Road. Additionally, colored stamped concrete on entrances within the public right of way. 3. Shade This development will incorporate shading elements such as 21 covered parking spaces on the first floor, and the landscape shaded streetscape. Additionally, the entrance awning extending 5’ from the building and the 6 story, 66-foot-high building provides 100% shade to the public sidewalk. Shade calculations are based on the Summer Solstice at 12:00 noon. 4. Landscape Plant types are as outlined below and in the conceptual landscape plan of this PUD. The conceptual landscape plan is at Exhibit K. Trees along Thomas Road will consist of 3” and 4” caliper trees at 20 feet on center. Shrubs and ground cover along Thomas Road will consist of (98) 5-gallon shrubs. D. Design Guidelines The development shall be designed with four-sided architecture with a modern appearance so as to offer pleasing views to adjacent property owners, residents, customers, and users of Thomas road. The enhanced landscaping along Thomas will aid in transitioning uses from the building into the pedestrian experience. The design functions have been created to develop this relationship between the building and the pedestrian environment. Page 269 of 834 14 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t The proposed building elevations shall include massing, articulation, and proportion of materials, as seen in the elevations provided at Exhibit F and materials at Exhibit G. Materials and colors have been chosen for a more modern design, which include black anodized metal storefront, integral color CMU block in white, grays, whites and blue tone metal panels, as well as a metal awning with a blue accent color. The design includes varied roof lines on each elevation, window placements along the north, east and west elevations on floors one through five, and building recess along the north elevation. Additionally, tower offsets shall be included along the north, east and west elevations. The exhibits provided depict one 6-story commercial building. Unless modified herein, the design guidelines of Chapter 13 and Section 507 TAB A will apply. E. SIGNS Proposed signage for the U-Haul Smart Mobility Center Flagship Store is depicted in Exhibit I. • To govern signage on the site, the development shall adhere to the following conditions, as approved by the Planning and Development Department: o The wall mural (lifestyle graphic) shall not exceed 112 square feet in area and 46 feet from grade to the top of the sign. o Prior to the issuance of any sign permits within the PUD, a Comprehensive Sign Plan will be adopted in accordance with the procedures in Section 705.E.2. o Signs over 56 feet from grade to the top of the sign shall be incorporated into the approved or amended Comprehensive Sign Plan. o In order to reduce lighting impacts to nearby residential uses, the maximum luminance (brightness) for all wall signs shall be 60 nits measured at the sign face. The maximum color temperature for all wall signs shall be 4,000 Kelvin. Sign permit applicants shall provide certification from a qualified registrant of compliance with these lighting standards prior to the issuance of permits for wall signs. Page 270 of 834 15 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t o The high-rise wall signs shall have a dimmer control installed and the signs’ luminance shall be dimmed 50% at 10:30 pm. F. Sustainability The development is planned as a sustainable development within the community. Energy efficiency in design and long-term operation along with thermal comfort in building and site design provide a better self-storage atmosphere for customers, employees, property owners and residents. City Enforceable Standards: • This PUD will regularly adopt the latest energy and building codes that encourage the use of light-colored roofing materials and will minimize heat island effects. • The proposed drought tolerant vegetation will integrate trees and shade into the design of the development. • The development will minimize surface parking area and provide an abundance of shade through the building overhang on parking lot. • Water Efficient Landscaping (drought tolerant) will include 4” and 3” Caliper trees, 5-gallon shrubs to be provided with 2-inch depth of decomposed granite in all landscape areas to significantly reduce water consumption. • Building entrances and public sidewalks shall be shaded minimum 100% with architectural building elements, building shade cast, 24-inch box trees and awnings. • The "Heat Island" effect will be reduced by providing a light-colored roof to provide a minimum roof SRI (Solar Reflectance Index) rating of 75% of the roof surface area. Practices Incorporated by The Developer: This Smart Mobility Center will incorporate many of the same sustainable construction and business practices that other U-Haul locations take continual pride in. Sustainable Development • Regionally manufactured materials. Page 271 of 834 16 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t • Thermal efficient building shell. • Reducing heat island effect with light colored and energy efficient roofs. • LED lighting. • Interior lighting controlled by motion sensors to reduce energy consumption. • Low “e” Double-pane windows. • Shade building entrances with architectural building elements. • Provide a safe, reliable, and efficient stormwater management system that protects both human health and environment. • Bicycle Facilities and repair station. • Storage and Collection of Recyclables. Take a box, Leave a box. Sustainable Business Practices • Re-Use Centers. To reduce the amount of used goods being dumped, we provide centers in which our customers can leave their unwanted but re-useable belongings, such as furniture, for others to take. • Take a box, Leave a box. We designate a place at our center for our customers where they can leave their used moving boxes for future customers to reuse. Our idea is that while recycling is great, reuse should occur first to ensure more efficient use of our resources. • Biodegradable packing Materials. U-Haul uses packing peanuts made of starch mixture, replacing Styrofoam and reducing landfill waste. G. INFASTRUCTURE 1.) circulation The development will be accessed from one driveway entrance on Thomas Road. This project will provide required parking in the enclosed first floor of the building, all Page 272 of 834 17 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t of the parking shall be screened from Thomas Road within the building. Seven customer parking spaces are located on the south of the property and will not be visible from Thomas Road. The loading area is contained within the building structure itself. See site plan at Exhibit E. 2.) Grading and Drainage Underground and surface retention will be provided. The retention volume will be the greater of either the increase in runoff volume in the proposed condition compared to the existing condition, or the first flush volume for the 100-year, 2-hour storm event. Grading and Drainage will be submitted as part of the Development Service Department Site Plan Submittal. 3.) Water and Sewer Water and waste water infrastructure requirements will be determined, designed and constructed in accordance with Phoenix City Code requirements and Water Services Department Design Standards and Policies. The existing water main in Thomas Road will be utilized for service to the project. All retention facilities will be drained within 36-hours of a major storm event as required by the city of Phoenix Drainage Design Manual. Page 273 of 834 Page 274 of 834 Page 275 of 834 Page 276 of 834 Page 277 of 834 Page 278 of 834 Page 279 of 834 Page 280 of 834 Page 281 of 834 Page 282 of 834 Page 283 of 834 Page 284 of 834 Page 285 of 834 Page 286 of 834 2009-0612904 M.C.R. 55 E THOMAS PARTNERS LLCA.P.N. 118-44-030BK. 4, PG. 31, M.C.R. WEST BALTIMORE HTSLOT 20II CO. VI LLCA.P.N. 118-44-012ABK. 4, PG. 31, M.C.R. WEST BALTIMORE HTSLOT 6LBA REALTY FUND2006-0025601 M.C.R.BREAKROOMOFFICEADARRSHOWROOM2,433± NET S.F.(3,124± GROSS S.F.)counter placement andorientation per retail group10x510x105x55x105x5ADA door10x15D&R AREA805± S.F.FIRE PUMPROOMSTORAGELOAD/UNLOADAREAMOP/COMMRMADARRRE-USEAREAFUTURE11'W x 12'HOHDFUTURE11'W x 12'HOHDFUTURE11'W x 12'HOHDLOT 1ROANOKE PLAZA LOT 1 2BK.267, PG. 49, M.C.R.A.P.N. 118-44-104DE ANZA PROPERTIES LLC2004-0534464 M.C.R.30'-0"R.O.W.134'-0"53'-3"42'-0"R.O.W.42'-0"R.O.W.A.P.N. 118-44-007AA.P.N. 118-44-008AA.P.N. 118-44-005ALOT 2ROANOKE PLAZA LOT 1 2 BK.267, PG. 49, M.C.R. A.P.N. 118-44-105 DE ANZA PROPERTIES LLC 2004-0534464 M.C.R.COVEREDPARKING(TYP.)BUILDINGEXISTINGLOT 5 WEST BALTIMORE HTSBK.4, PG. 31, M.C.R.A.P.N. 118-44-009A 55 E THOMAS PARTNERS LLC2009-0612904 M.C.R.GATEBIKE RACKLOT 23ORLEAN INVESTMENTS WEST BALTIMORE HTSLIMITED PARTNERSHIP2008-0331954 M.C.R.BK.4, PG. 31, M.C.R.A.P.N. 118-44-035APARCEL NO. 5PORTION OF LOT 2A.P.N. 118-44-003LOT 23 WEST BALTIMORE HTSBK.4, PG. 31, M.C.R.A.P.N. 118-44-035AORLEAN INVESTMENTSLIMITED PARTNERSHIP2008-0331954 M.C.R.STAMPED CONCRETEHERRINGBONEPATTERN30'-0"NEW DRIVE531024150'-0"8'-0"9'-0"30'-0"25'-0"12'-0"10"25'-0"158'-0"12'-0"29'-4"6'-0"32'-2"19'-0"9'-6"20'-0"8'-0"20'-0"9'-0"12'-0"8'-0"6'-0"9'-0"BENCH1430.0000°927'-4"9'-6"9'-6"34'-9"14'-0"3'-0"45.0000°CANOPY 14'-4"4A.P.N. 118-44-031 10'-11"AWNINGPROJECT DIRECTORYP-2/P-1PUD0.78 ACRES (34,408 S.F.)118-44-005A, 118-44-008A, 118-44-007ASELF STORAGE143,640 S.F.28 SPACES28 SPACES2 SPACES2 SPACES10 SPACES10 SPACESEXISTING ZONING:PROPOSED ZONING:NET SITE AREA:APN:PROPOSED USE:BUILDING AREA:BUILDING A:TOTAL PARKING REQUIRED:TOTAL PARKING PROVIDED:ACCESSIBLE SPACES REQUIRED:ACCESSIBLE SPACES PROVIDED:BICYCLE SPACES REQUIRED:BICYCLE SPACES PROVIDED:SITE DATADEVELOPER: U-HAUL INTERNATIONAL 2727 N. CENTRAL AVE PHOENIX, AZ 85004 CONTACT: MOSES EASON PHONE: (602) 263-6555 E-MAIL: moses_eason@uhaul.comARCHITECT: ROBERT KUBICEK ARCHITECTS & ASSOCIATES 2233 EAST THOMAS ROAD PHOENIX, ARIZONA 85016 CONTACT: ROBERT KUBICEK PHONE: (602) 955-3900 FAX: (602) 955-0496 E-MAIL: rkubicek@rkaa.comTHIS SITE PLAN HAS BEEN PREPARED WITHOUT THE AIDOF A SURVEY. ALL PROPERTY BOUNDARIES ARE ROUGHAPPROXIMATIONS. THIS DRAWING IS TO BE USED FORCONCEPTUAL PURPOSES ONLY AND IT IS NOT TO BE THEBASIS FOR ANY LEGALLY BINDING DOCUMENTATION.NORTHSCALE:SITE PLAN1" = 30'-0"30'60'15'0'3RD ST AND THOMAS ROADMIDTOWN, PHOENIXU-HAUL CORPORATE FLAGSHIP STOREDATE: 12-10-2020 (PRELIMINARY) 2014 RKAAARCHITECTS, INC. ALLRIGHTS RESERVED.THIS DRAWING IS ANINSTRUMENT OFSERVICE. IT IS THEPROPERTY OF RKAAARCHITECTS, INC. ANDMAY NOT BEDUPLICATED, USED ORDISCLOSED WITHOUTWRITTEN PERMISSIONOF THE ARCHITECT.©#20065.50SP-1ARCHITECST,INCSELF STORAGE (143,640 S.F.) STORAGE = 28 SPACESPage 287 of 834 EXHIBIT F CONCEPTUAL BUILDING ELEVATIONS Page 288 of 834 Page 289 of 834 Page 290 of 834 EXHIBIT G MATERIALS Page 291 of 834 Page 292 of 834 EXHIBIT H RENDERINGS Page 293 of 834 Page 294 of 834 EXHIBIT I SIGN EXHIBIT Page 295 of 834 LIT PAN CHANEL LETTERS 10.22’W X 2’H 20.44 SQFT 16.28’W X 2’H 32.56 SQFT 11 GAUGE STEEL WHITE POWDER COAT SIGN BACKLIT 24.4’W X 4’H 97.6 SQFT 11 GAUGE STEEL WHITE POWDER COAT SIGN BACKLIT 24.4’W X 4’H 97.6 SQFT LIT PAN CHANEL LETTERS 22.66’W X 1.5’H 34 SQFT LIT CABINET SIGN 12’W X 7’H 84 SQFT BANNER TBD 7’W X 16’H 112 SQFT 27.56’W X 2’H 55.12 SQFT Page 296 of 834 EXHIBIT J U-HAUL FLAGSHIP STORE PLAN Page 297 of 834 BREAKROOMOFFICEADARRSHOWROOM2,433± NET S.F.(3,124± GROSS S.F.)counter placement andorientation per retail group10x510x105x55x105x5ADA door10x15D&R AREA805± S.F.FIRE PUMPROOMSTORAGELOAD/UNLOADAREA30'-0"25'-0"MOP/COMMRMADARRRE-USEAREAFUTURE 11'W x 12'H OHD FUTURE 11'W x 12'H OHDSFUTURE 11'W x 12'H OHD 25'-0"510SMOP/COMMRMSMOP/COMMRMADARRARCHITECTS, INC3RD ST AND THOMASMIDTOWN, PHOENIXU-HAUL FLAGSHIP STORE PLANSDATE: 09-24-2020 (PRELIMINARY)NORTHSCALE:1ST FLOOR PLAN1/16" = 1'-0"RKAA# 20065.50FP-1 2019 RKAAARCHITECTS, INC. ALLRIGHTS RESERVED.THIS DRAWING IS ANINSTRUMENT OFSERVICE. IT IS THEPROPERTY OF RKAAARCHITECTS, INC. ANDMAY NOT BEDUPLICATED, USED ORDISCLOSED WITHOUTWRITTEN PERMISSIONOF THE ARCHITECT.©0'10'20'40'FLOOR PLANSNORTHSCALE:2ND, 4TH, 6TH FLOOR PLAN1/16" = 1'-0"0'10'20'40'NORTHSCALE:3RD, 5TH FLOOR PLAN1/16" = 1'-0"0'10'20'40'Page 298 of 834 EXHIBIT K CONCEPTUAL LANDSCAPE PLAN Page 299 of 834 Page 300 of 834 1 Parker Klopf From:jon virgin <jvirgin55@gmail.com> Sent:Saturday, May 18, 2024 1:17 PM To:LauraDeJohnVEN; michaelsawyer@colliercountyfl.gov; Parker Klopf; Rick LoCastro Subject:5396 Myrtle Lane EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: PL20230016211 and PL20230016212 Regarding the above property, I am against rezoning for a multitude of reasons which our community has brought to your attention: drainage issues due to the street being a low area; additional traffic in an already congested road; numerous mini storage units within a 2 mile range. I am also strongly against any kind of additional access on to Myrtle Lane whether it be general or emergency. The road only has one way in and one way out and the width of the road makes it even more treacherous. Please add my comments to the file for this property. Jon Virgin 5219 Myrtle Lane Page 301 of 834 1 Parker Klopf From:Steve@stevefuller.com Sent:Wednesday, August 14, 2024 5:38 PM To:LauraDeJohnVEN; Parker Klopf Subject:Reference 5396 Myrtle PL 20230016211 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Laura and Parker, We have been reviewing the latest update from the developer of the proposed UHaul site at the corner of Myrtle Lane and Tamiami Trail. We are also monitoring the Planning Commission Calendar for when this item may go before them. We appreciate staff comments and quesƟons regarding whether this site is viable for the size and scope of the project. All efforts to minimize the height of this structure sƟll leaves us with an out of place business and facility. The site is inappropriate for propane storage as it is not an industrial locaƟon and is immediately adjacent to residenƟal zoning. Though the aƩempt to help buffer this mega storage center has merit, it sƟll is merely a Band-Aid on the blight that this mega storage structure will leave in damnably and indefinitely on 41 E which in fact is a major gateway between Naples and Marco and an entrance gateway into the city of Naples from traffic from the Miami and East Coast area. All aƩempts to minimize the impact of this will sƟll not hide this decision that the Collier County Commissioners will be le Ō with for years to come. Further it is rather unfortunate that the developer does not feel that they should abide be the East Naples Development Plan because it has not been “enacted”. Although it has not been formally adopted it is obvious from the amount of Ɵme, effort and money by many parƟes and organizaƟons to produce such a plan that this is the “will’ of the community. The Developer is obviously not interested in being a contributor or long term neighbor of East Naples, in fact the whole project is really because U-Haul at it’s current locaƟon is a hindrance to Metropolitan Developments Mega Project at the Davis Triangle. So they are trying to find the fastest cheapest piece of land to appease U-Haul without consideraƟon of Myrtle Cove Acres or East Naples as a whole. “Just Push it down the road” The applicants follow up and modificaƟons reference an amended Master site Plan in AƩachment 2 within the portal, we cannot seem to locate that, if you have a copy can you please forward to us. Thank You, Steve & Claudia Fuller 239-821-4200 Page 302 of 834 1 Parker Klopf From:Kathy Smith <smithlife.llc@gmail.com> Sent:Tuesday, May 14, 2024 3:17 PM To:Rick LoCastro; LauraDeJohnVEN; Parker Klopf; michaelsawyer@colliercountyfl.gov Subject:5396 Myrtle Ln, PL20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Re: 5396 Myrtle Lane PL 20230016211 PL 20230016212 To the Collier County Planners and County Commissioner; There was a meeting on May 6th at 5:30pm, a Neighborhood Information Meeting, hosted by GradyMinor and Associates, for the above property. Many neighbors attended this meeting, some could not make it because of the time. We had our own neighborhood meeting on May 2nd, with 33 neighbors in attendance. We had some discussions this past weekend with neighbors that could not make the May 6th meeting. We all feel that this type of project is not good for our little neighborhood. There are too many storage facilities already in our area, one being right next door to this proposed project (CubeSmart). The type of project they are proposing would be better suited in an industrial park or a highly dense commercial area, not in a small residential neighborhood like ours. Some of the concerns were about the flooding due to a project this large. The West end of Myrtle sits lower than the East end. The West end floods in the rainy season, with some of the properties having severe flooding during hurricanes and heavy rainstorms. Another huge concern for all of us is the obvious, the traffic in our neighborhood. This will bring too much traffic and unwanted guests to our neighborhood, during construction and afterwards. Our neighborhood does not have sidewalks and we have many young children/grandchildren that play outside and ride bikes, and residents walking pets. Many of the residents on Myrtle Lane have been in their homes for several years, some for 25–55 years. Our family purchased two lots in 1968, and our home in 1973. The most impacted resident would be 5371, her husband built their home in 1971 and they raised their four children there. She is now a widow and scared to death what this type of project will bring. Our quiet, peaceful neighborhood will be gone. We all always knew that something would be built there eventually, but never imagined what is being proposed. We feel that what would be built there should be built according to the current zoning and not be allowed any access to/from Myrtle Lane. When you make your decision regarding this proposed project, our neighborhood is begging you to take into consideration the impact this will have on the residents. Please leave the current zoning in place and do not allow a project of this size next to our neighborhood. Sincerely, Joe R. & Katherine L. Smith Page 303 of 834 2 5240 Myrtle Lane ~ Naples, FL 34113 smithlife.llc@gmail.com Page 304 of 834 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144  Fax. 239-947-0375 3800 Via Del Rey EB 0005151  LB 0005151  LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com February 28, 2024 Ms. Katherine Eastley Collier County Growth Management Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: 5396 Myrtle Lane Commercial Subdistrict (PL20230016211), Submittal 1 Dear Ms. Eastley: Enclosed, please find the application for a proposed small-scale comprehensive plan amendment for an 8.24± acre project located at the southwest corner of Tamiami Trail East (U.S. 41) and Myrtle Lane. The GMPA proposes to modify the FLUE map to add a new subdistrict to allow development of up to of up to 200,000 square feet of gross leasable area of indoor self- storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. A companion PUD Rezone application, 5396 Myrtle Lane CPUD (PL20230016212), is being filed along with this petition. Documents filed with submittal 1 include the following: 1. Cover letter 2. Application 3. Professional Consultants 4. Exhibit B Amended Text 5. Exhibit C Proposed Future Land Use Designation 6. Land Use 7. Future Land Use Designation 8. Environmental 9. Exhibit D Proposed Subdistrict Map 10. Growth Management 11. Needs Analysis 12. Public Facilities 13. Traffic Impact Statement Page 305 of 834 Ms. Katherine Eastley RE: 5396 Myrtle Lane Commercial Subdistrict (PL20230016211), Submittal 1 February 28, 2024 Page 2 of 2 14. FIRM Map 15. Coastal High hazard Area Map 16. Deed 17. Affidavit of Authorization 18. Addressing Checklist 19. Preapplication Notes Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Metropolitan Naples, LLC Richard D. Yovanovich, Esq. GradyMinor File (MLUHAUL-23) Page 306 of 834 Page 307 of 834 Page 308 of 834 Page 309 of 834 Page 310 of 834 Page 311 of 834 Page 312 of 834 Page 313 of 834 Page 314 of 834 Page 315 of 834 Page 316 of 834 Page 317 of 834 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Professional Consultants December 19, 2023 Page 1 of 1 Professional Consultants.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Planner/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com 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 ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz Environmental: Marco Espinar, Biologist Collier Environmental Consultants, Inc. 3211 68th Street SW Naples, FL 34105 239-263-2687 marcoe@prodigy.net Page 318 of 834 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Exhibit B Amended Text January 24, 2024 Page 1 of 2 Exhibit B Amended Text.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Proposed amendment to the Collier County Future Land Use Element (FLUE) and Future Land Use Map (FLUM) to establish the 8.24± 5396 Myrtle Lane Commercial Subdistrict. Words underlined are additions; words struck through are deletions. FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** [beginning page vii] * FUTURE LAND USE MAP SERIES 162 *** *** *** *** *** *** *** *** *** *** *** *** *** * Belle Meade Hydrologic Enhancement Overlay Map * 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.5 [page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** *** *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT [page 10] 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 21. 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District [page 63] *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** Page 319 of 834 January 24, 2024 Page 2 of 2 Exhibit B Amended Text.docx 22. 5396 Myrtle Lane Commercial Subdistrict [page 77] This Subdistrict is approximately 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane as depicted on the 5396 Myrtle Lane Subdistrict Map. The purpose of this Subdistrict is to provide commercial land uses. Development within the Subdistrict shall be subject to the following: a. All development within this Subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The PUD Ordinance must include development standards and buffers to ensure compatibility with surrounding properties. c. Allowable uses shall be limited to: 1. A maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses shall be permitted within the CPD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the uses permitted by right in the C-1 through C-3 Zoning District and the following uses. 2. Automotive rental and leasing (7513 and 7519) 3. Outdoor equipment rental and leasing (7359) 4. Indoor storage, including cube storage and moving supplies sales (4225 and 4226) 5. Propane gas dealers, including grilling and propane accessories (5984) 6. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. d. Development is limited to a maximum intensity of 200,000 square feet of gross floor area for indoor self-storage/warehouse and a maximum of 3,000 square feet of gross floor area for retail uses. *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [page 162] *** *** *** *** *** *** *** *** *** *** *** *** *** Airport Carlisle Mixed Use Subdistrict Map 5396 Myrtle Lane Commercial Subdistrict Page 320 of 834 T a mi a mi T R L E F l o ri d a n A V E Myrtle LN Brow ard STGilchrist ST1 s t S T 2 n d S TTrammell STJennings ST3 r d S TTree tops DRM itchell STCypress LN4 t h S T Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Exhibit C - Proposed Future Land Use Designation Urban Designation, Mixed Use District, 5396 Myrtle Lane Commercial Subdistrict . 425 0 425212.5 Feet LEGEND SUBJECT PROPERTY - 8.24+/- Acres 5396 Myrtle Lane Commercial Subdistrict Urban Residential Subdistrict Urban Coastal Fringe Subdistrict Page 321 of 834 RMF-6 RESIDENTIAL C-4 COMMERCIAL A UNDEVELOPED TREE TOPS PUD RESIDENTIAL AND COMMERCIALC-4COMMERCIALTAMIAM I TRA IL EAST (U .S . 41 ) C-3 COMMERCIAL SUBJECT PROPERTY - 8.24± ACRES EXISTING FLUE:URBAN DESIGNATION, MIXED USE DISTRICT, URBAN RESIDENTIAL FRINGE SUBDISTRICT EXISTING ZONING:RMF-6 AND MYRTLE WOODS CPUD ADJ. PROPERTY ZONING LAND USE NORTH RMF-6 AND C-4 RESIDENTIAL AND COMMERCIAL EAST ROW AND C-4 COMMERCIAL SOUTH A, TREETOPS MPUD AND C-3 UNDEVELOPED, RESIDENTIAL AND COMMERCIAL WEST RMF-6 AND A RESIDENTIAL AND UNDEVELOPED 0 400'200' SCALE: 1" = 400' GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 WHEN PLOTTED @ 8.5" X 11" 300 FOOT RADIUS SUBJECT PROPERTY ZONING BOUNDARY Page 322 of 834 T a mi a mi T R L E F l o ri d a n A V E Myrtle LN Brow ard STGilchrist ST1 s t S T 2 n d S TTrammell STJennings ST3 r d S TTree tops DRM itchell STCypress LN4 t h S T Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Future Land Use Designation Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict . 425 0 425212.5 Feet LEGEND SUBJECT PROPERTY - 8.24+/- Acres Urban Residential Subdistrict Urban Coastal Fringe Subdistrict Page 323 of 834 Page 324 of 834 Page 325 of 834 Page 326 of 834 Page 327 of 834 Page 328 of 834 Page 329 of 834 Page 330 of 834 Page 331 of 834 Page 332 of 834 Page 333 of 834 Page 334 of 834 Page 335 of 834 Page 336 of 834 Page 337 of 834 Page 338 of 834 Page 339 of 834 Page 340 of 834 Page 341 of 834 Page 342 of 834 Page 343 of 834 Page 344 of 834 Page 345 of 834 Page 346 of 834 Page 347 of 834 Page 348 of 834 Page 349 of 834 Page 350 of 834 Page 351 of 834 Page 352 of 834 Page 353 of 834 Page 354 of 834 Page 355 of 834 Page 356 of 834 Page 357 of 834 Page 358 of 834 Page 359 of 834 Page 360 of 834 Page 361 of 834 Page 362 of 834 Page 363 of 834 Page 364 of 834 T a mi a mi T R L E F l o ri d a n A V E Texas AVEMyrtle LN Brow ard STG e o r g i a A V E Trammell ST P o rt e r S T M artin STGilchrist STCatts ST6 t h S T Cypress LN 7 t h S T Maple LN B e n s o n S TSouthwest BLVDJennings ST5 t h S T 4 t h S T 1 s t S T Raintree LN Flem ing STT am i am i C T Navajo TRLTreetops DRMontiano DR Mitchell STPerry LNWhistlers Cove CIR5396 Myrtle Lane Commercial Subdistrict Exhibit D - Proposed New Inset Map . 950 0 950475 Feet LEGEND 5396 Myrtle Lane Commercial Subdistrict Page 365 of 834 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Growth Management January 16, 2024 Page 1 of 3 Growth Management.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The small-scale growth management plan amendment proposes to establish a new subdistrict which would permit up to a maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses consistent with uses permitted in the C-3 commercial Zoning District of the Collier County Land Development Code (LDC) on the 8.24+/- acre property. The subdistrict will permit a U-Haul smart mobility center that will provide for indoor mini self-storage, warehousing, moving truck rental/leasing, propane gas sales and electric vehicle charging stations, with associated retail sales of moving/packing supplies. This would be a replacement facility for the existing U-Haul facility that has operated within the Mini-triangle redevelopment area for decades. The proposed site will allow for development of a modern facility in a location that is of sufficient size allow for a facility to meet the growing demand in Collier County. Under, Chapter 163 of the Florida Statutes, local governments may adopt small-scale amendments to their Growth Management Plans if the amendment impacts fewer than 50 acres. The proposed new sub-district consists of approximately 8.24 +/- acres and is; therefore, eligible to seek the proposed small-scale amendment. A companion PUD rezoning application has been filed with Collier County. Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The project currently has potable water and sewer service by Collier County Water Sewer District. No capacity issues exist or are anticipated in the service area. Chapter 163.3177 (6) (a) 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. Page 366 of 834 January 16, 2024 Page 2 of 3 Growth Management.docx The applicant has prepared a market demand analysis that demonstrates the need for the new and modernized U-Haul facility in this location of Collier County. The property is presently zoned for commercial and multi-family residential development and is of sufficient size to accommodate the proposed indoor storage, truck rental and moving facility. The property represents an infill opportunity along the Tamiami Trail East area, which is within the urban area and has access to water, sewer and a signalized intersection. Properties to the south, west and north are zoned commercial, making the proposed infill development appropriate for the proposed U-Haul facility. Chapter 163.3177 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 5396 Myrtle Lane Commercial Subdistrict is consistent with Chapter 163.3177, F.S. The applicant has prepared a market demand analysis which discusses the need for U-Haul to relocate from its existing facility due in order to expand to serve the growing demand for moving and storage facilities in Collier County. The subdistrict includes all available land of a size adequate to support a commercial project. 163.3184 Process for adoption of comprehensive plan or plan amendment. The proposed amendment is consistent with Chapter 163.3184, F.S which establishes the criteria for small-scale comprehensive plan amendments to a growth management plan. 163.3187 Process for adoption of small scale comprehensive plan amendment.— (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of 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. (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 proposed amendment involves the use of less than 50 acres, the proposed amendment includes a map amendment and associated text relating directly to the map amendment, and the property is not located within an area of critical state concern. No State or regional impacts are associated with the proposed amendment. Page 367 of 834 January 16, 2024 Page 3 of 3 Growth Management.docx Project Justification Future Land Use Element: The 8.4± acre project is designated Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict on the Future Land Use Map. The small-scale growth management plan amendment proposes to establish a new subdistrict which would permit the new modern U- Haul facility in a location that will better serve the growing population of Collier County. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The site has been previously zoned for commercial and multi-family residential uses. The companion PUD provides for a mix of uses that are appropriate for the site and outlines development standard that will allow for the multi-story indoor self-storage facilities and moving truck rental facility. Where the property abuts the RMF-6 zoned property to the west, a landscape buffer consistent with that required by the LDC will be provided. Objective 7 and related policies: The property abuts both U.S. 41 and Myrtle Lane. Primary access will be provided on U.S. 41 and a secondary access is proposed to Myrtle Lane. A full interconnection to Myrtle Road is not proposed due to the nature of the proposed U-Haul facility that requires a secure storage area for the rental vehicles. No interconnection to the adjacent vacant residential zoned property is proposed as that parcel has direct frontage on Myrtle Lane. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their effect on the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR. The TIS prepared in support of this small-scale amendment application concludes that no level of service issues will arise from development of the proposed. Public Facilities Element: The property is served by potable water and sanitary sewer services. Water and sewer service will be provided by Collier County Water Sewer District. No capacity issues have been identified or are anticipated in the future. Conservation and Coastal Management Element: Policy 6.1.2 requires that developments in the Urban area must retain a minimum of 25% of existing native vegetation on-site. The site is infested with invasive exotic species and no preserve area is required on the property. Page 368 of 834 Proposed Location: US Hwy 41 and Myrtle Lane, Naples FL 34113 Needs Analysis Page 369 of 834 Needs Analysis Objective: The Needs Analysis illustrates the growth in Collier County in relation to the proposed location and how the proposed storage location will meet the new demand and benefit the County. U-Haul is proposing a new center at US Hwy 41 and Myrtle Lane in Collier County. The facility would replace the existing U-Haul center at 2001 Tamiami Trail East, Naples FL. Our current location has reached capacity and offers limited number of services. Redevelopment of the current location is not feasible. For this reason, U- Haul Company has found a better location to relocate this operation in order to continue its business. It will act as a “One Stop Shop” Smart Mobility location, which offers variety of services which include self-storage, U- Haul truck and trailer share, propane, hitch and towing needs, charging stations and related retail sales (see next page). Collier County is experiencing significant growth along Hwy 41. The growth is due to multiple new construction projects in the area and additional planned developments forthcoming. The proposed location will serve 16,452 households within 3- mile radius trade area. This infill development will allow U-Haul to better serve the storage needs of the community and activate a property that is currently vacant. The proposed development requires a PUD amendment and a small- scale Growth Management Plan amendment. Findings Summary Page 370 of 834 Current location Offered services (limited): •Self-storage (limited) •Truck and trailed share •Moving supplies •Hitches and propane •U- box storage ( limited) Land Area:1.02 acres Building Gross: 11,909 SF , One- story Because of the of the property size , the existing U-Haul location offers only limited services. Page 371 of 834 “One Stop Shop” Smart Mobility Proposed location Offered services: •Self-storage •Truck and trailer share •Moving supplies •U- Box storage •Hitches and towing needs •Propane, accessories •Moving labor •College moving •Military moving •International moving •Charging stations The U-Haul proposed site campus location will provide multiple products and services on the 8.24-acre site. Land Area:8.24 acres Building Gross: 102,000 SF ,Three- story Page 372 of 834 The property is currently vacant parcel. It is surrounded by residential properties, vacant lots and some commercial properties along US Hwy 41. The site location along US Hwy 41 would make the proposed development ideal location to serve the residential community on both sides of the US Hwy 41. US Hwy 41/ Tamiami Trail E is currently a 6-lane major arterial road connecting Naples Florida with the rest of the Collier County. Proposed Location/ Site Accessibility U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store, primarily via drive -by awareness, much like that of a convenience store, restaurant or hardware store. The proposed location will have approximately 25-30 employees. Page 373 of 834 The map illustrates the location and intensity of the population growth that is expected to occur over the next five years. The growth is expected to contribute to a significant increase in the demand for storage that cannot be met by the current available storage locations. Below is the estimated population data for the projected growth in the different trade areas and the county as a whole. Current Population & Projected Population Growth over 5 years The current estimated population in the trade area is 39,204 residents, 16,452 households within a 3- mile radius. Collier County’s estimated current population is 387,712 residents. The projected population growth over five years in the 3-mile radius trade areas is 12.5 %, which is a conservative number due to all new development coming in the area. Page 374 of 834 Storage Saturation -3 miles The map illustrates the proposed location of the U- Haul center and storage competitors within 3-mile radius trade area. Several of the competitors are old model drive up mini -storage facilities. The proposed U-Haul storage location with interior access climate -controlled storage is a modern storage center. Its campus will provide multiple products and services. It is referred to as “ One Stop Shop”- self storage , U Box storage , truck and trailer share and related retail, EV charging stations, hitches, propane, etc. Page 375 of 834 5396 Myrtle Lane, Naples FL Competitors - 3 miles Marketing Area Propensity (MAP) The table provides information regarding the type of facilities the competitor sites include within 3-mile radius. Two storage competitors are of a newer type storage with 100% climate - controlled storage facility. The other two competitors include older model storage with climate and non climate storage. This shows that trend in the industry that that storage has changed from a drive - up industrial use to climate controlled commercial use. The additional sites provided for future development include two, which are Car Condos and the third was already included in our analysis, which is Public storage. MAP - (Market Area Propensity) - 10.90 MAP indicates we are underserving the community based on the number of locations, storage NRSF available, and population within the area. MAP of 20 or below is an indicator for us to be in the community and shows us that the community is underserved. Page 376 of 834 Storage Dealers- 3 miles The map illustrates the location U- Haul dealers within 3-mile radius trade area. The dealers typically would only have a few rental trucks on their lots. Our dealers are local area residents who understand the goals and challenges of the community in which they live and work. They strive to provide quality products and services to ensure their own success, and in turn, support neighboring commerce. Through expanding economies, the U-Haul business model allows local dealers the ability to serve and support the community while improving their own chances of sustainable business outcomes. Dealer location Dealer location Page 377 of 834 The demographic data used in this analysis was licensed by Alteryx from Experian US. The vintage used was from their 2022 Q3 release. This data is available at several geographic levels: County, ZIP Code, Census Tract, and Block Group. It contains a wide range of demographic variables, including, but not limited to housing counts, population counts, income variables, home ownership, housing types, age characteristics, occupation, and seasonality metrics. Furthermore, Experian US also provides 5-year housing, population, and income projections. Demographic Data Source Page 378 of 834 •U-Haul strives to locate stores within high demand communities to increase convenience and access for DYI moving customers while reducing traffic congestion and emissions. U-Haul centers generate less traffic than other retail or commercial uses. •U-Haul and The Conservation Fund have worked together since 2007 to raise both money and awareness to address climate change by planting trees and restoring forests. •The partnership has grown to include urban conservation and green economy opportunities which are creating green jobs, reducing neighborhood flooding, and providing safe places to play in underserved communities. •It is our desire to improve the quality of the existing property by implementing sustainability features, such as energy efficient LED lighting , energy efficient windows and HVAC units, local building materials, sustainable site design features. •The proposed U-Haul center would add to the property value and increase the tax base, which strengthens the economic base of the community. •U-Haul also promotes social and economic sustainability, more than 18 million customers rented U- Haul trucks and trailers in 2021 nationwide. U- Haul provides positive economic support to a community by attracting customers from different regions. Additional Considerations and benefit to Collier County Page 379 of 834 •This added customer base, increases awareness of other nearby merchants and fosters relationships that may bring new business to the city, ensuring a viable, expanding local economy. •Increased business traffic may require hiring additional employees, improving the quality of life for residents needing work to support themselves and/or their families. •U-Haul has a successful and reliable track record of stability and reliability and, is a devoted neighbor in over 1,000 communities in North America. Strengthened with 77 years of DYI moving and storage expertise, U-Haul is a reliable anchor business attracting customers from within and around Collier County community. •This proposed U- Haul storage location will increase exposure and support many neighboring small businesses, adding to the County’s economic success and resilience. Additional Consideration and benefit to Collier County Image courtesy of Google Earth Page 380 of 834 The Needs Analysis illustrates the growth in Collier County and justifies the need to relocate U-Haul to this location, where we can provide all the amenities and services that our business offers. The proposed location offers numerous advantages due to the “One Stop Shop” Smart Mobility operation, part of U-Haul’s business model and is contributing positively to the local community. Collier County is known for its affluent population and robust economy, making it an ideal location for a U-Haul facility. The county’s steady population growth, combined with high number of seasonal residents, indicates a consistent demand for self-storage solutions and truck rental services. Significant population growth is projected in the area served by the proposed U- Haul storage center along US Hwy 41. The proposed center aligns with Collier County's economic, demographic, and environmental dynamics. The venture is poised to contribute positively to the County's development, offering valuable services that cater to the needs of both residents and businesses while adhering to the local environmental and community standards. Conclusion Page 381 of 834 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Public Facilities January 16, 2024 Page 1 of 3 Public Facilities.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The subject 8.24± acre property proposes to create a new subdistrict which would permit up to a maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses consistent with uses permitted in the C-3 commercial Zoning District of the Collier County Land Development Code (LDC). The public facilities analysis evaluates the project impacts on Class A public facilities including potable water, wastewater, drainage, parks, schools, roadways, fire/EMS and solid waste. The source for the LOS information is the Collier County 2021 AUIR, unless otherwise noted. Potable Water The property is located within the Collier County potable water service area. The LOS for potable water is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Sanitary Sewer The property is located within the Collier County sanitary sewer service area. The LOS for sanitary sewer is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussion of the project’s impact on the LOS for arterial and collector roadways within the project’s radius of development influence. 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, 2001-2 and LDC Ordinance 2004-41, as may be amended. The property will be issued an Environmental Resource Permit (ERP) by the Florida Department of Environmental Protection (FDEP), which has established requirements for water quality treatment, storm water runoff attenuation and controlled off-site discharge of storm water runoff. The proposed development is consistent with Collier County LOS standards. Solid Waste The property is located within the Collier County solid waste service area. The LOS for solid waste is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Parks: Community and Regional The increased commercial use has no impacts on this public facility. Page 382 of 834 January 16, 2024 Page 2 of 3 Public Facilities.docx No adverse impacts to Community or Regional Parks result from the amendment of this subdistrict. Schools The increased commercial use has no impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of this subdistrict. Fire Control, Sheriff and EMS The proposed project lies within the Greater Naples Fire and Rescue District. The Greater Naples Fire Control and Rescue District - Station #21, located at 11121 Tamiami Trail E, Naples, FL 34113, which is approximately 3.3 miles from the property. 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 the size or type of development. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; Greater Naples Fire Control and Rescue District - Station #21 11121 Tamiami Trail E, Naples, FL 34113 Collier County Sheriff's Office - District 5 13245 Tamiami Trail E, Naples, FL 34114 Page 383 of 834 January 16, 2024 Page 3 of 3 Public Facilities.docx Existing Services and Public Facilities Map: Page 384 of 834 Traffic Impact Statement U-Haul Relocation CPUDZ Application Collier County, Florida 08/20/2024 Prepared for: Prepared by: Metropolitan Naples, LLC 1500 Fifth Ave S, Suite 106 Naples, FL 34102 Phone: 239-514-4001 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Minor Study – $750.00 Fee Note – *to be collected at time of first submittal Page 385 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, PE, PTOE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 386 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 6 Future Background Traffic Volumes ............................................................................................... 8 Existing and Future Roadway Conditions Without Project .......................................................... 10 Future Conditions With Project .................................................................................................... 12 Site Access Management .............................................................................................................. 14 Improvement Analysis .................................................................................................................. 14 Mitigation of Impact ..................................................................................................................... 14 Appendices Appendix A: Project Master Site Plan .......................................................................................... 15 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 17 Appendix C: Trip Generation ....................................................................................................... 25 Appendix D: FDOT Generalized Level of Service Tables .............................................................. 41 Appendix E: Existing Site Counts .................................................................................................. 44 Page 387 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 4 Project Description The applicant is proposing to rezone property from the Myrtle Woods CPUD and RFM-6 Zoning Districts to a Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. This will be a replacement facility for the existing U-Haul facility 5 miles to the west in the Mini- triangle redevelopment area. The property is within Section 29, Township 50S, Range 26E and consists of ±8.24 acres. Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan. The project will consist of a truck rental operation and 200,000 square feet (SF) of self-storage. A methodology memorandum was transmitted via email to the Collier County Transportation Planning staff on January 24, 2024 (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)). The project access connection to the surrounding roadway network is proposed as direct connections onto US 41 East and Myrtle Ln (emergency only). A detailed evaluation will be performed at the time of site development permitting. The analysis year is 2029. Figure 1 – Project Location Map Rattlesnake Hammock Rd Myrtle Ln Project Location N Page 388 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 5 Trip Generation The PUD is treated for trip generation purposes as 3,000 SF of truck rental office space represented by Institute of Transportation Engineers (ITE) land use code (LUC) 812, 200,000 SF of self-storage (LUC 151), and the three-day average peak hour trips counted at the existing site (daily not available) factored to peak season using the FDOT 2023 Countywide peak season conversion factor (all in Appendix E). The ITE rates or equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip generation associated with the proposed build-out condition is summarized in Table 1. Under the existing zoning, a typical development scenario could be 61,000 SF of shopping center. Its net new trip generation (excluding pass-by trips) is shown in Table 1 for comparison (see Appendix C for details). The proposed development is projected to generate significantly less traffic. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total trips) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in the Collier County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. The estimated effect on external trips at project buildout condition is a reduction of 176 PM peak hour two-way trips (adjusted). The maximum total daily trip generation for the PUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Table 1 - Trip Generation PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduct- ion %In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 Total 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 Total 341 30 32 62 22 17 39 Existing 3,501 116 122 238 49 30 79 Net Change (3,160) - (86) (90) (176) - (27) (13) (40) Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Page 389 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 6 Trip Distribution and Assignment The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2986) to the District 1 Regional Planning Model (D1RPM) containing 40 commercial employees consistent with the expected employment for the truck rental operation and the self-storage unit. Figure 2 shows the distribution percentages produced by the adopted model in the immediate vicinity of the project. Page 390 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 7 Figure 2 - Trip Distribution Page 391 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 8 Table 2 contains the arterial and collector road segments on which the project has a significant impact or were reviewed to confirm the limit of significant impact. The distribution percentages are the averages of those at the segment endpoints in Figure 2. The traffic volume distributed is the project’s estimated impact (62 peak hour two-way). The calculations that Table 2 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Future Background Traffic Volumes Tables 3 through 5 contain the road segments to which the project connects. The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR to predict future deficiencies and is used to inflate the existing year peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter). For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the two results is used as the future background traffic volume. The calculations that Table 3 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID # Roadway Link From To Percent of Total Project Traffic (1) PM Peak Hour Project Traffic N/E (2) PM Peak Hour Project Traffic S/W (2) Exist- ing Config- uration (3) LOS Mini- mum Stan- dard Peak Hour Peak Direct- ion Service Volume (3) Signif- icance Thres- hold (%) (4) Peak Direct- ion Project Traffic as Per- centage of Service Volume Signif- icant Impact Y/N 93.0 Tamiami Trail East Rattlesnake Hammock Road Myrtle Ln 34.2 10 11 6D E 3000 2 0.4 No 93.0 Tamiami Trail East Myrtle Ln Triangle Boulevard 48.4 15 15 6D E 3000 2 0.5 No Notes:1) Figure 2, average of segment endpoints. 2) Percentage times PM peak hour net new external directional project traffic totals Table 1 3) 2023 AUIR 4) Collier County TIS Guidelines Page 392 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 3 – Future Background Traffic 20292029AUIR ID #Roadway LinkFrom ToExisting YearExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2023 2290E2.0% 1.126 403 2579 2693 269393.0Tamiami Trail EastMyrtle LnTriangle Boulevard2023 2290E2.0% 1.126 403 2579 2693 2693Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years.3) Greater of Growth based estimate or Existing + Trip Bank Page 393 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 10 Existing and Future Roadway Conditions Without Project For arterials and collectors, the future roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction, scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed improvements. There are no scheduled improvements to analyzed roadway segments. Existing and future roadway conditions are illustrated in Table 4. The analyzed segments are operating at acceptable level of service in existing conditions. Due to future background traffic all segments are projected to operate at acceptable level of service. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 394 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 4 – Existing and Future Roadway Conditions 20292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (2)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln6D 3000 2290 0.76No6DNo3000 2693 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard6D 3000 2290 0.76No6DNo3000 2693 0.90NoNotes:1) 2023 AUIR2) 2023 AUIR or funded improvements3) Table 3Page 395 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 12 Future Conditions With Project Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction of background traffic, the background traffic portion of the total traffic is the peak hour peak direction volume from Table 3. In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is assumed for the background traffic, the average of the values used for interrupted flow facilities in the FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to estimate the background two-way volume, and hence to establish the two directional components of that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of the resulting two total traffic directional volumes is used as the basis of analysis. All of the analyzed segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. The calculations that the table contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. The analyzed roadway segments are not located within Collier County’s Transportation Concurrency Exception Area (TCEA). In addition, the proposed development is not situated within a County designated Transportation Concurrency Management Area (TCMA). The TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation Element – Collier County Growth Management Plan (GMP). Page 396 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 13 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2693N/E10 11 0.56 2693 2116 2703 2127 2703 3000 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard2693N/E15 152708 3000 0.90NoNotes:1) Table 32) Table 23) Appendix D4) Table 4Page 397 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 14 Site Access Management The site connection to US 41 East will be analyzed at the site development approval stage. The posted speed is 50 mph. Left and right turn lanes are recommended based on travel speed. The recommended deceleration length including taper is 290 feet. Expected westbound Left Turn = 30 * 55.3% = 17 vehicles. Expected eastbound Right turn = 30* 44.7% = 13 vehicles. Improvement Analysis Based on the results illustrated within this traffic analysis, the proposed project would have a de-minimis impact on the segments of US 41 E to which the project connects. Those segments are currently operating at acceptable level of service and all will operate at acceptable level of service in 2029 with or without project traffic. The maximum total daily trip generation for the CPUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Page 398 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Project Master Site Plan Page 399 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 400 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 401 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 402 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 403 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 404 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 405 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 406 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 407 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 24 Page 408 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 25 Appendix C: Trip Generation Page 409 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 26 ITE CodeDescriptionIndepend- ent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BEnter- ing Split821NShopping Plaza 40K-150K - Supermarket No1000 SF67.521.730.62 5.190.49151Mini-Warehouse1000 SF1.450.090.59 0.150.47812Building Material and Lumber Store1000 SF17.051.590.62 2.250.46Page 410 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 27 PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduc t- ion %In Out Total Shopping Plaza 40K- 150K - Supermarket No 821N 1000 SF 61.000 1 1 1 Total 4,119 155 162 317 66 40 106 Pass-By 618 25 39 40 79 25 17 10 27 Net New 3,501 116 122 238 49 30 79 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. Daily Pass-by Capture Rate 10% less than the Peak Hour Rate Rate (1) or Eqn. (2) PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Daily Traffic In Out Total In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 341 30 32 62 22 17 39 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Existing Permitted Trip Generation Proposed Trip Generation Page 411 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 412 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 29 Page 413 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 414 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 415 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 32 Page 416 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 33 Page 417 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 34 Page 418 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 35 Page 419 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 36 Page 420 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 37 Page 421 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 38 Page 422 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 39 Page 423 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 40 Page 424 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 41 Appendix D: FDOT Generalized Level of Service Tables Page 425 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 42 Page 426 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 43 Page 427 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 44 Appendix E: Existing Site Counts Page 428 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 45 U-Haul Existing Site Driveway Counts Summary AM Peak Hour PM Peak Hour Date Day In Out 2-Way In Out 2-Way 1/23/24 Tues 4 6 10 15 11 26 1/24/24 Wed 6 8 14 11 13 24 1/25/24 Thurs 11 10 21 11 10 21 Average (1)7 8 15 12.33 11.33 23.67 Factored (2)7.2 8.2 15.5 12.7 11.7 24.4 Selected 8 8 16 13 12 25 Notes:1) AM and PM maximums on different days suggests a weekly pattern that favors use of the three-day average. 2) FDOT 2023 Countywide Peak Season Conversion Factor for week of counts. Page 429 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 46 Page 430 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 47 Page 431 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 48 Page 432 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 49 Page 433 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 50 Page 434 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 51 Page 435 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 52 Page 436 of 834 AE 7 AE 6 T a mi a mi T R L E F l o r i d a n A V E Myr tle LN Brow ard STTreetops DRGilchrist ST1 s t S TJennings STSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community 341 Sabal Palm Road Residential Subdistrict FIRM Map . 300 0 300150 Feet LEGEND SUBJECT PROPERTY Flood Zone X Flood Zone AE Document Path: G:\Planning\PROJ - PLANNING\MLUHAUL-23 Myrtle Lane U-Haul\Drawings\GIS\FIRMMap.mxdPage 437 of 834 Collier BLVDT a mi a mi T R L E Rattlesnake Hammock RD Bayshore DRS h e ll Is la n d R D Grand Lely DRPrice ST Thomasson DR Manatee RDLely Resort BLVDM a in s a il D R Sorrento LNCeleste DRTrevi CTSholtz STChampionship DR Polly AVE T o w e r R DTexas AVEVeronawalk CIRMyrtle LNAntigua WAYBar r ett AVE Costa CIR Jo hns R D Porter ST Corso Bello DRHamilton AVEChianti LNSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Coastal High Hazard Area Map . 5,500 0 5,5002,750 Feet LEGEND Subject Property - 8.15+/- Acres CHHA Page 438 of 834 Page 439 of 834 Page 440 of 834 Page 441 of 834 Page 442 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 1 of 3 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 N.A. 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 KC NAPLES TAMIAMI LLC, 101 N. Wacker Dr., #611, Chicago, IL 60606 Kevin M. Cahill – Manager (100%) 100 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 N.A. 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 N.A. PROPERTY OWNERSHIP DISCLOSURE FORM Page 443 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 2 of 3 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 Metropolitan Naples, LLC, 1500 Fifth Ave. S., Suite 106, Naples, FL 34102 (100%) Development Partners International, LLC, 1415 Panther Ln, Naples, FL 34109 (Ownership Interest) Jerry Starkey, President (50%) Fred Pezeshkan, Vice President (50%) Alexander Pezeshkan, Vice President Thomas MacIvor, Treasurer/ Secretary Thomas MacIvor, Treasurer, 1415 Panther Ln, Naples, FL 34109 100 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 N.A. g. Date subject property acquired 2018, 2012 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: Date option terminates: , or Anticipated closing date: Page 444 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 3 of 3 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. April 22, 2024 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION Page 445 of 834 Page 446 of 834 Page 447 of 834 Page 448 of 834 Page 449 of 834 Page 450 of 834 Page 451 of 834 Page 452 of 834 Page 453 of 834 Page 454 of 834 Page 455 of 834 Page 456 of 834 Page 457 of 834 Page 458 of 834 Page 459 of 834 Page 460 of 834 Page 461 of 834 Page 462 of 834 Page 463 of 834 Page 464 of 834 Page 465 of 834 Page 466 of 834 Page 467 of 834 Page 468 of 834 Page 469 of 834 Page 470 of 834 Page 471 of 834 Page 472 of 834 Page 473 of 834 Page 474 of 834 Page 475 of 834 Page 476 of 834 Page 477 of 834 Q. Grady Minor & Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. PROJECT LOCATION MAP GRADYMINOR.COM/PLANNING Page 478 of 834 Page 479 of 834 Page 480 of 834 NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, gradyminor. com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. ND-39230774 Page 481 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 1 of 16 Wayne Arnold: 00:01 All right, well good evening everybody. My name is Wayne Arnold and I'm with Grady Miners Associates here tonight representing the applicant sitting in the front row, Sharon on the aisle. She's handling the audiovisual equipment tonight we're required by the County to record the meeting and create a transcript, so we are doing that. So the meeting is being taped and I'll make a couple of other introductions. Over here, with us on our team is Rich Yovanovich, Rich is our land use counsel. Next to him is Norm Trebilcock, who's our transportation engineer, and Mike Delate, who's sort of in the back over there. He's our engineer of record for the project. So we've got a short presentation to go through and talk about the two applications that are pending with the county and make two more introductions, we have Laura Dijon and Parker Clough, both work for Collier County, helping review the planning and zoning documents that we're going through the county review right now. 01:00 So we're here for two applications for the property that is zoned commercial in part on Myrtle Lane and US 41. We have an application pending for what's called a small-scale conference of plan amendment, and we also have a PUD rezoning application, and those two documents are required for us to move forward with the project to eliminate the existing zoning on the property, replace it with a new zoning document that would be PUD zoning, and I'll show you some of the details of that momentarily. As you can see the site, it's been previously zoned for development, but it's undeveloped and we are sitting sort of between undeveloped, commercially zoned property to the north along Tamiami Trail. And then we have the CubeSmart property just to the east. That's part of the Treetops planned development. 01:53 So as I mentioned, we're here for two projects, but we're in the urban designated area. Right now we're proposing to create a new sub-district that would be for the Myrtle Lane property, and that establishes basic parameters for what development intensity we can have on the site. We're also then rezoning it for the companion item for the planned development zoning. And that zoning and comp plan, we're seeking a maximum of 200,000 square feet for self-storage and warehousing uses. And then 3000 square feet of retail and service commercial type uses that are supporting what's essentially the U-Haul facility that is proposing to be located here. Page 482 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 2 of 16 02:32 These are part of the future land use map. You can see we're having to create a new district map that would go in the comprehensive plan. You can see some sub-district language that's on the page, but we're asking for development that would allow us to have related uses to the indoor self-storage and warehousing that would support U-Haul, and then also the rental leasing of vehicles and trailers that they do. They have this one, if you're familiar with some of the U-Haul facilities, they have a propane gas facility where you can go and get your propane tank or if you have an alternative fuel automobile, you can get fuel in there. So those are the kind of uses we're proposing in addition to all the C-I through C-III uses that are permitted generally on the property today. 03:20 This is the approved master plan. It's really hard to read, back in the day when this was approved, the county's obviously reproduction capabilities were not what they are today, but this is oriented north to your right. So Tamiami Trail is toward the bottom of the page. It showed access to both Myrtle Lane and the US 41. There was a water management and reserve area toward the western part of the project. The site we've had recently evaluated, it's all exotic vegetation that's on the site. It doesn't qualify for any native preservation. So our project proposes a new master plan, and this one north is oriented up. So you can see that on the bottom toward the Woodgate condominiums. We have our water management area, we have to do some drainages when we clean up and we're coordinating with the county on that. 04:11 And then you can see a series of proposed buildings on the site where we're proposing a four-story warehouse building that would be for indoor self-storage. U-Haul also has concept that you're familiar with, the pods and things like that where you can also store and those are more mobile. Those would be stored at a warehouse building on site as well. And then there's some other alternative storage that they have, and they're not certain that it would be located here, but they have some storage that's sort of a drop-in-place storage type thing. So we've reflected probably three types of buildings that are on the site. 04:42 And then as I mentioned, the retail, if you're familiar with U- Haul, they sell moving supplies. They also sell other incidental things, boxes and things of that nature. This one is considered mobility center and some of those have a little bit of alternative things that they also sell. Some are getting into EV charging stations, which we've made allowances for here. There may be Page 483 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 3 of 16 electric bike sales at some point in the future, but those would be typical C-1 through C-3, and they would be conducted within the three-thousand square foot part of that building. 05:11 The one represents a deviation that we're asking for, and we asked for kind of a blanket deviation and we knew we'd be discussing that in greater detail with staff, and that involves the architectural design standards for the building. Rich and I just represented Home Depot on another parcel just south of here that was recently approved, and they had some alternative design standards that were approved by the county. So we're going to be working with the county engineer and staff to come up with some architectural standards that would be for the U- Haul facility. 05:42 This is a conceptual rendering showing two of those three buildings I described. The third building, as I mentioned, is kind of an alternative that they haven't committed to, but you can see just sort of how this starts to orient on the site. We've asked for a four-story building, which is reflected in those exhibits. This is kind of a co-conceptual rendering. We're working, like I said, with the county's architect to help refine what the buildings will look like and what the buffering will be. Those are all part of our review process. 06:11 As I mentioned before, the permitted uses, we define those by SIC code. We've asked for accessory uses that include things that U-Haul typically does. They do minor servicing and repair of their vehicles, and we also have electric charging stations that we've asked for, as well as some of the other accessory uses such as water management, signage and those things. 06:36 We've asked for and we have a series of development standards that are part of the development of the PUD. We've asked for a zone height of 60 feet today. The zone height of the existing PUD is 50 feet. We've asked for the 60 feet so that we have some flexibility in design for the final building for U-Haul. And we're in the review process. We have not resubmitted after our first round of comments from the staff. We're meeting with them later this week to go over some of the comments that we know we have to have more dialogue on. So we don't have any hearing dates established yet, but this is our opportunity to reach out to the community and get some feedback, let you all understand what it is that we're actually asking for. And then if you've got notice for this meeting, you'll receive notice for a Page 484 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 4 of 16 planning commission hearing that the county will establish when we get to that stage. 07:26 It's going to be several months off before we get there, but those dates, you'll get a mail notice. Then signage gets posted on the site. I'm sure you've seen those around the area, where you get the four by eight sign that says, "Notice of Hearing," and it briefly describes that and has the hearing dates on it. 07:41 So with that, we have those and then this is an informational page. You can certainly take a picture of it or if you want to pick up Sharon's card before you leave, you can either email us at the information or you can go to the QR code, it'll take you to our website and that has all of our latest submittal information for both applications with the county, and we update that as, once we make another submittal back to staff, all those documents that we've revised will be freshened and there will be a copy of this presentation there as well. 08:11 So that's our brief presentation. We're happy to entertain any questions, anything I didn't answer or any questions you have? If we don't have the answer tonight, we'll certainly do our best to get an answer for you. So just so it's clear on the record, the county likes to make sure our planning commissioners can actually hear the dialogue. So the transcript is clear who I am, but when you all speak, it'd be great if you could either give your name or say whether you're a nearby resident, et cetera, just so that it's clear that it's not one of our development team members that are speaking. And we'd ask that you come to a microphone or if you're not capable, we'll get the microphone to you. So anybody has a question, just raise your hand and we'll start from there. Walter Roshe: 08:52 Yeah. Wayne Arnold: 08:52 Yes, sir. Walter Roshe: 08:53 I'll come up. My name is Walter Roshe and I'm a resident. I noticed that on Myrtle Lane you want to have emergency access. Wayne Arnold: 09:05 Yes, that's- Walter Roshe: 09:06 I mean, how do you stop that? Because then you went to the rendering and it looks wide open like anybody could just drive Page 485 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 5 of 16 there. Is there going to be a sign that says no driving unless you're an emergency vehicle? Wayne Arnold: 09:17 Well, typically where we have those types of access points, they are signed in that manner, that it's for emergency vehicles. Walter Roshe: 09:24 But that's it. Just a sign? Wayne Arnold: 09:25 It is often a sign, it can't be a gate, but that is one of the comments that staff came back to us and said, if there's an opportunity that you get a signalized access point at the Broward signal that's there, we want you to maintain that access open to the public. So that's a point that we're dialoguing with the county staff right now. Walter Roshe: 09:41 So it doesn't sound like it's going to be emergency access? Wayne Arnold: 09:44 I honestly don't know. I mean, we just don't know. Walter Roshe: 09:46 Because on the original PUD that was approved, there was no access. Wayne Arnold: 09:50 There actually was, but there was a condition that said we had to maintain that as a public access point. Walter Roshe: 09:56 That's what I wanted to know. Rich Yovanovich: 09:57 Is it, sir? Wayne Arnold: 09:59 Excuse me, sir. Rich Yovanovich: 10:00 Is it your preference that we'd be limited to a emergency access only on Myrtle? Walter Roshe: 10:05 I prefer that you don't use Myrtle because you have commercial trucks on a lane that's a very, it's not a highway, it's not a road. It's a lane. And definitely from the rendering it looks like people are going to drive in their trucks, they're going to go down the street, sweep out their trucks and go back in. That's the problem, sir. And the truck, the street can't handle the traffic, can't handle all the trucks. Wayne Arnold: 10:25 Okay, thank you. Anybody else have a question, comment. Come on up. Page 486 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 6 of 16 Steve Fuller: 10:37 Thank you, Laura. I'm Steve Fuller. [inaudible 00:10:42]. Hi, I'm Steve Fuller. I live in 5259 Myrtle. This is a real small representation of the neighborhood meeting we had on Thursday night? Walter Roshe: 10:50 Thursday night. Steve Fuller: 10:52 At seven o'clock when the majority of the 35 homes on Myrtle Lane were capable of actually attending. So there is a much larger contingency that's not real happy with this, and I respect your position as an engineering firm. Sharon Umpenhour: 11:08 Sir, can you please speak into the microphone? Thank you. Steve Fuller: 11:14 But there's a lot of issues and I've come up with a lot more questions. I value Walts. You showed the picture of the four- story buildings. And the city of Naples are capped at 42 and 45 high, and they can get four stories in and we're seeing 60 and 70 feet of height. That could be much more than four stories. That's one thought. Myrtle Lane, as Walter said, is a seventeen- foot wide road. The majority of people on that street drive trucks and trailers, eight and a half foot wide vehicles. You got to pause to let people go down that road. You got to dodge mail boxes. 11:57 Myrtle Lane hasn't been resurfaced in the 20 years since I've known it. If anybody knows any different, please speak up. So Myrtle Lane is an extremely rural, low density, low volume lane, 17 feet wide. I think if you look at the new standards for roadways and communities, it's 32 to 36 feet. Okay, so let's start with that. I'm one of the belief that if whatever happens on these lots, commercial and the potential rezoning of RMF 6 to commercial, and I got a question, how many designations of commercial zoning are there? I mean, is there just one or is there retail? Is there industrial? Wayne Arnold: 12:48 Well, we're rezoning to a commercial PUD. Steve Fuller: 12:51 Commercial PUD. Wayne Arnold: 12:52 Yes. Steve Fuller: 12:52 So once that's been rezoned to a commercial PUD, does that create an avenue where other things could be developed in that commercial PUD? Page 487 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 7 of 16 Wayne Arnold: 13:04 Well, today most of the property is zoned as a commercial plan development. Steve Fuller: 13:07 But you're adding more like two and a half lots. Two and a half acres of RMF 6? Wayne Arnold: 13:12 Yes sir. We're adding some of the land that's on the west side. Yes, sir. Steve Fuller: 13:17 You know, you guys talked a lot about the RMF 6 apron around this property, but you really neglected the, excuse me, RMF 6. You really neglected the single family, 35 homes at the end of that street that are going to really carry the burden of traffic. I think the building height is too much. I think the county has come up with some incredible questions of the development study and plan and Laura's got a lot on there. I saw the architectural review has a lot of questions there. Environmental has questions. That community, Myrtle Lane is bound on three sides by South Florida Water Management canals and their major canals, the [inaudible 00:14:05] Drainage Canal and the one by Treviso, they are major canals, flood, and several these people who live at the end of the street will tell you how high the waters come up. Not just in our last flood from Hurricane Ian, but in previous times. Wayne Arnold: 14:18 Sure. Steve Fuller: 14:19 That's a lot of concrete. That's a lot of surface area. And we're concerned with water retention, which I don't know, I'm not an engineer, but there's some real unique ways that stats and numbers are managed and a water management area that is supposed to be like, I don't know, whether it's 1.2, 1.4 acres, but it encroaches in to other utility easements and other drainage easements. I was under the impression they're supposed to be kept separate. Please, if you got answers for these. I'd love to hear. Wayne Arnold: 14:53 Well, you've raised issues that the county staff, that's part of the normal review process that we go through on almost every project. So we are addressing traffic, we're addressing stormwater management. The county staff has questioned because of the East Naples plan that's been in process, some of the design standards for the buildings, those are all things that we'll continue to dialogue with staff about as we go through the process. Page 488 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 8 of 16 Steve Fuller: 15:16 I thought the county commissioners, both Rick LoCastro and Saunders was considering a moratorium on storage facilities. We have eight between Airport Road and which goes down to [inaudible 00:15:32] with 92. We have like eight storage centers already. And there's one more planned, in addition to what you guys are thinking. So I ask the question, this is to the county that has a responsibility to really oversee development in a responsible fashion that's an asset to the community, and an asset to the surrounding neighbors that live within that community. 15:55 And I'm wondering how this mega U-Haul center is really going to be an asset there when it could be easily located further down on I 51 or further out 41 where there's already agricultural in making land around it and more commercial around it. Here you're going to make a big impact on a small community. 16:27 I know this is a meeting for the U-Haul, but we also know that there's an application into the county to take the lot right over there on the left-hand side, it's 2.7 acres, which in RMF 6 zoning would yield maybe 16 units. There's already an application in for 44 units. Casey in Naples, who still will own four and a half acres surrounding the west side and kind of south side, he's all zoned with multi [inaudible 00:17:02]. What's he going to do? Is he going to come in and try to pop 12 units per acre now on his property also. We got questions about the height, the amount of concrete, the facility itself. And let me ask you, because you showed in that rendering the building on the right and we were told that you were going for four stories. What's the square footage in that building in four stories? Wayne Arnold: 17:25 I don't think we know the breakdown yet of any of those building square footage. We just know the total is about 200,000. Steve Fuller: 17:33 And it's zoned for 20,000. Correct/. Wayne Arnold: 17:33 I'd have to check the prior zoning, but I think it's more than- Steve Fuller: 17:34 So you're asking for a major change in the zoning? Wayne Arnold: 17:39 Yes sir. We're aware of that. But again, indoor self-storage generates a lot of square footage with little impact. Most of those indoor self-storage units- Page 489 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 9 of 16 Steve Fuller: 17:47 You don't live on Myrtle, I'm sorry, Mr. Arnold, we're going to differ on your term of impact. Wayne Arnold: 17:52 That's okay. Steve Fuller: 17:54 The other proposed one-story and the other proposed one- story, on your rendering that also is a four-story building. Wayne Arnold: 18:00 I know I told you that was a conceptual rendering that U-Haul prepared to show you how these buildings were going to be oriented on the site. Steve Fuller: 18:06 Okay. I've also talked to EMS and the fire station right across the street. This may be a question for you. I know there's been a lot of traffic control, signage, orientation, arrows on roads down at Barefoot Williams. I know they've had a couple of bad wrecks there. I know at our intersection of Broward, at 41, I couldn't get real stats because it's unique how the county doesn't, they're three to five-year data on the fields, but they're changing software and they said there's only been one accident in the last three years. I know that's not the truth. There's two memorials, two memorials at that intersection for people that have died. 18:47 So I think when you put this structure with the access that you've drawn it, you're going to create more of a nightmare for the residents. Certainly on Myrtle, you're create a nightmare. You're create a nightmare for the manor. If you go back to that 2008 proposed zoning change for the Myrtle Cove Acre commercial put, they connected Myrtle to Broward. Wayne Arnold: 19:13 Yes, sir. Steve Fuller: 19:13 A lot of us want that. A few don't. There's concern if you connect it to Broward, then all of a sudden that's going to open the venue for the multifamily, what they could do down the road, that emergency exit, if that was a bona fide, even larger than the Myrtle seventeen-foot wide lane, that was a bona fide pass through to where we could at least use that to access a stoplight for traffic control and accessibility. That might be one perk. I think that would be a benefit. I'm sure you all doesn't want us winding through their lot. My suggestion would be to split that lot and bring Myrtle to the light. Then you've got, is KC Naples here? So the actual landowner's not here. He'd end up with two more valuable corner parcels. Page 490 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 10 of 16 Wayne Arnold: 20:10 Okay. Thanks, Steve. Steve Fuller: 20:10 Safety responsible. Wayne Arnold: 20:13 Thanks Steve. Anybody else have a comment? Yes sir. Come on up. Greg Vilk: 20:26 Hi, I'm Greg Vilk. I'm actually a property owner. Wayne Arnold: 20:31 Could you repeat your name please? Greg Vilk: 20:31 Greg Vilk. Wayne Arnold: 20:31 Greg Vilk, thank you. Greg Vilk: 20:31 I just had a question if you can flip back Exhibit C. You had mentioned that was an approved plan? Wayne Arnold: 20:39 This one? Greg Vilk: 20:40 Yeah. Wayne Arnold: 20:41 Yes, it is. Greg Vilk: 20:43 Do you have any history on that approval? What it was approved for, the use? Wayne Arnold: 20:46 I do. Greg Vilk: 20:47 And it looks as if it goes right into the intersection, the entries, because I had always thought that that land had to use the intersection. Wayne Arnold: 21:01 That existing zoning for the commercial for planned development has language in there that would mandate if there's a signalized access point here on Tamiami Trail, that that needs to be opened back to Myrtle Lane. Greg Vilk: 21:14 Okay. Is it those conditions or first you must use the intersection for access? Wayne Arnold: 21:21 I can go back and look at the language, but I'm pretty certain that we talked about if we gain that access of the Broward signal, then that's how that is, so that's essentially what staff has asked us to do and that's what we're continuing to discuss with them now. Page 491 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 11 of 16 Greg Vilk: 21:34 Okay. And let me just ask as far as the commercial zoning, as far as the classification. At this time, I'm familiar with, I think it's C3, C4, C5 and so on. Does this fall into as a C3, a C4, a C5, or are they completely different? Wayne Arnold: 21:51 Well, it's a little different, but most of the uses that we've asked for that we want are not C3 uses because the indoor self- storage is a conditional use in C4. But we're not asking for straight zoning, we're asking for a planned development. So that's why we've indicated those uses. So those would be more traditionally found in C4 type zoning industries. Greg Vilk: 22:13 Which is what I thought. So the U-Haul facility doesn't comply in a C3, which it's currently zoned at. What it's marketed at? Wayne Arnold: 22:20 It is not really zoned C3 today. It's primarily zoned commercial plan development and it allows a whole bunch of different uses. It allows 61,000 square feet of commercial uses today. Greg Vilk: 22:31 Okay. Wayne Arnold: 22:33 It allows a whole host of things, offices, medical offices, vehicle sales. I mean I've got a list that's got 20-odd uses that are permitted by right in those groups. Greg Vilk: 22:45 All right, thank you. Wayne Arnold: 22:45 Yes, sir. Anybody else have a questions, comment? Yes, sir. Dick Whitesell: 23:00 My name's Dick Whitesell. Now, back here some years ago, the county came in and they widened the canal out behind our houses and I'm getting flooded every time it rains. And the county said they were going to come back and they were going to care of the issue. How much more water are we going to get from this running down my backyard? Wayne Arnold: 23:26 Well, we're not really in that part of the site design phase yet. This is more the conceptual zonings phase. We have to have a very conceptualized water management plan and you can see on our master plan. Dick Whitesell: 23:37 Well, the water management came down and they did all that out that night on my backyard and they said they were going to take it away. They never did. Now the water just floods me out every time it rains. Page 492 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 12 of 16 Wayne Arnold: 23:47 Well, I would encourage you to talk to the county stormwater management department. I Dick Whitesell: 23:50 I did. If it didn't do no good, but you're going to go ahead, you're going to put this in there. Where's all that water going to go? Wayne Arnold: 23:56 So the water we're required to discharge into that canal system and so we have to treat and store water on the site as well. So we've designed a conceptual area for water management, that's on that south side of the site and of course the Lely improvements come down to this way. So there's part of those Lely, LASIP, canal system that comes through a portion of the property. But yeah, we have not designed the detailed water management system yet. But we will, we definitely- Dick Whitesell: 24:25 That's the one thing you're going to want to think about because that floods every time, even with the little, when the rains we've been getting and we start getting heavier rains, you're going to put all that black top and cement out there. All that water's got to go somewhere and it's going to be right in my backyard again. It's going to wash out other people too. Wayne Arnold: 24:39 Understood. Thank you. Anybody else? Claudia Fuller: 24:53 Hi, Claudia Fuller, 5259 Martin Lane. The existing use of doctor's offices, like retail is much more in character with the community than the Mobility Center and maybe that's why the Mobility Center is not zoned for this area. When I read through the plan and the response that was set up for this, very little reference was made to the residential area beyond the RMF 6. In our neighborhood meeting last week, a lot of people said, why bother rezoning it, leave the RMF 6, leave the zoning as it is, use it to its best ability and if Mobility Center doesn't work there, then it doesn't work there because it's not consistent with the neighborhood character. 25:57 Ways it's not consistent is that the four-story, 60-foot building really does not fit with our neighborhood. And the density of use seems awfully high because you have the 200,000 square feet of storage plus 3000 square feet of retail. But you're not even talking about how much outdoor storage also, I mean the whole piece of property is going to be used in that sense and talking about drainage, all of that is a lot of junk draining off into our canals. Page 493 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 13 of 16 26:39 Your executive statement also talks about this being great for urban infill. Well, commercial urban infill is intended to provide beneficial goods and services to the community. It's not this. This is not beneficial to our neighborhood. So the rezone to U- Haul does not benefit our community. Maybe it would be better down by the Home Depot that you guys just worked on. Down at a cross road arterial road like 951 and 41 or even out by the interstate. 27:13 And then also in your executive summary, you guys talked about how this was such a great location and it meets the needs of the community and this is on point 14, it says whether change suggested is at scale with the needs of the neighborhood or the county. And your response was the scale of the project is in scale with the needs of the community. I disagree. The change is out of scale with the needs of the neighborhood, the needs are already met in the immediate area. In a 2.8 mile stretch from that this, on 41 that this complex encompasses. We already have five constructed storage centers plus another one that's going to be built. So this all represents over 450,000 square feet of storage in 2.8 miles. Maybe this is an overreach and maybe it's too much, too close to the neighborhood and all the other storage units. Thank you. Wayne Arnold: 28:16 Thank you. Bye. 28:20 Anybody else have any thoughts? Everybody ready to go home and have dinner? Claudia Fuller: 28:28 Can I ask a question without coming out again? Wayne Arnold: 28:29 No, you need to be on the microphone, Steve. Steve Fuller: 28:32 I would like to know the process. The board is here and Peter's here, but what's the process? Like I said earlier, most of the people on our street are working and they can't be here, so is there going to be another meeting? Is there going to be a meeting that's conducive to the timeframe of the residents that are going to be impacted by this? When would we have a next meeting? How's this going to go on, right? Wayne Arnold: 29:01 Steve, as I mentioned, we're going to, we'll take one at a time and the answer to your question is we're required to hold one neighborhood information meeting after we get our first round of review comments and before we hold a planning commission hearing. And then the planning commission is the first public Page 494 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 14 of 16 hearing, that's an advertised public hearing and that occurs on a first or third Thursday of the month at 9:00 A.M. at Collier County Commission chambers and then that's followed, they make a recommendation to Collier County Commission in which those meetings are generally speaking, 9:00 A.M. meetings as well. Steve Fuller: 29:39 How can a small community that doesn't have a homeowners association like Myrtle Cove that can't get off of work, how can we represent ourselves? Wayne Arnold: 29:48 Well, it sounds like you already started. One, you've talked to your own residents and two, you've had dialogue with county staff, which is probably the most appropriate way for you to communicate your thoughts to the staff so you can at least have your thoughts represented while they're reviewing the application. Steve Fuller: 30:02 Thank you. Wayne Arnold: 30:05 Thanks, Steve. Yes, sir. Come on up. Greg Vilk: 30:11 I just wanted to make one mention off of what Steve is saying as far as the meetings. Every meeting with the county officials is a public meeting. Wayne Arnold: 30:21 Correct. Greg Vilk: 30:22 It's an open meeting to anybody that wants to attack. You may not have the right to talk [inaudible 00:30:31] that you can attack and I think that's probably for the community and for the development and engineers probably have that dialogue. Make sure that the community is present at those. Wayne Arnold: 30:40 You'll get notice. Like I said, if you receive notice at this meeting, you'll get public notice of those other public hearings. Greg Vilk: 30:45 I'm talking about all the meetings. I'm talking about any meetings, any at all. Wayne Arnold: 30:49 Yes. And at those meetings you will be given time. The public is always given time to comment on the projects that are on the- Greg Vilk: 30:54 Okay, I just wanted, because that's kind of what he asked. Wayne Arnold: 30:56 Okay, thank you. Anybody else? Page 495 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 15 of 16 Joe Smith: 30:59 I'm going to give it a try. Wayne Arnold: 30:59 Okay, come on. Joe Smith: 31:02 I'm not very good at this. My name is Joe Smith. My family's been on the street since 1968. We bought a first piece of property, then we bought a second, then we bought the house. I currently live in the house my family owned since '72, '73. We flood. As Dick says, it's a low-lying area. My house is flat on the ground. It is not elevated. It probably wouldn't meet code at this time. With the new building standards, obviously everything changes over time. If they build this and they do not fix the drainage, I'll flood even worse. 31:57 Currently, as Steve has stated and other people have stated, our street is very narrow. We should not allow any commercial access to our street. I started a business in '99 and I had to sign a document with the county stating that my business would not create any extra traffic on the street. So this business obviously is going to create extra traffic on the street. It doesn't matter if we connect the street to the stoplight, which I prefer we would not connect the street to the stoplight and that emergency access you have there, if this plan was to go through, would have to be gated to keep all the traffic from the commercial building off of our street. That's pretty much all I got to say. Wayne Arnold: 32:56 Well, thank you for the comments. Anyone else? Yes sir. Come on up. Todd: 33:07 Todd Jones. 5315 Merlin, about 20 years. I'd just like to concur with my other neighbors here. This is not concurrent with the feel or the usage of what this area should be. There should definitely not be access, emergency or otherwise onto a street that can barely accommodate two vehicles at this time. I feel that this not only would propose a downside effect to our property value, but also to our quality of living. You have a situation where you're going to have industrial activity. Every U- Haul truck has a backup beeper. How many trucks are going to be there beeping all day long, backing up, moving back and forth. Are you going to have propane fill there? Are you going to have a large propane area? I just don't think this is a proper place for this project. And I share the sentiments of my neighbors. Wayne Arnold: 34:02 Okay, thank you for coming out. Thanks for the comment. If there's nobody else, we'll close the meeting and I'd like to thank Page 496 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 16 of 16 everybody for coming out tonight and as I mentioned, we go back to that page if you want to take a photo of it or any of the information for our contacts so you can get a copy of the materials. That's where you do it. Thank you, all. Good night. Page 497 of 834 PETITIONS: PL20230016211 –5396 MYRTLE LANE COMMERCIAL SUBDISTRICT (GMPA); AND PL20230016212 –5396 MYRTLE LANE COMMERCIAL PLANNED UNIT DEVELOPMENT (PUDZ) May 6, 2024, Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ Page 498 of 834 PROJECT TEAM: •Metropolitan Naples, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC •Michael Delate, P.E., Civil Engineer – Q. Grady Minor and Associates, LLC •Norman J. Trebilcock, AICP, PTOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION Page 499 of 834 3 LOCATION MAP ZONED C-4 ZONED TREE TOPS MPUD ZONED RMF-6 ZONED TREE TOPS MPUD ZONED C-4 ZONED C-4 Page 500 of 834 FUTURE LAND USE (FLU) DESIGNATION: Existing: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict Proposed: 5396 Myrtle Lane Commercial Subdistrict ZONING: Existing: Myrtle Woods CPUD and RMF-6 Proposed: 5396 Myrtle Lane Commercial CPUD PROPOSED REQUEST: •Modify the FLU map to add the 5396 Myrtle Lane Commercial Subdistrict •Rezone from the Myrtle Woods CPUD and RMF-6, Zoning Districts to the 5396 Myrtle Lane Commercial PUD •To allow a maximum of 200,000 square feet of indoor self-storage/warehouse and a maximum of 3,000 square feet of retail and service uses PROJECT INFORMATION 4Page 501 of 834 5 FUTURE LAND USE MAP - EXISTING Page 502 of 834 6 FUTURE LAND USE MAP - PROPOSED Proposed Subdistrict Language: Page 503 of 834 7 APPROVED MASTERPLAN Ordinance 08-09 Page 504 of 834 8 PROPOSED MASTER PLAN 1 1 1 1 Page 505 of 834 9 CONCEPTUAL SITE RENDERING Page 506 of 834 10 PROPOSED PERMITTED USES Page 507 of 834 11 PROPOSED DEVELOPMENT STANDARDS Page 508 of 834 NEXT STEPS •File resubmittal •Hearing Notices mailed to adjacent property owners within 500 feet of the subject property. •Hearing sign posted on property advertising hearing dates. •HEARING DATES: •CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 12Page 509 of 834 Project information and a copy of this presentation can be found online: WWW.GRADYMINOR.COM/PLANNING Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb Petition Numbers: PL20230016211 and PL20230016212 CONTACTS: •Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: Parker Klopf; Parker.Klopf@colliercountyfl.gov, (239) 252-2471 Laura DeJohn; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 13Page 510 of 834 Page 511 of 834 Page 512 of 834 11/21/2024 Item # 9.C ID# 2024-1937 PL20230016212 - 5396 Myrtle Ln (PUDR) - An Ordinance of the Board of County Commissioners of Collier County, Florida relating to Myrtle Woods, amending Ordinance Number 2004-41, as amended, the Collier County Land Development Code, which established the Comprehensive Zoning Regulations for the Unincorporated area of Collier County, Florida, by amending the appropriate zoning atlas map or maps by changing the zoning classification of the herein described real property from the Myrtle Woods Commercial Planned Unit Development (CPUD) and RMF-6 zoning districts to a Commercial Planned Unit Development (CPUD) zoning district for a project to be known as 5396 Myrtle Land CPUD, to allow development of up to 200,000 square feet of gross floor area of indoor self- storage/warehousing and up to 3,000 square feet of gross floor area of other commercial uses on property located on the southwest quadrant of Tamiami Trail East and Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida consisting of +/-8.24 acres; and providing for repeal of Ordinance No. 2008-09, as amended, the Myrtle Woods Commercial Planned Unit Development; and by providing an effective date. [Coordinator: Ray Bellows, Zoning Manager] (Companion Item PL20230016211) ATTACHMENTS: 1. 5396 Myrtle Lane PUDR Staff Report (11-6) 2. Att A - Ordinance - 102924 3. Att B - Ordinance 2008-09 4. Att C - PL20230016212 CCPC Backup 5. Att D - NIM Documentation PL20230016212 6. Att E - Public Comments 7. Sign Posting Affidavit Page 513 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 1 of 21 November 6, 2024 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: NOVEMBER 21, 2024 SUBJECT: PL20230016212; 5396 MYRTLE LANE CPUD (Companion to GMPA-PL20230016211) Owner: Agents: KC Naples Tamiami LLC 101 N. Wacker Dr. #611 Chicago, IL 60606 D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Spring, FL 34134 Applicant: Metropolitan Naples, LLC 1500 Fifth Ave. S., Suite 106 Naples, FL 34102 Richard D. Yovanovich, Esq Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N, Suite 300 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of ±8.24 acres from the Myrtle Woods Commercial Planned Unit Development (CPUD) and the Residential Multi-Family – 6 (RMF-6) zoning districts to the 5396 Myrtle Lane Commercial Planned Unit Development (CPUD) zoning district to allow development of up to 200,000 square feet gross floor area of indoor self-storage/warehouse with automotive rental and leasing and outdoor equipment rental and leasing and a maximum of 3,000 square feet of gross floor area of other commercial uses. A companion Growth Management Plan Amendment (GMPA-PL20230016211) is requested to establish a new subdistrict called 5396 Myrtle Lane Commercial Subdistrict on land currently designated Urban Designation, Mixed Use District, Urban Coastal Fringe to allow the proposed uses and intensities. Page 514 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 2 of 21 November 6, 2024 GEOGRAPHIC LOCATION: The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida. (See location map on following page) PURPOSE AND DESCRIPTION OF PROJECT: The site consists of four parcels that are vacant and undeveloped. Three parcels front U.S. 41 (Parcel Nos. 60780920000, 60780960002, and 60781000000); these are zoned Myrtle Woods Commercial CPUD by Ordinance 2008-09. The fourth parcel fronts on Myrtle Lane (Parcel No. 60780880001) and is zoned Residential Multi-Family – 6 (RMF-6). The property owner requests to rezone the four parcels totaling ±8.24-acres from Myrtle Woods CPUD and RMF-6 to the 5396 Myrtle Lane CPUD to allow for a U-Haul facility consisting of up to 200,000 square feet of indoor self-storage/warehouse with automotive rental/leasing and outdoor equipment rental/leasing, and a maximum of 3,000 square feet of other commercial uses. Exhibit A of the Draft Ordinance (Attachment A) indicates the other proposed commercial uses are those permitted in the C-1, C-2, and C-3 conventional zoning districts. Page 515 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 3 of 21 November 6, 2024 Approximately 5.66 acres of the subject site were zoned Myrtle Woods PUD by Ordinance 81-23, approved on May 5, 1981, which permitted 45 residential units and commercial uses ranging from retailers to new car dealerships, shopping centers, and vehicle rental. This PUD was repealed on February 12, 2008, when 7.04 acres were rezoned from Myrtle Woods PUD and C-4 to Myrtle Woods CPUD by Ordinance 2008-09 (Attachment B), which permits the development of 61,000 square feet of commercial uses ranging from retail/office to new vehicle dealers and drive through restaurants. Warehouse/storage, automotive rental/leasing, and outdoor equipment rental/leasing are not included in the list of currently permitted uses. The top exhibit below shows the arrangement of commercial uses, preserve area, and access currently approved for the Myrtle Woods CPUD per Ordinance 08-09, followed by the proposed Master Plan. Master Plan Exhibit titled “Infill Commercial Exhibit 1” from Myrtle Woods CPUD (See Attachment B for Ordinance 08-09) Page 516 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 4 of 21 November 6, 2024 Proposed Master Plan for 5396 Myrtle Lane CPUD (See Attachment A for Draft Ordinance) Per Ordinance 08-09 for the Myrtle Woods CPUD, the approved maximum zoned building height is three stories/50 feet or 75 feet maximum actual height, including architectural appurtenances. The current Ordinance contains Transportation Commitment K in Exhibit F, List of Developer Commitments, requiring a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street. Exhibit F also includes Water Management Commitment B to dedicate a 50-foot-wide drainage and utility easement and Utilities Commitment D to dedicate a 60-foot by 70-foot well site easement and associated utilities and access easement. The Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning and Easement Vacation petition, PL20240005670, which is currently under review to vacate and relocate a drainage easement on the property. The proposed PUD rezoning adds indoor self-storage/warehouse with automotive rental/leasing and outdoor equipment rental/leasing as permitted uses. A total of 17 uses are prohibited, including the seven prohibited uses listed in Ordinance 08-09. Maximum heights are proposed to be 50 feet (zoned) and 60 feet (actual), which is consistent with the current PUD. Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. Page 517 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 5 of 21 November 6, 2024 The companion GMPA petition (PL20230016211) seeks to establish a new subdistrict called 5396 Myrtle Lane Commercial Subdistrict on land currently designated Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict, which would support the proposed uses and intensities. The site is within the boundaries of the East Naples Community Development Plan (ENCDP), which is discussed in more detail in the GMP Consistency section on pages 6-7 of this report. No deviations are requested. [Remainder of this page is intentionally blank.] Page 518 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 6 of 21 November 6, 2024 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses, zoning classifications, and maximum approved densities for properties surrounding the subject site. The subject site is zoned Myrtle Woods Commercial Planned Unit Development (CPUD) District and Residential Multi-Family –6 (RMF-6) District and is vacant and undeveloped. North: To the north across Myrtle Lane is vacant land and a florist shop zoned General Commercial District (C-4) East: Immediately east of the property is CubeSmart mini storage zoned Treetops of Naples MPUD (Ord 80-91), and across Tamiami Trail is the Green Store, a carwash, and a laundromat zoned General Commercial District (C-4) South: Immediately south is multi-family residential zoned Treetops of Naples MPUD (Ord 80-91). West: West of the property is single-family residential zoned Residential Multi- Family – 6 (RMF-6) Page 519 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 7 of 21 November 6, 2024 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject site is designated as: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict on the Future Land Use Map of the Growth Management Plan (GMP) and in the Coastal High Hazard Area. The Urban Coastal Fringe Subdistrict is intended to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). An amendment to the GMP is needed to increase the intensity on the property. This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the GMP if the companion GMPA-PL20230016211 is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the Growth Management Plan (GMP), and, within the proposed draft US 41 East Zoning Overlay (US 41 EZO). The community developed the ENCDP through a series of public meetings and surveys, and it reflects the overall vision of the community; the Board of County Commissioners accepted the ENCDP in October 2020. The ENCDP promotes the strategic placement of land uses to enhance the community’s sense of place and provides guidance for future development and redevelopment for employment, leisure, dining, and shopping opportunities to meet the growing needs of the community. The community worked with County staff and a consultant to develop a FLUE overlay and a zoning overlay for the US 41 East corridor to implement the ENCDP for that area. The FLUE overlay allows moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses; the Board of County Commissioners (BCC) adopted the FLUE overlay in November 2023. The site’s designation within a Community Center is intended to allow moderate to low-intensity mixed-use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The proposed draft zoning overlay establishes development standards, design standards, and spacing criteria for commercial uses. The draft zoning overlay has not yet been reviewed or adopted by the BCC due to a State legislative preemption prohibiting a county or municipality from adopting more restrictive regulations in their comprehensive plan and Land Development Code (LDC) until Oct. 1, 2026. However, applicants who submit certain land use petitions (rezone, conditional use, GMP amendment) are encouraged to incorporate, where practicable, the proposed standards and spacing criteria contained in the draft zoning overlay. The ENCDP identifies self-storage warehousing and outdoor storage uses – including equipment storage, etc. – as undesirable uses and discourages the development of these heavy commercial uses along the US 41 East corridor. However, the proposed draft US 41 EZO recognizes private property rights and the desire of property owners to develop their commercial property. Therefore, Page 520 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 8 of 21 November 6, 2024 the draft zoning overlay includes specific criteria for developing these commercial land uses, including a distance separation from a like use (1/4 mile), providing enhanced buffering with native canopy trees along the roadway frontage and adjacent lots, increasing setbacks from adjacent property lines, limiting parking in front of the buildings to a maximum of one double loaded drive aisle, and, limiting the height and location of outdoor storage to the rear and side yards of the property. Relevant to this petition, the petitioner has not committed to providing a separation of a quarter mile from any existing self-storage and/or outdoor storage facility nor limiting outdoor storage/display to the rear and side yards of lots/parcels. The petitioner has arranged the site so that customer parking along US 41 does not exceed one double-loaded drive aisle, although trucks and trailers for rent will be displayed along US 41 and Myrtle Lane to a greater degree. The petitioner has committed to enhancing the buffers along US 41 and Myrtle Lane by having the required canopy trees a minimum of 14 feet tall at the time of planting and palm tree clusters of staggered heights between the canopy trees; additionally, the right-of-way canopy trees will be native, and palms may not be substituted, which is consistent with the proposed draft US 41 East zoning overlay. Because the proposed truck and trailer display along the US 41 corridor and along residentially oriented Myrtle Lane is a significant departure from the uses that are contemplated in the US 41 East Overlay – Community Center (moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses), and the proposed truck and trailer display and loading zone oriented toward Myrtle Lane warrants measures to protect residents from undesirable views, lighting, noise, or other adverse off-site influences, staff’s recommendation is to further enhance the buffering to include: •The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. •The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Transportation Element: In evaluating this project, staff reviewed the applicant’s August 20, 2024, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2022 and 2023 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment Page 521 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 9 of 21 November 6, 2024 that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a.For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b.For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c.For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff Findings: According to the Traffic Impact Study (TIS) provided with this petition, the proposed development will generate a projected total of +/- 62 PM peak hour, 2-way trips on the adjacent roadway segments of Tamiami Trail East (US-41). This represents a reduction of (- 176) PM peak hour, 2-way trips on the roadways from the previously allowed 61,000 square foot shopping center. The trips generated by this development will occur on the following adjacent roadway link: Link/Roadway Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Project Trips (1) 2022 AUIR LOS/ Remaining Capacity 2023 AUIR LOS/ Remaining Capacity 93.0/Tamiami Trail East (US-41) Rattlesnake Hammock Rd to Triangle Blvd 3,000/East 29/East D/ 280 (2) D/ 307 (2) (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the August 20, 2024 Traffic Impact Statement provided by the petitioner. (2) Expected Deficiency due to Trip Bank not caused by this proposed development (see State Statute 163.3180). Additionally, this development is located in the recently expanded Traffic Congestion Exception Area (TCEA). This development also shows a net reduction in the number of potential trips on the network of (-176) PM peak hour trips compared to the currently allowed commercial uses for this PUD. Provisions of Florida Statute 163.3180 •Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share. •Facilities determined to be deficient with existing, committed, and vested trips plus projected background traffic from any source other than the development shall be removed from the proportionate share calculation. Page 522 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 10 of 21 November 6, 2024 •The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining entity. •Applicant must receive a credit for the anticipated road impact fees. •The expected and existing deficiencies are not caused by this proposed development. Based on the TIS, the 2022 and 2023 AUIR, State Statute 163.3180, and the TCEA provisions of the GMP, the subject PUD can be found to be consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. Conservation and Coastal Management Element (CCME): The petition, as proposed, will not affect the requirements of the GMP's Conservation and Coastal Management Element (CCME). No preservation is required, and no native vegetation or listed species are present on-site. Therefore, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and Section 3.05.07 of the LDC. Environmental Services staff recommends approval. GMP Conclusion: This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion GMPA-PL20230016211 is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC uses the aforementioned criteria as the basis for its recommendation to the Board, who in turn use the criteria to support their action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below under the heading " Zoning Review." In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Environmental Services staff has reviewed the petition to address environmental concerns. The existing site conditions were field verified by staff during the review of the PUD rezoning petition. This is the location of the Myrtle Woods PUD, which was originally approved in 1981 and amended to its current uses by Ordinance 08-09. Ordinance 08-09 had a .98 acre preserve tract; however, a site inspection by ES staff revealed that the property is dominated by invasive exotic vegetation. The Master Plan does not show a preserve since no minimum preservation is required; additionally, no listed animal species were observed on the property. This project does not require an Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. Page 523 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 11 of 21 November 6, 2024 Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. All work in the right-of-way requires a right-of-way permit, and all construction plans for the improvements associated with access require County or FDOT approval, as appropriate. As part of the US 41/Broward Street intersection improvements associated with this project, a crosswalk from the sidewalk at the PUD project entrance on US 41 to the sidewalk on Broward Street will provide pedestrian access to the existing CAT bus stop on Broward Street. Transportation Planning Staff recommends approval. Utility Review: The project lies within the regional potable water service area and the South wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Landscape Review: In an effort to be consistent with buffer standards for pending petition PL20220005137, 11760 Tamiami Trail East Rezone, which were based on public input related to the ENCDP, staff recommends approval subject to the following conditions: •The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. •The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. These conditions will particularly help screen views of the truck and trailer rental and loading that faces Myrtle Lane to the west of the Myrtle Lane access point. Zoning Review: Zoning staff has evaluated the proposed uses, intensity, and compatibility. The land use pattern in the local area contains a mix of residential and commercial uses. The current zoning of the property is RMF-6, which allows residential up to 6 dwelling units per acre, and Myrtle Woods CPUD, which is permitted for up to 61,000 square feet of commercial use. The PUDR request is an intensification of use with the addition of three primary permitted uses, two of which are only permitted in the C-5 zoning district, as displayed below. Page 524 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 12 of 21 November 6, 2024 Proposed Permitted Use Myrtle Woods CPUD (Ord. 08-09) C-4 General Commercial C-5 Heavy Commercial Automotive rental and leasing, only vehicles for which a commercial driver’s license is not required (7513, 7519 only trailer and utility trailer rental). N/A Conditional Use Permitted Outdoor equipment rental and leasing (no construction equipment may be leased or rented) (7359, including only truck and tool rental and leasing. No vehicle rentals are permitted, which require a commercial driver's license) N/A Permitted Permitted Indoor storage, including cube storage and moving supplies sales (4225 and 4226, including only household goods and furniture storage) N/A Conditional Use Permitted The PUDR request represents an intensification of over three times the currently approved building area, allowing up to 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses. The Master Plan is reconfigured with more of the site designated for buildings and parking; no preserve area is required. The proposed development standards are generally consistent with the C-4 General Commercial zoning district dimensional standards of LDC Section 4.02.01. The building heights proposed for the four-story warehouse building and one-story warehouse/storage building are 50 feet maximum zoned height and 60 feet maximum actual height; this aligns with the current PUD maximum zoned building height of 3 stories/50 feet or 75 feet maximum actual height including architectural appurtenances. The proposed maximum heights are less than the maximum zoned height of 75 feet, which applies to the conventional zoning district that predominates the corridor (C-4). LDC Section 4.07.02.B. requires that development within a PUD district shall be compatible with established or planned uses of surrounding neighborhoods and property. This section states that fences, walls, or vegetative screening at the boundaries of PUD districts shall be provided, at a minimum, in accordance with the landscaping/buffering requirements of section 4.06.00 to protect residents from undesirable views, lighting, noise, or other adverse off-site influences, or to protect residents of adjoining districts from similar possible influences from within the PUD district. LDC Section 4.07.02 B.4 requires that PUDs with off-street parking areas for five or more cars, service areas for loading or unloading vehicles other than passengers, and areas for storage and collection of trash and garbage shall be screened. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated in recognition of the lower intensity residential area to the west by minimizing the Page 525 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 13 of 21 November 6, 2024 degree of incompatible size, scale, noise, views, and traffic associated with the development in relation to the Myrtle Lane neighborhood. The current Myrtle Woods Ordinance 08-09 contains Transportation Commitment K in Exhibit F, List of Developer Commitments, requiring a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street. Aspects of the proposed PUD that help minimize the degree of incompatibility include: • A total of 17 uses are prohibited, including the seven prohibited uses listed in Ordinance 08-09. • The proposed maximum 50 feet-zoned height and 60 feet actual height align with the current PUD maximum zoned building height of 3 stories/50 feet or 75 feet maximum actual height, including architectural appurtenances. The proposed maximum heights are less than the maximum zoned height of 75 feet, which applies to the conventional zoning district that predominates the corridor (C-4). • Landscaping Commitment A in Exhibit F, List of Development Commitments, includes that buffers will be enhanced along US 41 and Myrtle Lane with required canopy trees a minimum of 14 feet tall at the time of planting and palm tree clusters of staggered heights between the canopy trees; additionally, the right-of-way canopy trees will be native, and palms may not be substituted. • Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. • Planning Commitment A in Exhibit F, List of Development Commitments, includes specifications for parking lot lighting to be dark sky compliant and light levels limited to no more than 0.2-ft-candles along the joint property line adjacent to residential property. The following additional measures to help minimize the degree of incompatibility and adverse off- site influences are recommended as conditions of approval: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. PUD and Rezoning Findings summarized below offer conclusions of zoning services review. Page 526 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 14 of 21 November 6, 2024 PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08.” (Zoning Division staff responses in non-bold). 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The site is along the US 41 corridor, a six-lane arterial roadway developed with a mix of commercial and auto-oriented uses. The proposed uses are generally consistent with the conditions along the corridor, namely, the Cube Smart self-storage facility adjoining the site to the southeast; however, the proposed intensity contrasts with the adjoining low- density residential character along Myrtle Lane and the Treetops multifamily neighborhood to the southwest. The proposed intensity will only be allowable if the companion GMPA- PL20230016211 is approved and becomes effective. Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning, and the Easement Vacation petition PL20240005670 is in the process of vacating and relocating a drainage easement on the property. A water main is available along Myrtle Lane, and a wastewater main is also available along Myrtle Lane. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Site access is proposed to align with the US 41/Broward Street signalized intersection, and the most intense uses are oriented toward the six-lane arterial corridor. A second access point is located along Myrtle Lane, and connectivity is proposed to enhance the public’s turning movement options and safety between Myrtle Lane and the signalized intersection. The arrangement of the site, including truck and trailer rental and loading that faces Myrtle Lane to the west of the Myrtle Lane access point, is contrary to the residential development pattern along Myrtle Lane and should only be allowed if fully screened from view along the Lane and along the residentially zoned property to the west. Staff recommends two conditions of approval related to landscaping: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments or for amendments in those proposed, particularly as they Page 527 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 15 of 21 November 6, 2024 may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents to demonstrate unified control were submitted with the petitioner and were reviewed by the County Attorney’s Office. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the [GMP]. Comprehensive Planning staff reviewed the petition and analyzed it for consistency with the GMP's goals, objectives, and policies. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the GMP. The site is also in the Coastal High Hazard Area. Staff finds that the proposed amendment will be consistent with the GMP upon adoption and effectiveness of the companion GMPA-PL20230016211 to designate the site 5396 Myrtle Lane Commercial Subdistrict. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated relative to the lower intensity residential area to the west by minimizing the degree of incompatible size, scale, noise, views, and traffic associated with the development in relation to the Myrtle Lane neighborhood. Staff recommends the following conditions: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. For Commercial PUDs, thirty percent of the gross area shall be devoted to usable open space according to LDC Section 4.07.02. G.2. The PUD Master Plan indicates compliance with this standard, with 30% designated for open space. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Page 528 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 16 of 21 November 6, 2024 A water main is available along Myrtle Lane, and a wastewater main is also available along Myrtle Lane. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. As noted in the Transportation Element consistency review, the roadway infrastructure has adequate capacity to serve the proposed project. Operational impacts will be addressed at the first development order Site Development Plan (SDP) or Plat, at which time a new TIS will be required to demonstrate turning movements for all site access points. The development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. A maximum of 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses are proposed. Expansion to the north is limited by Myrtle Lane, to the east by US 41 and the existing self-storage facility, and to the south by an existing residential multi-family development. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. No deviations are requested. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable.” 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the GMP. Comprehensive Planning staff reviewed the petition and analyzed it for consistency with the GMP's goals, objectives, and policies. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the GMP. The site is also in the Coastal High Hazard Area. Staff finds that the proposed amendment will only be consistent with the GMP upon adoption and effectiveness of the companion GMPA- PL20230016211 to designate the site 5396 Myrtle Lane Commercial Subdistrict. Page 529 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 17 of 21 November 6, 2024 2. The existing land use pattern. The existing land use pattern of the abutting properties is described in this staff report's Surrounding Land Use and Zoning section. Properties to the north across Myrtle Lane are vacant and retail, zoned commercial; properties to the east across US 41 are commercial, zoned commercial, and immediately adjacent are self-storage, zoned MPUD; to the south is multi-family residential, zoned MPUD; and to the west is single-family zoned RMF-6. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Should the rezoning to CPUD be approved, it would not create an isolated CPUD district and is not unrelated to existing uses on properties specifically to the east that are zoned MPUD and C-4. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The CPUD boundary follows the parcel boundaries of the property. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary but is being requested in compliance with the LDC provisions to seek such changes. The petitioner is seeking to construct a maximum of 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses permitted by right within the C-1 through C-3 Zoning District. In order to increase the intensity on the property, a GMP Amendment and PUD Rezoning are needed. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated in recognition of the lower intensity residential area to the west by minimizing the degree of incompatible size, scale, noise, views, lighting, and traffic associated with the development in relation to the Myrtle Lane neighborhood. Staff recommends the following conditions: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Page 530 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 18 of 21 November 6, 2024 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time and as outlined above, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. As a condition of the current Myrtle Woods CPUD zoning, a developer commitment was approved requiring that the developer “provide a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street…” The exact location and design of the public access easement shall be approved by the Transportation Division at the time of SDP application review.” No buffers or setbacks are required from the public access easement. Proposed Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. As part of the US 41/Broward Street intersection improvements associated with this project, a crosswalk from the sidewalk at the PUD project entrance on US 41 to the sidewalk on Broward Street will provide pedestrian access to the existing CAT bus stop on Broward Street. 8. Whether the proposed change will create a drainage problem. Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning, and the Easement Vacation petition PL20240005670 is in the process of vacating and relocating a drainage easement on the property as shown on the PUD Master Plan. Stormwater best management practices, treatment, and storage will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). Staff will evaluate the stormwater management system and design criteria at the time of SDP or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that this CPUD will reduce light or air to the adjacent areas. Development of the site will need to meet site design standards as set forth in the LDC. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors, Page 531 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 19 of 21 November 6, 2024 including zoning; however, zoning by itself may or may not affect values since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The approval of the CPUD rezone request is not likely to deter development activity of the surrounding properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the companion GMP Amendment (PL20230016211) is approved, that will constitute a public policy statement supporting that the development parameters are found to be appropriate, and the zoning action would subsequently be consistent with the Comprehensive Plan as amended. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property could develop in accordance with the existing Myrtle Woods Commercial PUD and RMF-6 Zoning, but the intended use of the property for up to 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses permitted by right within the C-1, C-2 and C-3 Zoning Districts as proposed requires the rezoning action and companion GMP Amendment. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. Myrtle Lane has the character of an established low-density residential neighborhood, and the intensity of the proposed uses may be out of scale with the needs of the surrounding neighborhood. The Countywide need exists to accommodate the use that is being displaced from the Mini Triangle Area of the Community Redevelopment Area (CRA). Staff recommends the PUD rezoning be subject to adoption of the companion GMPA- PL20230016211 and subject to recommended conditions of approval to address neighborhood compatibility. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically review other sites in conjunction with a specific petition. Page 532 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 20 of 21 November 6, 2024 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The property is currently a low-lying, undeveloped, vegetated site. The CPUD Master Plan depicts substantial alteration with most of the site designated for buildings and parking; no preserve area is required. Any development anticipated by this PUD would require significant site alteration and is subject to applicable federal, state, and local development regulations during the SDP and/or platting process and again as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services is consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. Concurrency review for Adequate Public Facilities is determined at the time of SDP review. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in protecting public health, safety, and welfare. To be determined by the Board during its advertised public hearing. DEVIATION DISCUSSION No deviations are requested. NEIGHBORHOOD INFORMATION MEETING (NIM): The petitioner conducted an NIM on May 6, 2024, at the South Regional Library Meeting Room, 8065 Lely Cultural Parkway. The meeting commenced at approximately 5:30 p.m. and ended at 6:04 p.m. Approximately 15-20 people were in attendance, and two participants attended via ZOOM. The petitioner’s agent explained the request for the proposed PUD Rezone and companion Growth Management Plan Amendment to allow for the proposed uses. Concerns were raised about existing flooding conditions, traffic on Myrtle Lane, access to the signalized intersection on Tamiami Trail, and comments that the project is out of scale with the needs of the community. See Attachment D for the NIM documentation. Page 533 of 834 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 21 of 21 November 6, 2024 ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney’s office on November 6, 2024. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward PUD Rezone Petition PL20230016212 for the 5396 Myrtle Lane CPUD to the Board of County Commissioners (BCC) with a recommendation of approval, subject to the companion GMPA-PL20230016211 being adopted and becoming effective, and subject to the following conditions of approval: 1. The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. 2. The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Attachments: A. Draft Ordinance B. Ordinance 2008-09 Myrtle Woods CPUD C. Applicant’s Backup Materials D. NIM Documentation E. Public Comment Page 534 of 834 ORDINANCE NO.2O2.I- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA RELATING TO MYRTLE WOODS, AMENDING ORDINANCE NUMBER 2OO4-41, AS AMENDED, THE COLLIER COUNTY LAI\ID DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPRf,HENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AR-EA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE MYRTLE WOODS COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) AND RMF.6 ZONING DISTRICTS TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS 5396 MYRTLE LAIIE COMMERCIAL PLAI\INf,D UNIT DEVELOPMENT (CPUD), TO ALLOW DE\aELOPMENT OF Up TO 2OO,OOO SQUARE FEET OF GROSS FLOOR AREA OF INDOOR SELF- STORAGE/WARf,HOUSING AND Up TO 3,000 SQUARE FEET OF GROSS FLOOR AREA OF OTHER COMMERCIAL USES ON PROPERTY LOCATED ON THE SOUTIIWEST QUADRANT OF TANIIAMI TRAIL EAST A}[D MYRTLE LANE IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 8.24+/- ACRES; AND PROVIDING FOR REPEAL OF ORDINANCE NO.2OO8-09, AS AMENDED, THE MYRTLE WOODS COMMERCIAL PLANNED UNIT DEVELOPMENT; AND BY PROVIDING AN EFFECTIVE DATE. IPL2O23OOI62I2I WHEREAS, on February 12, 2008, by Ordinance No. 2008-09, the Board of Counry Commissioners created the Myrtle Woods CPUD,; and WHEREAS, Metropolitan Naples, LLC, represented by D. Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., petitioned the Board of County Commissioners to change the zoning classification ofthe herein described real property and repeal the Myrtle Woods CPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COLINTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECT ION ONE: The zoning classification ofthe herein described real property located in Section 29, Township 50 South, Range 26 East, Collier County, Florida, is changed from a Commercial Planned Unit Development (CPUD) and RMF-6 Zoning Districts to a Commercial Planned Unit Development for a 8.24+ acre project to be known as 5396 Myrtle Lane GPUD, to allow a up to 200,000 square feer of gross floor area of indoor self-storage/warehousing and up to 3,000 square feet of gross floor area of [24-CPS-02469/l 900583/l ]80 5396 Mynle Ln / PL20230016212 10t29/24 I of2 Page 535 of 834 other commercial uses in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004- 41. as amended. the Collier County Land Development Code. is/are hereby amended accordingly. SECTIONTWO: Ordinance No. 2008-09, as amended, the Myrtle Woods CPUD is hereby repealed. SECTION THR-EE: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners ol Collier County, Florida, this day of 2024. ATTEST: CRYSTAL K. KINZEL. CLERK By: , Deputy Clerk Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A - List of Permitted Uses Exlibit B - Development and Design Standards Exlibit C - Master Concept Plan Exnibit D- Legal Description Exnibit E - Deviations Exhibit F - Development Commitments [24-C PS-02469/r 900583/ l ]80 5396 Mlnle Ln / PL20230016212 t0/29/21 BOARD OF COLTNTY COMMISSIONERS COLLIER COUNTY. FLORIDA By: Chris Hall. Chairman 2of2 Page 536 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 1 of 9 EXHIBIT A LIST OF PERMITTED USES Regulations for development of this CPUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 200,000 square feet of gross floor area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross floor area of other commercial uses within the CPUD. A. Principal Uses: 1. Uses permitted by right in the C-1 through C-3 Zoning District. 2. Automotive rental and leasing, only vehicles for which a commercial drivers license is not required. (7513 and 7519, including only trailer and utility trailer rental) 3. Outdoor equipment rental and leasing (no construction equipment may be leased or rented) (7359, including only truck and tool rental and leasing. No vehicle rentals are permitted which require a commercial driver license) 4. Indoor storage, including cube storage and moving supplies sales (4225 and 4226, including only household goods and furniture storage) 5. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. The following uses are prohibited: 1. Adult X-rated video stores 2. Animal specialty services (0752) 3. Any business establishment displaying any obscene or offensive name 4. Automotive Services (7549) Page 537 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 2 of 9 5. Bail Bonds offices 6. Educational plants and public schools 7. Group Care Facilities 8. Homeless shelters 9. Membership organizations, miscellaneous (8699) a. Farm granges b. Humane societies 10. Parking Lots/Structures (7521) 11. Pawn shops 12. Personal services, miscellaneous (7299) a. Bartering services b. Comfort station operation c. Escort service d. Turkish baths 13. Public administration (9661) 14. Retail services - miscellaneous (5999) a. Monuments/tombstones b. Sales barns 15. Soup kitchens 16. Tattoo parlors 17. Valet parking C. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Electric vehicle charging stations 2. Minor auto service and repair, for rental/leased vehicles only 3. Propane gas dealers, including grilling and propane accessories 4. Water management 5. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. Page 538 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 3 of 9 EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I COMMERCIAL DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS (External) From Tamiami Trail East ROW (Front) 1 25 FEET 20 FEET From Myrtle Lane ROW (Front) 1 25 FEET 20 FEET From Western PUD Boundary (Side) 25 FEET 20 FEET From Southern Boundary (Side) 25 FEET 25 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 50 FEET 25 FEET Actual 60 FEET 25 FEET MINIMUM GROSS FLOOR AREA FOR ANY PERMITTED USE 700 SQUARE FEET N/A MAXIMUM GROSS FLOOR AREA FOR PUD Indoor Self Storage/warehousing Other uses 200,000 SQUARE FEET 3,000 SQUARE FEET N/A Notes: 1 - No buffers or setbacks are required from the public access easement. Page 539 of 834 ZONED: TREE TOPS MPUD USE: RESIDENTIAL ZONED: TREE TOPS MPUD USE: COMMERCIAL ZONED: RMF-6 USE: RESIDENTIAL ZONED: C-4 USE: UNDEVELOPED AND COMMERCIAL PROPOSE D 4-ST ORY WARE H O USE AND RETAIL SALES U . S . 4 1 - T AM I AM I T R A I L E ( 2 0 0 ' R I GH T - O F -W A Y ) WATER MANAGEMENT AREA 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER 10' WIDE TYPE 'A' LANDSCAPE BUFFERTRUCK & TRAILERRENTAL 20' D.E./U.E. (PER PB3 PG38) TO BE VACATED - PL20240005670 50' LASIP D.E./U.E. OR4722, PG2824 TRUCK & TRAILER RENTAL TRUC K & TR AILE R RENT AL 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER 15' WIDE TYPE 'B' LANDSCAPE BUFFER MYRTLE LA NE NON - E X C LU S I V E D R A IN A G E E A S EM EN T O R 9 3 0 , P G 1 0 1 9 NO BUFFER REQUIRED 2 5 ' L A S I P D . E . /U . E . O R 4 7 2 2 , P G 2 8 2 4BROWAR D STREET2.5' X 15' U.E. (PER PB3 PG38) 20' X 20' PIPELINE EASEMENT (OR1468, PG122) 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER 10' WIDE TYPE 'A' LANDSCAPE BUFFER 15' WIDE TYPE 'B' LANDSCAPE BUFFER WITH 6' HIGH FENCE PROPOSED 15' D.E. (PL20240005670) 30' D.E./U.E. (PB3 PG38) EXISTING 15' PIPELINE U.E. (OR1468, PG122) EV CHARGING STATIONS PER LOCAL REQUIREMENTS PROPOSED 1-STORY WAREHOUSE/ STORAGELOADI N G ARE A PROPOSED EASEMENT* GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 120'60' SCALE: 1" = 120' * PROPOSED 20' WIDE PUBLIC ACCESS EASEMENT (SEE EXIBIT F, TRANSPORTATION COMMITMENT, ITEM B.) Page 540 of 834 GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 NOTES 1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS. U.E. = UTILITY EASEMENT D.E. = DRAINAGE EASEMENT SITE SUMMARY TOTAL SITE AREA: 8.24± ACRE COMMERCIAL 5.81± AC (71%) WATER MANAGEMENT 1.94± AC (23%) LANDSCAPE BUFFERS 0.49± AC (6%) SELF STORAGE/WAREHOUSE:MAXIMUM 200,000 S.F. OTHER COMMERCIAL USES:MAXIMUM 3,000 S.F. OPEN SPACE: REQUIRED:30% PROVIDED:30% (WITHIN THE OVERALL PUD) PRESERVE: REQUIRED: 0± ACRES (0 ACRES NATIVE VEGETATION X 15%) PROVIDED: 0± ACRES Page 541 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 6 of 9 EXHIBIT D LEGAL DESCRIPTION LOTS 22, 23, 24, 25, 26, 27 AND 28, BLOCK A, MYRTLE COVE ACRES, UNIT ONE, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 3, PAGE 38, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 8.24± ACRES MORE OR LESS Page 542 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 7 of 9 EXHIBIT E LIST OF DEVIATIONS No deviation requested. Page 543 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 8 of 9 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS PURPOSE: The purpose of this Section is to set forth the development commitments for the development of this project. GENERAL: A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Metropolitan Naples, LLC, 1500 Fifth Avenue South, Suite 106, Naples, FL 34102. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS) C. All other applicable state or federal permits must be obtained before commencement of the development. TRANSPORTATION: A. The maximum total daily trip generation for the PUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. B. The owner shall provide a vehicular connection from Myrtle Lane to the intersection of US-41 and Broward Street directly across US-41 to Broward Street as approximately shown on Exhibit C, CPUD Master Plan. The final location of the vehicular access will be coordinated with the Collier County Transportation Planning staff, and owner will convey an access easement to the public for public use without responsibility of maintenance by Collier County. The access easement will be recorded at time of the first Site Development Plan or Page 544 of 834 (5396 Myrtle Lane CPUD PL20230016212) October 28, 2024 Page 9 of 9 Plat, free and clear of all liens and encumbrances. The access connection and supporting infrastructure will be constructed to the property line by the owner or its successors or assigns prior to the first Certificate of Occupancy. The interconnections shall remain open to the public. Please see Exhibit B, Development Standards Table regarding setbacks and buffer requirements. ENVIRONMENTAL: A. No native preservation area is required as there is no native vegetative community on the property. LANDSCAPING: A. The 15’ wide type ‘D’ landscape buffers as shown on the Master Plan shall be enhanced above the LDC required buffer by having the required canopy trees a minimum of 14’ tall at time of planting and palm tree clusters of staggered heights shall be planted between the canopy trees for both the U.S. 41 and Myrtle Lane buffers. The right-of-way canopy trees shall be native canopy trees and palm trees may not be substituted. PLANNING: A. Parking lot lighting shall be dark sky compliant (flat panel, full cut off fixtures— backlight, uplight and glare (BUG) rating where U = 0) to avoid light spill onto adjacent properties. Fixtures within 50-ft of residential properties along the PUD boundary shall be set at no higher than a 15-ft mounting height. Otherwise, the site light poles shall not exceed a 25-ft mounting height. Light levels along the PUD boundary shall be limited to no more than 0.2-ft-candles along the joint property line where adjacent to residential property. Page 545 of 834 1-9'3031-,< 0 ~ tV ~ / '- VIS' ft'~) <5l l "\.~~~ 0 g c" ~ ~ 02': '0"Blat lL9~"'\; ORDINANCE NO. 08-~ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRffiED REAL PROPERTY FROM A PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A GENERAL COMMERCIAL (C-4) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A 7.04+/- ACRE PARCEL LOCATED ON TAMIAMI TRAIL EAST (US 41), SOUTH OF MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 81-23, THE FORMER MYRTLE WOODS PUD; AND BY PROVIDING AN EFFECTIVE DATE. o ~ r-'" = I~; <= t> J>. .." IIz:~ f'TI i CD - CIlrr. N rVl_ <=) Tl-'- rn~' "" mC" JI:r'!-.--, 0r- cr,a" 0-' ..1> o;i I.D WHEREAS, on May 5, 1981, the Board of County Commissioners adopted Ordinance Number 81-23 establishing the Myrtle Woods PUD; and WHEREAS, Myrtle Woods, LLC, represented by Dwight Nadeau of RWA, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 50 South, Range 26, Collier County, Florida, is changed from a Planned Unit Development (PUD) Zoning District and a General Commercial (C-4) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a 7.04+/- acre parcel to be known as the Myrtle Woods CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. Page I of2 Page 546 of 834 SECTION TWO: Ordinance Number 81-23, known as the Myrtle Woods PUD, adopted on May 5, 1981, by the Board of County Commissioners is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of CoJJier County, Florida, this l":j,n \ day of Fp h'l ,(u L} 2008. G'!);/' r ATTEST;.' ,;,~, DWlGHi;E~13ROCK,~~LERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLO IDA N By: "ttelt IS' "",..0 slgnat... ...,. ....' Approved as to form and legal sufficiency: l/1~A J ~ m. fJ:t-lJd..i4 -/It<..Jh-. Marjorie Student-Stirling -0 Assistant County Attorney Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: List of Permitted Uses Development Standards Master Plan Legal Description List of Deviations List of Developer Commitments ThIs ordinance filed wilt! the Secretory of State's Offici the 2()/'> day of R1>......1_, 2u, g and acknowledgement that fi Ii received this day of ) By Page 2 of 2 Page 547 of 834 EXHIBIT A PERMITTED USES Table I PROJECT LAND USE TRACTS TRACT "CO" TYPE COMMERCIAL GSF 61,000 ACREAGE:t 4.53 TRACT"U"UTILITY o 1.53 TRACT "P"PRESERVE o 0.98 Note: GSF is gross square feet. I PERMITTED USES: Within the CO, Commercial Tract, no building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: I) Commercial banks - including those commercial banks with drive-through facilities (Groups 6021-6029). 2) Real estate agents and managers (Group 6531). 3) Hardware store only (Group 5251). 4) Variety stores - 5,000 square foot maximum floor area (Group 5331). 5) Miscellaneous general merchandise stores, except catalog showrooms - 5,000 square foot maximum floor area (Group 5399). 6) Grocery stores, except frozen food and freezer plants - 10,000 square foot maximum floor area (Group 5411). 7) Fish, meat, and seafood markets only (Group 5421). 8) Fruit and vegetable markets (Group 5431). 9) Retail bakeries (Group 5461). 10) Health food store only - 2,500 square foot maximum floor area (Group 5499). 11) Apparel and accessory stores - 2,500 square foot maximum floor area (Groups 5611-5661). A-I Page 548 of 834 12) Record and prerecorded tape stores (Group 5735). 13) Eating places, except caterers and industrial and institutional food service establishments, dinner theaters, drive-in restaurants and restaurants with drive- through facilities (Group 5812). Outdoor entertainment, outdoor televisions, speakers, and amplified sound are prohibited. 14) Agents for laundries and drycleaners only (Group 7212). 15) Dry cleaning (Group 7215). 16) Diaper service, and garment alteration and repair shops only (Group 7219). 17) Beauty shops, except beauty schools and cosmetology schools (Group 7231). 18) Barber shops, except barber colleges (Group 7241). 19) Depilatory salon, electrolysis, massage parlor, shopping service for individuals, and tanning salons only (Group 7299). 20) Housekeeping and maid service only (Group 7349). 21) Video tape rental (Group 7841). 22) Physical fitness facilities (Group 7991). 23) Offices and/or clinics of physicians, and offices and/or clinics of dentists Groups 801l-802I). 24) Offices and clinics of chiropractors (Group 8041). 25) Motor vehicle dealers-only new (Group 5511). 26) Miscellaneous retail (Groups 5912, 5941-5949, and 5992-5999, with the retail sales of fireworks prohibited). Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC. All retail establishments shall be located only on the ground floors of commercial buildings. A-2 Page 549 of 834 B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: I) Parking facilities. 2) One caretaker's residence. 3) Uses and structures that are accessory and incidental to the uses permitted as of right. II PROHmITED USES: The applicant has agreed on the record that the following uses shall be prohibited in this CPUD Zoning District: I) Soup kitchens 2) Pawn shops 3) Tattoo parlors 4) Adult X-rated video stores 5) Bail bonds offices 6) Homeless shelters 7) Any business establishment displaying any obscene or offensive name. III REGULATIONS FOR DEVELOPMENT: Regulations for development of this project shall be in accordance with the contents of this ordinance and other sections and parts of the Land Development Code and Growth Management Plan in effect at the time of site development plan, subdivision plat, or any other type of approval to which those regulations apply. A-3 Page 550 of 834 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Myrtle Woods CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Commercial condominium, and/or property owners' association boundaries shall not be utilized for determining development standards. Table I below sets forth the development standards for land uses within the CPUD Commercial Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the site development plan (SDP) or subdivision plat. B-1 Page 551 of 834 TABLE I DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 Sq. Ft. N/A MINIMUM LOT WIDTH 75 Ft. N/A MINIMUM YARDS Front 25 Ft. 15 Ft. Rear 50% of the building height, but not 10Ft.less than 15 Ft. Side 50 % of the building height, but not 10Ft.less than 15 Ft. MIN. DISTANCE BETWEEN 15 Ft. 50% of the building height, STRUCTURES but not less than 15 Ft. MAXIMUM HEIGHT (ZONED) Retail Buildings 3 stories, NTE 50 Ft- N/A Office Buildings 3 stories NTE 50 Ft.. N/A MINIMUM FLOOR AREA 700 Sq. Ft. .. N/A Architectural appurtenances shall not exceed 75 feet in "actual" height. Per principal structure, on the fmished first floor. Note: NTE represents "not to exceed". B-2 Page 552 of 834 EXHIBIT C MASTER PLAN 1. .. ....- '"e '~"I .pi~ . ' ,I . . , 11" . I I I I II J~~~ ! l' "i; I~~ ~i ~u; Ii II I~ Id, i~ ~. p. .~. J I ;:1 ~~ sm I III I. j;~~ siillip.a~ la" Iii Ii ~. ~I~ ;~ E in "!l I !!I . t..t:-t i :;I ~ i >IIII PI a m EXHIBIT "e" l'i . i-j I I;s L~ r'; MYR11E~UC CPUD MASTER PLAN MYR17.EWOODSCPUD DUff'-yl{fl ==... Page 553 of 834 EXHIBIT D LEGAL DESCRIPTION LOTS 23, 24, 25, 26, 27 AND 28, MYRTLE COVE ACRES, BLOCK A, UNIT I, AS RECORDED IN PLAT BOOK 3, PAGE 38 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA Page 554 of 834 EXHIBIT E LIST OF DEVIATIONS None Page 555 of 834 EXHIBIT F LIST OF DEVELOPER COMITMENTS TRANSPORTATION A. All traffic control devices, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FOOT Design Standards, current edition, and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the Collier County LOC. B. Arterial level street lighting shall be provided at all access points. Access lighting shall be in place prior to the issuance of the first certificate of occupancy (CO). C. Access points shown on the CPUD Master Plan are considered to be conceptual. Nothing depicted on any such Master Plan shall vest any right of access at any specific point along any property frontage. All such access issues shall be approved or denied during the review of required subsequent site plans, final plat submissions, FOOT permits and/or by an approved Developer Contribution Agreement (DCA). All such access shall be consistent with the FDOT Access Management Policy, as it may be amended from time to time. The number of access points constructed may be less than the number depicted on the Master Plan; however, no additional access points shall be considered unless a PUO amendment is approved. O. If, in the sole opinion of Collier County and FOOT, a traffic signal, or other traffic control device, sign, or pavement marking improvement within any public right-of- way or easement is determined to be necessary, the cost of such improvement shall be the responsibility of the developer, its successors or assigns. The improvements shall be paid for or installed, at the County's and FDOT's direction. This could be prior to the issuance of the appropriate, corresponding CO. E. Site related improvements (as opposed to system related improvements) necessary for safe ingress and egress to this project, as determined by Collier County, shall not be eligible for impact fee credits. To the extent possible, all the required improvements shall be in place and available to the public prior to commencement of on-site construction. F. All proposed median opening locations shall be in accordance with the FDOT Access Management Policy, as it may be amended. FOOT and Collier County reserves the right to close any median opening existing at any time which is found to be adverse to the health, safety, and welfare of the public. Any such modifications shall be based on, but not limited to, safety, operational circulation, and roadway capacity. G. Nothing in any development order (DO) shall vest a right of access in excess of a right- in/right-out condition at any access point. Neither shall the existence of a point of ingress, a point of egress, or a median opening, nor the lack thereof, be the basis for anyfuturecauseofactionagainsttheCountybythedeveloper, its successor in title, or assignee. F-I Page 556 of 834 H. All internal roads, driveways, alleys, pathways, sidewalks, interconnections to adjacent developments shall be operated and maintained by an entity created by the developer in accordance with the applicable administrative codes and/or statutes of the State of Florida; and Collier County shall have no responsibility for maintenance of any such facilities. I. If any required turn lane improvement requires the use of existing County rights-of-way or easement{s), then, if required by County staff, compensating right-of-way shall be provided at no cost to Collier County as a consequence of such improvement{s). J. All off-site access improvements must be completed prior to commencement of on-site construction. K. The developer shall provide a public aCCess easement from Myrtle Lane to the signalized intersection of US-41 and Broward Street as approximately shown on Exhibit C, CPUO Master Plan. The public aCCess easement shall not be considered road right-of-way and shall not be used for determining setbacks, or buffering requirements. The exact location and design of the public access easement shall be approved by the Transportation ivision at the time of SOP application review. WATER MANAGEMENT A. Detailed paving, grading and site drainage plans shall be submitted to Engineering Review Services for review and approval. No construction permits shall be issued unless and until approval of the proposed construction, in accordance with the approved plans is granted by Engineering Review Services. B. The developer shall grant or dedicate a 50 foot wide drainage and utility easement to Collier County as approximately shown on Exhibit C, CPUD Master Plan. This easement dedication shall occur within the earlier of 60-days of written request by the County, or at submittal of the SOP. The easement shall be granted or dedicated at no cost to the County, with the developer providing all appropriate sketches and legal descriptions. At the County's request, the developer shall install drainage and utility facilities in the drainage and utility easement as part of the site construction, with the location ofthese facilities determined through the SOP review process. The County shall reimburse the developer within 180-days of the completion of the installation of the utility and drainage facilities. The County shall not be responsible for the restoration costs of private facilities within the easement should maintenance of the public utility and drainage facilities be required in the future. F-2 Page 557 of 834 UTILITIES A. Water distribution and sewage collection and transmission facilities to serve the project are to be designed, constructed, conveyed, owned, and maintained in accordance with applicable Collier County ordinances, and other applicable County rules and regulations. B. All customers connecting to the water distribution and sewage collection facilities will be considered to be customers of the County, and will be billed by the County in accordance with the County's established rates. C. The development shall be subject to application for and conditions associated with a water and sewer availability letter from Collier County Utilities Division. D. The developer shall grant a 60 foot by 70 foot well site easement and an associated utilities and access easement to connect the well site easement to a public right-of-way. The County shall compensate the developer for the well easement dedication through impact fee credits based on the fair market value of the land so dedicated. The utilities and access easement shall be 20 feet wide unless the well site is contiguous to a public right-of-way, in which case, it shall be 15 feet wide. The County utility, access easement is for access, installation, operation, and maintenance of transmission mains, power, telemetry lines and appurtenances. This conveyance shall occur at the time the SOP, plat or similar process) of the area within the development phase that contains the easement is approved by County staff. At the time of SOP and/or plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. ENVIRONMENTAL A. If prehistoric or historic artifacts, such as pottery of ceramics, stone tools or metal implements, dugout canoes, or any other physical remains that could be associated with Native American cultures, or early colonial of American settlement are encountered at any time within the project site area, the permitted project should cease all activities involving subsurface disturbance in the immediate vicinity off such discoveries. The permittee, or other designee, should contact the Florida Department of State, Division of Historical Resources, Review and Compliance section at (850) 245-6333 or (800)847- 7278, as well as the appropriate permitting agency office. Project activities should not resume without verbal and/or written authorization from the Division of Historical Resources. In the event that unmarked human remains are encountered during the permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Florida law. B. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be obtained for the relocation of the one gopher tortoise found on site prior to commencement of any construction activities. A copy of the permit shall be forwarded to Environmental Services Staff. F-3 Page 558 of 834 C. The developer shall provide a report to Environmental Services Staff on the results of the relocation of the gopher tortoise within thirty days of the relocation. The report shall include the number of burrows excavated, the number of tortoises relocated, and the final relocation site. PLANNING A. The depth of the commercial buildings and parking areas associated with the development shall not exceed 397 feet as measured from the property line fronting on US-41, in order to meet the infill criteria of the GMP. B. The developer shall install a fence/wall associated with the southern property boundary and the southwest property boundary. No fence/wall shall be installed within the Preserve Tract. The final location of the fence/wall shall be determined during the SDP review process. F-4 Page 559 of 834 I ~ gm toC::lil] I;I Q h~ 5~ s m 8~ z 80 H of;; D\llA 1NC= n~ CONSUL TINO avil &giDooriog I.. .... SuneylDg &: Mapping 56111 Willow Parl< DrIve. Su/t8200. NiIpf.. F!a1d1134109 2391597-(l515 FAX: (239) 597-057$ 1542 Carson Sfreet: Fait Myers:. Rorlda 33901 239) 278-5224 FAX:: (239) 278-5419 I I I DAm CLIENT: APRH.. 2007 MYRTLE WOODS, LLC MYRTLE WOODS CPUD INFILL COMMERCIAL EXHIDIT I NfS PROJECT, DRAWNIJ'l': S.EW. CHl!:CI(EllIff: D.H.N. C, """ "'. PROJECT 05-00""" 0 1 0 I29 .m 26E NUMBER: 1..Jv._"TiTlE:SHUT NUJ,lBER:I Of 2 i;~8[R' 5003500X02 Page 560 of 834 D\lTA~~~~ CONSULTING a.ll~By ,... ... ~,,~ 8I1GWlllawh'k1)rioM. Suit. __ Fb'iII341G1 C:87I FAX: 11II)1174171 1S12 c.......... FlIrt.... FIartda I3IID1 2St 271-.. FAX: (ZtI) 27H4t. CLIENT, PROJECT: TITLE: MYRTLE WOODS, UC MYRTLE WOODS CPUD JNFlLL COMMERCIAL EXHIBIT II WITH AERIAL PHOTO ECIo:EDIY: DJl.N. PROJECT n=-"",,= 01 01 SHEEr 2 2a2IiSNUMBER:~" NUMBER: OF ER' 5003500X03 Page 561 of 834 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2008-09 Which was adopted by the Board of County Commissioners on the 12th day of February 2008, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 19th day of February 2008. DWIGHT E. BROCK,';'I:;., Clerk of Couits a.nd t!.erk Ex-officio .t:o.136!,i-d 06 County Com~is~lon~rs ~ Lt' ~. By: Ma~~~~ t~ e;@~ ;,." Page 562 of 834 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144  Fax. 239-947-0375 3800 Via Del Rey EB 0005151  LB 0005151  LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com February 28, 2024 Ms. Laura DeJohn Collier County Growth Management Department Zoning Division, Zoning Services Section 2800 North Horseshoe Drive Naples, FL 34104 RE: 5396 Myrtle Lane CPUD Rezone (PL20230016212), Submittal 1 Dear Ms. DeJohn: An application for Public Hearing for a Planned Unit Development (PUD) rezone for property located at the southwest corner of Tamiami Trail East (U.S. 41) and Myrtle Lane. The PUD rezone proposes to rezone the 8.24± acre property from the Myrtle Woods CPUD and RMF-6 Zoning Districts to the 5396 Myrtle Lane Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. A companion Growth Management Plan Amendment (5396 Myrtle Lane Commercial Subdistrict PL20230016211)) has been filed to authorize the proposed commercial development. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application for PUD Rezone 3. Evaluation Criteria 4. Pre-Application meeting notes 5. Affidavit of Authorization 6. Property Ownership Disclosure 7. Covenant of Unified Control 8. Addressing Checklist 9. Warranty Deed(s) 10. Drainage and Utility Easements 11. PB3 PG38 12. Boundary Survey 13. Location Map Page 563 of 834 Ms. Laura DeJohn RE: 5396 Myrtle Lane CPUD Rezone (PL20230016212), Submittal 1 February 28, 2024 Page 2 of 2 14. Environmental Data 15. Traffic Impact Statement 16. PUD Exhibits A-F 17. Deviations and Justifications 18. Ordinance 2008-09 19. ZVL- PL20130001169 20. Exhibit B Amended Text Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Metropolitan Naples, LLC Richard D. Yovanovich, Esq. GradyMinor File (MLUHAUL-23) Page 564 of 834 Page 565 of 834 Page 566 of 834 Page 567 of 834 Page 568 of 834 Page 569 of 834 Page 570 of 834 Page 571 of 834 Page 572 of 834 Page 573 of 834 Page 574 of 834 Page 575 of 834 Page 576 of 834 5396 Myrtle Lane CPUD (PL20230016212) Evaluation Criteria August 2, 2024 Evaluation Criteria-r2.docx Page 1 of 7 Q. Grady Minor and Associates, LLC 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The applicant is proposing to rezone the 8.24+/- acre property from the Myrtle Woods CPUD and RFM-6 Zoning Districts to a Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. The site is proposed to be developed with a U-Haul smart mobility center that will be a modern facility designed to meet the indoor storage and moving needs for the growing Collier County market. This will be a replacement facility for the existing U-Haul facility that has operated 5 miles to the west in the Mini-triangle redevelopment area. U-Haul has outgrown the existing smaller site and the 8.4- acre site at Myrtle Lane and U.S. 41 is of sufficient size to build a modern indoor self-storage facility, with an area of sufficient size to allow for their rental fleet of vehicles as well as retail sales for moving supplies. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The site is well-suited for continued commercial development. The site has been zoned for commercial and residential development and is in an area of the County having water and sewer services. The property has available access to both U.S. 41 and Myrtle Lane and is discussing signal modification at Broward Street to serve the project. Full access to Myrtle Lane will be provided if the site access to U.S. 41 is signalized at Broward Street. The site will be designed to have a functional water management system meeting the criteria of the SFWMD. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The applicant is the contract purchaser of the property. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) A companion small-scale growth management plan amendment has been filed which establishes a new subdistrict which is tailored to this specific property and establishes the proposed intensity of a maximum of 200,000 square feet of gross leasable area of indoor self- Page 577 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 2 of 7 storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. The PUD also provides for the truck and trailer rental associated with U-Haul facilities. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new subdistrict providing for development of the proposed commercial use. Upon approval of the Subdistrict, the project may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development is an urban infill project and does not constitute urban sprawl. The site is presently zoned for commercial uses and multi-family residential uses. The site is located within the Coastal High Hazard Area of Collier County, making the use of the site more appropriate for commercial-only uses. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed CPUD has a conceptual PUD master plan that identifies the location of the proposed building(s) parking areas, buffer, and site access. The PUD document contains development standards which establish building setbacks appropriate for the type of uses proposed. The project will be complementary to the surrounding area by providing a use for which there is market demand. U-Haul has discussed in their market demand analysis why this site to serve as a replacement for their existing facility is necessary. The site is appropriately sized and well-located to serve their growing demand for moving and storage facilities. The buildings and site will be developed in accordance with the LDC, and the buildings will be designed to meet the requirements of the County’s architectural standards. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The site is an urban infill site and located on a 6-lane arterial roadway offering capture of trips already on the surrounding roadway network. The site has also proposed secondary access to the adjacent Mrytle Lane. The Master Plan notes that this will be a full access if signalized access at the Broward Street signal is approved. No access is feasible to the developed storage facility to the south or vacant residential property to the west. Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Conservation and Coastal Management Element Policy 6.1.1 requires preservation of the existing onsite native vegetation. The PUD master plan previously identified a native vegetation preservation area on the property; however, the updated vegetative mapping indicates there is no native vegetation on-site; therefore no preservation area is proposed. Page 578 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 3 of 7 Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Collier Environmental which concludes there are no listed species onsite. There are no native plant species on the site; therefore, no preserve area is proposed. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The project as proposed is compatible both internally and externally. The PUD application includes a conceptual master plan which identifies proposed buffers, vehicle rental areas, and building areas, and the PUD document includes development standards which will assure the use(s) will be compatible with the nearby development. The proposed mobility center will be a replacement facility for the U-Haul facility that has operated for decades in the Mini-triangle redevelopment area. The relocation to this site will allow for a modern indoor self-storage and moving facility consistent with the demand analysis prepared in support of the companion small-scale amendment. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The commercial PUD will have the required 30% open space as required by the LDC, which will include buffers, water management areas, and landscape islands. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure must be in place to support future development on the site. Water and sewer services are available at the site and there are no known capacity issues that will impact this project. g. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by commercially zoned and developed land to the north and south. The vacant RMF-6 zoned parcel to the west is being retained by the seller of a portion of land included in the CPUD; however, the owner has no desire to include this parcel in the subject CPUD. Expansion of the PUD boundary is not necessary to support the proposed uses. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The project as proposed is consistent with the LDC. 10.02.08 - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Page 579 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 4 of 7 Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new subdistrict providing for development of the proposed commercial use. Upon approval of the Subdistrict, the project may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development is an urban infill project and does not constitute urban sprawl. The site is presently zoned for commercial uses and multi-family residential uses. The site is located within the Coastal High Hazard Area of Collier County, making the use of the site more appropriate for commercial-only uses. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed CPUD has a conceptual PUD master plan that identifies the location of the proposed building(s) parking areas, buffer, and site access. The PUD document contains development standards which establish building setbacks appropriate for the type of uses proposed. The project will be complementary to the surrounding area by providing a use for which there is market demand. U-Haul has discussed in their market demand analysis why this site to serve as a replacement for their existing facility is necessary. The site is appropriately sized and well-located to serve their growing demand for moving and storage facilities. The buildings and site will be developed in accordance with the LDC, and the buildings will be designed to meet the requirements of the County’s architectural standards. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The site is an urban infill site and located on a 6-lane arterial roadway offering capture of trips already on the surrounding roadway network. The site has also proposed secondary access to the adjacent Mrytle Lane. The Master Plan notes that this will be a full access if signalized access at the Broward Street signal is approved. No access is feasible to the developed storage facility to the south or vacant residential property to the west. Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Conservation and Coastal Management Element Policy 6.1.1 requires preservation of the existing onsite native vegetation. The PUD master plan previously identified a native vegetation preservation area on the property; however, Page 580 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 5 of 7 the updated vegetative mapping indicates there is no native vegetation on-site; therefore no preservation area is proposed. Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Collier Environmental which concludes there are no listed species onsite. There are no native plant species on the site; therefore, no preserve area is proposed. 2. The existing land use pattern. The lands to the northwest, southeast and north are zoned and/or developed with commercial uses. Lands to the west along Myrtle Lane are zoned RMF-6. One single family home is located to the west and the PUD proposes to include a 15’ wide Type B buffer consistent with the LDC in this area. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The CPUD boundary does not create an isolated district. The CPUD permits all C-3 uses and the addition to the indoor storage and moving related uses. Properties proximate to the site are zoned and developed with commercial uses. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The PUD boundary represents a logical boundary and includes all property under the control of the applicant. The proposed PUD meets all design criteria for a PUD as specified in Section 4.07.02 of the PUD. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The applicant has prepared a market demand analysis and determined that the proposed U- Haul mobility center can be supported in this location. This will be a replacement facility for the U-Haul that has been operating in the Mini-triangle redevelopment area for decades. Their existing site is functionally obsolete due to the size of the site and lack of opportunity to expand at the current location. Due to the existing growth management plan policy regarding existing commercially zoned property, the zoning must be modified as the existing C-3 type uses permitted in the PUD and the RMF-6 zoning zoning does not permit the proposed moving and storage uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed rezone will not adversely influence living conditions in the neighborhood. The proposed master plan, buffers and development standards will assure compatibility. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Page 581 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 6 of 7 The proposed commercial development will not create or excessively increase traffic congestion. The TIS prepared for the PUD rezoning application concludes that the project will not adversely impact the surrounding road network or cause any roadways to operate below their adopted level of service. 8. Whether the proposed change will create a drainage problem. The project will obtain a SFWMD permit for the surface water management system and will have no impact on surrounding development. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed rezone will have no impact on light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed rezone should have no impact on property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed rezone from PUD and RMF-6 to a commercial PUD will enhance surrounding properties by permitting a modern facility designed to have appropriate buffers and development standards which will not deter improvement or development of nearby properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Any property owner may propose zoning changes subject to the requirements of the LDC. No special privilege results from the PUD rezone. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The existing growth management plan policies and zoning do not permit the proposed mobility center and related uses; therefore, the zoning and companion small-scale plan amendment are required to be changed in order to develop the moving and storage uses. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The scale of the project is in scale with the needs of the community and represents the necessary square footage to develop the moving and storage facilities. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Page 582 of 834 August 2, 2024 Evaluation Criteria-r2.docx Page 7 of 7 It is not impossible to find other sites in the County; however, this commercially zoned infill property has commercial development surrounding it and it is served by a 6-lane arterial roadway. The applicant has determined that this location will better serve the growing demand for moving and storage in Collier County. The existing facility is functionally obsolete, and this property is of sufficient size to construct a facility of appropriate size and mix of uses to service the growing needs for moving and storage. The site also has water and wastewater services available to it. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. A portion of the site has been previously cleared and filled. The site has no native vegetation and is infested with exotic vegetation. Portions of the site will be cleared and filled to support the proposed building and parking areas within the PUD. The required site work is typical of most vacant parcels in Collier County. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. There are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time, and none will occur as a result of this project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the proposed Growth Management Plan amendment, and it is compatible with surrounding development. The applicant has also determined that there is market demand for the proposed U-Haul mobility center uses. Page 583 of 834 Page 584 of 834 Page 585 of 834 Page 586 of 834 Page 587 of 834 Page 588 of 834 Page 589 of 834 Page 590 of 834 Page 591 of 834 Page 592 of 834 Page 593 of 834 Page 594 of 834 Page 595 of 834 Page 596 of 834 Page 597 of 834 Page 598 of 834 Page 599 of 834 Page 600 of 834 Page 601 of 834 Page 602 of 834 Page 603 of 834 Page 604 of 834 Page 605 of 834 Page 606 of 834 Page 607 of 834 Page 608 of 834 Page 609 of 834 Page 610 of 834 Page 611 of 834 Page 612 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 1 of 3 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 N.A. 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 KC NAPLES TAMIAMI LLC, 101 N. Wacker Dr., #611, Chicago, IL 60606 Kevin M. Cahill – Manager (100%) 100 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 N.A. 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 N.A. PROPERTY OWNERSHIP DISCLOSURE FORM Page 613 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 2 of 3 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 Metropolitan Naples, LLC, 1500 Fifth Ave. S., Suite 106, Naples, FL 34102 (100%) Development Partners International, LLC, 1415 Panther Ln, Naples, FL 34109 (Ownership Interest) Jerry Starkey, President (50%) Fred Pezeshkan, Vice President (50%) Alexander Pezeshkan, Vice President Thomas MacIvor, Treasurer/ Secretary Thomas MacIvor, Treasurer, 1415 Panther Ln, Naples, FL 34109 100 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 N.A. g. Date subject property acquired 2018, 2012 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: Date option terminates: , or Anticipated closing date: Page 614 of 834 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 3 of 3 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. April 22, 2024 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION Page 615 of 834 Page 616 of 834 Page 617 of 834 Page 618 of 834 Page 619 of 834 Page 620 of 834 Page 621 of 834 Page 622 of 834 Page 623 of 834 Page 624 of 834 Page 625 of 834 Page 626 of 834 Page 627 of 834 Page 628 of 834 Page 629 of 834 Page 630 of 834 Page 631 of 834 Page 632 of 834 Page 633 of 834 Page 634 of 834 Page 635 of 834 N00° 21' 50"E 520.00' (P)L1 (P&M)S 3 9 ° 0 4 ' 0 0 " E 5 0 0 . 0 0 ' ( C R & M )L2 (P&M)S50° 56' 00"W 300.00' (P&M)S 3 9 ° 0 4 ' 0 0 " E 1 8 2 . 9 2 ' ( C R ) N89° 34' 30"W 614.55' (CR)PLATTED LOT LINE (TYP.)100.00'514.55' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 9 . 6 5 ' 18.6' ASPHALT ROADWAY 60' RIGHT-OF-WAY LC MYRTLE LANE 20.9' ASPHALT ROADWAY60' RIGHT-OF-WAYLCMYRTLE LANE2 0 0 ' R I G H T - O F - W A Y LC T A M I A M I T R A I L E / U S H W Y 4 1 ( F I E L D ) 6 4 . 0 ' A S P H A L T R O A D W A Y 4 1 . 6 ' A S P H A L T R O A D W A Y 4 1 . 0 ' A S P H A L T R O A D W A Y C1(CR&M) LOT 23 BLOCK "A" PARCEL ID: 60780920000 385,942.39 SQ.FT. 8.2402 AC. VACANT - #5396 LOT 22 BLOCK "A" LOT 28 BLOCK "A" LOT 27 BLOCK "A" LOT 26 BLOCK "A" LOT 25 BLOCK "A" LOT 24 BLOCK "A" PARCEL ID: 60780880001 LOT 21 - BLOCK "A" NAPLES LOAN ACQUISITION, LLC. O.R.B.:4848, PG.828 PARCEL ID: 60780840009 LOT 29 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781080004 LOT 30 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 LOT 31 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 UNIT "A1" TREETOPS OF NAPLES , SECTION 1 (O.R.B.881, PG.1732) PARCEL ID: 77460440000 LIMITS OF PLAT LI M I T S O F P L A T REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4882, PG.2767 PARCEL ID: 00446800408 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4882, PG.2767 PARCEL ID: 00446800204 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4848, PG.828 PARCEL ID: 00445720000 POINT OF CURVATURE SET 1/2" IRON ROD W/CAP LB 8507 BLOCK CORNER AT LOT 25 - BLOCK "B" BLOCK CORNER FOUND 1/2" IRON ROD NO ID CP POINT OF CURVATURE SET 1/2" IRON ROD W/CAP LB 8507 FOUND 5/8" IRON ROD W/CAP ILLEGIBLE 0.29' S FND. NAIL & DISC NO ID 0.21' S & 0.04' E FND. NAIL & DISC NO ID HFA THE NW CORNER OF LOT 16 - BLOCK "A" FOUND 5/8" IRON ROD W/CAP ILLEGIBLE 0.14' W x 0.07' N SET 1/2" IRON ROD W/CAP LB 8507 PROPERTY CORNER FALLS IN WATER PROPERTY CORNER FALLS IN WATER 2' C O N C . G U T T E R 6' C O N C . S I D E W A L K 2' C O N C . G U T T E R 2' C O N C . G U T T E R 30' D.E. (PER PLAT) 2 0 ' D . E . / U . E . ( P E R P L A T ) CONC. DRIVEWAY DITCH EDGE OF WATER 10/16/2023 EDGE OF WATER 10/16/2023 FENCE 13.1' OUT FENCE 12.5' OUT FENCE 22.9' OUT FENCE 17.9' OUT FENCE 0.5' INSIDE FENCE 1.6' INSIDE FENCE 3.4' INSIDE FENCE 0.2' INSIDE CATCH BASIN RIM-3.56' CATCH BASIN RIM-3.56'LIGHT POLE LIGHT POLE LIGHT POLE 2WATER VALVES UP UP UP UP U/G CABLE MARKER TRAFFIC SIGNAL POLE UP TRAFFIC SIGNAL POLE TRAFFIC SIGNAL BOX CABLE BOX GAS LINEFIBER OPTIC BOX FIBER OPTIC BOX POINT OF CURVATURE FND. NAIL & DISC NO ID 0.22' S x 0.13' E UTILITIES UTILITY BOX x6.99'x6.58'x6.60'x6.18'x 5.83'x6.41'x7.09'x 6 . 9 8 ' x 6.74'x8.42'x 8. 9 8 'x8.38'x 7. 7 5 'x8.50'x9. 0 5 'x8.30'x7. 6 9 'x8.52'x9. 0 8 ' x 7 . 7 7 'x8.36'x8.15'x 8.24' x 8.16'x8.59'x8.08'x5.37'x5.50'x4.86'x5.13'x4.92'x5.46'x6.06'x6.16'x6.70'x6.34'x7.14'x6.25'x6.62' x 6.71' x6.74'x6.89'x6.92'x6.7 8 'x6.95'x6.78'x6.70'x6.96'x6.99'x4.82'x4.80'x4.60'x4.78'x4.22'x4.58'x4.71'x4.49'x5.08'x4.84'x4.09'x4.24'x4.44'x 4.31'x4.59'x4.34'x4.18'x4.66'x4.2'x2.0'x 4.4'x3.2'x3.5'x3.5'x3.5'x 2.4'x2.5'x3.0'x3.1'x3.3'x2.7'x3.4'x 3.1'x3.8'x3.8'x3.7'x3.9'x3.9'x4.1'x4.2'x3.1'x5.0'x2.5'x3.3'x 2. 2 'x3.5'x4.8'x3.6'x5.0'x5.7'x4.7'x5.6'x4.9'x5.3'x5.0'x5.0'x6.2'x5.7'x4.7'x5.0'x4.9'x4.6'x6.2'x6.3'x4.5'x4.7'x 4.6'x2.7'x2.8'x 2.9' x 3.2'x3.8'x3.3'x4.0'x4.4'x4.1'x4.3'x3.8'x4.4'x4.2'x3.6'x4.5'x4.6'x4.2'x4.3'x3.8'x4.0'x4.4'x4.5'x4.2'x3.9'x4.1'x4.1'x4.4'x4.2'x4.5'x4.2'x4.3'x4.3'x4.4'x4.4'x4.5'x4.3'x3.9'x4.0'x3.9'x3.9'x4.1 ' x3. 7 ' x3. 9 'x3.6'x0.7'x1.4'x1.2'x1.4 'x1.2'x1.3' 2.5' x 15' U.E. (PER PLAT) 8.64' x 7.98' x 8.72' x 8.09' x 8.54' x CABLE RISER (BEARING BASIS) N89° 38' 10"W T A M I A M I T R A I L E / S R N o 9 0 /U S N o 4 1 ( P L A T ) PARCEL ID: 60781000000 PARCEL ID: 60780960002 PARCEL ID: 60781000000 PARCEL ID: 60780960002 PARCEL ID: 60780960002 5 0 9 . 6 5 ' FIRE HYDRANT SET 1/2" IRON ROD W/CAP LB 8507 600.00' (P) 600.17' (M) 740.00' (P) C2 C3 CURVE TABLE C1 LENGTH RADIUS DELTA CHORD CHORD LENGTH BEARING 139.18' 202.32' 39°25'45" 136.49' N70°38'52"E C2 C3 62.75' 202.32' 17°46'13" 62.50' N59°49'00"E 76.49' 202.32' 21°39'41" 76.03' N79°32'00"E U/G CABLE MARKER U/G CABLE MARKER TRAFFIC SIGNAL POLE 50' D.E./U.E. O.R.B.:4722, PG.2824 2 5 ' 2 5 ' 20' x 20' U.E. (O.R.B.:1468, PG.122)15' U.E. (O.R.B.:1468, PG.122)NON-EXCLUSIVE DRAINAGE EASEMENT O.R.B.:930, PG.1019 114.82' 7 3 . 0 2 '88.61'73.51'LINE TABLE L1 BEARING DISTANCE L2 PROPERTY ADDRESS: 5396 MYRTLE LANE, NAPLES, FL. 34113 LEGAL DESCRIPTION: LOTS 22, 23, 24, 25, 26, 27 AND 28 BLOCK A, MYRTLE COVE ACRES; UNIT ONE; ACCORDING TO THE PST THEREOF AS RECORDED IN PLAT BOOK 3, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. FLOOD INFORMATION: ZONE: "AE" ELEV.= 7.00' (NAVD88) MAP PANEL#: 12021C0603H EFFECTIVE DATE: 05/16/2012 19.04'±15.62'±15.33'±2 0 . 0 5 ' ±150.00'150.00'6 0 . 0 0 ' ( P )30.00'S89° 38' 10"E 100.00' N50° 56' 00"E 238.25' 2' C O N C . G U T T E R CENTER LINE OF MYRTLE LANE AS N 89°38'10" W ALL BEARINGS SHOWN HEREON REFERENCED THERETO. (MAY NOT SHOW LATEST IMPROVEMENTS) (NOT-TO-SCALE) AERIAL PHOTOGRAPH 11 SCALE:1"=100' PAGE OF PRINTING INSTRUCTIONS: WHEN PRINTING THIS PDF IN ADOBE. SELECT "ACTUAL SIZE" TO ENSURE CORRECT SCALING. DO NOT USE "FIT". I HEREBY CERTIFY THAT THIS SURVEY MEETS THE STANDARDS OF PRACTICE AS OUTLINED IN CHAPTER 5J-17.051 & 5J-17.052 OF THE FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES, AND THAT THE ELECTRONIC SIGNATURE AND SEAL HEREON MEETS PROCEDURES AS SET FORTH IN CHAPTER 5J-17.062. PURSUANT TO SECTION 472.025, FLORIDA STATUTES. Elevations, if shown: Benchmark: Benchmark Elev.: N.G.V.D.29 N.A.V.D.88 Benchmark Datum: Elevations on Drawing are in: Revisions: ABBREVIATION LEGEND (SOME ITEMS IN LEGEND MAY NOT APPEAR ON DRAWING):SYMBOLS (SOME ITEMS IN LEGEND MAY NOT APPEAR ON DRAWING - NOT TO SCALE): LP = UTILITY POLE = LIGHT POLE = CATCH BASIN = FIRE HYDRANT = MANHOLE = WATER VALVE = WATER METER = SEC. QTR. CORNER = SECTION CORNER = HANDICAP PARKING SPACE SL = WELL = CENTER LINE = PARTY WALL = AIR CONDITIONER = SEPTIC LID X = ELEV. SHOT LINETYPES: BOUNDARY BUILDING EASEMENT CHAIN LINK FENCE WOOD FENCE OVERHEAD CABLE PLASTIC FENCE W WM A/C This survey has been issued by the following Landtec Surveying office: 700 West Hillsboro Boulevard, Suite 4-100 Deerfield Beach, FL 33441 Office: (561) 367-3587 Fax: (561) 465-3145 www.Landtecsurvey.com BEARING REFERENCE: TYPE OF SURVEY:PURPOSE OF SURVEY (SEE GENERAL NOTES BELOW): BOUNDARY ALTA/NSPS CONSTRUCTION TOPOGRAPHIC CONDOMINIUM SPECIAL PURPOSE "CP" = CONTROLLING POINT (POINT OF ROTATION) "HFA" = HELD FOR ALIGNMENT - ALL OTHER MONUMENTATION AND IMPROVEMENTS RELATIVE THERETO A OR AL = ARC LENGTH C/O = CLEANOUT CA = CENTRAL ANGLE CATV = CABLE TV RISER CF = CALCULATED FROM FIELD CH = CHORD DISTANCE CONC. = CONCRETE CR = CALCULATED FROM RECORD DE = DRAINAGE EASEMENT LC EL OR ELEV = ELEVATION EM = ELECTRIC METER F.F.E. = FINISHED FLOOR ELEV. FIR = FOUND IRON ROD FN = FOUND NAIL FND = FOUND G.F.F.E = GARAGE FINISHED FLOOR ELEV. L= LEGAL DESCRIPTION M = MEASURED GENERAL NOTES: 1. THIS SURVEY IS BASED UPON RECORD INFORMATION PROVIDED BY CLIENT. NO SPECIFIC SEARCH OF THE PUBLIC RECORD HAS BEEN MADE BY THIS OFFICE UNLESS OTHERWISE NOTED. 2. ANY FENCES SHOWN HEREON ARE ILLUSTRATIVE OF THEIR GENERAL POSITION ONLY. FENCE TIES SHOWN ARE TO GENERAL CENTERLINE OF FENCE. THIS OFFICE WILL NOT BE RESPONSIBLE FOR DAMAGES RESULTING FROM THE REMOVAL OF, OR CHANGES MADE TO, ANY FENCES UNLESS WE HAVE PROVIDED A SURVEY SPECIFICALLY LOCATING SAID FENCES FOR SUCH PURPOSES. DETERMINATION OF FENCE POSITIONS SHOULD BE BASED SOLELY ON THEIR PHYSICAL RELATIONSHIP TO THE MONUMENTED BOUNDARY LINES. 3. GRAPHIC REPRESENTATIONS MAY HAVE BEEN EXAGGERATED TO MORE CLEARLY ILLUSTRATE MEASURED RELATIONSHIPS - DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED POSITIONS. 4. UNDERGROUND IMPROVEMENTS HAVE NOT BEEN LOCATED EXCEPT AS SPECIFICALLY SHOWN. 5. ELEVATIONS ARE BASED UPON NATIONAL GEODETIC VERTICAL DATUM (N.G.V.D. 1929) OR NORTH AMERICAN VERTICAL DATUM (N.A.V.D. 1988) AS SHOWN HEREON. 6. ALL BOUNDARY AND CONTROL DIMENSIONS SHOWN ARE FIELD MEASURED AND CORRESPOND TO RECORD INFORMATION UNLESS SPECIFICALLY NOTED OTHERWISE. 7. ANY CORNERS SHOWN AS "SET" HAVE EITHER BEEN SET ON THE DATE OF FIELD WORK, OR WILL BE SET WITHIN 2 BUSINESS WEEKS OF SAID DATE AND ARE IDENTIFIED WITH A CAP MARKED LB (LICENSED BUSINESS) #8507. OHC = OVERHEAD CABLE P = PLAT PC = POINT OF CURVE PCC = POINT OF COMPOUND CURVATURE PH = POOL HEATER PI = POINT OF INTERSECTION PK = PARKER KAELON POB = POINT OF BEGINNING POC = POINT OF COMMENCEMENT PP = POOL PUMP PRC = POINT OF REVERSE CURVATURE PT = POINT OF TANGENCY QTR = QUARTER R = RADIUS RNG = RANGE ROW = RIGHT OF WAY SEC = SECTION TR = TELEPHONE RISER TWP = TOWNSHIP UE = UTILITY EASEMENT UP = UTILITY POLE WM = WATER METER WV = WATER VALVE LICENSED BUSINESS No. 8507 SIGNATURE ______________________________________________________________ DATE:_________________________ PABLO ALVAREZ - PROFESSIONAL SURVEYOR AND MAPPER FLORIDA REGISTRATION NO. 7274 (NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OR THE ELECTRONIC SEAL (IF AFFIXED) OF THE FLORIDA LICENSED SURVEYOR AND MAPPER SHOWN ABOVE) Date of Field Work :Drawn by: Platted Easements & Notable Conditions (unplatted easements also listed if provided): IF APPLICABLE, RECIPIENTS OF THIS SURVEY SHOULD REVIEW THE POSITION OF ANY FENCE LINES SHOWN AND THEIR RELATIONSHIP TO THE BOUNDARY LINE. - 20'x20' PUMPSTATION EASEMENT IN LOT 23 AS SHOWN HEREON. - 30' D.E. ALONG SOUTHERLY BOUNDARY LINE OF SUBJECT LOT. - 20' U.E./D.E. ALONG INTERIOR LOT LINE OF SUBJECT LOT. - NON EXCLUSIVE D.E. EXTENDS THROUGH SUBJECT LOT. - 15' U.E. ALONG WESTERLY BOUNDARY LINE OF LOT 23. - 50' U.E./D.E. EXTENDS THROUGH SUBJECT LOT. Job Nr:188277-SW 10/16/2023 E.I. 10/30/2023 - EASEMENT REVISION - S.G. 12/08/2023 - LOT SPLIT REVISION - E.I. GPS OBSERVATION N.A.V.D.88 07/30/2024 - EASEMENT REVISION - K.T. REZONING 7-30-2024 CERTIFIED TO GUNSTER, YOAKLEY & STEWART, P.C. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY METROPOLITAN NAPLES, LLC, A FLORIDA LIMITED LIABILITY COMPANY Page 636 of 834 T a mi a mi T R L E Myr tle LN F l o ri d a n A V E Treetops DRBroward ST Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane CPUD Location Map . 210 0 210105 Feet LEGEND SUBJECT PROPERTY Page 637 of 834 Page 638 of 834 Page 639 of 834 Page 640 of 834 Page 641 of 834 Page 642 of 834 Page 643 of 834 Page 644 of 834 Page 645 of 834 Page 646 of 834 Page 647 of 834 Page 648 of 834 Page 649 of 834 Page 650 of 834 Page 651 of 834 Page 652 of 834 Page 653 of 834 Page 654 of 834 Page 655 of 834 Page 656 of 834 Page 657 of 834 Page 658 of 834 Page 659 of 834 Page 660 of 834 Page 661 of 834 Page 662 of 834 Page 663 of 834 Page 664 of 834 Page 665 of 834 Page 666 of 834 Page 667 of 834 Page 668 of 834 Page 669 of 834 Page 670 of 834 Page 671 of 834 Page 672 of 834 Page 673 of 834 Page 674 of 834 Page 675 of 834 Page 676 of 834 Page 677 of 834 Page 678 of 834 Traffic Impact Statement U-Haul Relocation CPUDZ Application Collier County, Florida 08/20/2024 Prepared for: Prepared by: Metropolitan Naples, LLC 1500 Fifth Ave S, Suite 106 Naples, FL 34102 Phone: 239-514-4001 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Minor Study – $750.00 Fee Note – *to be collected at time of first submittal Page 679 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, PE, PTOE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 680 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 6 Future Background Traffic Volumes ............................................................................................... 8 Existing and Future Roadway Conditions Without Project .......................................................... 10 Future Conditions With Project .................................................................................................... 12 Site Access Management .............................................................................................................. 14 Improvement Analysis .................................................................................................................. 14 Mitigation of Impact ..................................................................................................................... 14 Appendices Appendix A: Project Master Site Plan .......................................................................................... 15 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 17 Appendix C: Trip Generation ....................................................................................................... 25 Appendix D: FDOT Generalized Level of Service Tables .............................................................. 41 Appendix E: Existing Site Counts .................................................................................................. 44 Page 681 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 4 Project Description The applicant is proposing to rezone property from the Myrtle Woods CPUD and RFM-6 Zoning Districts to a Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. This will be a replacement facility for the existing U-Haul facility 5 miles to the west in the Mini- triangle redevelopment area. The property is within Section 29, Township 50S, Range 26E and consists of ±8.24 acres. Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan. The project will consist of a truck rental operation and 200,000 square feet (SF) of self-storage. A methodology memorandum was transmitted via email to the Collier County Transportation Planning staff on January 24, 2024 (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)). The project access connection to the surrounding roadway network is proposed as direct connections onto US 41 East and Myrtle Ln (emergency only). A detailed evaluation will be performed at the time of site development permitting. The analysis year is 2029. Figure 1 – Project Location Map Rattlesnake Hammock Rd Myrtle Ln Project Location N Page 682 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 5 Trip Generation The PUD is treated for trip generation purposes as 3,000 SF of truck rental office space represented by Institute of Transportation Engineers (ITE) land use code (LUC) 812, 200,000 SF of self-storage (LUC 151), and the three-day average peak hour trips counted at the existing site (daily not available) factored to peak season using the FDOT 2023 Countywide peak season conversion factor (all in Appendix E). The ITE rates or equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip generation associated with the proposed build-out condition is summarized in Table 1. Under the existing zoning, a typical development scenario could be 61,000 SF of shopping center. Its net new trip generation (excluding pass-by trips) is shown in Table 1 for comparison (see Appendix C for details). The proposed development is projected to generate significantly less traffic. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total trips) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in the Collier County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. The estimated effect on external trips at project buildout condition is a reduction of 176 PM peak hour two-way trips (adjusted). The maximum total daily trip generation for the PUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Table 1 - Trip Generation PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduct- ion %In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 Total 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 Total 341 30 32 62 22 17 39 Existing 3,501 116 122 238 49 30 79 Net Change (3,160) - (86) (90) (176) - (27) (13) (40) Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Page 683 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 6 Trip Distribution and Assignment The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2986) to the District 1 Regional Planning Model (D1RPM) containing 40 commercial employees consistent with the expected employment for the truck rental operation and the self-storage unit. Figure 2 shows the distribution percentages produced by the adopted model in the immediate vicinity of the project. Page 684 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 7 Figure 2 - Trip Distribution Page 685 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 8 Table 2 contains the arterial and collector road segments on which the project has a significant impact or were reviewed to confirm the limit of significant impact. The distribution percentages are the averages of those at the segment endpoints in Figure 2. The traffic volume distributed is the project’s estimated impact (62 peak hour two-way). The calculations that Table 2 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Future Background Traffic Volumes Tables 3 through 5 contain the road segments to which the project connects. The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR to predict future deficiencies and is used to inflate the existing year peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter). For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the two results is used as the future background traffic volume. The calculations that Table 3 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID # Roadway Link From To Percent of Total Project Traffic (1) PM Peak Hour Project Traffic N/E (2) PM Peak Hour Project Traffic S/W (2) Exist- ing Config- uration (3) LOS Mini- mum Stan- dard Peak Hour Peak Direct- ion Service Volume (3) Signif- icance Thres- hold (%) (4) Peak Direct- ion Project Traffic as Per- centage of Service Volume Signif- icant Impact Y/N 93.0 Tamiami Trail East Rattlesnake Hammock Road Myrtle Ln 34.2 10 11 6D E 3000 2 0.4 No 93.0 Tamiami Trail East Myrtle Ln Triangle Boulevard 48.4 15 15 6D E 3000 2 0.5 No Notes:1) Figure 2, average of segment endpoints. 2) Percentage times PM peak hour net new external directional project traffic totals Table 1 3) 2023 AUIR 4) Collier County TIS Guidelines Page 686 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 3 – Future Background Traffic 20292029AUIR ID #Roadway LinkFrom ToExisting YearExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2023 2290E2.0% 1.126 403 2579 2693 269393.0Tamiami Trail EastMyrtle LnTriangle Boulevard2023 2290E2.0% 1.126 403 2579 2693 2693Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years.3) Greater of Growth based estimate or Existing + Trip Bank Page 687 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 10 Existing and Future Roadway Conditions Without Project For arterials and collectors, the future roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction, scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed improvements. There are no scheduled improvements to analyzed roadway segments. Existing and future roadway conditions are illustrated in Table 4. The analyzed segments are operating at acceptable level of service in existing conditions. Due to future background traffic all segments are projected to operate at acceptable level of service. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 688 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 4 – Existing and Future Roadway Conditions 20292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (2)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln6D 3000 2290 0.76No6DNo3000 2693 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard6D 3000 2290 0.76No6DNo3000 2693 0.90NoNotes:1) 2023 AUIR2) 2023 AUIR or funded improvements3) Table 3Page 689 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 12 Future Conditions With Project Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction of background traffic, the background traffic portion of the total traffic is the peak hour peak direction volume from Table 3. In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is assumed for the background traffic, the average of the values used for interrupted flow facilities in the FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to estimate the background two-way volume, and hence to establish the two directional components of that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of the resulting two total traffic directional volumes is used as the basis of analysis. All of the analyzed segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. The calculations that the table contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. The analyzed roadway segments are not located within Collier County’s Transportation Concurrency Exception Area (TCEA). In addition, the proposed development is not situated within a County designated Transportation Concurrency Management Area (TCMA). The TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation Element – Collier County Growth Management Plan (GMP). Page 690 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 13 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2693N/E10 11 0.56 2693 2116 2703 2127 2703 3000 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard2693N/E15 152708 3000 0.90NoNotes:1) Table 32) Table 23) Appendix D4) Table 4Page 691 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 14 Site Access Management The site connection to US 41 East will be analyzed at the site development approval stage. The posted speed is 50 mph. Left and right turn lanes are recommended based on travel speed. The recommended deceleration length including taper is 290 feet. Expected westbound Left Turn = 30 * 55.3% = 17 vehicles. Expected eastbound Right turn = 30* 44.7% = 13 vehicles. Improvement Analysis Based on the results illustrated within this traffic analysis, the proposed project would have a de-minimis impact on the segments of US 41 E to which the project connects. Those segments are currently operating at acceptable level of service and all will operate at acceptable level of service in 2029 with or without project traffic. The maximum total daily trip generation for the CPUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Page 692 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Project Master Site Plan Page 693 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 694 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 695 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 696 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 697 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 698 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 699 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 700 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 701 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 24 Page 702 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 25 Appendix C: Trip Generation Page 703 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 26 ITE CodeDescriptionIndepend- ent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BEnter- ing Split821NShopping Plaza 40K-150K - Supermarket No1000 SF67.521.730.62 5.190.49151Mini-Warehouse1000 SF1.450.090.59 0.150.47812Building Material and Lumber Store1000 SF17.051.590.62 2.250.46Page 704 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 27 PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduc t- ion %In Out Total Shopping Plaza 40K- 150K - Supermarket No 821N 1000 SF 61.000 1 1 1 Total 4,119 155 162 317 66 40 106 Pass-By 618 25 39 40 79 25 17 10 27 Net New 3,501 116 122 238 49 30 79 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. Daily Pass-by Capture Rate 10% less than the Peak Hour Rate Rate (1) or Eqn. (2) PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Daily Traffic In Out Total In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 341 30 32 62 22 17 39 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Existing Permitted Trip Generation Proposed Trip Generation Page 705 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 706 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 29 Page 707 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 708 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 709 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 32 Page 710 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 33 Page 711 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 34 Page 712 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 35 Page 713 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 36 Page 714 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 37 Page 715 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 38 Page 716 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 39 Page 717 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 40 Page 718 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 41 Appendix D: FDOT Generalized Level of Service Tables Page 719 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 42 Page 720 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 43 Page 721 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 44 Appendix E: Existing Site Counts Page 722 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 45 U-Haul Existing Site Driveway Counts Summary AM Peak Hour PM Peak Hour Date Day In Out 2-Way In Out 2-Way 1/23/24 Tues 4 6 10 15 11 26 1/24/24 Wed 6 8 14 11 13 24 1/25/24 Thurs 11 10 21 11 10 21 Average (1)7 8 15 12.33 11.33 23.67 Factored (2)7.2 8.2 15.5 12.7 11.7 24.4 Selected 8 8 16 13 12 25 Notes:1) AM and PM maximums on different days suggests a weekly pattern that favors use of the three-day average. 2) FDOT 2023 Countywide Peak Season Conversion Factor for week of counts. Page 723 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 46 Page 724 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 47 Page 725 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 48 Page 726 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 49 Page 727 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 50 Page 728 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 51 Page 729 of 834 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 52 Page 730 of 834 5396 Myrtle Lane CPUD (PL20230016212) Deviation Justification August 26, 2024 Deviation Justification-r2.docx Page 1 of 2 Q. Grady Minor and Associates, LLC 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com 1. Deviation #1 request relief from LDC 5.05.08 D.10.c.ii., Roof Treatments, which requires when a flat roof is screened with a parapet wall or mansard roof at any façade, a parapet or mansard roof treatment must extend along the remaining façades to instead require the parapet roof to be provided on three sides of each building. The deviation would not require the parapet roof to be provided on the southeast (back) roofline of the proposed 4-story indoor storage building or along the southern (back) roofline of the single-story warehouse building as identified on the conceptual PUD master plan. Justification: The parapet deviation is warranted on the single side of each of the two buildings as this area of each building does not face a public right of way, and the area represents the rear of the building which will not have any line of sight by the general public. 2. Deviation 2 seeks relief from LDC Section 5.06.04.F.4, On-premise Signs, which permits one wall, mansard, canopy or awning sign shall be permitted for each single-occupancy parcel, or for each unit in a multiple-occupancy parcel. Sign(s) shall be affixed to the associated tenant or lease holder's unit, with exceptions for architectural design impediments, as noted in LDC section 5.06.04 F.4.b. End units within shopping centers and multiple-occupancy parcels, or single occupancy parcels where there is double frontage on a public right-of-way, shall be allowed 2 signs, but such signs shall not be placed on one wall. Retail businesses with a floor area of larger than 25,000 square feet and a front wall length of more than 200 linear feet, are allowed 3 wall signs; however, the combined area of those signs shall not exceed the maximum allowable display area for signs by the LDC. To instead allow for Building A, the U-Haul Indoor Self Storage Retail Center to be 1,327 square feet with a total of 2 wall signs. The East elevation wall sign exceeds 80% of the building width and clear space and for Building B, U-Box warehouse to have a single sign with 380 square feet of area. Please see the proposed building signage exhibits for each building. Justification: Our main Center is a combined Retail Store, Self-Storage and Truck Rental facility measuring 46,488 square feet that has a total Gross Square Footage of 139,464 square feet for all 3 floors. The U-Box building measures 20,239 square feet and is setback 514’ from Hwy 41 property line. When you consider the various products and services, we offer from our business and the size of the development, we believe the signage is appropriate in size and number of signs. The clear space for building A east elevation sign is Page 731 of 834 August 26, 2024 Deviation Justification-r2.docx Page 2 of 2 dictated by the building architectural features. We believe the U-Box signage scale is appropriate for building setback. The development entrance is US Hwy 41 which is a six-lane major arterial with 50 mph speed limit, which makes it difficult to focus in on just one section of the main building to identify the development and services. Please keep in mind our customers are often driving a 32’ long moving truck and they typically don’t have a lot of experience with driving a truck that size and or may not be familiar with the area. We want to give our drivers enough time to make safe lane changes to exit Highway 41 and avoid traffic hazards. For these reasons the additional signage proposed will meet the intent of the Collier County Sign Code, reducing traffic hazards to pedestrians and motorists by locating signage in visible locations on the buildings. Page 732 of 834 1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"25' - 0 1/2"16' - 0"32' - 0"86' - 0"27' - 4 1/4"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"143' - 3 5/8"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"NORTH ELEVATION - BLDG. AScale: 1/32" = 1'SOUTH ELEVATION - BLDG. AScale: 1/32" = 1'EAST ELEVATION - BLDG. AScale: 1/32" = 1'WEST ELEVATION - BLDG. AScale: 1/32" = 1'123451Architectural DetailArchitectural Detail5'5'5'2'LIT CABINET SIGN 9'W X 5'H (45 SQFT)DIMENSIONAL LETTERS 9.4'W X 2'H (18.8 SQFT)*DIRECTIONAL DIMENSIONAL LETTERS 26.4'W X 2'H (68.5 SQFT)**Lit sign option is available upon request12345SIGN CALCULATIONS11GA STEEL POWDER COATED BLACK 34.3'W X 5'H (171.5 SQFT)*DIMENSIONAL LETTERS 25.83'W X 2'H (51.66 SQFT)*©2024 ALL RIGHTS RESERVED of South NaplesNaples, FL(830074)SHEET 052024-08-13Sign CalculationsA&M ASSOCIATES, INC.2727 N. CENTRAL AVENUEPHOENIX, ARIZONA 85004P: 602.263.6841Page 733 of 834 EAST ELEVATION - BLDG. BScale: 1/20" = 1'1234NON-LIT CABINET SIGN 11.95'W X 9.19'H (109.82 SQFT)*DIMENSIONAL LETTERS 11.23'W X 2'H (22.46 SQFT)*NON-LIT CABINET SIGN 9.66'W X 3.8'H (36.71 SQFT)*DIMENSIONAL LETTERS 18.26'W X 2'H (36.52 SQFT)**Lit sign option is available upon request1234SIGN CALCULATIONS©2024 ALL RIGHTS RESERVED of South NaplesNaples, FL(830074)SHEET 062024-08-13Sign CalculationsA&M ASSOCIATES, INC.2727 N. CENTRAL AVENUEPHOENIX, ARIZONA 85004P: 602.263.6841Page 734 of 834 1-9'3031-,< 0 ~ tV ~ / '- VIS' ft'~) <5l l "\.~~~ 0 g c" ~ ~ 02': '0"Blat lL9~"'\; ORDINANCE NO. 08-~ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRffiED REAL PROPERTY FROM A PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A GENERAL COMMERCIAL (C-4) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A 7.04+/- ACRE PARCEL LOCATED ON TAMIAMI TRAIL EAST (US 41), SOUTH OF MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 81-23, THE FORMER MYRTLE WOODS PUD; AND BY PROVIDING AN EFFECTIVE DATE. o ~ r-'" = I~; <= t> J>. .." IIz:~ f'TI i CD - CIlrr. N rVl_ <=) Tl-'- rn~' "" mC" JI:r'!-.--, 0r- cr,a" 0-' ..1> o;i I.D WHEREAS, on May 5, 1981, the Board of County Commissioners adopted Ordinance Number 81-23 establishing the Myrtle Woods PUD; and WHEREAS, Myrtle Woods, LLC, represented by Dwight Nadeau of RWA, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 50 South, Range 26, Collier County, Florida, is changed from a Planned Unit Development (PUD) Zoning District and a General Commercial (C-4) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a 7.04+/- acre parcel to be known as the Myrtle Woods CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. Page I of2 Page 735 of 834 SECTION TWO: Ordinance Number 81-23, known as the Myrtle Woods PUD, adopted on May 5, 1981, by the Board of County Commissioners is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of CoJJier County, Florida, this l":j,n \ day of Fp h'l ,(u L} 2008. G'!);/' r ATTEST;.' ,;,~, DWlGHi;E~13ROCK,~~LERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLO IDA N By: "ttelt IS' "",..0 slgnat... ...,. ....' Approved as to form and legal sufficiency: l/1~A J ~ m. fJ:t-lJd..i4 -/It<..Jh-. Marjorie Student-Stirling -0 Assistant County Attorney Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: List of Permitted Uses Development Standards Master Plan Legal Description List of Deviations List of Developer Commitments ThIs ordinance filed wilt! the Secretory of State's Offici the 2()/'> day of R1>......1_, 2u, g and acknowledgement that fi Ii received this day of ) By Page 2 of 2 Page 736 of 834 EXHIBIT A PERMITTED USES Table I PROJECT LAND USE TRACTS TRACT "CO" TYPE COMMERCIAL GSF 61,000 ACREAGE:t 4.53 TRACT"U"UTILITY o 1.53 TRACT "P"PRESERVE o 0.98 Note: GSF is gross square feet. I PERMITTED USES: Within the CO, Commercial Tract, no building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: I) Commercial banks - including those commercial banks with drive-through facilities (Groups 6021-6029). 2) Real estate agents and managers (Group 6531). 3) Hardware store only (Group 5251). 4) Variety stores - 5,000 square foot maximum floor area (Group 5331). 5) Miscellaneous general merchandise stores, except catalog showrooms - 5,000 square foot maximum floor area (Group 5399). 6) Grocery stores, except frozen food and freezer plants - 10,000 square foot maximum floor area (Group 5411). 7) Fish, meat, and seafood markets only (Group 5421). 8) Fruit and vegetable markets (Group 5431). 9) Retail bakeries (Group 5461). 10) Health food store only - 2,500 square foot maximum floor area (Group 5499). 11) Apparel and accessory stores - 2,500 square foot maximum floor area (Groups 5611-5661). A-I Page 737 of 834 12) Record and prerecorded tape stores (Group 5735). 13) Eating places, except caterers and industrial and institutional food service establishments, dinner theaters, drive-in restaurants and restaurants with drive- through facilities (Group 5812). Outdoor entertainment, outdoor televisions, speakers, and amplified sound are prohibited. 14) Agents for laundries and drycleaners only (Group 7212). 15) Dry cleaning (Group 7215). 16) Diaper service, and garment alteration and repair shops only (Group 7219). 17) Beauty shops, except beauty schools and cosmetology schools (Group 7231). 18) Barber shops, except barber colleges (Group 7241). 19) Depilatory salon, electrolysis, massage parlor, shopping service for individuals, and tanning salons only (Group 7299). 20) Housekeeping and maid service only (Group 7349). 21) Video tape rental (Group 7841). 22) Physical fitness facilities (Group 7991). 23) Offices and/or clinics of physicians, and offices and/or clinics of dentists Groups 801l-802I). 24) Offices and clinics of chiropractors (Group 8041). 25) Motor vehicle dealers-only new (Group 5511). 26) Miscellaneous retail (Groups 5912, 5941-5949, and 5992-5999, with the retail sales of fireworks prohibited). Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC. All retail establishments shall be located only on the ground floors of commercial buildings. A-2 Page 738 of 834 B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: I) Parking facilities. 2) One caretaker's residence. 3) Uses and structures that are accessory and incidental to the uses permitted as of right. II PROHmITED USES: The applicant has agreed on the record that the following uses shall be prohibited in this CPUD Zoning District: I) Soup kitchens 2) Pawn shops 3) Tattoo parlors 4) Adult X-rated video stores 5) Bail bonds offices 6) Homeless shelters 7) Any business establishment displaying any obscene or offensive name. III REGULATIONS FOR DEVELOPMENT: Regulations for development of this project shall be in accordance with the contents of this ordinance and other sections and parts of the Land Development Code and Growth Management Plan in effect at the time of site development plan, subdivision plat, or any other type of approval to which those regulations apply. A-3 Page 739 of 834 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Myrtle Woods CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Commercial condominium, and/or property owners' association boundaries shall not be utilized for determining development standards. Table I below sets forth the development standards for land uses within the CPUD Commercial Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the site development plan (SDP) or subdivision plat. B-1 Page 740 of 834 TABLE I DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 Sq. Ft. N/A MINIMUM LOT WIDTH 75 Ft. N/A MINIMUM YARDS Front 25 Ft. 15 Ft. Rear 50% of the building height, but not 10Ft.less than 15 Ft. Side 50 % of the building height, but not 10Ft.less than 15 Ft. MIN. DISTANCE BETWEEN 15 Ft. 50% of the building height, STRUCTURES but not less than 15 Ft. MAXIMUM HEIGHT (ZONED) Retail Buildings 3 stories, NTE 50 Ft- N/A Office Buildings 3 stories NTE 50 Ft.. N/A MINIMUM FLOOR AREA 700 Sq. Ft. .. N/A Architectural appurtenances shall not exceed 75 feet in "actual" height. Per principal structure, on the fmished first floor. Note: NTE represents "not to exceed". B-2 Page 741 of 834 EXHIBIT CMASTERPLAN1. .. ....- '"e '~"I .pi~ . ' ,I . . , 11" . I I I I II J~~~ ! l' "i; I~~ ~i ~u; Ii II I~ Id, i~ ~. p. .~. J I ;:1 ~~ sm I III I. j;~~ siillip.a~ la" Iii Ii ~. ~I~ ;~ E in "!l I !!I . t..t:-t i :;I ~ i >IIII PI a m EXHIBIT "e" l'i . i-j I I;s L~ r'; MYR11E~UC CPUD MASTER PLAN MYR17.EWOODSCPUD DUff'-yl{fl ==...Page 742 of 834 EXHIBIT D LEGAL DESCRIPTION LOTS 23, 24, 25, 26, 27 AND 28, MYRTLE COVE ACRES, BLOCK A, UNIT I, AS RECORDED IN PLAT BOOK 3, PAGE 38 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA Page 743 of 834 EXHIBIT E LIST OF DEVIATIONS None Page 744 of 834 EXHIBIT F LIST OF DEVELOPER COMITMENTS TRANSPORTATION A. All traffic control devices, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FOOT Design Standards, current edition, and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the Collier County LOC. B. Arterial level street lighting shall be provided at all access points. Access lighting shall be in place prior to the issuance of the first certificate of occupancy (CO). C. Access points shown on the CPUD Master Plan are considered to be conceptual. Nothing depicted on any such Master Plan shall vest any right of access at any specific point along any property frontage. All such access issues shall be approved or denied during the review of required subsequent site plans, final plat submissions, FOOT permits and/or by an approved Developer Contribution Agreement (DCA). All such access shall be consistent with the FDOT Access Management Policy, as it may be amended from time to time. The number of access points constructed may be less than the number depicted on the Master Plan; however, no additional access points shall be considered unless a PUO amendment is approved. O. If, in the sole opinion of Collier County and FOOT, a traffic signal, or other traffic control device, sign, or pavement marking improvement within any public right-of- way or easement is determined to be necessary, the cost of such improvement shall be the responsibility of the developer, its successors or assigns. The improvements shall be paid for or installed, at the County's and FDOT's direction. This could be prior to the issuance of the appropriate, corresponding CO. E. Site related improvements (as opposed to system related improvements) necessary for safe ingress and egress to this project, as determined by Collier County, shall not be eligible for impact fee credits. To the extent possible, all the required improvements shall be in place and available to the public prior to commencement of on-site construction. F. All proposed median opening locations shall be in accordance with the FDOT Access Management Policy, as it may be amended. FOOT and Collier County reserves the right to close any median opening existing at any time which is found to be adverse to the health, safety, and welfare of the public. Any such modifications shall be based on, but not limited to, safety, operational circulation, and roadway capacity. G. Nothing in any development order (DO) shall vest a right of access in excess of a right- in/right-out condition at any access point. Neither shall the existence of a point of ingress, a point of egress, or a median opening, nor the lack thereof, be the basis for anyfuturecauseofactionagainsttheCountybythedeveloper, its successor in title, or assignee. F-I Page 745 of 834 H. All internal roads, driveways, alleys, pathways, sidewalks, interconnections to adjacent developments shall be operated and maintained by an entity created by the developer in accordance with the applicable administrative codes and/or statutes of the State of Florida; and Collier County shall have no responsibility for maintenance of any such facilities. I. If any required turn lane improvement requires the use of existing County rights-of-way or easement{s), then, if required by County staff, compensating right-of-way shall be provided at no cost to Collier County as a consequence of such improvement{s). J. All off-site access improvements must be completed prior to commencement of on-site construction. K. The developer shall provide a public aCCess easement from Myrtle Lane to the signalized intersection of US-41 and Broward Street as approximately shown on Exhibit C, CPUO Master Plan. The public aCCess easement shall not be considered road right-of-way and shall not be used for determining setbacks, or buffering requirements. The exact location and design of the public access easement shall be approved by the Transportation ivision at the time of SOP application review. WATER MANAGEMENT A. Detailed paving, grading and site drainage plans shall be submitted to Engineering Review Services for review and approval. No construction permits shall be issued unless and until approval of the proposed construction, in accordance with the approved plans is granted by Engineering Review Services. B. The developer shall grant or dedicate a 50 foot wide drainage and utility easement to Collier County as approximately shown on Exhibit C, CPUD Master Plan. This easement dedication shall occur within the earlier of 60-days of written request by the County, or at submittal of the SOP. The easement shall be granted or dedicated at no cost to the County, with the developer providing all appropriate sketches and legal descriptions. At the County's request, the developer shall install drainage and utility facilities in the drainage and utility easement as part of the site construction, with the location ofthese facilities determined through the SOP review process. The County shall reimburse the developer within 180-days of the completion of the installation of the utility and drainage facilities. The County shall not be responsible for the restoration costs of private facilities within the easement should maintenance of the public utility and drainage facilities be required in the future. F-2 Page 746 of 834 UTILITIES A. Water distribution and sewage collection and transmission facilities to serve the project are to be designed, constructed, conveyed, owned, and maintained in accordance with applicable Collier County ordinances, and other applicable County rules and regulations. B. All customers connecting to the water distribution and sewage collection facilities will be considered to be customers of the County, and will be billed by the County in accordance with the County's established rates. C. The development shall be subject to application for and conditions associated with a water and sewer availability letter from Collier County Utilities Division. D. The developer shall grant a 60 foot by 70 foot well site easement and an associated utilities and access easement to connect the well site easement to a public right-of-way. The County shall compensate the developer for the well easement dedication through impact fee credits based on the fair market value of the land so dedicated. The utilities and access easement shall be 20 feet wide unless the well site is contiguous to a public right-of-way, in which case, it shall be 15 feet wide. The County utility, access easement is for access, installation, operation, and maintenance of transmission mains, power, telemetry lines and appurtenances. This conveyance shall occur at the time the SOP, plat or similar process) of the area within the development phase that contains the easement is approved by County staff. At the time of SOP and/or plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. ENVIRONMENTAL A. If prehistoric or historic artifacts, such as pottery of ceramics, stone tools or metal implements, dugout canoes, or any other physical remains that could be associated with Native American cultures, or early colonial of American settlement are encountered at any time within the project site area, the permitted project should cease all activities involving subsurface disturbance in the immediate vicinity off such discoveries. The permittee, or other designee, should contact the Florida Department of State, Division of Historical Resources, Review and Compliance section at (850) 245-6333 or (800)847- 7278, as well as the appropriate permitting agency office. Project activities should not resume without verbal and/or written authorization from the Division of Historical Resources. In the event that unmarked human remains are encountered during the permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Florida law. B. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be obtained for the relocation of the one gopher tortoise found on site prior to commencement of any construction activities. A copy of the permit shall be forwarded to Environmental Services Staff. F-3 Page 747 of 834 C. The developer shall provide a report to Environmental Services Staff on the results of the relocation of the gopher tortoise within thirty days of the relocation. The report shall include the number of burrows excavated, the number of tortoises relocated, and the final relocation site. PLANNING A. The depth of the commercial buildings and parking areas associated with the development shall not exceed 397 feet as measured from the property line fronting on US-41, in order to meet the infill criteria of the GMP. B. The developer shall install a fence/wall associated with the southern property boundary and the southwest property boundary. No fence/wall shall be installed within the Preserve Tract. The final location of the fence/wall shall be determined during the SDP review process. F-4 Page 748 of 834 I ~ gm toC::lil] I;I Q h~ 5~ s m 8~ z 80 H of;; D\llA 1NC= n~ CONSUL TINO avil &giDooriog I.. .... SuneylDg &: Mapping 56111 Willow Parl< DrIve. Su/t8200. NiIpf.. F!a1d1134109 2391597-(l515 FAX: (239) 597-057$ 1542 Carson Sfreet: Fait Myers:. Rorlda 33901 239) 278-5224 FAX:: (239) 278-5419 I I I DAm CLIENT: APRH.. 2007 MYRTLE WOODS, LLC MYRTLE WOODS CPUD INFILL COMMERCIAL EXHIDIT I NfS PROJECT, DRAWNIJ'l': S.EW. CHl!:CI(EllIff: D.H.N. C, """ "'. PROJECT 05-00""" 0 1 0 I29 .m 26E NUMBER: 1..Jv._"TiTlE:SHUT NUJ,lBER:I Of 2 i;~8[R' 5003500X02 Page 749 of 834 D\lTA~~~~ CONSULTING a.ll~By ,... ... ~,,~ 8I1GWlllawh'k1)rioM. Suit. __ Fb'iII341G1 C:87I FAX: 11II)1174171 1S12 c.......... FlIrt.... FIartda I3IID1 2St 271-.. FAX: (ZtI) 27H4t. CLIENT, PROJECT: TITLE: MYRTLE WOODS, UC MYRTLE WOODS CPUD JNFlLL COMMERCIAL EXHIBIT II WITH AERIAL PHOTO ECIo:EDIY: DJl.N. PROJECT n=-"",,= 01 01 SHEEr 2 2a2IiSNUMBER:~" NUMBER: OF ER' 5003500X03 Page 750 of 834 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2008-09 Which was adopted by the Board of County Commissioners on the 12th day of February 2008, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 19th day of February 2008. DWIGHT E. BROCK,';'I:;., Clerk of Couits a.nd t!.erk Ex-officio .t:o.136!,i-d 06 County Com~is~lon~rs ~ Lt' ~. By: Ma~~~~ t~ e;@~ ;,." Page 751 of 834 Page 752 of 834 Page 753 of 834 Page 754 of 834 Page 755 of 834 Page 756 of 834 Page 757 of 834 Page 758 of 834 Page 759 of 834 Page 760 of 834 Page 761 of 834 Page 762 of 834 Page 763 of 834 Page 764 of 834 Page 765 of 834 Page 766 of 834 Page 767 of 834 Page 768 of 834 Page 769 of 834 Page 770 of 834 Page 771 of 834 Page 772 of 834 Page 773 of 834 Page 774 of 834 Page 775 of 834 Page 776 of 834 Page 777 of 834 Page 778 of 834 Page 779 of 834 Page 780 of 834 Page 781 of 834 Q. Grady Minor & Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. PROJECT LOCATION MAP GRADYMINOR.COM/PLANNING Page 782 of 834 Page 783 of 834 Page 784 of 834 NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, gradyminor. com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. ND-39230774 Page 785 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 1 of 16 Wayne Arnold: 00:01 All right, well good evening everybody. My name is Wayne Arnold and I'm with Grady Miners Associates here tonight representing the applicant sitting in the front row, Sharon on the aisle. She's handling the audiovisual equipment tonight we're required by the County to record the meeting and create a transcript, so we are doing that. So the meeting is being taped and I'll make a couple of other introductions. Over here, with us on our team is Rich Yovanovich, Rich is our land use counsel. Next to him is Norm Trebilcock, who's our transportation engineer, and Mike Delate, who's sort of in the back over there. He's our engineer of record for the project. So we've got a short presentation to go through and talk about the two applications that are pending with the county and make two more introductions, we have Laura Dijon and Parker Clough, both work for Collier County, helping review the planning and zoning documents that we're going through the county review right now. 01:00 So we're here for two applications for the property that is zoned commercial in part on Myrtle Lane and US 41. We have an application pending for what's called a small-scale conference of plan amendment, and we also have a PUD rezoning application, and those two documents are required for us to move forward with the project to eliminate the existing zoning on the property, replace it with a new zoning document that would be PUD zoning, and I'll show you some of the details of that momentarily. As you can see the site, it's been previously zoned for development, but it's undeveloped and we are sitting sort of between undeveloped, commercially zoned property to the north along Tamiami Trail. And then we have the CubeSmart property just to the east. That's part of the Treetops planned development. 01:53 So as I mentioned, we're here for two projects, but we're in the urban designated area. Right now we're proposing to create a new sub-district that would be for the Myrtle Lane property, and that establishes basic parameters for what development intensity we can have on the site. We're also then rezoning it for the companion item for the planned development zoning. And that zoning and comp plan, we're seeking a maximum of 200,000 square feet for self-storage and warehousing uses. And then 3000 square feet of retail and service commercial type uses that are supporting what's essentially the U-Haul facility that is proposing to be located here. Page 786 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 2 of 16 02:32 These are part of the future land use map. You can see we're having to create a new district map that would go in the comprehensive plan. You can see some sub-district language that's on the page, but we're asking for development that would allow us to have related uses to the indoor self-storage and warehousing that would support U-Haul, and then also the rental leasing of vehicles and trailers that they do. They have this one, if you're familiar with some of the U-Haul facilities, they have a propane gas facility where you can go and get your propane tank or if you have an alternative fuel automobile, you can get fuel in there. So those are the kind of uses we're proposing in addition to all the C-I through C-III uses that are permitted generally on the property today. 03:20 This is the approved master plan. It's really hard to read, back in the day when this was approved, the county's obviously reproduction capabilities were not what they are today, but this is oriented north to your right. So Tamiami Trail is toward the bottom of the page. It showed access to both Myrtle Lane and the US 41. There was a water management and reserve area toward the western part of the project. The site we've had recently evaluated, it's all exotic vegetation that's on the site. It doesn't qualify for any native preservation. So our project proposes a new master plan, and this one north is oriented up. So you can see that on the bottom toward the Woodgate condominiums. We have our water management area, we have to do some drainages when we clean up and we're coordinating with the county on that. 04:11 And then you can see a series of proposed buildings on the site where we're proposing a four-story warehouse building that would be for indoor self-storage. U-Haul also has concept that you're familiar with, the pods and things like that where you can also store and those are more mobile. Those would be stored at a warehouse building on site as well. And then there's some other alternative storage that they have, and they're not certain that it would be located here, but they have some storage that's sort of a drop-in-place storage type thing. So we've reflected probably three types of buildings that are on the site. 04:42 And then as I mentioned, the retail, if you're familiar with U- Haul, they sell moving supplies. They also sell other incidental things, boxes and things of that nature. This one is considered mobility center and some of those have a little bit of alternative things that they also sell. Some are getting into EV charging stations, which we've made allowances for here. There may be Page 787 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 3 of 16 electric bike sales at some point in the future, but those would be typical C-1 through C-3, and they would be conducted within the three-thousand square foot part of that building. 05:11 The one represents a deviation that we're asking for, and we asked for kind of a blanket deviation and we knew we'd be discussing that in greater detail with staff, and that involves the architectural design standards for the building. Rich and I just represented Home Depot on another parcel just south of here that was recently approved, and they had some alternative design standards that were approved by the county. So we're going to be working with the county engineer and staff to come up with some architectural standards that would be for the U- Haul facility. 05:42 This is a conceptual rendering showing two of those three buildings I described. The third building, as I mentioned, is kind of an alternative that they haven't committed to, but you can see just sort of how this starts to orient on the site. We've asked for a four-story building, which is reflected in those exhibits. This is kind of a co-conceptual rendering. We're working, like I said, with the county's architect to help refine what the buildings will look like and what the buffering will be. Those are all part of our review process. 06:11 As I mentioned before, the permitted uses, we define those by SIC code. We've asked for accessory uses that include things that U-Haul typically does. They do minor servicing and repair of their vehicles, and we also have electric charging stations that we've asked for, as well as some of the other accessory uses such as water management, signage and those things. 06:36 We've asked for and we have a series of development standards that are part of the development of the PUD. We've asked for a zone height of 60 feet today. The zone height of the existing PUD is 50 feet. We've asked for the 60 feet so that we have some flexibility in design for the final building for U-Haul. And we're in the review process. We have not resubmitted after our first round of comments from the staff. We're meeting with them later this week to go over some of the comments that we know we have to have more dialogue on. So we don't have any hearing dates established yet, but this is our opportunity to reach out to the community and get some feedback, let you all understand what it is that we're actually asking for. And then if you've got notice for this meeting, you'll receive notice for a Page 788 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 4 of 16 planning commission hearing that the county will establish when we get to that stage. 07:26 It's going to be several months off before we get there, but those dates, you'll get a mail notice. Then signage gets posted on the site. I'm sure you've seen those around the area, where you get the four by eight sign that says, "Notice of Hearing," and it briefly describes that and has the hearing dates on it. 07:41 So with that, we have those and then this is an informational page. You can certainly take a picture of it or if you want to pick up Sharon's card before you leave, you can either email us at the information or you can go to the QR code, it'll take you to our website and that has all of our latest submittal information for both applications with the county, and we update that as, once we make another submittal back to staff, all those documents that we've revised will be freshened and there will be a copy of this presentation there as well. 08:11 So that's our brief presentation. We're happy to entertain any questions, anything I didn't answer or any questions you have? If we don't have the answer tonight, we'll certainly do our best to get an answer for you. So just so it's clear on the record, the county likes to make sure our planning commissioners can actually hear the dialogue. So the transcript is clear who I am, but when you all speak, it'd be great if you could either give your name or say whether you're a nearby resident, et cetera, just so that it's clear that it's not one of our development team members that are speaking. And we'd ask that you come to a microphone or if you're not capable, we'll get the microphone to you. So anybody has a question, just raise your hand and we'll start from there. Walter Roshe: 08:52 Yeah. Wayne Arnold: 08:52 Yes, sir. Walter Roshe: 08:53 I'll come up. My name is Walter Roshe and I'm a resident. I noticed that on Myrtle Lane you want to have emergency access. Wayne Arnold: 09:05 Yes, that's- Walter Roshe: 09:06 I mean, how do you stop that? Because then you went to the rendering and it looks wide open like anybody could just drive Page 789 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 5 of 16 there. Is there going to be a sign that says no driving unless you're an emergency vehicle? Wayne Arnold: 09:17 Well, typically where we have those types of access points, they are signed in that manner, that it's for emergency vehicles. Walter Roshe: 09:24 But that's it. Just a sign? Wayne Arnold: 09:25 It is often a sign, it can't be a gate, but that is one of the comments that staff came back to us and said, if there's an opportunity that you get a signalized access point at the Broward signal that's there, we want you to maintain that access open to the public. So that's a point that we're dialoguing with the county staff right now. Walter Roshe: 09:41 So it doesn't sound like it's going to be emergency access? Wayne Arnold: 09:44 I honestly don't know. I mean, we just don't know. Walter Roshe: 09:46 Because on the original PUD that was approved, there was no access. Wayne Arnold: 09:50 There actually was, but there was a condition that said we had to maintain that as a public access point. Walter Roshe: 09:56 That's what I wanted to know. Rich Yovanovich: 09:57 Is it, sir? Wayne Arnold: 09:59 Excuse me, sir. Rich Yovanovich: 10:00 Is it your preference that we'd be limited to a emergency access only on Myrtle? Walter Roshe: 10:05 I prefer that you don't use Myrtle because you have commercial trucks on a lane that's a very, it's not a highway, it's not a road. It's a lane. And definitely from the rendering it looks like people are going to drive in their trucks, they're going to go down the street, sweep out their trucks and go back in. That's the problem, sir. And the truck, the street can't handle the traffic, can't handle all the trucks. Wayne Arnold: 10:25 Okay, thank you. Anybody else have a question, comment. Come on up. Page 790 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 6 of 16 Steve Fuller: 10:37 Thank you, Laura. I'm Steve Fuller. [inaudible 00:10:42]. Hi, I'm Steve Fuller. I live in 5259 Myrtle. This is a real small representation of the neighborhood meeting we had on Thursday night? Walter Roshe: 10:50 Thursday night. Steve Fuller: 10:52 At seven o'clock when the majority of the 35 homes on Myrtle Lane were capable of actually attending. So there is a much larger contingency that's not real happy with this, and I respect your position as an engineering firm. Sharon Umpenhour: 11:08 Sir, can you please speak into the microphone? Thank you. Steve Fuller: 11:14 But there's a lot of issues and I've come up with a lot more questions. I value Walts. You showed the picture of the four- story buildings. And the city of Naples are capped at 42 and 45 high, and they can get four stories in and we're seeing 60 and 70 feet of height. That could be much more than four stories. That's one thought. Myrtle Lane, as Walter said, is a seventeen- foot wide road. The majority of people on that street drive trucks and trailers, eight and a half foot wide vehicles. You got to pause to let people go down that road. You got to dodge mail boxes. 11:57 Myrtle Lane hasn't been resurfaced in the 20 years since I've known it. If anybody knows any different, please speak up. So Myrtle Lane is an extremely rural, low density, low volume lane, 17 feet wide. I think if you look at the new standards for roadways and communities, it's 32 to 36 feet. Okay, so let's start with that. I'm one of the belief that if whatever happens on these lots, commercial and the potential rezoning of RMF 6 to commercial, and I got a question, how many designations of commercial zoning are there? I mean, is there just one or is there retail? Is there industrial? Wayne Arnold: 12:48 Well, we're rezoning to a commercial PUD. Steve Fuller: 12:51 Commercial PUD. Wayne Arnold: 12:52 Yes. Steve Fuller: 12:52 So once that's been rezoned to a commercial PUD, does that create an avenue where other things could be developed in that commercial PUD? Page 791 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 7 of 16 Wayne Arnold: 13:04 Well, today most of the property is zoned as a commercial plan development. Steve Fuller: 13:07 But you're adding more like two and a half lots. Two and a half acres of RMF 6? Wayne Arnold: 13:12 Yes sir. We're adding some of the land that's on the west side. Yes, sir. Steve Fuller: 13:17 You know, you guys talked a lot about the RMF 6 apron around this property, but you really neglected the, excuse me, RMF 6. You really neglected the single family, 35 homes at the end of that street that are going to really carry the burden of traffic. I think the building height is too much. I think the county has come up with some incredible questions of the development study and plan and Laura's got a lot on there. I saw the architectural review has a lot of questions there. Environmental has questions. That community, Myrtle Lane is bound on three sides by South Florida Water Management canals and their major canals, the [inaudible 00:14:05] Drainage Canal and the one by Treviso, they are major canals, flood, and several these people who live at the end of the street will tell you how high the waters come up. Not just in our last flood from Hurricane Ian, but in previous times. Wayne Arnold: 14:18 Sure. Steve Fuller: 14:19 That's a lot of concrete. That's a lot of surface area. And we're concerned with water retention, which I don't know, I'm not an engineer, but there's some real unique ways that stats and numbers are managed and a water management area that is supposed to be like, I don't know, whether it's 1.2, 1.4 acres, but it encroaches in to other utility easements and other drainage easements. I was under the impression they're supposed to be kept separate. Please, if you got answers for these. I'd love to hear. Wayne Arnold: 14:53 Well, you've raised issues that the county staff, that's part of the normal review process that we go through on almost every project. So we are addressing traffic, we're addressing stormwater management. The county staff has questioned because of the East Naples plan that's been in process, some of the design standards for the buildings, those are all things that we'll continue to dialogue with staff about as we go through the process. Page 792 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 8 of 16 Steve Fuller: 15:16 I thought the county commissioners, both Rick LoCastro and Saunders was considering a moratorium on storage facilities. We have eight between Airport Road and which goes down to [inaudible 00:15:32] with 92. We have like eight storage centers already. And there's one more planned, in addition to what you guys are thinking. So I ask the question, this is to the county that has a responsibility to really oversee development in a responsible fashion that's an asset to the community, and an asset to the surrounding neighbors that live within that community. 15:55 And I'm wondering how this mega U-Haul center is really going to be an asset there when it could be easily located further down on I 51 or further out 41 where there's already agricultural in making land around it and more commercial around it. Here you're going to make a big impact on a small community. 16:27 I know this is a meeting for the U-Haul, but we also know that there's an application into the county to take the lot right over there on the left-hand side, it's 2.7 acres, which in RMF 6 zoning would yield maybe 16 units. There's already an application in for 44 units. Casey in Naples, who still will own four and a half acres surrounding the west side and kind of south side, he's all zoned with multi [inaudible 00:17:02]. What's he going to do? Is he going to come in and try to pop 12 units per acre now on his property also. We got questions about the height, the amount of concrete, the facility itself. And let me ask you, because you showed in that rendering the building on the right and we were told that you were going for four stories. What's the square footage in that building in four stories? Wayne Arnold: 17:25 I don't think we know the breakdown yet of any of those building square footage. We just know the total is about 200,000. Steve Fuller: 17:33 And it's zoned for 20,000. Correct/. Wayne Arnold: 17:33 I'd have to check the prior zoning, but I think it's more than- Steve Fuller: 17:34 So you're asking for a major change in the zoning? Wayne Arnold: 17:39 Yes sir. We're aware of that. But again, indoor self-storage generates a lot of square footage with little impact. Most of those indoor self-storage units- Page 793 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 9 of 16 Steve Fuller: 17:47 You don't live on Myrtle, I'm sorry, Mr. Arnold, we're going to differ on your term of impact. Wayne Arnold: 17:52 That's okay. Steve Fuller: 17:54 The other proposed one-story and the other proposed one- story, on your rendering that also is a four-story building. Wayne Arnold: 18:00 I know I told you that was a conceptual rendering that U-Haul prepared to show you how these buildings were going to be oriented on the site. Steve Fuller: 18:06 Okay. I've also talked to EMS and the fire station right across the street. This may be a question for you. I know there's been a lot of traffic control, signage, orientation, arrows on roads down at Barefoot Williams. I know they've had a couple of bad wrecks there. I know at our intersection of Broward, at 41, I couldn't get real stats because it's unique how the county doesn't, they're three to five-year data on the fields, but they're changing software and they said there's only been one accident in the last three years. I know that's not the truth. There's two memorials, two memorials at that intersection for people that have died. 18:47 So I think when you put this structure with the access that you've drawn it, you're going to create more of a nightmare for the residents. Certainly on Myrtle, you're create a nightmare. You're create a nightmare for the manor. If you go back to that 2008 proposed zoning change for the Myrtle Cove Acre commercial put, they connected Myrtle to Broward. Wayne Arnold: 19:13 Yes, sir. Steve Fuller: 19:13 A lot of us want that. A few don't. There's concern if you connect it to Broward, then all of a sudden that's going to open the venue for the multifamily, what they could do down the road, that emergency exit, if that was a bona fide, even larger than the Myrtle seventeen-foot wide lane, that was a bona fide pass through to where we could at least use that to access a stoplight for traffic control and accessibility. That might be one perk. I think that would be a benefit. I'm sure you all doesn't want us winding through their lot. My suggestion would be to split that lot and bring Myrtle to the light. Then you've got, is KC Naples here? So the actual landowner's not here. He'd end up with two more valuable corner parcels. Page 794 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 10 of 16 Wayne Arnold: 20:10 Okay. Thanks, Steve. Steve Fuller: 20:10 Safety responsible. Wayne Arnold: 20:13 Thanks Steve. Anybody else have a comment? Yes sir. Come on up. Greg Vilk: 20:26 Hi, I'm Greg Vilk. I'm actually a property owner. Wayne Arnold: 20:31 Could you repeat your name please? Greg Vilk: 20:31 Greg Vilk. Wayne Arnold: 20:31 Greg Vilk, thank you. Greg Vilk: 20:31 I just had a question if you can flip back Exhibit C. You had mentioned that was an approved plan? Wayne Arnold: 20:39 This one? Greg Vilk: 20:40 Yeah. Wayne Arnold: 20:41 Yes, it is. Greg Vilk: 20:43 Do you have any history on that approval? What it was approved for, the use? Wayne Arnold: 20:46 I do. Greg Vilk: 20:47 And it looks as if it goes right into the intersection, the entries, because I had always thought that that land had to use the intersection. Wayne Arnold: 21:01 That existing zoning for the commercial for planned development has language in there that would mandate if there's a signalized access point here on Tamiami Trail, that that needs to be opened back to Myrtle Lane. Greg Vilk: 21:14 Okay. Is it those conditions or first you must use the intersection for access? Wayne Arnold: 21:21 I can go back and look at the language, but I'm pretty certain that we talked about if we gain that access of the Broward signal, then that's how that is, so that's essentially what staff has asked us to do and that's what we're continuing to discuss with them now. Page 795 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 11 of 16 Greg Vilk: 21:34 Okay. And let me just ask as far as the commercial zoning, as far as the classification. At this time, I'm familiar with, I think it's C3, C4, C5 and so on. Does this fall into as a C3, a C4, a C5, or are they completely different? Wayne Arnold: 21:51 Well, it's a little different, but most of the uses that we've asked for that we want are not C3 uses because the indoor self- storage is a conditional use in C4. But we're not asking for straight zoning, we're asking for a planned development. So that's why we've indicated those uses. So those would be more traditionally found in C4 type zoning industries. Greg Vilk: 22:13 Which is what I thought. So the U-Haul facility doesn't comply in a C3, which it's currently zoned at. What it's marketed at? Wayne Arnold: 22:20 It is not really zoned C3 today. It's primarily zoned commercial plan development and it allows a whole bunch of different uses. It allows 61,000 square feet of commercial uses today. Greg Vilk: 22:31 Okay. Wayne Arnold: 22:33 It allows a whole host of things, offices, medical offices, vehicle sales. I mean I've got a list that's got 20-odd uses that are permitted by right in those groups. Greg Vilk: 22:45 All right, thank you. Wayne Arnold: 22:45 Yes, sir. Anybody else have a questions, comment? Yes, sir. Dick Whitesell: 23:00 My name's Dick Whitesell. Now, back here some years ago, the county came in and they widened the canal out behind our houses and I'm getting flooded every time it rains. And the county said they were going to come back and they were going to care of the issue. How much more water are we going to get from this running down my backyard? Wayne Arnold: 23:26 Well, we're not really in that part of the site design phase yet. This is more the conceptual zonings phase. We have to have a very conceptualized water management plan and you can see on our master plan. Dick Whitesell: 23:37 Well, the water management came down and they did all that out that night on my backyard and they said they were going to take it away. They never did. Now the water just floods me out every time it rains. Page 796 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 12 of 16 Wayne Arnold: 23:47 Well, I would encourage you to talk to the county stormwater management department. I Dick Whitesell: 23:50 I did. If it didn't do no good, but you're going to go ahead, you're going to put this in there. Where's all that water going to go? Wayne Arnold: 23:56 So the water we're required to discharge into that canal system and so we have to treat and store water on the site as well. So we've designed a conceptual area for water management, that's on that south side of the site and of course the Lely improvements come down to this way. So there's part of those Lely, LASIP, canal system that comes through a portion of the property. But yeah, we have not designed the detailed water management system yet. But we will, we definitely- Dick Whitesell: 24:25 That's the one thing you're going to want to think about because that floods every time, even with the little, when the rains we've been getting and we start getting heavier rains, you're going to put all that black top and cement out there. All that water's got to go somewhere and it's going to be right in my backyard again. It's going to wash out other people too. Wayne Arnold: 24:39 Understood. Thank you. Anybody else? Claudia Fuller: 24:53 Hi, Claudia Fuller, 5259 Martin Lane. The existing use of doctor's offices, like retail is much more in character with the community than the Mobility Center and maybe that's why the Mobility Center is not zoned for this area. When I read through the plan and the response that was set up for this, very little reference was made to the residential area beyond the RMF 6. In our neighborhood meeting last week, a lot of people said, why bother rezoning it, leave the RMF 6, leave the zoning as it is, use it to its best ability and if Mobility Center doesn't work there, then it doesn't work there because it's not consistent with the neighborhood character. 25:57 Ways it's not consistent is that the four-story, 60-foot building really does not fit with our neighborhood. And the density of use seems awfully high because you have the 200,000 square feet of storage plus 3000 square feet of retail. But you're not even talking about how much outdoor storage also, I mean the whole piece of property is going to be used in that sense and talking about drainage, all of that is a lot of junk draining off into our canals. Page 797 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 13 of 16 26:39 Your executive statement also talks about this being great for urban infill. Well, commercial urban infill is intended to provide beneficial goods and services to the community. It's not this. This is not beneficial to our neighborhood. So the rezone to U- Haul does not benefit our community. Maybe it would be better down by the Home Depot that you guys just worked on. Down at a cross road arterial road like 951 and 41 or even out by the interstate. 27:13 And then also in your executive summary, you guys talked about how this was such a great location and it meets the needs of the community and this is on point 14, it says whether change suggested is at scale with the needs of the neighborhood or the county. And your response was the scale of the project is in scale with the needs of the community. I disagree. The change is out of scale with the needs of the neighborhood, the needs are already met in the immediate area. In a 2.8 mile stretch from that this, on 41 that this complex encompasses. We already have five constructed storage centers plus another one that's going to be built. So this all represents over 450,000 square feet of storage in 2.8 miles. Maybe this is an overreach and maybe it's too much, too close to the neighborhood and all the other storage units. Thank you. Wayne Arnold: 28:16 Thank you. Bye. 28:20 Anybody else have any thoughts? Everybody ready to go home and have dinner? Claudia Fuller: 28:28 Can I ask a question without coming out again? Wayne Arnold: 28:29 No, you need to be on the microphone, Steve. Steve Fuller: 28:32 I would like to know the process. The board is here and Peter's here, but what's the process? Like I said earlier, most of the people on our street are working and they can't be here, so is there going to be another meeting? Is there going to be a meeting that's conducive to the timeframe of the residents that are going to be impacted by this? When would we have a next meeting? How's this going to go on, right? Wayne Arnold: 29:01 Steve, as I mentioned, we're going to, we'll take one at a time and the answer to your question is we're required to hold one neighborhood information meeting after we get our first round of review comments and before we hold a planning commission hearing. And then the planning commission is the first public Page 798 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 14 of 16 hearing, that's an advertised public hearing and that occurs on a first or third Thursday of the month at 9:00 A.M. at Collier County Commission chambers and then that's followed, they make a recommendation to Collier County Commission in which those meetings are generally speaking, 9:00 A.M. meetings as well. Steve Fuller: 29:39 How can a small community that doesn't have a homeowners association like Myrtle Cove that can't get off of work, how can we represent ourselves? Wayne Arnold: 29:48 Well, it sounds like you already started. One, you've talked to your own residents and two, you've had dialogue with county staff, which is probably the most appropriate way for you to communicate your thoughts to the staff so you can at least have your thoughts represented while they're reviewing the application. Steve Fuller: 30:02 Thank you. Wayne Arnold: 30:05 Thanks, Steve. Yes, sir. Come on up. Greg Vilk: 30:11 I just wanted to make one mention off of what Steve is saying as far as the meetings. Every meeting with the county officials is a public meeting. Wayne Arnold: 30:21 Correct. Greg Vilk: 30:22 It's an open meeting to anybody that wants to attack. You may not have the right to talk [inaudible 00:30:31] that you can attack and I think that's probably for the community and for the development and engineers probably have that dialogue. Make sure that the community is present at those. Wayne Arnold: 30:40 You'll get notice. Like I said, if you receive notice at this meeting, you'll get public notice of those other public hearings. Greg Vilk: 30:45 I'm talking about all the meetings. I'm talking about any meetings, any at all. Wayne Arnold: 30:49 Yes. And at those meetings you will be given time. The public is always given time to comment on the projects that are on the- Greg Vilk: 30:54 Okay, I just wanted, because that's kind of what he asked. Wayne Arnold: 30:56 Okay, thank you. Anybody else? Page 799 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 15 of 16 Joe Smith: 30:59 I'm going to give it a try. Wayne Arnold: 30:59 Okay, come on. Joe Smith: 31:02 I'm not very good at this. My name is Joe Smith. My family's been on the street since 1968. We bought a first piece of property, then we bought a second, then we bought the house. I currently live in the house my family owned since '72, '73. We flood. As Dick says, it's a low-lying area. My house is flat on the ground. It is not elevated. It probably wouldn't meet code at this time. With the new building standards, obviously everything changes over time. If they build this and they do not fix the drainage, I'll flood even worse. 31:57 Currently, as Steve has stated and other people have stated, our street is very narrow. We should not allow any commercial access to our street. I started a business in '99 and I had to sign a document with the county stating that my business would not create any extra traffic on the street. So this business obviously is going to create extra traffic on the street. It doesn't matter if we connect the street to the stoplight, which I prefer we would not connect the street to the stoplight and that emergency access you have there, if this plan was to go through, would have to be gated to keep all the traffic from the commercial building off of our street. That's pretty much all I got to say. Wayne Arnold: 32:56 Well, thank you for the comments. Anyone else? Yes sir. Come on up. Todd: 33:07 Todd Jones. 5315 Merlin, about 20 years. I'd just like to concur with my other neighbors here. This is not concurrent with the feel or the usage of what this area should be. There should definitely not be access, emergency or otherwise onto a street that can barely accommodate two vehicles at this time. I feel that this not only would propose a downside effect to our property value, but also to our quality of living. You have a situation where you're going to have industrial activity. Every U- Haul truck has a backup beeper. How many trucks are going to be there beeping all day long, backing up, moving back and forth. Are you going to have propane fill there? Are you going to have a large propane area? I just don't think this is a proper place for this project. And I share the sentiments of my neighbors. Wayne Arnold: 34:02 Okay, thank you for coming out. Thanks for the comment. If there's nobody else, we'll close the meeting and I'd like to thank Page 800 of 834 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 16 of 16 everybody for coming out tonight and as I mentioned, we go back to that page if you want to take a photo of it or any of the information for our contacts so you can get a copy of the materials. That's where you do it. Thank you, all. Good night. Page 801 of 834 PETITIONS: PL20230016211 –5396 MYRTLE LANE COMMERCIAL SUBDISTRICT (GMPA); AND PL20230016212 –5396 MYRTLE LANE COMMERCIAL PLANNED UNIT DEVELOPMENT (PUDZ) May 6, 2024, Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ Page 802 of 834 PROJECT TEAM: •Metropolitan Naples, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC •Michael Delate, P.E., Civil Engineer – Q. Grady Minor and Associates, LLC •Norman J. Trebilcock, AICP, PTOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION Page 803 of 834 3 LOCATION MAP ZONED C-4 ZONED TREE TOPS MPUD ZONED RMF-6 ZONED TREE TOPS MPUD ZONED C-4 ZONED C-4 Page 804 of 834 FUTURE LAND USE (FLU) DESIGNATION: Existing: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict Proposed: 5396 Myrtle Lane Commercial Subdistrict ZONING: Existing: Myrtle Woods CPUD and RMF-6 Proposed: 5396 Myrtle Lane Commercial CPUD PROPOSED REQUEST: •Modify the FLU map to add the 5396 Myrtle Lane Commercial Subdistrict •Rezone from the Myrtle Woods CPUD and RMF-6, Zoning Districts to the 5396 Myrtle Lane Commercial PUD •To allow a maximum of 200,000 square feet of indoor self-storage/warehouse and a maximum of 3,000 square feet of retail and service uses PROJECT INFORMATION 4Page 805 of 834 5 FUTURE LAND USE MAP - EXISTING Page 806 of 834 6 FUTURE LAND USE MAP - PROPOSED Proposed Subdistrict Language: Page 807 of 834 7 APPROVED MASTERPLAN Ordinance 08-09 Page 808 of 834 8 PROPOSED MASTER PLAN 1 1 1 1 Page 809 of 834 9 CONCEPTUAL SITE RENDERING Page 810 of 834 10 PROPOSED PERMITTED USES Page 811 of 834 11 PROPOSED DEVELOPMENT STANDARDS Page 812 of 834 NEXT STEPS •File resubmittal •Hearing Notices mailed to adjacent property owners within 500 feet of the subject property. •Hearing sign posted on property advertising hearing dates. •HEARING DATES: •CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 12Page 813 of 834 Project information and a copy of this presentation can be found online: WWW.GRADYMINOR.COM/PLANNING Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb Petition Numbers: PL20230016211 and PL20230016212 CONTACTS: •Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: Parker Klopf; Parker.Klopf@colliercountyfl.gov, (239) 252-2471 Laura DeJohn; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 13Page 814 of 834 1 LauraDeJohnVEN From:claudia@stevefuller.com Sent:Thursday, May 16, 2024 3:35 PM To:LauraDeJohnVEN; Parker Klopf Cc:Burt Saunders; Chris Hall; Dan Kowal; Rick LoCastro; Bill McDaniel Subject:Reference 5396 Myrtle PL 20230016211 Attachments:East Naples Community Development Plan Naples Manor Pages.pdf EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: Reference 5396 Myrtle PL 20230016211 PL 20230016212 Laura DeJohn, Senior Planner, Zoning Department Laura.DeJohn@colliercountyfl.gov Parker Klopf, Comprehensive Planning Review Parker.Klopf@colliercountyfl.gov I am writing to you in opposition to Metropolitan Naples request of the Change in Zoning and several other requested Deviations on this project AKA U-Haul Mobility Center. How does this project align with the “EAST NAPLES COMMUNITY DEVELOPMENT PLAN” That was prepared in November of 2020? I am attaching the relevant pages for ease of review. Page 3 of the plan in the Executive Summary specifically limits “undesired uses to include Self- Storage.” Page 19 goes into more detail on the scope of undesired uses for this area. Page 6 Names the area US 41 at Naples Manor and an Artist Rendering depicts an idea of what the build-out for the area should look like. This artist rendering includes the parcels in question. Pages 25-28 Details the current status and the ideal future land use for the US 41 at Naples Manor Corridor, which encompasses the subject property. As you are aware this study included County Departments, Stakeholders and Public input with the assistance of a paid Consultant. The take-aways and vision from this plan should be the primary guide to how review of this proposal is administered. It is my opinion that both the Commercial C-3 zoning and RMF-6 zoning that was requested to be rezoned to a more intense commercial PUD is not consistent with the county GMP and the immediate surrounding neighbors. Page 815 of 834 2 As the current zoning would permit for OƯice space and light retail, these land uses would have a better impact on the neighborhood and surrounding community, with services that would be relevant to our daily lives and might even enhance our community. The proposed “U-Haul Mobility Storage Rental Complex” is of a more industrial nature and does not belong adjacent to low density RMF – 6 zoning and within 500 feet of a single-family neighborhood. Each time I read the application and notes related to this project I see or realize the scope of the project and concerns.  Building Height 60’, where on the East Trail does anything this high exist except at the government center and of course at the applicant’s “monstrosity” at the Davis Triangle?  Request to Deviate from Glazing Standards, applicant wants to build a 60’ tall warehouse that will be a blight on the entire East Trail.  Density of Use, nearly all of the 8.24 acres will be of an industrial nature, from the aforementioned 60’ warehouse with appx 200,000 sf of indoor storage. 2 other warehouse buildings of undetermined height and the entire site paved with impermeable surface for Trucks and Trailer Rental.  Accessory Uses, Propane Storage, Gas Storage for Rental Vehicles, Fleet Maintenance to include Oil Changes, Transmission Fluid Changes, Brakes, Tires etc. All susceptible to Run-oƯ into the adjacent canals of the Lely Drainage Project and then into Rookery Bay.  Access to Myrtle Lane, While the site plan calls for emergency access at this location, several places within the applicants’ evaluation criteria this secondary access on Myrtle Lane is referenced as a viable alternate egress and access to the facility. Myrtle Lane is a narrow (17’) wide Lane that services 35 Homeowners and several undeveloped RMF 6 parcels. We already have access issues to US 41 due to lack of alignment with a light, so we make a U-Turn either coming or going when we need to access or leave the lane. We have a local courtesy on the street that we yield to other vehicles based on where it is safe to pull over when a neighbor is pulling a trailer. Lost drivers who are unaccustomed to the size of their vehicle can become a real safety hazard on this Lane. I have been on Myrtle Lane for over 20 years, and in Collier County for 45+ it may not be relevant but speaking to a bigger picture of East Naples, is this really good for our community, One more Self Storage Center in a very Short distance? I calculated in a 2.8 mile stretch along US 41 between Valley Stream Dr. and SW Blvd there are 5 already built SS Centers plus another to be built for autos, representing over 450,000 sf of storage space. When I travel and visit new cities I judge them by the entry into the city. The Tamiami Trail is a major thoroughfare that brings out of town visitors into our community. So if you were crossing over 951 headed into town, first you would see a shopping plaza, then nice lakes with horse statues, a nice park, followed Page 816 of 834 3 by a nasty litter filled ditch and a then bunch of storage centers, truck rentals and used golf carts. It all seems low rent, and not a great reflection on our community. Commission Saunders will remember this bit of CC history, back 35+ years ago, East Naples was going to be the “bomb” a development called Sable Bay was going to Rival Pelican Bay. The community was fought on legitimate environmental reasons and also general NIMBY opposition. So all of the “preferred” development moved towards North Naples. East Naples became the “undesired place” blighted, but now so many years later we have beautiful, sustainable, lower density communities. However, the stigma is still there and allowing it to perpetuate by providing multiple deviations and land use changes to developers like this applicant has requested, does not enhance our community or way of life. Large Self Storage Centers with the varied services of truck rental, propane etc. is better suited at an industrial location with access cross arterial roads. Deviating from the Comprehensive Growth Management Plan is not a good idea. Every deviation, re-zone and relief from the LDC erodes the framework that was created to make Collier County a quality-of-life community. The requested deviations and re-zone do not enhance our quality of life in the surrounding neighborhoods. Nor do they add to the health, safety, and well-being of our residents. I appreciate your review of my comments and apologize for the length of this letter. Sincerely, Claudia Fuller 5259 Myrtle Lane CC: Board of County Commissioners Burt.Saunders@colliercountyfl.gov Chris.hall@colliercountyfl.gov Dan.kowal@colliercountyfl.gov Rick.LoCastro@CollierCountyFL.gov bill.mcdaniel@colliercountyfl.gov Page 817 of 834 Page 818 of 834 • • • • Source: Florida Department of Revenue, 2019 with some exceptfons Map 2: Existfng Land Uses and Roadways in the East Naples Study Area Page 819 of 834 • • • *See plan for calculatfon details and assumptfons. • • • • • • • • Page 820 of 834 • • • Page 821 of 834 Figure 14: US 41 at Naples Manor Existfng Conditfons and Connectfvity Opportunitfes Page 822 of 834 Figure 15: US 41 at Naples Manor Moderate Concept – Plan View Source: concept image: PlusUrbia Design; calculatfons—Tindale Oliver; notes on calculatfons: Numbers based on conceptual design and rounded. The calculatfons shown herein are conceptual and do not guarantee potentfal build-out. Maximum square footage of either office or residentfal indicates that which could be added given the concept design and based on whether net square footage added was all office or all residen- tfal, yet some combinatfon of the two would be possible. Maximum employees or units indicate those that could be added given the concept design and based on whether net square footage added was all office or all residentfal, yet some combinatfon of office and residentfal would be possible. Assumed 1400 sq ft unit, 300 sq ft of office per employee, 500 sq ft of retail per employee. Page 823 of 834 • • • • • • • • • • Figure 16: US 41 at Naples Manor Moderate Concept – Perspectfve View Source: PlusUrbia Design Page 824 of 834 Figure 17: US 41 at Naples Manor Light Concept Images source:: PlusUrbia Design Figure 18: US 41 at Naples Manor Robust Concept Page 825 of 834 1 LauraDeJohnVEN From:Kathy Smith <smithlife.llc@gmail.com> Sent:Tuesday, May 14, 2024 3:17 PM To:Rick LoCastro; LauraDeJohnVEN; Parker Klopf; michaelsawyer@colliercountyfl.gov Subject:5396 Myrtle Ln, PL20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Re: 5396 Myrtle Lane PL 20230016211 PL 20230016212 To the Collier County Planners and County Commissioner; There was a meeting on May 6th at 5:30pm, a Neighborhood Information Meeting, hosted by GradyMinor and Associates, for the above property. Many neighbors attended this meeting, some could not make it because of the time. We had our own neighborhood meeting on May 2nd, with 33 neighbors in attendance. We had some discussions this past weekend with neighbors that could not make the May 6th meeting. We all feel that this type of project is not good for our little neighborhood. There are too many storage facilities already in our area, one being right next door to this proposed project (CubeSmart). The type of project they are proposing would be better suited in an industrial park or a highly dense commercial area, not in a small residential neighborhood like ours. Some of the concerns were about the flooding due to a project this large. The West end of Myrtle sits lower than the East end. The West end floods in the rainy season, with some of the properties having severe flooding during hurricanes and heavy rainstorms. Another huge concern for all of us is the obvious, the traffic in our neighborhood. This will bring too much traffic and unwanted guests to our neighborhood, during construction and afterwards. Our neighborhood does not have sidewalks and we have many young children/grandchildren that play outside and ride bikes, and residents walking pets. Many of the residents on Myrtle Lane have been in their homes for several years, some for 25–55 years. Our family purchased two lots in 1968, and our home in 1973. The most impacted resident would be 5371, her husband built their home in 1971 and they raised their four children there. She is now a widow and scared to death what this type of project will bring. Our quiet, peaceful neighborhood will be gone. We all always knew that something would be built there eventually, but never imagined what is being proposed. We feel that what would be built there should be built according to the current zoning and not be allowed any access to/from Myrtle Lane. When you make your decision regarding this proposed project, our neighborhood is begging you to take into consideration the impact this will have on the residents. Please leave the current zoning in place and do not allow a project of this size next to our neighborhood. Sincerely, Joe R. & Katherine L. Smith Page 826 of 834 2 5240 Myrtle Lane ~ Naples, FL 34113 smithlife.llc@gmail.com Page 827 of 834 1 LauraDeJohnVEN From:LauraDeJohnVEN Sent:Thursday, August 15, 2024 9:01 AM To:Steve@stevefuller.com Cc:Parker Klopf Subject:RE: Reference 5396 Myrtle PL 20230016211 Attachments:Submittal 2 16 PUD Exhibits A-F.pdf Good morning Steve. Thank you for your input, your email will be included in the correspondence records for this petition. In the PDF attached you will see the PUD master plan on page 4 of the PDF. This was part of the applicant’s submittal on 7/23/24. Laura DeJohn Planner, Sr. Development Review Office:(239)252-5587 Laura.DeJohn@colliercountyfl.gov From: Steve@stevefuller.com <Steve@stevefuller.com> Sent: Wednesday, August 14, 2024 5:38 PM To: LauraDeJohnVEN <Laura.DeJohn@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Subject: Reference 5396 Myrtle PL 20230016211 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Laura and Parker, We have been reviewing the latest update from the developer of the proposed UHaul site at the corner of Myrtle Lane and Tamiami Trail. We are also monitoring the Planning Commission Calendar for when this item may go before them. We appreciate staff comments and questions regarding whether this site is viable for the size and scope of the project. All efforts to minimize the height of this structure still leaves us with an out of place business and facility. The site is inappropriate for propane storage as it is not an industrial location and is immediately adjacent to residential zoning. Though the attempt to help buffer this mega storage center has merit, it still is merely a Band-Aid on the blight that this mega storage structure will leave in damnably and indefinitely on 41 E which in fact is a major gateway between Naples and Marco and an entrance gateway into the city of Naples from traffic from the Miami and East Coast area. All Page 828 of 834 2 attempts to minimize the impact of this will still not hide this decision that the Collier County Commissioners will be left with for years to come. Further it is rather unfortunate that the developer does not feel that they should abide be the East Naples Development Plan because it has not been “enacted”. Although it has not been formally adopted it is obvious from the amount of time, effort and money by many parties and organizations to produce such a plan that this is the “will’ of the community. The Developer is obviously not interested in being a contributor or long term neighbor of East Naples, in fact the whole project is really because U-Haul at it’s current location is a hindrance to Metropolitan Developments Mega Project at the Davis Triangle. So they are trying to find the fastest cheapest piece of land to appease U-Haul without consideration of Myrtle Cove Acres or East Naples as a whole. “Just Push it down the road” The applicants follow up and modifications reference an amended Master site Plan in Attachment 2 within the portal, we cannot seem to locate that, if you have a copy can you please forward to us. Thank You, Steve & Claudia Fuller 239-821-4200 Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 829 of 834 1 LauraDeJohnVEN From:jon virgin <jvirgin55@gmail.com> Sent:Saturday, May 18, 2024 1:17 PM To:LauraDeJohnVEN; michaelsawyer@colliercountyfl.gov; Parker Klopf; Rick LoCastro Subject:5396 Myrtle Lane EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: PL20230016211 and PL20230016212 Regarding the above property, I am against rezoning for a multitude of reasons which our community has brought to your attention: drainage issues due to the street being a low area; additional traffic in an already congested road; numerous mini storage units within a 2 mile range. I am also strongly against any kind of additional access on to Myrtle Lane whether it be general or emergency. The road only has one way in and one way out and the width of the road makes it even more treacherous. Please add my comments to the file for this property. Jon Virgin 5219 Myrtle Lane Page 830 of 834 1 LauraDeJohnVEN From:Steve@stevefuller.com Sent:Thursday, May 16, 2024 3:30 PM To:LauraDeJohnVEN; Parker Klopf; Michaelsawyer@colliercountyfl.gov Cc:Burt Saunders; Chris Hall; Dan Kowal; Rick LoCastro; Bill McDaniel Subject:Reference 5396 Myrtle PL 20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: Reference 5396 Myrtle PL 20230016211 PL20230016212 Laura DeJohn, Senior Planner, Zoning Department Laura.DeJohn@colliercountyfl.gov Parker Klopf, Comprehensive Planning Review Parker.Klopf@colliercountyfl.gov Michael Sawyer, Transportation, Michaelsawyer@colliercountyfl.gov This Letter written as a formal objection to the proposed development of a Mega U-Haul center at the corner of Myrtle and 41, it will be summarized in bullet points with no specific order of importance simply from the perspective that all of these bullet points carry an equal weight of importance depending on the neighborhood’s perspective. - There have been several studies and suggestions by City Council members and County Commissioners that there be a moratorium on self-storage facilities around the county. Cape Coral has already instituted a moratorium on these projects. - The neighboring property is a CubeSmart central station and a block down a CubeSmart satellite station, these locations currently have tons of availability, and as of today they are o Ưering a 40% discount and waving administrative fees, why would we need an additional 300,000 square feet. - The proposed structure in the plan, though under the disguise of a four-story building which would be the largest structure on the East Trail, is actually proposed at 60 to 70 feet tall. Making it far higher than 4 stories and standing out as the biggest eyesore just East of the Gateway into Collier County and Naples; it would oƯer nothing for neighborhood enhancement or beautification. - The facility itself not only is not needed and too large and o Ưers absolutely nothing for the surrounding neighbors or communities, It is in an an awkward location in terms of its accessibility, both egress and access. - On the proposed site plan produced by Grady Minor they talk of sidewalks on 41 and Myrtle, there is no sidewalk on Myrtle there are no streetlights on Myrtle. Myrtle Lane is a very narrow 17-foot- wide Rd., Desperately in need of paving and certainly no additional traƯic; this road has not been serviced in the last 18-20 years. - Whatever is to be built at the corner of 41/Myrtle/Broward intersection, it should come with a well thought out County plan as to traƯic flow and safety. This is an intersection that has had previous studies, with recorded plans and drawings that show realignment of Myrtle to the 41 intersection, a desperately needed improvement for safety and all tra Ưic concern, there are already 2 memorials for people that have died in car wrecks at this intersection. Page 831 of 834 2 - Stated as a separate bullet point there are already two people who have died at this intersection. - There is an easement they would like to capitalize on at back of the property between the commercial and the RMF 6 is an active easement with several power lines going through it. - I feel the intention of the developers, Metropolitan Naples, LLC, is not for the benefit of the community. It is simply to move U-Haul oƯ the approx. 2.4 acres adjacent to their current high - rise product and project to allow for additional land to build additional buildings further redefining the gateway into Naples and congesting the Davis 41 triangle. - I recognize that this land (on Myrtle Lane) may be a cheaper alternative to other commercial land that is more suitable for the development of a mega storage center 300,000 square feet. Maybe with the guidance and foresight of our county planners and commissioners they can look elsewhere. - The project oƯers nothing for residents within several miles in terms of daily services, weekly services, emergency services or Basic services for daily and household living and maintenance. - The storage center by its nature is a drive to location as needed accessed infrequently and the distance of one to four extra miles is insignificant In the scope of its usage. - This is a neighborhood that is surrounded by three canals, part of the South Florida Water Management system, that routinely experiences flooding. These canals filter through Rookery Bay. - The impact that this large asphalt laden facility will create on surface water runo Ư at the very least needs to be studied further, with the aide of South Florida Water management potentially the Corps of Engineers. - This particular project would commercialize this area to an industrial level that it sets an unfortunate precedent for what else might be attracted to this property and East Naples. - The county has a duty and responsibility to ensure responsible, appropriate, and community enhancing development. Sincerely, Steve Fuller 5259 Myrtle Lane CC: Board of County Commissioners Burt.Saunders@colliercountyfl.gov Chris.hall@colliercountyfl.gov Dan.kowal@colliercountyfl.gov Rick.LoCastro@CollierCountyFL.gov bill.mcdaniel@colliercountyfl.gov Page 832 of 834 Page 833 of 834 Page 834 of 834