Agenda 12/10/2024 Item #17A (Approve the proposed small-scale Growth Management Plan (GMP) amendment to create a new residential subdistrict to allow up to 41 multi-family rental dwelling units or 41 transitional corporate housing rental dwelling units)12/10/2024
Item # 17.A
ID# 2024-1747
Executive Summary
Recommendation to consider amending the Collier County Growth Management Plan, specifically amending The Future
Land Use Element and Future Land Use Map Series by adding the Palm River Corporate Housing Residential Subdistrict
to the Urban Mixed-Use District to allow up to 41 multi-family rental dwelling units or 41 transitional corporate housing
rental dwelling units. The subject property is located on the east side of Palm River Boulevard at Viking Way, in Section
23, Township 48 South, Range 25 East, Collier County, Florida, consisting of 2.06± acres; and furthermore, directing
transmittal of the adopted amendment to the Florida Department of Economic Opportunity; providing for severability;
and providing for an effective date. [GMPA-PL20230011318] (Companion to items 17B and 17C)
OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale
Growth Management Plan (GMP) amendment to create a new residential subdistrict to allow up to 41 multi-
family rental dwelling units or 41 transitional corporate housing rental dwelling units.
CONSIDERATIONS:
The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan
Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by the Collier County Planning
Commission (CCPC) and the Board. If approved by the Board, the petition’s proposed ordinance is adopted and
transmitted to the Florida Department of Commerce.
The GMP amendment requested is approximately ±2.06 acres and is located on the east side of Palm River
Boulevard at Viking Way, in Section 23, Township 48 South, Range 25 East, Collier County, Florida. This petition
seeks to amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended
for approval by the Collier County Planning Commission (CCPC), is in found in the proposed Ordinance’s Exhibit
“A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory
standards be met [followed by staff analysis in bracketed and italicized text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains
to a 2.06-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan but only proposes a land-use change to the future land-use
map for a site-specific small-scale development activity. However, text changes that relate directly to and
are adopted simultaneously with the small-scale future land use map amendment shall be permissible
under this section. [This amendment is for a site-specific Future Land Use Map change and directly
related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical
state concern unless the project subject to the proposed amendment involves the construction of affordable
housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern
designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject
property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan
pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is
approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff
makes the following findings and conclusions:
· The purpose of this GMPA and companion PUDZ zoning petition is to permit up to 41 multi-
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12/10/2024
Item # 17.A
ID# 2024-1747
family rental dwelling units or 41 transitional corporate housing rental dwelling units
· There are no adverse environmental impacts
· No historical or archaeological sites are affected by this amendment.
· There are no concerns about impacts on other public infrastructure.
· The use is generally compatible with surrounding development based upon the high-level review
conducted for a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUE and map. The complete
staff analysis of this petition is provided in the CCPC Staff Report.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via
application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the
adoption of this amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to
the Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge
period for any affected person. Provided the small-scale development amendment is not challenged, it shall
become effective thirty-one (31) days after receipt by Florida Commerce.
LEGAL CONSIDERATIONS:
This Growth Management Plan (GMP) amendment is authorized and subject to the procedures established in
Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier County Resolution No. 12-234,
as amended. The Board should consider the following criteria in making its decision: “Plan amendments shall be
based on relevant and appropriate data and an analysis by the local government that may include but not be limited
to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan
amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by
the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
Section 163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that
FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify
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12/10/2024
Item # 17.A
ID# 2024-1747
the community’s economy.
FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this
is an adoption hearing. –DDP
RECOMMENDATIONS:
The CCPC heard Petition PL20230011318, the Palm River Corporate Housing Residential Subdistrict, on
September 20, 2024, and voted unanimously 6-0 to forward this petition to the Board with a recommendation
of approval and have recommended to approve and adopt the proposed ordinance and its transmittal to the
Florida Department of Commerce and other statutorily required agencies.
PREPARED BY: Parker Klopf, Planner III
ATTACHMENTS:
1. Staff Report CCPC PL20230011318 complete
2. Palm River GMPA Ordinance - 102824
3. Data and Analysis
4. Hearing back up Palm River Corporate Housing Residential Subdistrict
5. Affidavit of Sign Posting 2024-10-15
6. legal ad - agenda IDs 24-1747 & 24-1624 - Palm River Corporate Housing RPUD & GMPA
Page 10244 of 10663
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING
SECTION
HEARING DATE: SEPTEMBER 20, 2024
SUBJECT: PETITION PL20230011318/SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT FOR THE PALM RIVER CORPORATE HOUSING
RESIDENTIAL SUBDISRICT (Companion to PUDZ-PL20230011319)
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: Arthrex, Inc. Owner: Palm River Accommodations, LLC
1265 Creekside Pkwy #210 1265 Creekside Pkwy #210
Naples, FL 34108 Naples, FL 34108
GEOGRAPHIC LOCATION:
The subject property comprises 2.06± acres and
is located at 208 Palm River Blvd.,
approximately 1/3 of a Mile north of Immokalee
Road in Township 48, Section 23, and Range 25.
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PL20230011318
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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 Palm River Corporate Housing Residential
Subdistrict that will provide lands for a maximum of 41 multi-family dwelling units to provide corporate
employee housing.
EXISTING CONDITIONS:
Subject Property:
The 2.06±-acre subject site is designated on the Future Land Use Map (FLUM) as Urban, Urban Mixed-
Use District, Urban Residential Subdistrict. Furthermore, the 16-unit acre density allowance on this
property was 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 the implementation of an 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. Therefore,
according to the official zoning map, the site is zoned as a residential multi-family with a density allowance
of 16 units an acre (RMF-16). The Urban Residential Future Land Use designation is intended to provide
for higher densities in an area with fewer natural resource constraints and where existing and planned public
facilities are concentrated.
Surrounding Lands:
North: Future Land Use Designation; Urban Residential. Zoned; Residential Multi-Family
(RMF- 16). Land Use; Multi-family Residential.
East: Future Land Use Designation; Urban Residential. Zoned; Residential Multi-Family
(RMF-16)/ Golf Course (GC). Land Use; Multi-family Residential
South: Future Land Use Designation; Urban Residential. Zoned; Residential Multi-Family
(RMF-6). Land Use; Multi-family Residential
West: Future Land Use Designation; Urban Residential. Zoned; Residential Multi-Family
(RMF-16)/Residential Single Family (RSF-3). Land Use; Multi/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:
The subject 2.06±-acre site currently consists of a 12-unit multi-family complex developed in the 1980s.
The existing onsite units only take advantage of half the eligible density available to the property through
the Growth Management Plan. The proposed subdistrict is being requested in conjunction with the proposed
Palm River Corporate Housing rezone, and the project is intended to provide 41 multi-family dwelling units
for employees in need of transitional housing while searching for permanent residences in Southwest
Florida. The applicant has provided a Needs Analysis for the subject property at 208 Palm River Blvd.,
Collier County, Florida. Within the analysis provided, the consultant addressed the following topics: Market
demand, housing supply, length of stay in existing corporate housing, and employment projections for
Arthrex. Staff assessment of the site shows that the property is underutilized. The site currently has 12 units;
however, the current RMF-16 zoning designation would permit 33 units by right on the property.
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One of the County’s goals is to attract and retain private sector companies that provide job opportunities.
As stated in the narrative statement, long-term housing availability within Collier County is limited, and
Arthrex is finding it increasingly difficult to fill the approximately 300 open positions. The length of stay
within existing transitional housing has increased from 60 days to over 135 days in the 40 existing properties
that Arthrex has throughout the county. As a solution, Arthrex’s proposal for this site will help alleviate the
issues but will not solve them completely. Allowing companies to provide interim corporate employee
housing will also assist in retaining these companies and/or expanding in Collier County. Arthrex is one of
the largest private sector employers in Collier County and has an economic benefit to Colli er County in
excess of $2 billion.
The Board of County Commissioners (BCC) has enacted a policy within the last few years that requires
any request for density above the maximum allowed in that future land use designation to require a
minimum of 30% of units to be restricted to affordable levels. As proposed, the applicant is only potentially
restricting 8 of the units to 100% of AMI, which only calculates to 19.5% of the units, should the project
no longer provide transitional corporate housing. It is the opinion of staff that the number of units be
increased to 12 across the board to more closely comply with BCC policy at a rate of 29.3%. The proposed
allocation of income-restricted units, as-is, only becomes available if the facility is no longer used for
transitional corporate housing.
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 additional density within the proposed subdistrict is inconsistent with the urban residential subdistrict,
staff agrees that there is a need for additional housing opportunities within Collier County to serve those
future residents of this portion of Collier County. Furthermore, the proposed multi-family development is
compatible with the adjacent and entitled multi-family and single-family land uses. Comprehensive
Planning Staff finds that the creation of the proposed subdistrict on the property to allow the uses identified
within the subdistrict would be consistent with the goals and policies of the Growth Management Plan as
well as the Florida state statutes 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 listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not
be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary, as indicated by the data available on that particular subject
at the time of adoption of the plan or plan amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys,
data, and supporting documents for proposed plans and plan amendments shall be made available
for public inspection, and copies of such plans shall be made available to the public upon payment
of reasonable charges for reproduction. Support data or summaries are not subject to the compliance
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
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PL20230011318
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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 which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process for
adoption of a 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 2.06±
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
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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 petitioner conducted a NIM on Wednesday, January 10, 2024, at Arthrex offices located at 1 Arthrex
Way. The meeting was also broadcast via ZOOM. The meeting began at 5:30 p.m.
Agent Wayne Arnold presented information about the proposed GMPA and PUD rezoning, noting the
project's intent is to demolish existing buildings and replace them with transitional corporate housing for
Arthrex employees.
Concerns were raised about light potentially shining into the first floor of the villas across the creek and
whether any buffering would address that issue. Discussion followed about the golf cart path and easement
that transects the site and whether the utility easement for the golf course’s irrigation and electric equipment
would be maintained. Attendees also asked about location and safety of the school bus stop at the project’s
driveway. Concerns were expressed about the potential height of the building compared to what is currently
on site and how the project would be compatible with the existing neighborhood.
FINDINGS AND CONCLUSIONS:
• There is need for transitional/workforce housing, capital investment, and economic development
to strengthen and diversify the community’s economy in this area.
• County water and wastewater service is available to the site.
• Transportation system impacts have not been identified with this petition.
Environmental Findings:
The subject property is 2.06 acres. The existing site conditions were field verified by staff during
the review of the Planned Unit Development (PUD) for the project. The project is currently zoned
residential RMF-16 and has been developed with eighteen (18) residential units.
The proposed GMP amendment will not affect the requirements of the Conservation and Coastal
Management Element (CCME) of the GMP. There is no preservation required native vegetation or
listed species 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.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on September 4, 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. The Affordable Housing provisions are not likely to ever be triggered because this rental project
will operate like any other traditional rental property except that it will not rent to people working in Lee
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7
County or people who are not working (including retirees). As proposed, Transitional Corporate Housing
is not limited to employees of Arthrex or any targeted business industry. –DDP
STAFF RECOMMENDATION:
Staff cannot recommend approval of the subdistrict as proposed and recommends that the affordable
housing commitments be increased to 12 of the 41 units be restricted to 100% of the median income from
the time of development and the Collier County Planning Commission forward petition PL20230011318
Palm River Corporate Housing Residential Subdistrict GMPA to the Board of County Commissioners with
a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other
statutorily required agencies.
NOTE: This petition has been tentatively scheduled for the November 12th, 2024, BCC meeting.
Page 10251 of 10663
ot{DI\.,{\cE NO. 202-l-
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NO.89.05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN
FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND MAP SERIES BY
ADDING THE PALM RIVER CORPORATE HOUSING
RESIDENTIAL SUBDISTRICT TO THE URBAN MIXED
USE DISTRICT TO ALLOW UP TO 4I MULTI-FAMILY
RENTAL DWELLING UNITS OR 4I TRANSITIONAL
CORPORATE HOUSING RENTAL DWELLING UNITS.
THE SUBJECT PROPERTY IS LOCATED ON THE EAST
SIDE OF PALM RIVER BOULEVARD AT VIKING WAY,
IN SECTION 23, TOWNSHIP 48 SOUTH, RANGE 25 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 2.06+
ACRES; AND FURTHERMORE, DIRECTING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO
THE FLORIDA DEPARTMENT OF ECONOMIC
OPPORTUNITY; PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE.
1PL202300113181
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, 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, I 989; and
WHEREAS, the Community Planning Act of 201 1 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, D. Wayne Amold, AICP, of Q. Grady Minor and Associates, p.A., and Richard
D. Yovanovich, Esq., of coleman, Yovanovich & Koester, p.A., representing palm River
Accommodations LLC, requested an amendment to the Future Land Use Element and Map Series;
and
123 -CMP -0 t 20 3 / 1900043/ I 178
Palrn River Coryorate Housing ResideDtial
Subdist-ict GMPA I pL2023OOn3tE I tO-28A4
Page I ol3
c40
Page 10252 of 10663
WHEREAS, purswut to Subsection 163.3187(l), Florida Statutes, this amendment is
considered a Small-Scale Amendmen! and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; 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 and Map Series of the Growth Management Plan on
December 10,2024; and
WHEREAS, all applicable substantive and procedural requirements of law have been met
NOW. THEREFORE. BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Future Land Use Element and Map Series in accordance with Section 163.3184, Florida Statutes.
The amendment is attached hereto as Exhibit *A" and incorporated herein by reference.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of
competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
[23-CMP-0 r 203/ I900043/1 178
Paln River Corporate Housing Residential
Subdist-ict GMPA pL202300 I I 3 I 8 I I 0_28_24
Page 2 of3
qo
WHEREAS, the Collier County Planning Commission (CCPC) on September 20,2024
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
SECTION ONE:
SECTIONTWO: SEVERABILITY.
Page 10253 of 10663
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 3l days after Board approval. If timely challenged, this amendment shall become
effective on the date the state land plaluring 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 corrrmence
before it has become effective.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this 1Oth day ofDecember 2024.
ATTEST:
CRYSTAI K. KINZEL, CLERK
Bv:
Deputy Clerk
Approved as to form and legality:
Derek D. Perry
Assistant County Attomey
[23-CMP-0 I 203/ I 900043/l ]78
Palm fuver Corporate Housing Residential
SubdisfictGMPA PL2023001 l3l8 10-28-24
Exhibit "A" - Proposed Text Amendment & Map Amendment
BOARD OF COLTNTY COMMISSIONERS
COLLIER COT]NTY, FLORIDA
By:
Ckis Halt, Chairman
oao
Page 3 of 3
Attachment:
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Exhibit A
COLLIER COUNTY FUTURE LAND USE ETEMENT
l. Urban Designation
30. Palm River Coroorate Ho usins Residential Subdistrict
The 2.06-acre subdistrict.as de o icted on the Palm River CorDorate Housins Residential Subdistrict maD. is
located at 208 Palm River Blvd aDDroximatelv 1/3 mile north of lmmokalee Road. The intent of this
subdistrict is to a low for a maximu m of 41 rental dwellinp units or 41 transitio al coroorate housing units
to provide corporate emplovee housing in an urban a rea with transit, emDlovment centers, and public
infrastructu re and Droximitv to coroorate headouarters. The deve lopment of this subdistrict will be
governed bv the followinscriteria:
Develoo ment shall be in the form of a PUD
units are limited to use for coroorate housine.e xc e ot as o rovided in oarasraoh'd'The d i ns
a.
b.
c,
d.
The maximum number of dwellins units Dermifted w ithin the subdistrict is 41 rental dwellins units
Afforda ble Housi nq Commitment:
1. ln the event prope rtv is no lonqer utilized strictlv for Transitional Corporate
Housine. 8 dwel lin s units shall be reouired to be income restr d to individua ls or
families havine incomes uo to and incl dins 100% of the Area Median lncome
(AMl) for Collier Countv.
3. As oart ofthe annual P UD monitorins reoort. the develoDe r will include an annual
re Do rt that orovid the orosress and monitorine of occuo ancv of the income
restricted units (if d evelooed), includins rent data for rente d units, in a format
a ooroved bv Collier Countv Communitv and Human Services Divisio n. Developer
ees to annual n nitorin the
.s
o
Yo
A. Urban Mixed-Use District
1. Urban Residential Subdistrict
2. Theseunitswill becommittedfora oeriod of 30 vears from the date the units cease
to be utilized for corporate emolovee housins. lncome and rental limits mav be
adiusted annuallv based on combined income and rent limit table oublished bv the
Florida Housinq Finance Corooration or as otherwise orovided bv Collier CounW.
Transitional corporate Housinq is defined as short term housinq no less than a 3o-dav rental of a
furnished aoartment or condominium to professional emolovees who are relocatine fo{ wofk or on
assienment or traininq in Collier Countv for comoanies located in Collier Countv. Short term housinqir 12 ,onthr or l".r but ."n b" ""t"nd"d *ith
"rid"na" of " ,"rr.n"rt horrin" aontr".t -permanent lease.
f. The Densitv Ratinq Svstem is not aoplicable to this Subdistrict.
Page 10255 of 10663
"F
PL20230011318
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Page 10256 of 10663
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Page 10257 of 10663
Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Growth Management
Data and Analysis
Arthrex currently employs over 4.5k people in SW Florida. Arthrex has consistently averaged double
digit annual headcount growth however due to the housing crisis in Collier County we are finding it
increasing difficult to fill open positions. We currently have about 300 open job requisitions for our
SW Florida locations. The length of stay in our transitional housing has increased from an average of
60 days or less to over 135 days due to the challenges finding permanent housing. In order to help
alleviate this challenge we have kept over 40 temporary housing units for the last two years with
additional units in 2022 carried to help with hurricane Ian displaced employees. Based on these
numbers we are projecting our requests for transitional housing will increase by a minimum of 10%
annually. As you can see even with a 41-unit development we will still need an increasing number of
units to supplement the proposed Palm River project.
One of Collier County’s goals is to attract and retain private sector companies that provide job
opportunities in Collier County.
Arthrex currently employs 3,800 people in Collier County. Arthrex currently has 200 employment
vacancies in Collier County.
Arthrex as well as other employers in Collier County have a difficult time recruiting people to work
in Collier County due to the cost of Housing. Providing interim corporate housing to allow new
employees to better understand the housing options in Collier County is critical to recruiting
employees to Collier County.
The need for interim corporate housing applies to all levels of income.
Currently Arthrex and other employers have interim housing in many locations. Providing interim
corporate housing which allows many employees to live near each other allows new employees meet
other similarly situated employees and allows them to assimilate into the Arthrex corporate
community. This type of interim housing also allows them to be become familiar with the benefits of
living in Collier County. This will result in higher employee satisfaction and assist in retaining
employees in Collier County.
Allowing companies to provide interim corporate employee housing will also assist in retaining these
companies and/or expanding in Collier County. Arthrex is one of the largest private sector employers
in Collier County and has an economic benefit to Collier County in excess of $2 billion.
The subject growth management plan amendment that will allow Arthrex to maintain and recruit
new employees is consistent with the Economic Element of the Collier County Growth Management
Plan. The Goal of the Economic Element says that the County will achieve and maintain a diversified
and stable economy by providing a positive business climate that assures maximum employment
opportunities while maintaining a high quality of life. Implementing Policy 1.2 says that the County
will support the opportunity for development and establishment of medical related research and
manufacturing facilities. Arthrex is a global leader in medical device research and manufacturing
which support for their continued growth and development is consistent with this Policy of the
Economic Element.
March 22, 2024 Page 1 of 3
Growth Management Data Analysis-r2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Page 10258 of 10663
March 22, 2024
Growth Management Data Analysis-r2.docx
Page 2 of 3
Providing opportunities for corporate housing in close proximity to Arthrex’s corporate campus is
also consistent with Objective 3 of the Economic Element which says that Collier County will support
programs designed to promote and encourage the expansion and retention of existing industries in
order to maintain a diverse economic base. The corporate housing is an initiative by Arthrex to attract
and retain employees which is critical to the long-term success of Arthrex.
Page 10259 of 10663
March 22, 2024
Growth Management Data Analysis-r2.docx
Page 3 of 3
Page 10260 of 10663
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
November 2, 2023
Ms. Rachel Hansen
Collier County Growth Management Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: Palm River Corporate Housing Residential Subdistrict (PL20230011318), Submittal 1
Dear Ms. Hansen:
Enclosed, please find the application for a proposed small-scale comprehensive plan amendment
for a 2.06± acre project located at 208 Palm River Boulevard. The GMPA proposes to modify the
FLUE map to add a new subdistrict to allow a multi-family development with a maximum of 41
multi-family dwelling units.
A companion PUD Rezone application (Palm River Corporate Housing RPUD rezone application
(PL20220001011) has been filed along with this petition.
Documents filed with submittal 1 include the following:
1. Cover letter
2. Application
3. Professional Consultants
4. Exhibit A Legal Description
5. Exhibit B Amended Text
6. Exhibit C Proposed Future Land Use Designation
7. Land Use
8. Future Land Use Designation
9. FLUCCS Map
10. Exhibit D Proposed Subdistrict Map
11. Growth Management
12. Growth Management Data and Analysis
13. Public Facilities
14. Traffic Impact Statement
Page 10261 of 10663
Ms. Rachel Hansen
RE: Palm River Corporate Housing Residential Subdistrict (PL20230011318), Submittal 1
November 2, 2023
Page 2 of 2
15. FIRM 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: Palm River Accommodations, LLC
Richard D. Yovanovich, Esq.
GradyMinor File (APRR-23)
Page 10262 of 10663
Page 10263 of 10663
Page 10264 of 10663
Page 10265 of 10663
Page 10266 of 10663
Page 10267 of 10663
Page 10268 of 10663
Page 10269 of 10663
Page 10270 of 10663
Page 10271 of 10663
Page 10272 of 10663
Page 10273 of 10663
Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Professional Consultants
September 22, 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
Traffic Engineer: James M. Banks, P.E., President
JMB Transportation Engineering, Inc.
4711 7th Avenue SW
Naples, FL 34119
239.919.2767
jmbswte@msn.com
Page 10274 of 10663
Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Exhibit A
Legal Description
September 22, 2023 Page 1 of 1
Exhibit A Legal Description.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
PARCEL NO. 1
A PARCEL OF LAND LYING IN SECTION 23, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY,
FLORIDA, SAID PARCEL BEING A PART OF BLOCK F, PALM RIVER ESTATES UNIT NO. 4, AS
RECORDED IN PLAT BOOK 8, AT PAGE 70, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA,
FORMERLY DESCRIBED AS RIVER ROYALE, PHASE 2, IN OFFICIAL RECORDS BOOK 847, PAGE 286,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
FROM THE SOUTHEAST CORNER OF SAID BLOCK F, RUN NORTH 30 DEGREES 33 MINUTES 33
SECONDS WEST ALONG THE EASTERLY LINE OF SAID BLOCK F AND ITS NORTHWESTERLY
PROLONGATION FOR 190.47 FEET TO THE POINT OF BEGINNING. FROM SAID POINT OF BEGINNING,
CONTINUE NORTH 30 DEGREES 33 MINUTES 33 SECONDS WEST FOR 109.36 FEET; THENCE RUN
NORTH 10 DEGREES 28 MINUTES 00 SECONDS EAST FOR 87.89 FEET; THENCE RUN NORTH 63
DEGREES 04 MINUTES 31 SECONDS WEST FOR 163.19 FEET TO THE EASTERLY RIGHT OF WAY LINE
OF PALM RIVER BOULEVARD, AS DESCRIBED IN OFFICIAL RECORDS BOOK 672, AT PAGE 401, OF
SAID PUBLIC RECORDS; THENCE RUN SOUTH 0 DEGREES 30 MINUTES 12 SECONDS EAST ALONG
SAID EASTERLY RIGHT OF WAY LINE FOR 259.58 FEET TO THE CENTERLINE OF A GOLF CART
EASEMENT; THENCE RUN SOUTH 79 DEGREES 05 MINUTES 20 SECONDS EAST ALONG SAID
CENTERLINE FOR 59.14 FEET TO A POINT OF CURVATURE; THENCE RUN EASTERLY ALONG SAID
CENTERLINE ALONG THE ARC OF A CURVE TO THE LEFT OF RADIUS 200.00 FEET (CHORD DISTANCE
125.84 FEET, CHORD BEARING NORTH 82 DEGREES 34 MINUTES 27 SECONDS EAST) FOR 128.02 FEET
TO THE POINT OF BEGINNING.
AND
PARCEL NO. 2
A PARCEL OF LAND LYING IN SECTION 23, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY,
FLORIDA. SAID PARCEL BEING A PART OF BLOCK F, PALM RIVER ESTATES, UNIT NO. 4, AS
RECORDED IN PLAT BOOK 8, AT PAGE 70 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA,
FORMERLY DESCRIBED AS RIVER ROYALE, PHASE 3, IN OFFICIAL RECORDS BOOK 847, PAGE 287,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED AS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID BLOCK F, RUN NORTH 0 DEGREES 33 MINUTES
33 SECONDS WEST ALONG THE EASTERLY RIGHT OF WAY LINE OF PALM RIVER BOULEVARD,
ACCORDING TO THE PLAT OF PALM RIVER ESTATES, UNIT NO. 2, AS RECORDED IN PLAT BOOK 3,
AT PAGE 96, OF SAID PUBLIC RECORDS; FOR 216.19 FEET; THENCE RUN SOUTH 89 DEGREES 27
MINUTES 12 SECONDS WEST ALONG THE RIGHT OF WAY LINE OF SAID PALM RIVER BOULEVARD,
AS DESCRIBED IN OFFICIAL RECORDS BOOK 672, AT PAGE 401, OF SAID PUBLIC RECORDS, FOR 22.35
FEET; THENCE RUN NORTH 0 DEGREES 30 MINUTES 12 SECONDS WEST ALONG THE EASTERLY
RIGHT OF WAY OF SAID PALM RIVER BOULEVARD AS DESCRIBED IN OFFICIAL RECORD BOOK 672,
PAGE 401, FOR 110.50 FEET TO THE CENTERLINE OF A GOLF CART EASEMENT; THENCE RUN SOUTH
79 DEGREES 05 MINUTES 20 SECONDS EAST ALONG SAID CENTERLINE FOR 59.14 FEET TO A POINT
OF CURVATURE; THENCE RUN EASTERLY ALONG SAID CENTERLINE ALONG THE ARC OF A CURVE
TO THE LEFT OF RADIUS 200.00 FEET (CHORD DISTANCE 125.84 FEET, CHORD BEARING NORTH 82
DEGREES 34 MINUTES 27 SECONDS EAST) FOR 128.02 FEET TO THE EASTERLY LINE OF SAID BLOCK
F; THENCE RUN SOUTH 30 DEGREES 33 MINUTES 33 SECONDS EAST ALONG SAID EASTERLY LINE
FOR 190.47 FEET TO THE SOUTHEASTERLY CORNER OF SAID BLOCK F; THENCE RUN SOUTH 56
DEGREES 37 MINUTES 18 SECONDS WEST ALONG THE SOUTHEASTERLY LINE OF SAID BLOCK F FOR
304.49 FEET TO THE POINT OF BEGINNING.
Page 10275 of 10663
Palm River BLVDPa lm V iew D R
Viking WAY
Fl
ame Vi
ne DR
C
o
r
a
l
V
i
n
e
D
RSource: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
Palm River Corporate Housing Residential Subdistrict
Exhibit C - Proposed Future Land Use Designation
Urban Designation,
Mixed Use District,
Palm River Corporate
Housing Residential
Subdistrict
.
130 0 13065 Feet
Legend
Subject Property - 2.06+/- Acres
Palm River Corporate Housing Residentail Subdistrict
Urban Residential Subdistrict
Page 10276 of 10663
PALM RIVER BLVD.VIKING WAY
ZONED: GC, RMF-16, RSF-3
USE: GOLF COURSE,
RESIDENTIAL
ZONED
:
GC
,
RMF
-
1
6
,
RS
F
-
3USE: GO
LF
COURSE
,RESIDENT
IAL
ZONED: RMF-6, RSF-3
USE: RESIDENTIALZONED: GC, RMF-16, RSF-3USE: GOLF COURSE, RESIDENTIALSUBJECT PROPERTY - 2.06± ACRES
EXISTING FLUE: URBAN DESIGNATION, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT
EXISTING ZONING: RMF-16
ADJ. PROPERTY ZONING LAND USE
NORTH RMF-16, RSF-3, GC GOLF COURSE, RESIDENTIAL
EAST RMF-16, RSF-3, GC GOLF COURSE, RESIDENTIAL
SOUTH RMF-6, RSF-3 RESIDENTIAL
WEST RSF-3, GC GOLF COURSE, RESIDENTIAL 0 300'150'SCALE: 1" = 300'
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
Page 10277 of 10663
Palm River BLVDPalm
V ie w DR
Viking WAY
Flame
V
ine
DRSource: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
Palm River Corporate Housing Residential Subdistrict
Future Land Use Designation
Urban Designation,
Mixed Use District,
Urban Residential
Subdistrict
.
130 0 13065 Feet
Legend
Subject Property - 2.06+/- Acres
Urban Residential Subdistrict
Page 10278 of 10663
VIKING WAY
(PALM RIVER BLVD)100' R.O.W.FLUCCS CODE 1330
MULTIFAMILY RESIDENTIAL
FLUCCS CODE 1820
GOLF COURSE
FLUCCS CODE 5120
CANAL
0 100'50'SCALE: 1" = 100'
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
FLUCCS CODE DESCRIPTION ACREAGE
1330 MULTIFAMILY RESIDENTIAL 1.17±
1820 GOLF COURSE 0.76±
5120 CANAL 0.13±
TOTAL 2.06±
Page 10279 of 10663
Im mokalee RD
Piper BLVDPalm River BLVDCrown DRPal m View
D
R
Viking WAY
Sha r w o od DR
Flame Vine DRCoral Vine DRParnu STO a kwood
C
T
Fairway CIR
Oakwood DRWading Bird CIRPebble Shores DRBent Tree LNCo u nt ry Cl u b L N
Country Club DRPalm View DRSharwood DR
Palm River Corporate Housing Residential Subdistrict
Exhibit D - Proposed New Inset Map .
570 0 570285 Feet
Legend
Palm River Corporate Housing Residential Subdistrict
Page 10280 of 10663
Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Growth Management
January 24, 2024 Page 1 of 4
Growth Management-r1.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 infill subdistrict
which would permit up to 41 multi-family rental dwelling units on the 2.06+/- acre property.
The small-scale amendment is necessary to develop the proposed 41 multi-family dwelling units
for use as Transitional Corporate Housing. The property is currently designated as Urban
Residential Mixed Use, Urban Residential Mixed Use Subdistrict, which allows for a base density of
4 dwelling units per acre. However, the property is zoned RMF-16 which permits a maximum of 16
dwelling units per acre, and the density is vested by Growth Management Plan Policies applicable
to developed properties. The applicant wishes to develop the property at a maximum of 20
dwelling units per acre to maximize the number of units on the property for use as corporate
provided housing. The current zoning would support a maximum of 33 dwelling units; therefore,
the request is increasing the allowable number of dwelling units by 8 units. The corporate entity
provides short term housing for newly hired employees for them to settle into the community, save
money for downpayment or rent for their longer-term housing, and it is an incentive to attract
worker to this area where housing costs have in many cases outpaced the local wage structure.
Transitional Corporate Housing has become an increasingly popular trend among larger employers
and a report discussing the need for the employee housing has been provided as the data and
analysis supporting the increase in density for the property. The GMPA and PUD applications
include a definition for Transitional Corporate Housing which is:
Transitional Corporate Housing is defined as renting a furnished apartment,
condo, or home on a temporary basis to employees of companies located in Collier
County while seeking permanent housing as an alternative to a traditional
apartment, hotel or an extended hotel stay for a minimum of 30 days.
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 2.06+/- 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
Page 10281 of 10663
January 24, 2024 Page 2 of 4
Growth Management-r1.docx
(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.
Arthrex is one of the top private sector employers in Collier County with over 3,800 employees in
Collier County. Arthrex continues to grow locally and availability of housing for employees
continues to be critical for both recruiting new employees and retaining existing employees. At the
beginning of 2024, Arthrex has approximately 200 open positions.
The opportunity to acquire the subject infill property and redevelop it with modern 41 unit housing
for use as Transitional Corporate Housing will have a positive impact on Arthrex’s ability to remain
a top employer in Collier County. A demand analysis has been prepared and accompanies this
application with supporting data and analysis.
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 subject property was originally developed as a 12-unit condominium project some 30 years
ago. the existing zoning supports additional multifamily housing at this location. The proposed
small-scale plan amendment proposes to permit 8 additional dwelling units in support of the
Transitional Corporate Housing for one of our County’s largest employers, which allow for their
continued growth and contribution to the County’s economic vitality.
The Palm River Corporate Housing Residential Subdistrict is consistent with Chapter 163.3177, F.S.
The subdistrict includes all available land of a size adequate to support a residential project.
Page 10282 of 10663
January 24, 2024 Page 3 of 4
Growth Management-r1.docx
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.
Project Justification
Future Land Use Element:
The 2.06± acre project is designated Urban Designation, Mixed Use District, Urban Residential
Subdistrict on the Future Land Use Map. The small-scale growth management plan amendment
proposes to establish a new infill subdistrict which would permit up to 41 multi-family dwelling
units on the 2.06+/- acre property.
All housing will be occupied by employees of Arthrex. While not affordable housing in the strict
sense, the dwelling units will provide for below market rate housing for employees of various
income levels. The subdistrict text has been structured to insure that in the event the property is
no longer utilized for corporate provided employee housing, the 8 dwelling units that exceed the
currently allowed zoned density will be income restricted to individuals or families earning 100%
or less of the Area Median Income for Collier County.
The proposed residential project is consistent with other provisions of the Collier County Growth
Management Plan. Staff has specifically requested that we address Future Land use Policies 5.6 and
7.1-7.4.
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses,
as set forth in the Land Development Code.
Page 10283 of 10663
January 24, 2024 Page 4 of 4
Growth Management-r1.docx
The site currently is developed with 18 residential dwelling units, which is 15 dwelling units below
the permissible density on the site. The companion RPUD rezone will replace the current RMF-16
zoning, which permits buildings to have a zoned height of 75’, which would correspond to an actual
height of 85’ to 90’. The additional dwelling units can be developed utilizing all of the existing RMF-
16 development standards, including building height and building setbacks which insures
compatibility of the proposed units with the existing surrounding similarly zoned properties. The
applicant has voluntarily agreed to reduce the building height within the proposed PUD to a zoned
height of 55 feet and an actual height of 65 feet.
Policies 7.1-7.4 address smart growth and interconnectivity within the community. Due to the
size and developed nature of surrounding properties, a physical vehicular interconnection is not
possible. The site does have pedestrian connections to Palm River Boulevard via an existing
sidewalk, and a golf cart pathway will continue to traverse the site, providing for transportation
alternatives to vehicle travel. The site is located within one mile of the corporate headquarters
where many of the residents will be employed.
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 41 dwelling units.
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 has been entirely cleared in support of the existing residential
buildings and site improvements; therefore, no on-site vegetation preservation area is required.
The applicant has proposed that a minimum of 50% of the site will be utilized for useable open
space.
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Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Growth Management
Data and Analysis
March 22, 2024 Page 1 of 3
Growth Management Data Analysis-r2.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Arthrex currently employs over 4.5k people in SW Florida. Arthrex has consistently averaged double digit annual headcount growth however due to the housing crisis in Collier County we are finding it increasing difficult to fill open positions. We currently have about 300 open job requisitions for our SW Florida locations. The length of stay in our transitional housing has increased from an average of 60 days or less to over 135 days due to the challenges finding permanent housing. In order to help alleviate this challenge we have kept over 40 temporary housing units for the last two years with additional units in 2022 carried to help with hurricane Ian displaced employees. Based on these numbers we are projecting our requests for transitional housing will increase by a minimum of 10% annually. As you can see even with a 41-unit development we will still need an increasing number of units to supplement the proposed Palm River project. One of Collier County’s goals is to attract and retain private sector companies that provide job opportunities in Collier County. Arthrex currently employs 3,800 people in Collier County. Arthrex currently has 200 employment vacancies in Collier County. Arthrex as well as other employers in Collier County have a difficult time recruiting people to work in Collier County due to the cost of Housing. Providing interim corporate housing to allow new employees to better understand the housing options in Collier County is critical to recruiting employees to Collier County. The need for interim corporate housing applies to all levels of income. Currently Arthrex and other employers have interim housing in many locations. Providing interim corporate housing which allows many employees to live near each other allows new employees meet other similarly situated employees and allows them to assimilate into the Arthrex corporate community. This type of interim housing also allows them to be become familiar with the benefits of living in Collier County. This will result in higher employee satisfaction and assist in retaining employees in Collier County. Allowing companies to provide interim corporate employee housing will also assist in retaining these companies and/or expanding in Collier County. Arthrex is one of the largest private sector employers in Collier County and has an economic benefit to Collier County in excess of $2 billion. The subject growth management plan amendment that will allow Arthrex to maintain and recruit new employees is consistent with the Economic Element of the Collier County Growth Management Plan. The Goal of the Economic Element says that the County will achieve and maintain a diversified and stable economy by providing a positive business climate that assures maximum employment opportunities while maintaining a high quality of life. Implementing Policy 1.2 says that the County will support the opportunity for development and establishment of medical related research and manufacturing facilities. Arthrex is a global leader in medical device research and manufacturing which support for their continued growth and development is consistent with this Policy of the Economic Element.
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March 22, 2024 Page 2 of 3
Growth Management Data Analysis-r2.docx
Providing opportunities for corporate housing in close proximity to Arthrex’s corporate campus is also consistent with Objective 3 of the Economic Element which says that Collier County will support programs designed to promote and encourage the expansion and retention of existing industries in order to maintain a diverse economic base. The corporate housing is an initiative by Arthrex to attract and retain employees which is critical to the long-term success of Arthrex.
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March 22, 2024 Page 3 of 3
Growth Management Data Analysis-r2.docx
Page 10287 of 10663
Palm River Corporate Housing Residential Subdistrict (PL20230011318)
Public Facilities
September 22, 2023 Page 1 of 4
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 2.06± acre property proposes to create a new subdistrict to allow a maximum of 41
residential dwelling units. The site currently provides for up to 33 dwelling units
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 Water Sewer District’s regional potable water
service area.
Residential multi-family:
Existing
33 dwelling units x 2.5 pph x 130 gpcd = 10,725 gpd
Peak: 10,725 gpd x 1.3 = 13,943 gpd
Proposed
41 dwelling units x 2.5 pph x 130 gpcd = 13,325 gpd
Peak: 13,325 gpd x 1.3 = 17,323 gpd
Collier County LOS: 130 gpcd
There are no existing or anticipated capacity issues; therefore, there are no LOS issues.
Data Source: Collier County 2022 AUIR
The proposed additional dwelling units will not create any LOS issues related to potable water.
Sanitary Sewer
The property is located within the Collier County Water Sewer District’s North County Water
Reclamation Facility's service area. The LOS for wastewater is based on residential population
generating 90 gpcd; therefore, the proposed project will not cause any LOS issues.
Residential multi-family:
Existing
33 dwelling units x 2.5 pph x 90 gpcd = 7,425 gpd
Peak: 7,425 gpd x 1.21 = 8,984.25 gpd
Page 10288 of 10663
September 22, 2023 Page 2 of 4
Public Facilities.docx
Proposed
41 dwelling units x 2.5 pph x 90 gpcd = 9,225 gpd
Peak: 9,225 gpd x 1.21 = 11,163 gpd
There are no existing or anticipated capacity issues; therefore, there are no LOS issues.
Data Source: Collier County 2022 AUIR
The proposed additional dwelling units will not create any LOS issues related to sanitary sewer.
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 proposed project is estimated to generate the following amounts of solid waste.
LOS: 2 years of constructed lined cell capacity 555,384 Tons
Available cell capacity 3,935,561 Tons
Solid waste generation per year:
Residential multi-family:
Existing
33 x 0.64 x 2.5 = 52.8 tons/year
Proposed
41 x 0.64 x 2.5 = 65.6 tons/year
Total Solid Waste Generated Per Year = 65.6 tons
The project is consistent with Collier County LOS standards and will nave no negative impact to
the LOS standard.
Page 10289 of 10663
September 22, 2023 Page 3 of 4
Public Facilities.docx
Data Source: Collier County 2022 AUIR
Parks: Community and Regional
The increased residential units will pay impact fees.
No adverse impacts to Community or Regional Parks result from this new overlay as the project
will pay impact fees.
Schools
The increased residential units will pay school impact fees.
No adverse impacts to schools result from this new overlay as the project will pay impact fees.
Fire Control, Sheriff and EMS
The proposed project lies within the North Collier Fire and Rescue District. The North Collier Fire
Control and Rescue District - Station #44, located at 8970 Hammock Oak Dr, and Station #46, 3410
Pine Ridge Road, which is approximately 3.8 miles and 2.6 miles from the property at Orange Blossom
Drive and Airport Road. 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;
North Collier Fire Control and Rescue District - Station #44
8970 Hammock Oak Dr., Naples, FL 34108
North Collier Fire Control and Rescue District - Station #46
3410 Pine Ridge Road, Naples, FL 34105
Collier County Sheriff's Office - District 1
776 Vanderbilt Beach Rd, Naples, FL 34108
Page 10290 of 10663
September 22, 2023 Page 4 of 4
Public Facilities.docx
Existing Services and Public Facilities Map:
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Palm River Corporate Housing Residential Subdistrict (PL20230011318)
CAT Route Map
January 24, 2024 Page 1 of 1
CAT Route Map.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Page 10343 of 10663
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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
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITION: PL20230011318 – Palm River Corporate Housing Residential Subdistrict; and
PL20230011319 – Palm River Corporate Housing RPUD Rezone
In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information
meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, P.A. (GradyMinor) and Richard D.
Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing Palm River Accommodations, LLC (Applicant)
will be held January 10, 2024, 5:30 pm at Arthrex (1 Arthrex Way, Naples, FL 34108).
Palm River Accommodations, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale
Growth Management Plan Amendment (GMPA) establishing the Palm River Corporate Housing Residential Subdistrict
and a Residential Planned Unit Development (RPUD) Rezone from the RMF-16 Zoning District to the Palm River
Corporate Housing RPUD to allow redevelopment of the property with a maximum of 41 residential dwelling units for
corporate employee housing for Arthrex.
The subject property is comprised of 2.06± acres and is located at 208 Palm River Blvd in Section 23, Township 48 South,
Range 25 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
GRADYMINOR.COM/PLAN
Page 10345 of 10663
10A |WEDNESDAY, DECEMBER 20, 2023 |NAPLES DAILY NEWS +
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITION: PL20230011318 – Palm River Corporate Housing Residential
Subdistrict; and
PL20230011319 – Palm River Corporate Housing RPUD Rezone
In compliance with the Collier County Land Development Code (LDC) requirements, a
neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady
Minor and Associates, P.A. (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman,
Yovanovich & Koester, P.A., representing Palm River Accommodations, LLC (Applicant)
will be held January 10, 2024, 5:30 pm at Arthrex (1 Arthrex Way, Naples, FL 34108).
Palm River Accommodations, LLC has submitted formal applications to
Collier County, seeking approval of a Small-Scale Growth Management Plan
Amendment (GMPA) establishing the Palm River Corporate Housing Residential
Subdistrict and a Residential Planned Unit Development (RPUD) Rezone from
the RMF-16 Zoning District to the Palm River Corporate Housing RPUD to allow
redevelopment of the property with a maximum of 41 residential dwelling units
for corporate employee housing for Arthrex.
The subject property is comprised of 2.06± acres and is located at 208 Palm River
Blvd in Section 23, Township 48 South, Range 25 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-38150568 ND-38178008
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER AN ORDINANCE
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M.
on January 9, 2024, in the Board of County Commissioners Meeting Room, Third Floor, Collier Government Center, 3299 East Tamiami
Trail, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT
CODE, WHICH INCLUDES THE COMPREHENSIVE 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 A
RESIDENTIAL TOURIST (RT) ZONING DISTRICT AND CONSERVATION (CON) ZONING DISTRICT TO A
RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT TO BE KNOWN AS THE 12425
UNION ROAD RPUD TO ALLOW UP TO 109 RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED
IN PORT OF THE ISLANDS, APPROXIMATELY ½ MILE NORTH OF TAMIAMI TRAIL EAST (US 41) AT
12400 AND 12425 UNION ROAD, IN SECTION 4, TOWNSHIP 52, RANGE 28, COLLIER COUNTY, FLORIDA,
CONSISTING OF 51.5± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20220004175].
A copy of the proposed Ordinance is on file with the Clerk to the Board and is available for inspection. All interested parties are invited
to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to
be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on behalf
of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted
ten (10) minutes to speak on an item. Written materials intended to be considered by the Board shall be submitted to the appropriate
County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the Board will become
a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments
remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the
link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-
county/visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the
public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of
the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is
at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore,
may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon
which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no
cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335
Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening
devices for the hearing impaired are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
RICK LOCASTRO,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Merline Forgue, Deputy Clerk
(SEAL) NewportDRCaysDRUnion RDTamiamiTRLE
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President Joe Biden announced the
launch of a national database on Mon-
day to help hold law enforcement ac-
countable for misconduct in the wake
of the murder of George Floyd and na-
tional conversations about American
policing.
The president touted the database,
which will track serious misconduct by
federal law enforcement officers, as a
mechanism to help prevent bad hiring
decisions.
“This database will ensure that rec-
ords of serious misconduct by federal
law enforcement officers are readily
available to agencies considering hiring
those officers,” Biden said in a state-
ment.
The Biden administration commit-
ted to creating the database in a May
2022 executive order that marked the
two-year anniversary of the murder of
George Floyd by Minneapolis police of-
ficer Derek Chauvin, who held a knee
on Floyd’s neck for more than nine min-
utes. The killing sparked outrage across
the country and calls for police reform,
particularly around policing of Black
communities and other people of color.
The National Law Enforcement Ac-
countability Database or “NLEAD” will
track eight areas of behavior that the
administration classified as “serious
misconduct” by former and current
federal law enforcement officers over
the past seven years, according to the
Justice Department. Forms of serious
misconduct include using excessive
force, making false reports, engaging in
bias or discrimination, and sexual mis-
conduct. It will also include officer
commendations and awards.
“This database will give our law en-
forcement agencies an important new
tool for vetting and hiring officers and
agents that will help strengthen our ef-
forts to build and retain that trust,” At-
torney General Merrick Garland said in
a separate statement Monday.
The database won’t be searchable by
the public, but Justice Department em-
ployees and authorized users at other
federal law enforcement agencies will
ultimately get access, according to a
department official. The database cur-
rently includes Justice Department of-
ficers but will be expanded to include
other federal law enforcement “in the
coming months,” the official said.
The department said it will publish a
public report each year with aggregated
data that keeps law enforcement offi-
cers anonymous. It said it has also part-
nered with a police training association
to expand a national registry of decerti-
fication and revocation actions against
state and local law enforcement officers
as a way to encourage accountability
efforts in state and local agencies.
George Floyd’s killing in 2020 sparked outrage across the country and calls for
police reform.DRAKE BENTLEY/MILWAUKEE JOURNAL SENTINEL FILE
Aysha Bagchi
USA TODAY
Biden launches national
law enforcement database
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UNIT 7 BLK FLOT 2265475920006 UDIMARTINO FAMILY TRUST561 PALM VIEW DRNAPLES, FL 34110---5717COCOHATCHEE CLUB (CONDO)UNIT 1626180640005 UDIMARTINO, JOHN ANTHONY561 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 1926180760008 UDONNA L WOODS TRUST201 PALM RIVER BLVD # 102NAPLES, FL 34110---2113PALM ROYAL APARTMENTSA CONDOMINIUM UNIT E-10265620720006 UDOUGHERTY, GREGORY TARACELIS D DOUGHERTY 713 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-426280480000 UDRESSLER, DANIEL P765 PALM VIEW DR #DP7NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-726280600000 UDUNN, TRACY PAULJOANNIE BIANCHINIPO BOX 1348BONITA SPRINGS, FL 34133---0 RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG C-10169700360007 UELBA ROCIO ROBERSON LAND TRUST 613 PALM VIEW DR #9NAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 926180360000 UELSER, WILLIAM J240 PALM RIVER BLVD #C202NAPLES, FL 34110---2112RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG C-20269700480000 UFALVEY, JAMES S & JUDITH 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CHERYL A11477 US ROUTE 422KITTANNING, PA 16201---0COCOHATCHEE MANORA CONDOMINIUM UNIT B-226230240009 UHAROLD D MILLER TRUST2594 TIMOTHY PLWOOSTER, OH 44691---8413RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG C-20169700440008 UHEFLIN JR EST, JENNINGS B%JENNINGS B HEFLIN III PR JENNINGS B HEFLIN IIIKAREN M HEFLIN 15989 PAVER BARNES RD MARYSVILLE, OH 43040---7085 PALM ROYAL APARTMENTSA CONDOMINIUM UNIT C-20165620440001 UHILTON, RONALD D & ELIZABETH R176 FLAME VINE DRNAPLES, FL 34110---5701PALM RIVER EST UNIT 1 LOT 8465223340003 UHISERMAN LIVING TRUST1805 S GEORGE MASON DRARLINGTON, VA 22204---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT B-10265620240007 UHOGUE, JENNIFER KAY281 PALM RIVER BLVD #102NAPLES, FL 34110---2107PALM ROYAL APARTMENTSA CONDOMINIUM UNIT A-10265620080005 UHOSSLER, JEFFREY617 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 826180320008 UILIE, CRISTIAN ASORINA PAULA MARTA ILIE 221 PALM RIVER BLVD #D201NAPLES, FL 34110---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT D-20165620600003 UINTARAKUNCHIT, PRACHAWIJITRA INTARAKUNCHIT769 PALM VIEW DR #DP8NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-826280640002 UJORIS, FRANK757 PALM VIEW DRNAPLES, FL 34110---1207COCOHATCHEE MANORA CONDOMINIUM UNIT DP-526280520009 UJUDITH C LEVIN REV TRUST2869 HIDDEN HOLLOW RDOSHKOSH, WI 54904---0RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG D-10269700560001 UKAREN STRODE DEC OF LIV TRUST 136 HIGHWAY 1554OWENSBORO, KY 42301---0RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG B-10169700200002 UKASS, SHAUN W & JENNIFER140 VIKING WAYNAPLES, FL 34110---1136PALM RIVER EST UNIT 2 LOT 53765270200002 UKNIGHT, SEAMUS124 VIKING WAYNAPLES, FL 34110---0PALM RIVER EST UNIT 2 LOT 535A65270080002 UKOLOSKY, PETER CHARLES250 PALM RIVER BLVD #B102NAPLES, FL 34110---0RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG B-10269700240004 UKOTTENSTETTE, BARBARA P6970 MOUNTAIN BRUSH CIRHIGHLANDS RANCH, CO 80130---5309 COCOHATCHEE MANORA CONDOMINIUM UNIT DP-1026280720003 UKRIVAC, GREGORY D656 PALM VIEW DR #4NAPLES, FL 34110---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 426330160005 UKRONIGER, AXELSTEFANIE PIENNAK146 OAKWOOD CTNAPLES, FL 34110---0PALM RIVER EST UNIT 7 BLK FLOT 20, LESS ESMT DESC IN OR1877 PG 16865475840005 ULAMB, PATRICIA A573 PALM VIEW DRNAPLES, FL 34110---5717COCOHATCHEE CLUB (CONDO)UNIT 1526180600003 ULAMMERS, KAITLIN & BRYAN129 VIKING WAYNAPLES, FL 34110---0PALM RIVER EST UNIT 2 LOT 75865270920007 ULAPLAYA GOLF CLUB LLC327 PALM RIVER BLVDNAPLES, FL 34110---310123 48 25 PALM RIVER GOLFCOURSE AS DESC IN OR 601 PG 1467 136.9 AC00159120006 ULAPLAYA GOLF CLUB LLC327 PALM RIVER BLVDNAPLES, FL 34110---3101PALM RIVER EST UNIT 2 LOT 756+ THAT PORTION OF VACATED PALM RIVER BLVD VACATED IN OR 672 PG 40165270840006 ULEBIN, CARLA H682 PALM VIEW DRNAPLES, FL 34110---5712COCOHATCHEE VILLASA CONDOMINIUM UNIT 626330240006 ULESLIE, R MICHAEL & JENNIFER D 336 COUNTRY CLUB DRNAPLES, FL 34110---1144PALM RIVER EST UNIT 8 LOT 2965521160008 ULIPPER, PATRICK680 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 526330200004 ULIS, CHRISTINE172 CORAL VINE DRNAPLES, FL 34110---5718PALM RIVER EST UNIT 1 LOT 46,LESS BEG AT MOST ELY CNR LOT 46, S 56 DEG W ALG S LOT LI126.06FT TO E R/W CORAL VINE 65221840000 ULOPEZ, ALBERTO IJUDITH VILA175 PALM RIVER BLVDNAPLES, FL 34110---0PALM RIVER EST UNIT 1 LOT 38965223400008 ULOPEZ, DIGNA M ESPINOSA705 PALM VIEW DR #DP2NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-226280400006 ULULO, ENTELA725 PALM VIEW DR #D3NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT D-326280120001 UMANCHESTER, DOUGLAS C & MURIEL 625 PALM VIEW DR # 6NAPLES, FL 34110---5728COCOHATCHEE CLUB (CONDO)UNIT 626180240007 UMARK J ANDREWS & ELYSIA LANDREWS IRREV TRUST3546 KELLIE LNMELBOURNE, KY 41059---0COCOHATCHEE MANORA CONDOMINIUM UNIT D-226280080002 UMASSARD, PAULPAULA HUFF549 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 1726180680007 UMATRICCIANO, GREGORY PMARY KATE GLOTH733 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT E-126280200002 UMILLER, JAY MICHAELTRACY LYNN WILLIAMS114 S HARVEY AVEOAK PARK, IL 60302---0PALM RIVER EST UNIT 8 LOT 3065521200007 UMILLER, MICHAEL M318 COUNTRY CLUB DRNAPLES, FL 34110---1144PALM RIVER EST UNIT 8 LOT 3265521280001UMITCHELL, KELSEY S17453 NEWBERRY LNESTERO, FL 33928---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 726380040007 UMOATES FAMILY TRUST458 SHARWOOD DRNAPLES, FL 34110---5726PALM RIVER EST UNIT 7 BLK AA PORTION OF LOT 46 DESC IN OR 1352 PG 187165471800052 UMORALES, MELISSA ANNE5563 WOODBERRY CIRCLEMARIETTA, GA 30068---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 226330080004 UMORRISON, JOHN J G & CLAIRE L 182 PALM RIVER BLVDNAPLES, FL 34110---5706PALM RIVER EST UNIT 1 LOT 1465220560006 UMOSKU, ENO677 PALM VIEW DRNAPLES, FL 34110---5711COCOHATCHEE MANORA CONDOMINIUM UNIT B-426230320000 UNASCIMENTO, JOVITA M601 PALM VIEW DR #12NAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 1226180480003 UNIELSEN, JEFFREY RJENNIFER K NIELSEN1151 N 400 EASTCHESTERTON, IN 46304---0COCOHATCHEE MANORA CONDOMINIUM UNIT D-426280160003 UOL TRUST753 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-926280680004 UORLANDO, LAURIE ANN169 CROWN DR #11NAPLES, FL 34110---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 1126380200009 UPALM RIVER ACCOMMODATIONS LLC % KRISDAN MANAGEMENT INC 1205 CREEKSIDE PKWY #210NAPLES, FL 34108---0PALM RIVER EST UNIT 4 BLK FTHAT PORTION OF BLK F F/K/A RIVER ROYALE CONDO PH 2 AND 3 AS DESC IN OR 847 PGS 286&287 65372280001 UPAUZA TR, PAUL GTHERESA PAUZA TR103 ALEXANDRIA DRVERNON HILLS, IL 60061---2044 COCOHATCHEE CLUB (CONDO)UNIT 1426180560004 UPENELOPE J POWARSKI REV TRUST 260 PALM RIVER BLVD UNIT A102NAPLES, FL 34110---1171RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG A-10269700080002 UPERGOLINI, MARK ANTHONY701 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT DP-126280360007 UPERRY, JOHN WMARY J HARRINGTON-PERRY 230 PALM RIVER BLVD APT D202NAPLES, FL 34110---2104RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG D-20269700640002 UPIATT JR, CHARLES L & DIANE R 176 PALM RIVER BLVDNAPLES, FL 34110---0PALM RIVER EST UNIT 1 LOT 1365220520004 UPICA, PHILLIP & KAREN A342 COUNTRY CLUB DRNAPLES, FL 34110---1144PALM RIVER EST UNIT 8 LOT 28OR 1540 PG 10365521120006 UPOKARNEY, KIMBERLY ASARAH L POKARNEY171 FLAME VINE DRNAPLES, FL 34110---5702PALM RIVER EST UNIT 1 LOT 4865221920001 UNotice: 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: PL20190000336/PL20230011318 | Buffer: 500' | Date: 11/15/23 | Site Location: 65372280001POList_500.xlsPage 10347 of 10663
2RENDON JR, VIDAL & NORMA L 163 CORAL VINE DRNAPLES, FL 34110---5719 PALM RIVER EST UNIT 1 LOT 1565220600005 URILEY, MATTHEW D & HANNA M 167 FLAME VINE DRNAPLES, FL 34110---0 PALM RIVER EST UNIT 1 LOT 4965221960003 URINALDI, JACK D CONNIE COMUNALE 717 PALM VIEW DRIVE NAPLES, FL 34110---0 COCOHATCHEE MANOR A CONDOMINIUM UNIT D-126280040000 UROBERSON, GEORGE A & PAOLA 609 PALM VIEW DRIVE #10NAPLES, FL 34110---0 COCOHATCHEE CLUB (CONDO) UNIT 1026180400009 UROBEY, JEFFREY ALLEN DANIEL SETH MINSO 7136 HOCKEY TRL LOS ANGELES, CA 90068---0 COCOHATCHEE CLUB (CONDO) UNIT 726180280009 UROBINSON, CRAIG E & GINGER LEA 452 SHARWOOD DRNAPLES, FL 34110---5726 PALM RIVER EST UNIT 7 BLK A LOT 4565471760008 UROCK, KENNETH C DEBRA L ROCK 218 ELM STREET VERSAILLES, KY 40383---0 PALM ROYAL APARTMENTS A CONDOMINIUM UNIT D-20265620640005 UROHENA INC 204 BRADSTREET AVEREVERE, MA 02151---0PALM RIVER EST UNIT 1 LOT 4365221720007 URONALD J CERRITELLI REV TRUST 11668 QUAILVILLAGE WAYNAPLES, FL 34119---0COCOHATCHEE MANORA CONDOMINIUM UNIT E-326280280006 URONCONE JR, ANTHONY & ALICIA A 13595 SCHANG RDEAST AURORA, NY 14052---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT D-10165620520002 UROYTER, NATALYA6845 SOUTH QUANTOCK WAYAURORA, CO 80016---0COCOHATCHEE MANORA CONDOMINIUM UNIT C-126230360002 URUPE II, JOHN673 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT B-326230280001 URUPINSKI, KELLY ANN872 COUNTRY CLUB RDBRIDGEWATER, NJ 08807---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 326330120003 USABOVIC, SEMO & AZRA1573 CONEY ISLAND AVENUEBROOKLYN, NY 11230---0COCOHATCHEE MANORA CONDOMINIUM UNIT C-426230480005 USEASONAL INVESTMENTS INC11500 OLIVE BLVD #240ST LOUIS, MO 63141---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT B-20265620320008 USERAFINA LEONE REV TRUST172 FLAME VINE DRNAPLES, FL 34110---5701PALM RIVER EST UNIT 1 LOT 8365223320007 USIMON, MONICA E685 PALM VIEW DRIVE #C2NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT C-226230400001 USMITH, KEVIN ROBERT171 CROWN DR #10NAPLES, FL 34110---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 1026380160000 USMITH, SUE K653 PALM VIEW DR UNIT A2NAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT A-226230080007 USOUFFIE, ROBERT DAVID260 PALM RIVER BLVD #A 202NAPLES, FL 34110---0RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG A-20269700160003 USOULE, MARTHA C43 HOMEWOOD CIRYARMOUTH, ME 04096---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT A-10165620040003 USULLIVAN, THOMAS C221 PALM RIVER BLVD #102NAPLES, FL 34110---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT D-10265620560004 UTATONETTI, FELIX D & JOANN E 5150 KNEALE DRLYNDHURST, OH 44124---1227 RIVER ROYALE APARTMENTSA CONDOMINIUM BLDG B-20169700280006 UTHOMAS M FUGARD TRUST163 FLAME VINE DRNAPLES, FL 34110---0PALM RIVER EST UNIT 1 LOT 5065222000001 UTOSLLUKU, MARINEO661 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE MANORA CONDOMINIUM UNIT A-426230160008 UTURK TRUST201 PALM RIVER BLVD APT E101NAPLES, FL 34110---1164PALM ROYAL APARTMENTSA CONDOMINIUM UNIT E-10165620680007 UUDO M & EVA M BECKERMANN TRUST156 CORAL VINE DRNAPLES, FL 34110---5719PALM RIVER EST UNIT 1 LOT 16OR 1062 PG 2465220640007 UURBAN, MARGARETTRACY S BARBER324 COUNTRY CLUB DRNAPLES, FL 34110---0PALM RIVER EST UNIT 8 LOT 3165521240009 UVAN OS, RON LJENNIFER K KALWITZ201 PALM RIVER BLVD #E201NAPLES, FL 34110---0PALM ROYAL APARTMENTSA CONDOMINIUM UNIT E-20165620760008 UVECCHIONE, RANDOLPH622 PALM VIEW DRNAPLES, FL 34110---0COCOHATCHEE VILLASA CONDOMINIUM UNIT 1326380280003 UW L VANPICKERILL TRUST430 WIEDLOCHER RDANNA, IL 62906---3067PALM ROYAL APARTMENTSA CONDOMINIUM UNIT C-10165620360000 UWAHL, STEPHANIE LYNN513 PALM VIEW DR #20NAPLES, FL 34110---0COCOHATCHEE CLUB (CONDO)UNIT 2026180800007 UWILKINSON, RAYMOND & MAUREEN 132 VIKING WAYNAPLES, FL 34110---1136PALM RIVER EST UNIT 2 LOT 536OR 1381 PG 137465270160003 UWILKS, JERRY745 PALM VIEW DR UNIT E4NAPLES, FL 34110---1207COCOHATCHEE MANORA CONDOMINIUM UNIT E-426280320005 UWINTHROP, KIM261 PALM RIVER BLVD #B101NAPLES, FL 34110---0PALM ROYAL 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NEIGHBORHOOD INFORMATION MEETING TRANSCRIPT PETITIONS: PL20230011318 – Palm River Corporate Housing Residential Subdistrict; and PL20230011319 – Palm River Corporate Housing RPUD Rezone SUMMARY: Wayne Arnold, representing Arthrex, introduces the project team and explains that the meeting is being held to discuss two land use applications in Collier County. The applications include a comprehensive plan amendment and a rezoning of the property. The intent of the project is to demolish existing condominium buildings and replace them with transitional corporate housing for Arthrex employees. The proposed development would increase the density of the property by eight units. The project team presents plans for the development, including a zoning master plan, landscape plan, and development standards. They also discuss the timeline for the project, which includes obtaining permits, working with county staff, and attending public hearings. The team addresses questions and concerns from attendees, including issues related to height, buffers, access to the property, and the impact on neighboring properties. The team emphasizes that public input is important and encourages attendees to participate in the public hearing process. They also provide contact information for further inquiries. TRANSCRIPT: Wayne Arnold: Good evening, everybody. I'm Wayne Arnold. I'm here with Grady Minor and Associates representing Arthrex and I'll introduce our project team before we get started. And we have Trent Lewis from Arthrex. He's here in the room. We have Rich Devon which is our legal counsel. Jim Banks is our traf�ic consultant. Jim Carr, I'm not sure where Jim went, but Jim's a civil engineer on the project and Sharon Umpenhour from our �irm is going to help with the recording of the meeting. So, this is a neighborhood information meeting for two land use applications in Collier County and we're required to hold neighborhood information meetings for them, and we're required to record those and create a transcript to provide to the county. So, we're here to talk about two applications. One is a comprehensive plan amendment. So, we're creating our own sub-district for the subject property. And then we're also rezoning the property from RMS-16 zoning to a residential PV. And the intent is to, I'm sure we need to, it's not advancing. Time out while- Richard Yovanovich: While you're �iguring out you want to introduce county staff. Wayne Arnold: Thank you. Appreciate that. So, the subject property is just a little bit over two acres. It currently has condominium buildings on the property. You can see its on Palm River Boulevard and just near Viking Way. Our intent is to demolish those existing condominiums and rebuild what we're calling transitional corporate housing. There's no de�inition for that in the county code, so we're going to be re�ining that de�inition with county staff as we go along. But the intent is to provide corporate housing for employees as they transition to our area, so they'll have a place to reside while they're seeking permanent housing.
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We have to do a couple things to do that. Right now, the property allows a total of about 31 units we're looking to put... or 33 units. I'm sorry. We're looking to put 41 units on it, so we're asking for an eight unit increase in density, but that requires us to modify the comprehensive plan and the zoning for the property. So, those are the two applications that are under consideration, so we could build a total of 41 of these housing units. Future land use map change: we'll be changing the map and writing new subdistrict text. The text is shown here on the screen. I'm not going to go through all of that, but so this is intended to be corporate housing. What we've been talking to staff about is in the event that somehow the corporate housing component of this ends, there would be a commitment to provide those eight additional units as some form of affordable housing, but we don't expect that to occur. But for the foreseeable future, we expect that the demand's going to be there for the corporate housing. Arthrex and others in the community, I'm sure you all know Naples Community Hospital, the school district, Collier County Government, everybody's seeking a way to �ind employee housing, and this is Arthrex's attempt to have employee housing. We'll write the language so that if Arthrex can't ful�ill those 41 units, there might be an opportunity for NCH or some other close employer to also share in the bene�it of those units. We have to create a zoning master plan and the zoning master plan identi�ies the location of the L-shaped building where the number 1 is on that screen and the access to the site will remain from Palm River Boulevard to our south is the drainage canal. Go back to the aerial so everybody can see that. You can see that the canal is on the south side of the property and Palm River boulevards to the west, and then we're surrounded by golf course lakes to the east and another condominium project to the northeast. This is a little bit closer example showing you a little bit more the amenity for the site. They're going to be adding a pool to the south side of the project. What they're proposing is, you can see the parking spaces delineated under the building. That's proposed to be a four-story building over parking. Here's a part of the landscape plan that's been submitted to the county. It's part of the site plan review that Jim Carr and Agnoli Barber & Brundage have been working on, but you can see the landscaping treatments that are proposed. We have some water management features we're adding to the site and then, of course, putting in landscaping to enhance the building that's going to be constructed. As part of the proposed PUD, we have to establish development standards. I'm not going to go through all of those, but this would permit us to have the four-story over parking building, and then create setbacks that allow the building to function properly. In a nutshell, that's where we are. We've started the process and I'll just explain where we are. So, we've submitted both applications to the county. We've received some preliminary feedback from staff. We're in the process of addressing some of their comments. We're holding this Neighborhood Information Meeting. And then, the next step will be for us to continue to work with staff for the next month or so, hopefully, and then get scheduled for a Collier County Planning Commission hearing, and then they'll make a recommendation to the Board of County Commissioners.
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So that process, hopefully, can wrap up in the next several months for us. It's hard to predict, but hopefully that we can work through the process fairly quickly and easily. So those dates are to be determined for those public hearings. But if you receive notice for this meeting, you'll be receiving notice from Collier County Government. And if you live in the vicinity, you'll see the big four by eight zoning signs go up on the property once hearing dates have been established. Sharon Umpenhour: Last slide. Wayne Arnold: What's that, Sharon? Sorry. Sharon Umpenhour: Click to the last slide. Wayne Arnold: So, this has some other project information on it, if you want to take a screenshot of this or get one of Sharon's business cards for after. We'll update our information on our website as we continue to update and make submittals to Collier County, so everything that the county sees the public can see as well. It'll be here or if you feel more comfortable talking to Laura DeJohn or Parker Klopf, feel free to do that. I'm sure they'll make available their contact information. It's on the bottom of the screen here that Sharon's provided to us. So, with that, what we typically do is open it up if there are some question and answers. Sharon, I'm not sure if we have people that are online on Zoom, but the meeting's being broadcast on Zoom as well as here live. So, we'll take questions and answers from the room and because of the recording that's being taken for Zoom, we need you to be on a microphone. Sharon's got a portable microphone, and we'll get it in your hand. And then, if you can ask your question, then we can respond to it, that would be great. So, if you have a question in the room, just raise your hand and we'll get a microphone to you. Yes, sir. Tim Cannon: Just for the record my name's Tim Cannon. If you pull up a picture, the GIS picture that you had there. Wayne Arnold: Tell me when to stop. Tim Cannon: All right, one... Yeah, right there. Wayne Arnold: Okay. Tim Cannon: There are four white roofs you see just to the east and my unit is across from the pool that stares directly at this property. This property just for historical purposes was to be Phase 3. Our buildings were Phase 1. Across the street was Phase 2. Before he completed this Phase 3 on this property, he changed the plans and put up apartments. They're not condominiums; they're apartments. Since those apartments were occupied, we've had nothing but trouble. They have screened lanais in the back, and they look right down on our pool. We've had to grow
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some landscape screening and whatnot through there. My question is what is the... I didn't see it in the materials. If it's there, I'm sorry, I just missed it, but what is the maximum height of a building that's allowed right now? Wayne Arnold: So, what we're proposing are buildings that are four stories over parking, we've set that standard at a zone height of 65 feet and an actual height of 75 feet. We're working with the project architect to try to re�ine that. We put those numbers in there as a holding place. They're still trying to work on the building design. Tim Cannon: I saw your proposal that you're 65 feet, but my question is what's the current height that is permitted as it's currently zoned? Wayne Arnold: The RMF-16 zoning allows a permitted height of 50 feet as a zoned height. That's not the maximum height, that's the zoned height. The county measures height in a couple of different ways, but the zoned height of 50 feet could actually be 60 feet, 65 feet, something taller, because it accounts for all roof structure, all elevator shafts, anything that's above the roof line. Tim Cannon: And I saw on the screen there, the minimum square footage of a unit is 650 feet? Wayne Arnold: Yes, that's what we established. It's been a pretty typical number that we've been using for apartments. I don't have a �loor plan to show you. They're still working with MHK Architecture to come up with an actual design for each of the �loors. My gut tells me that most of those units are going to exceed the 650 square feet, but that's the minimum that we've established for a square footage. Tim Cannon: I appreciate the concept of affordable housing. I understand the needs for it, and you get a density bonus of some kind under the current zoning I believe. But as I understand what's being proposed, this isn't going to bene�it �irst responders or teachers or nurses. It's going to bene�it Arthrex employees. Wayne Arnold: That is correct. The �irst interest here is for Arthrex employees. It's a recruiting tool and a way to retain employees for what is one of our area largest and private sector employers because we've all been around long enough to know that the housing issue is real. Whether you're a higher paid professional or a lower paid person that works in our community, it's hard to �ind housing regardless. And if you just moved here, it's hard to know where you want to reside, so this provides that transitional opportunity for their employees. Tim Cannon: Thanks. Wayne Arnold: Thank you. Sharon, I think there's a question over here on this side. Okay, thank you. Speaker 5: You answered it. Wayne Arnold: Okay. Thank you.
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Laura DeJohn: Sorry. Wayne, this is Laura DeJohn on behalf of Collier County. And just to help answer that one question, I went on to look at RMF-16 height and the standard is 75- Wayne Arnold: Oh, I'm sorry. Laura DeJohn: ... feet for RMF-16. Wayne Arnold: You're right. I had that printed out right here. Laura DeJohn: Just wanted to correct that. Wayne Arnold: Thank you for correcting me on that. Sharon, right here. Thank you. Pat Lamb: Hi, my name is Pat Lamb. On one of your samples there it said, "No buffer when it faces Palm View Drive." We're right behind that house. We get spotlights all the time and there's not going to be a buffer there towards the river. We're right across the river. Wayne Arnold: Yes. We're talking to staff about that. The way we interpret the code because it's a canal right of way, that there would be no buffer required. Staff has questioned that, and Jim Carr and his group are looking at the buffering required for that section, or if there's going to be a buffer. You can see on the landscape plan that we prepared, there's a right way. You can see that we've got some of the shrubs and buffering adjacent to the south side of the building. Pat Lamb: Yes. But I can tell you on those buildings right now, right over the garages, they have spotlights that come across into the �irst villas we have, and I just think you should consider a buffer on that. Wayne Arnold: We're certainly looking at that. That's a question that staff had that we are addressing. Thank you. Speaker 8: I'm on the Zoom, can you hear me? I have a question. Wayne Arnold: Yes, we can hear you. Speaker 8: When do you plan to demolish the property? Wayne Arnold: They're talking about when they can get the permits to do that. Right now, I don't know what the status of the permit to do that, but it's the intent to take the buildings down sooner than later. Speaker 8: And out of curiosity, why aren't you keeping the current buildings as is? Because they're pretty nice inside. Wayne Arnold: I haven't been inside the building, but the intent here is obviously they're going to expand the footprint of the building and make it to accommodate 41 units, rather than the dozen or so units that are in the current building.
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Speaker 8: I was just curious. I used to live in the building myself. Wayne Arnold: Okay. Thank you. Patrick Lewins: Yes. Sorry. My name is Patrick Lewins. I'm the superintendent of LaPlaya Golf Course, which abuts the proposed development. I have two questions, �irst being, if you could return to the GIS map, please for me? Wayne Arnold: Sure. Patrick Lewins: Keep going. Right. Well go back to the previous one, sorry, the one that's a little bit closer up. This one. So, you have the bridge there and then directly after the bridge, there is a path along the canal bank to the right, which would be going east. We receive ef�luent irrigation water from the county and the pipe is in that area along with the electric service from the main trunk that's on the road that feeds our pump station, which is if you continue on that gravel road further east out of the frame, which is another 200 yards or so. Because we have a building there with pumps and switch gear and all kinds of stuff in there, would that access be preserved - the access that we currently have to that gravel road which runs along the canal there? Speaker 10: I think that's owned by the county. Wayne Arnold: I think I'd like Jim Carr who's the design engineer to try to respond to that, if you don't mind? Jim Carr: Okay. Wayne Arnold: Jim, you can either come up here or you can talk from there. Jim Carr: I got it. Wayne Arnold: It's not advancing again. Jim Carr: The answer is yes that road will be preserved. There's a 30-foot utility easement that Collier County has the rights to. So, there's an access that you mentioned coming off the road and then there's a dirt path that runs back to the gate. Patrick Lewins: So that we have currently a chain link double gate, which was a four-foot double gate that cuts off where our property begins on the property line. So that gate could remain there, or it could remain, or new fencing may be put up. But however, it turns out, the gate will still be there. Right. But as long as in the event that something would happen to our pumps so we could get in there with a truck and drive. It wouldn't be frequent by any stretch of the imagination.
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Jim Carr: But we don't have the ability to construct anything in that 30-foot easement, so it's going to have to remain �lat. It can be paved, it can be grasped, but those structures will be in there. Patrick Lewins: Well, that was the �irst part of my question, which is that's great. Thank you. And then, if you could go to the proposed building? Yeah, the �inished look. This one right here. We have a cart path which runs between those buildings, so there is a southernmost building. The southernmost and the middle building, we have a cart path that runs through where we currently have an easement through there. We also have a water line, like a main line irrigation pipe, that runs directly under that cart path and connects to the other side of the road to feed those holes that are on that side of the road. So, in this proposed... that is currently a straight line between the entrance, correct, to between Palm River Boulevard and heading east. This does not propose that. So, what are we going to do with our water in this scenario here, is how are we going to get the water from the back part of that property to the front basically through the property into the other side? Jim Carr: So yes, we'll need to run that pipe in the same alignment as the new path, so we'd have to relocate the path and the easement as well as the pipe. It could go back under the new path or just outside of it. Patrick Lewins: And that would be... The main concern there is when that's done, obviously we don't have any water. We have to shut the water off. So, you would, I'm assuming, be very proactive in communicating your timetable when all this stuff would happen? Jim Carr: Yes. The new pipe would have to be put in ahead of time and then connected over when the other one's going to be abandoned. Patrick Lewins: That would really probably have to be before you guys even demolished the buildings because the pipe is in-between the buildings. So, I don't know what your process of demo is. Jim Carr: Yes. We can work out those details that we can work with you as we get to that point. Wayne Arnold: All right. Jim Carr: Thank you for bringing that up. Wayne Arnold: Anybody else have a question or comment? Speaker 11: Thank you. So currently, the Collier County School District has a bus stop there on site right over the bridge, so I'm just curious if that's going to be relocated to a different spot? Wayne Arnold: I'll ask Jim to come back [inaudible 00:20:10].
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Speaker 11: It's a dangerous spot honestly right now, so it'd be almost helpful if they put it in a different direction, but just curious about that. Jim Carr: The bridge that's there now and the sidewalk will remain right there. And as you come over the bridge, the current driveway is in approximately the same location as the proposed one. So, I'm not sure exactly where they sit. I agree it's probably not a great location. Speaker 11: They just hang out on the driveway area at the moment or just on the grass or so. The bus, it's a little tricky because of the intersection. They used to have to go down Palm River Boulevard back up and come down Viking. Now they stop, pick people up, and then go down Viking. Jim Carr: So, the driveway will be in the same location as the existing [inaudible 00:21:06]. Speaker 11: Will there be anything done with that intersection, or everything will remain the same as far as the lanes and everything? Jim Carr: Yes, everything else will remain the same. It'll just be a little bit larger driveway. Still going to have an intersection. And that's Viking Way on the bottom? Speaker 11: Yeah. And then, where the right of way goes for the golf crossing there, that will just have the stripes on the road or will there be any kind of signal or anything for the carts to cross, or a push button or thing or anything like that? Jim Carr: At this time, we don't have any plan to change it. It will realign a little bit just to point it in the same direction as where the new path will be, but it's at the same location. I know currently there's some old signage out there. I think it'll probably need to be replaced with something newer and more up to code. Speaker 11: And then, last question is, who will be managing the... Or you can have a cam that'll be managing the building and the leasing and all that stuff? Or what's that plan look like? Wayne Arnold: I can let Trent come up and answer that if I don't get it right, but the intent is that these are not really going to be leased to Arthrex employees. Arthrex employees will be allowed to live there at minimum 30 days. Sometimes those get extended to six months. They currently own and manage some other properties for this occurring around the county, but those aren't intended to be lease properties to anybody other than their employees at this point. Thank you. Sharon, question. Speaker 12: Do you know if this is going to be before or after the water renewal project that's going on? I know Grady Minor's involved with too, but are they going to do the work there, then demolish everything and then that whole intersection, which is critical going to be- Wayne Arnold: Jim's been coordinating that. Speaker 12: ... a war zone for the next year?
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Wayne Arnold: Well, that's a multiphase project, the water reclamation program. Jim Carr: Right. Currently, the county's working up in the north end of Palm River and then they think they'll be here in probably two years, maybe year-and-a-half to two years. So, we should have all our work complete by then, but we're keeping that. Keeping in consideration that they will be coming back, they'll probably tear up the roads and the open areas to put in water and sewer. They'll probably put new gravity sewer in and new water mains in, so we are [inaudible 00:23:42] we should be done, but by the time they get into this area. Yes, ma'am? Speaker 13: That order, the order of them should be recently because they're going to do line section, I think starting in the summer, but my concern is that it's just going to be a non-stop construction at the intersection for three years or so. Wayne Arnold: Yeah, we should be done by the time they get into this area. Yes ma'am. Alicia Andrews: My name's Alicia Andrews. We're just seasonal residents in Palm River and these are very frivolous questions I have compared to the other ones. My �irst is, do you have any pictures of what the proposal is that they'll look like aesthetically from the street or the rear, like the frontage of the buildings? Wayne Arnold: No, we don't unfortunately tonight. MHK Architecture is the design architect working on the project. There were some very basic images shown as part of a site plan with the county, but they're not the �inished elevations for the project, so those are still under development. Alicia Andrews: My second question is totally sel�ish, but it sounds like a lot of people obviously would like things not to change because it's really quiet back there. Will there be any amenities that perhaps some of us in the community might be able to use a playground or a pickleball court or the pool? Wayne Arnold: I think the answer is no. Alicia Andrews: I �igured. Wayne Arnold: It's intended for the Arthrex folks that will be residing in the property. Thank you for the questions. Sharon, there's another question right back there. Joanie: Hi. My name is Joanie and I also reside in the Palm River Apartments where the pool is there or the condos, but my question is... I didn't understand the term of the people that are be staying in the units. It's very short-term or it's permanent housing? Wayne Arnold: It is not permanent housing. We call it transitional corporate housing. I wouldn't say it's a standard industry term, but it's a growing term because a lot of businesses are looking to �ind their own employee housing. Naples Community Hospital, when I �irst moved to town, had multiple apartment buildings around the hospital where they put up doctors, nurses, other visiting people
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for lengths of time. This is intended to be... I mean the shorter-term rental would be maybe a 30-day stay if somebody comes and needs housing. It can be six months. I know in some cases Trent has told us that working with somebody who might be under construction on a home, and they need even more time just to get the �inal CO. So, this is housing for their folks to have as a place to transition into permanent housing. Joanie: It could be anywhere from individuals to families, the whole gamut? Wayne Arnold: Yes, it could be. Joanie: Thank you. Wayne Arnold: Anybody else - questions? We'll let the lady behind you go �irst. Wendy Klopf: Hi, my name's Wendy Klopf and I'm a resident of Flame Vine Drive. I have a couple questions regarding the bus stop like the other gentlemen. Where is the construction traf�ic going to come in and out? Because if the children or the kids waiting for the bus at six, seven, and eight o'clock in the morning are in that driveway, is the construction traf�ic, the workers or the dump trucks, coming in and out the same driveway? Wayne Arnold: Jim, do you have any idea? Do you want to try to address that? We do have two driveways on the site. I think we can help coordinate during construction activities to not con�lict with school bus stuff. Wendy: And also, in the afternoon at two, three, and four o'clock they'll be dropping off students. So, throughout the day, there'll be at least six buses dropping off students and them walking around those areas. So, for their safety and the employees, if they're leaving, obviously they don't want to hit anybody either. Wayne Arnold: Sure. And we may have students that are residing there as well. Wendy: Yes. My other question is, are these units one-bedroom single SROs? Are they two-bedroom, three bedroom? Wayne Arnold: I think it's going to be a full range of those possibilities, just to accommodate the differences and what people's needs will be. Wendy: And then, my third question, so once you demolish, you're going to have multiple trucks trucking in and out the debris out the village? Wayne Arnold: I'm assuming so. I'm not involved in the demolition process, but typically, it's going to not take that long to demolish the buildings that are there, and then they'll be waiting for other permits to catch up so they can stage new construction on site. Wendy: And then the load of the dump trucks is allowable on all the bridges? Wayne Arnold: It should be. I mean, they're all county roads and they should be constructed to a standard that allows dump trucks and other equipment.
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Wendy: Those are my questions. Thank you. Wayne Arnold: All right. Thank you, Wendy. Paul Pauza: Thank you. My name is Paul Pauza and I live directly across the river from this project. I'm concerned with the height of the building. What's the height of the building right now and what's the height of the new proposed building? Wayne Arnold: I don't know the height of the existing buildings exactly. Paul: I think you should know the height of the building. Wayne Arnold: Well, the answer is that the zoning that's in place is RMF-16 zoning. It allows a height of 75 feet as you heard the county con�irm. It doesn't mean that you couldn't rebuild something there today under that same standard, so 75 feet is the height that's allowed there today. Paul: I know, but I do not have any way of telling how big that building is or how tall the building is, and I think that that's some kind of data that you should have available. Now when I look out my back window, if I'm going to look at a 65-foot structure, this building looks like it's going to be maybe 100 feet from my house, or my property and the existing buildings are maybe 200 feet away from my property. So, I'm going to be looking at... and we don't even have a picture of what it's supposed to look like. Wayne Arnold: No, we do not yet. I'm sorry. And this is part of the due review process? Paul: What's the answer? Wayne Arnold: The answer is we don't have an image of the actual building and I don't know the actual height of the building that's there today, but the zoning would allow the building to be demolished and reconstructed at 75 feet. Paul: Right. Now, how many cars of parking do you have underneath the building? Wayne Arnold: Do you know the answer? Kind of a breakdown? Jim Carr: About 30, 38 or so. Paul: And how many are outside the building? Jim Carr: About 45. Paul: Okay. Wouldn't it be nice if they could take the cars and put a little bit more outside parking, and then lower the height of the building? If it goes to be as high as the hospital,
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I really don't think I would like to look at a building as high as a hospital. And this is not a hospital, this is something that's supposed to be part of a residential neighborhood. Wayne Arnold: The standard that we've proposed for the building height is consistent with what's allowed under the zoning today. It's actually lower by the zone height than we proposed. Paul: Pardon me, sir? Richard Yovanovich: It's actually lower. Wayne Arnold: It's actually lower by the zone height than we've proposed. Paul Pauza: Pardon me, sir. Richard Yovanovich: Right now, we can go to seventy-�ive feet zone, we're only asking for sixty-�ive feet zone. So, we're asking to reduce the height for what we can build today. Paul Pauza: So, the maximum, the absolute top would be lower than sixty-�ive? Will not be above sixty-�ive plus all the other stuff on top? Wayne Arnold: Hang on sir, hang on. Richard Yovanovich: And right now, we could do seventy-�ive plus. Paul Pauza: Sure. Compared to what it is today. Wayne Arnold: Sir, can we get a microphone because this is bouncing all over. Richard Yovanovich: That's my fault. Wayne Arnold: Can we get a microphone because this is bouncing all over the place on the recording. The answer is, from a building height standpoint, I understand the buildings that are there today are not 65 feet. They're not 75 feet. I don't know their exact height, but the zoning code that's in place today would've allowed whomever developed the property initially or now, if Arthrex hadn't come along and proposed a change, to still build a building 75 feet zone height, which means that building would likely exceed 75 feet total height or an actual height as the county measures it. What we've proposed is a zoned height of 65 feet with an actual height of 75 feet, so our maximum height that we're proposing only achieves the zone height that's allowed today. And just for your information, the hospital is over 100 feet tall. Paul Pauza: For sure? Wayne Arnold: Absolute positive. Paul Pauza: Okay. Well, we might have trouble with the helicopters too if it's too high as they're coming into the hospital. One other thing... No, that's okay, thank you very much.
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Wayne Arnold: No, thank you. Alan Findlay: Hello, Alan Findlay also with LaPlaya Golf Club and this follows on with what Wendy was asking earlier on. The demolition timetable, I heard it was imminent. Wayne Arnold: Jim, do you know any more about that? I know that they've been anxious to try to get in and get the demolition permits. I don't know what the schedule is for demolition, but I think that the intent would be to go ahead and get the site cleared, so construction can commence as soon as all the other permits would be secured. Jim Carr: I think, like you said, dependent on obtaining the permit. I don't know what the exact start date would be, but probably sometime this year. Alan Findlay: We prefer the summertime. Jim Carr: That's what I think is planned. Alan Findlay: And then once everything has been approved, what do you anticipate is the construction timetable, and when would it be? Jim Carr: I don't think I know that answer right now, but it does take several months, maybe even a full year, from beginning to end, the whole project. Alan Findlay: For approvals or the construction? Jim Carr: Well, we have to obtain the approvals, which would likely be around the summertime, and so construction may start as soon as then. Alan Findlay: In the summer? Jim Carr: It's all dependent on when we obtain the zoning and the permits. Alan Findlay: Thank you. Jim Carr: Thanks. Speaker 8: Is this project for sure happening or is there still possibilities? Wayne Arnold: I'm sorry, you broke up there, ma'am. Could you repeat that? Speaker 8: Is this project for sure happening or are there still possibilities? Wayne Arnold: The project is a proposal at this point. We have to go through the public hearing process with Collier County. We don't prejudge, but we hope the County Commission will ultimately approve it, but we still have to go through those public hearings. There'll be public input allowed at those two public hearings. Anybody else? Anything else? I see a lady in the back, Sharon.
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Alicia Andrews: Just so I understand it clearly, it's not happening for sure, but we probably don't stand a chance that it won't happen. Correct? Wayne Arnold: Well, I don't think I would say it that way. Public input is sought for a reason, and you're appointed of�icials with the County Planning Commission and staff and the Board of County Commissioners, they appreciate public input. They work really hard to try to �ind solutions and if there are things that can be accommodated in your request, they'll ask us if we can do those and hopefully, we can. If we can't, we honestly tell you we can't do that like allowing you to use the pool is probably an answer that's a non-starter, but just a hunch. Alicia Andrews: We could show up and- Wayne Arnold: You absolutely can. You'll get notice for public hearings, and you are encouraged to show up. If you can't, you can send an email or write a letter. Speaker 12: This is the only NIM, right? Wayne Arnold: This is the only required Neighborhood Information Meeting, yes. Speaker 12: Is it possible to get when there is a �inal design, or at least a nearer design, to have that rendering shared out or distributed? Or "Here it is today, here's what it looks like today and here's what it's going to look like," so we can see that and maybe these people can see it from their point of view, their house too, so they get a realistic view? Wayne Arnold: Yeah. I think our goal will be by the time we have our Planning Commission Public Hearing, that we'll have some realistic images of what this building is intended to look like. Speaker 12: That'd great. Patrick Lewins: All right. Patrick Lewins again - LaPlaya Golf Club. I heard you say, or somebody say demolition was imminent. Is that the case? Wayne Arnold: I think the intent to get the permit to demolish is underway. Patrick Lewins: My only... or our only concern that we have is with that cart path that we have going through there, there's people driving through there. What accommodations would be made during that process to safely get our people from one side to the other? Wayne Arnold: I would recommend that you all exchange contact information, you and Jim Carr. Patrick Lewins: Okay. Jim Carr: Yeah, we can help coordinate that. The contractor will pull that permit and do the work, but I know what you're saying. You've got a pathway people run through there, you've got push [inaudible 00:37:51] on both sides. You don't want to disturb.
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Patrick Lewins: That was the thing with the water too. As soon as you put a track hoe on that car path, that water line is destroyed. So, all that kind of stuff, just not that one day a bulldozer shows up out of the blue and all of a sudden, we're cut off there. Jim Carr: Understood. Wayne Arnold: Any other comments/questions? Was there another question back there, Sharon, or no? No? All right. Well, if not, I appreciate everybody coming out and, like you said, contact information, I'll put it back up again if you... This has the contact information for our �irm where we'll be updating the information and then it's got Parker Klopf's contact information and Laura DeJohn's contact information, so feel free to reach out. Any of us will get you anything that we've submitted to the county and our website will be updated as soon as we resubmit to the county as well. So, thank you everybody. Appreciate you all coming out.
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PETITIONS:PL20230011318 - PALM RIVER CORPORATE HOUSING RESIDENTIAL SUBDISTRICT (GMPA); ANDPL20230011319 - PALM RIVER CORPORATE HOUSING RPUD REZONE
January 10, 2024, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
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PROJECT TEAM:
•Palm River Accommodations, LLC – Applicant
•Trent Lewis, MBA, LEED AP, Director of Facilities & Corporate infrastructure – Arthrex, Inc.
•Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A.
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor & Associates, P.A.
•James A. Carr, P.E., Professional Engineer – Agnoli, Barber & Brundage, Inc.
•James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc.
*Please note, all information provided is subject to change until final approval by the governing authority.
2
INTRODUCTION
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3
LOCATION MAP
ZONED
RMF-16
ZONED
RMF-6
ZONED
RMF-16
ZONED
RSF-3
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FUTURE LAND USE (FLU) DESIGNATION:
Existing: Urban Designation, Mixed Use District, Urban Residential Subdistrict
Proposed: Palm River Corporate Housing Residential Subdistrict
ZONING: Existing: RMF-16
Proposed: Palm River Corporate Housing RPUD
PROPOSED REQUEST:
•Modify the FLU map to add the Palm River Corporate Housing Residential Subdistrict
•Rezone from the RMF-16, Zoning District to the Palm River Corporate Housing Residential PUD
•To allow a maximum of 41 multi-family dwelling units.
PROJECT INFORMATION
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FUTURE LANDUSE MAP - EXISTING
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FUTURE LANDUSE MAP - PROPOSED
Proposed Subdistrict Language:
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PROPOSED
MASTER PLANSITE SUMMARYTOTAL SITE AREA: 2.06± ACRESRESIDENTIAL: 1.49± ACRES (73%)BUFFERS: 0.17± ACRES (8%)DRAINAGE, UTILITY, ROAD EASEMENTS 0.40± ACRES (19%)
RESIDENTIAL: MAXIMUM 41 MULTI-FAMILY DWELLING UNITSOPEN SPACE: 2REQUIRED:60%PROVIDED:50%PRESERVE:REQUIRED: 0± ACRES (0 ACRES NATIVE VEGETATION X 25%)PROVIDED: 0± ACRES
DEVIATIONS:1.RELIEF FROM LDC SECTION 4.05.04, TABLE 17, PARKING SPACE REQUIREMENTS FOR MULTI-FAMILY DWELLINGS2.RELIEF FROM LDC SECTION 4.07.02.G.1, OPEN SPACE REQUIREMENTS
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CONCEPTUAL SITE RENDERING
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CONCEPTUAL LANDSCAPE RENDERING
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PROPOSED DEVELOPMENT STANDARDS
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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
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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: PL20230011318 and PL20230011319
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
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on December 10, 2024, in the Board of County Commissioners
meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE
COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY ADDING
THE PALM RIVER CORPORATE HOUSING RESIDENTIAL SUBDISTRICT TO THE
URBAN MIXED USE DISTRICT TO ALLOW UP TO 41 MULTI-FAMILY RENTAL
DWELLING UNITS OR 41 TRANSITIONAL CORPORATE HOUSING RENTAL
DWELLING UNITS. THE SUBJECT PROPERTY IS LOCATED ON THE EAST SIDE
OF PALM RIVER BOULEVARD AT VIKING WAY, IN SECTION 23, TOWNSHIP 48
SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 2.06±
ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED
AMENDMENT TO THE FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;
PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
[PL20230011318]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, AMENDING ORDINANCE NO. 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 RESIDENTIAL MULTI-FAMILY-16
ZONING DISTRICT (RMF-16) TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT
(RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS PALM RIVER
CORPORATE HOUSING RPUD, TO ALLOW UP TO 41 MULTI-FAMILY RENTAL
DWELLING UNITS OR 41 TRANSITIONAL CORPORATE HOUSING RENTAL
DWELLING UNITS, ON 2.06± ACRES OF PROPERTY LOCATED ON THE EAST SIDE
OF PALM RIVER BOULEVARD AT VIKING WAY, IN SECTION 23, TOWNSHIP 48
SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA; AND BY PROVIDING AN
EFFECTIVE DATE. [PL20230011319]
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A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted
on the County website. Registration should be done in advance of the public meeting, or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
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BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Yani Fernandez, Deputy Clerk
(SEAL)
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