Agenda 12/10/2024 Item #17B (Ordinance - Changing the zoning clasification from Residential Multi-family-16 to the Palm River Corporate Housing RPUD to allow up to 41 Multi-family rental dwelling units or 41 transitional corporate housing rental dwelling)12/10/2024
Item # 17.B
ID# 2024-1624
Executive Summary
This item requires that ex parte disclosure be provided by Commission members. Should a hearing be held on this item,
all participants are required to be sworn in. Recommendation to approve an Ordinance changing the zoning classification
from Residential Multi-family-16 (RMF-16) to the 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. (Companion to items 17A and 17C)
OBJECTIVE: To have the Board of County Commissioners (“Board”) review staff’s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced
petition and render a decision regarding this PUD Rezone (PUDZ) petition and ensure the project is in harmony with all
the applicable codes and regulations in order to ensure that the community’s interests are maintained.
CONSIDERATIONS: The site is located approximately 0.5 miles north of the intersection of Palm River Boulevard
and Immokalee Road on the east side of Palm River Boulevard. It is +2.06 acres, identified as Parcel No. 65372280001,
within the Palm River Estates (Unit 4) subdivision. The site is developed with 12 residential units in three buildings
constructed in 1989. The existing building addresses are 208, 210, and 212 Palm River Boulevard.
The maximum number of units allowed on the site per the current Residential Multifamily–16 (RMF-16) zoning district
is 16 units per acre, which equates to 33 units. The petitioner seeks eight more units than currently allowed, which
requires the companion GMP Amendment to allow density of +19.9 units per acre.
The proposed rezoning to Residential Planned Unit Development (RPUD) is intended to introduce the concept of
Transitional Corporate Housing Rental Dwelling Units, which the petitioner defines as:
Short-term housing is no less than a 30-day rental of a furnished apartment or condominium to professional
employees who are relocating for work or on assignment or training in Collier County for companies located
in Collier County. Short-term housing is 12 months or less but can be extended with evidence of a permanent
housing contract or permanent lease.
Permitted Uses listed in Exhibit A of the attached Ordinance include Transitional Corporate Housing Rental Dwelling
Units, or in the event the property is not used entirely for Transitional Corporate Housing, then multifamily rental
dwelling units are permitted subject to an affordability commitment. The Affordable Housing commitment is stated in
Exhibit F of the attached Ordinance, requiring eight of the multifamily rental dwelling units to be income restricted for
households earning up to and including 100% Area Median Income (AMI) for Collier County. These units will be
committed for a period of 30 years from the date the property ceases to be utilized for Transitional Corporate Housing,
and the managing entity will notify the county manager or designee in writing.
Proposed maximum building height is 65 feet (zoned) and 75 feet (actual) for a five-story multifamily apartment
building with parking and office space on Level 1 and apartments on Levels 2 through 5. The maximum zoned height in
the RMF-16 district is 75 feet, and the requested height conforms to this maximum.
The PUD Master Plan depicts the two existing access points along Palm River Boulevard will remain. School children
currently use a school bus stop near the southern driveway into the site (opposite Viking Way), and this is proposed to
remain. A golf cart path currently traverses the middle of the site in an easement, and the path and easement are
proposed to be relocated to conform to the new building placement. A County Utility Easement is also proposed to be
vacated through a companion petition, VAC-PL20240002369.
Two deviations from the Land Development Code (LDC) are proposed:
1. To allow no additional parking for on-site recreation facilities; and
2. To allow a reduction in required open space from 60% to 50% of the site.
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12/10/2024
Item # 17.B
ID# 2024-1624
In addition to the companion GMPA-PL20230011318 and Utility Easement Vacation (VAC-PL20240002369), a Site
Development Plan (SDP-PL20230015865), Demolition Permit (PRDM20240834775), and Building Permit
(PRMFH20240832690) are also in process for this project.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
PUDZ-PL20230011319, Palm River Corporate Housing RPUD, on September 20, 2024. The CCPC discussed and
recognized that transitional corporate housing is a unique approach to addressing community needs. The petitioner
agreed to add language in the PUD to clarify that permitted uses include either Transitional Corporate Housing rental
dwelling units or, if the units are no longer used for Transitional Corporate Housing, then eight dwelling units will be
income restricted to be affordable for households earning up to 100% Area Median Income for Collier County. The
language as discussed during the hearing is included in the Ordinance attached to this summary in Exhibit A, List of
Permitted Uses, and in Exhibit F, List of Development Commitments, Affordable Housing Commitment 5.A.
A resident of the neighboring River Royale condominium expressed concern for compatibility with the surrounding
neighborhood, which is built with lower heights and densities. He described that the existing apartments had a history of
noise and crime issues and advocated for using the property per its existing zoning of RMF-16.
The CCPC voted unanimously to forward this petition to the Board with a recommendation of approval subject to the
agreed upon clarification of the alternative to allow multifamily dwellings with an affordability commitment of 8
dwelling units in the event the property is no longer used entirely for Transitional Corporate Housing, which is included
in the Ordinance attached to this summary.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require
Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project
reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances.
FISCAL IMPACT: The rezoning by and of itself will have no fiscal impact on Collier County. There is no guarantee
that the project, at build-out, will maximize its authorized level of development. However, if the PUD Rezone is
approved, a portion of the land could be developed, and the new development will result in an impact on Collier County
public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each
new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities.
Additionally, in order to meet the requirements of concurrency management, the developer of every local development
order approved by Collier County is required to pay a portion of the estimated Transportation Impact Fees associated
with the project in accordance with Chapter 74 of the Collier County Code of Laws and Ordinances. Other fees collected
prior to issuance of a building permit include building permit review fees. Finally, additional revenue is generated by
application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that
impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze
this petition.
GROWTH MANAGEMENT IMPACT: The +2.06 acre subject site has a Future Land Use designation of Urban
Mixed Use District, Urban Residential Subdistrict. The proposed density of 19.9 dwelling units per acre (41 units/+2.06
acres) exceeds the allowable density, which is up to 16 dwelling units per acre, except in accordance with the Transfer
of Development Rights Section of the Land Development Code. Because the density of the proposed development is
inconsistent with the GMP, a companion Small-Scale Growth Management Plan Amendment petition PL20230011318
requests removing the site from the Urban Mixed Use District, Urban Residential Subdistrict and designating it as Palm
River Corporate Housing Residential Subdistrict within the Urban Mixed Use District.
Because this development has a de minimis impact on the adjacent roadways, the request can be found consistent with
Policy 5.1 of the Transportation Element of the GMP. The petition has been found consistent with the Conservation &
Coastal Management Element (CCME). The project site has been cleared; no preservation is required. This petition
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12/10/2024
Item # 17.B
ID# 2024-1624
cannot be approved until the companion GMPA is adopted and goes into effect with an effective date linked to the
effective date of the companion GMPA.
LEGAL CONSIDERATIONS: This is a site-specific rezone to a Residential Planned Unit Development (RPUD)
Zoning District for a project which will be known as Palm River Corporate Housing RPUD. The burden falls upon the
applicant to prove that the proposed rezone is consistent with all the criteria set forth below. Should it consider denying
the rezone, the burden then shifts to the Board of County Commissioners to determine that such denial would not be
arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one
or more of the listed criteria below.
Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the
applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial.
Criteria for PUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments
or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the
continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public
expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed RPUD with the goals, objectives and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions
on location of improvements, restrictions on design, and buffering and screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with RPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public purposes to a degree at
least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the Growth
Management Plan elements?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested RPUD Rezone result in the possible creation of an isolated district unrelated to adjacent
and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary.
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12/10/2024
Item # 17.B
ID# 2024-1624
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed
incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic, including
activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance
with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the County?
23. Consider: Whether it is impossible to find other adequate sites in the County for the proposed use in districts
already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be required
to make the property usable for any of the range of potential uses under the proposed zoning classification.
25. Consider: The impact of development resulting from the proposed RPUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance
[Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the Board of County
Commissioners deem important in protecting public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied
to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons,
and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was
prepared by the County Attorney’s Office. This item has been approved as to form and legality, and requires an
affirmative vote of four for Board approval. –DDP
RECOMMENDATIONS: To approve Petition PUDZ- PL20230011319, subject to approval of the companion GMPA-
PL20230011318 and VAC-PL20240002369 with an effective date linked to the effective date of the companion GMPA
petition.
PREPARED BY: Ray Bellows, AICP, Zoning Manager
ATTACHMENTS:
1. CCPC Staff Report
2. Att A - Ordinance - 102824
3. Att B - Applicant Backup - Palm River Corporate Housing RPUD
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12/10/2024
Item # 17.B
ID# 2024-1624
4. Att C - NIM Docs
5. Att D - Emails from public and School District
6. Affidavit of Sign Posting 2024-10-15
7. legal ad - agenda IDs 24-1747 & 24-1624 - Palm River Corporate Housing RPUD & GMPA
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 1 of 18
13 September 2024
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: SEPTEMBER 20, 2024
SUBJECT: PUDZ-PL20230011319; PALM RIVER CORPORATE HOUSING RPUD
(Companion to GMPA-PL20230011318)
PROPERTY OWNER/AGENT:
Owner:
Palm River Accommodations LLC
1265 Creekside Pkwy, Ste 210
Naples, FL 34108
Agents:
D. Wayne Arnold, AICP
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Richard D. Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission consider rezoning +2.06
acres from Residential Multifamily–16 (RMF-16) Zoning District to Residential Planned Unit
Development (RPUD) for the Palm River Corporate Housing RPUD to allow for the development
of up to 41 multifamily rental units, with commitment that eight rental units will be restricted to
households whose incomes are less than 100% of the Area Median Income (AMI) for Collier
County for 30 years should the property no longer be used entirely for Transitional Corporate
Housing.
A companion Growth Management Plan (GMP) Amendment is requested (GMPA-
PL20230011318) to remove the property from the Urban Mixed Use District, Urban Residential
Subdistrict and designate it as Palm River Corporate Housing Residential Subdistrict within the
Urban Mixed Use District. A Utility Easement Vacation (VAC-PL20240002369) request is also
in process with final determination by the BCC.
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 2 of 18
13 September 2024
GEOGRAPHIC LOCATION:
The property is located approximately 0.5 miles north of the intersection of Palm River Boulevard
and Immokalee Road, on the east side of Palm River Boulevard, within Section 23, Township 48
South, Range 25 East, Collier County, Florida. (See location map below)
PURPOSE/DESCRIPTION OF PROJECT:
The site is located approximately 0.5 miles north of the intersection of Palm River Boulevard and
Immokalee Road on the east side of Palm River Boulevard. The site is 2.06+ acres, identified as
Parcel No. 65372280001, within the Palm River Estates (Unit 4) subdivision. The site is developed
with 12 residential units in three buildings constructed in 1989. The existing building addresses are
208, 210, and 212 Palm River Boulevard.
The maximum number of units allowed on the site per the current Residential Multifamily–16 (RMF-
16) zoning district is 16 units per acre, which equates to 33 units. The petitioner seeks eight more
units than currently allowed, which requires the companion GMP Amendment.
The proposed rezoning to Residential Planned Unit Development (RPUD) is intended to allow
redevelopment of the site with up to 41 dwelling units, which calculates to a density of +19.9 units
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 3 of 18
13 September 2024
per acre. The proposed maximum building height is 65 feet (zoned) and 75 feet (actual) for a five-
story multifamily apartment building with parking and office space on Level 1 and apartments on
Levels 2 through 5. The maximum zoned height in the RMF-16 district is 75 feet, and the requested
height conforms to this maximum. Because the requested density exceeds the allowable density per
the GMP, a companion GMP Amendment is requested (GMPA-PL20230011318) to establish the
Palm River Corporate Housing Residential Subdistrict within the Urban Mixed Use District on the
Future Land Use Map, with a text change to the Future Land Use Element to allow the proposed
density of +19.9 units per acre on the site.
The PUD Master Plan depicts the two existing access points along Palm River Boulevard will
remain. School children currently use a school bus stop near the southern driveway into the site
(opposite Viking Way), and this is proposed to remain. A golf cart path currently traverses the
middle of the site in an easement, and the path and easement are proposed to be relocated to conform
to the new building placement. A County Utility Easement is also proposed to be vacated subject to
BCC approval (VAC-PL20240002369).
The petitioner commits to providing some affordable housing should the property no longer be used
entirely for Transitional Corporate Housing. For purposes of this PUD, the petitioner defines
Transitional Corporate Housing as the temporary rental for no less than 30 days of a furnished
apartment or condominium to employees working in Collier County for companies located in Collier
County. Should the property no longer be used entirely for Transitional Corporate Housing, the
petitioner commits eight dwelling units to be income restricted and rented to individuals or families
having incomes at or below the 100% Area Median Income (AMI) for Collier County. These units
will be committed for a period of 30 years from the date the property ceases to be utilized for
Transitional Corporate Housing, and the managing entity will notify the county manager or designee
in writing.
Two deviations from the Land Development Code (LDC) are proposed:
1. To allow no additional parking for on-site recreation facilities; and
2. To allow a reduction in required open space from 60% to 50% of the site.
For additional information, see the deviations discussion section of this staff report on page 16.
In addition to the companion GMPA-PL20230011318 and Utility Easement Vacation (VAC-
PL20240002369), a Site Development Plan (SDP-PL20230015865), Demolition Permit
(PRDM20240834775), and Building Permit (PRMFH20240832690) are also in process for this
project.
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 4 of 18
13 September 2024
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding the proposed Palm River Corporate Housing RPUD,
which is currently occupied by three residential buildings with a zoning designation of RMF-16.
North: River Royale Condo Phase 1, consisting of 16 units, zoned RMF-16.
East: Palm River Golf Course, zoned Golf Course (GC).
South: Beyond the water is Cocohatchee Club, a condominium consisting of 20
units, zoned RMF-6.
West: Beyond Palm River Blvd is Palm Royal Apartments, a condominium, zoned
RMF-16 and single family dwellings, zoned RSF-3.
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 5 of 18
13 September 2024
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The 2.06+/- acre subject site has a Future Land Use designation
of Urban Mixed Use District, Urban Residential Subdistrict. The purpose of this subdistrict is to
provide for higher densities in an area with fewer natural resource constraints and where existing
and planned public facilities are concentrated. Maximum eligible residential density shall be
determined through the Density Rating System but shall not exceed 16 dwelling units per acre
except in accordance with the Transfer of Development Rights Section of the Land Development
Code.
A Future Land Use Map change is also being requested in the companion Growth Management
Plan Amendment (PL20230011318) to remove it from the Urban Mixed Use District, Urban
Residential Subdistrict and designate it as Palm River Corporate Housing Residential Subdistrict
within the Urban Mixed Use District.
The proposed density is 19.9 dwelling units per acre (41 units/2.06+/- acres), which exceeds the
allowable density. As such, this PUD petition may only be deemed consistent with the Future Land
Use Element (FLUE) of the GMP if the companion GMPA (PL20230011318) is approved and
goes into effect and the uses and intensities in this PUD align with those in the GMPA.
Transportation Element: In evaluating this project, staff reviewed the applicant’s November 1,
2023 TIS and the PUD Document for consistency with Policy 5.1 of the Transportation Element
of the Growth Management Plan (GMP).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible developmen t,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment
that is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s significant
impacts on all roadways.”
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 6 of 18
13 September 2024
Staff finding: According to the TIS and PUD document, the proposed development is requesting
41 multifamily residential units. There are currently 12 multifamily units constructed on the
parcel. The TIS for this request indicates that the proposed development will generate +/- 16 PM
peak hour trips on the adjacent road network. This represents a net increase of +/- 10 PM peak
hour trips over the existing +/- 6 PM peak hour trips generated by this development. The number
of new trips generated represents a de minimis impact (less than 1%) on the adjacent road network.
Because this development has a de minimis impact on the adjacent roadways, the request can be
found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Conservation and Coastal Management Element (CCME): The environmental review staff
has found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site is 2.06+ acres and has been cleared; no preservation is required.
GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as
this proposed rezoning. Staff is required to make a recommendation regarding a finding of
consistency or inconsistency with the overall GMP as part of the recommendation for approval ,
approval with conditions, or denial of any rezoning petition.
This petition cannot be approved until the companion GMPA is adopted and goes into effect with
an effective date linked to the effective date of the companion GMPA.
STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition,
including the criteria upon which a recommendation must be based, specifically noted in LDC
Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD
Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s
recommendation. An evaluation relative to these subsections is discussed below under the heading
“Zoning Services Analysis.”
Environmental Review: Environmental Services staff has reviewed the petition to address
environmental concerns. The property has been developed and maintained clear of native
vegetation required to be preserved. No listed animal species were observed on the property. The
Master Plan does not show a preserve because no minimum preservation is required.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Landscape Review: The buffers labeled on the PUD Master Plan are consistent with the LDC.
Utility Review: The project lies within the regional potable water service area and the North Collier
wastewater service area of the Collier County Water-Sewer District (CCWSD). The project
already receives CCWSD water and wastewater services. Sufficient water and wastewater
treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
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PUDZ-PL20230011319 Palm River Corporate Housing RPUD Page 7 of 18
13 September 2024
Housing Policy & Economic Development Review: The petitioner proposes to build 41 residential
units on 2.06 acres at a density of 19.9 units per acre. To achieve the requested density, approval
of the accompanying Growth Management Plan Amendment is required. It is Board of County
Commissioners policy to require residential density increases through growth management plan
amendments to provide a minimum of 30% affordable housing (with 15% addressing the housing
needs of households at the 80% AMI level and 15% addressing the housing needs of households
at the 100% AMI level).
Staff recognizes that this site is currently zoned RMF-16, upon which 33 residential units could be
constructed today. Therefore, staff recommends that as a condition of approval, 30% (12 of the
41) of the residential units be restricted to households up to and including the 100% AMI level.
These units should be restricted for 30 years from the time of the development.
For reference, the income and rent limits for apartment units at the 100% AMI levels are as
follows…
This will broaden the spectrum of employees being accommodated in the transitional housing by
setting aside twelve (12) units for those earning up to and including 100% AMI.
Zoning Services Review: Zoning Division staff has evaluated the proposed uses related to intensity
and compatibility. The density of the proposed development is 19.9 units per acre (41 units on 2.06
acres), which exceeds the allowable density of 16 units per acre and can only be achieved if the
companion GMP Amendment (PL20230011318) is approved.
The subject site lies in a unique location of the larger Palm River subdivision because this location
is where three properties are subject to the highest density designation of RMF-16 zoning district
in the Palm River neighborhood. No other planned unit developments are in the vicinity. The
neighborhood is primarily zoned RSF-3 Single Family and GC-Golf Course, with RMF-6 zoning
nearby to the south and RMF-12 zoning toward Immokalee Road.
The proposed five-story multifamily residential development is more intense than the surrounding
development pattern. The two-story condominium complex to the north, River Royale
Apartments, was established in 1979 and constructed at a density of ±6 units per acre (16 units on
2.67 acres). To the west across Palm River Boulevard is Palm Royal Apartments, a two-story
condominium complex established in 1978, constructed at a density of ±8.5 units per acre (20 units
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13 September 2024
on 2.34 acres). Single family residential dwellings zoned RSF-3 are located to the west across
Palm River Boulevard. Duplex and two-story quadplex dwellings are to the south, zoned RMF-6.
To the southeast toward Immokalee Road are two-story and three-story condominium
developments zoned RMF-12.
Although the proposed development is more intense than the existing uses in the vicinity, the
proposed multifamily use and proposed height are consistent with the currently applicable zoning
district. The RMF-16 zoning district allows for a density of up to 16 units per acre and a zoned
height of up to 75 feet. The proposed PUD will have a gross density of 19.9 per acre, which results
in 8 more dwelling units than allowed by current zoning. The petitioner proposes a maximum
zoned building height of 65 feet and a maximum actual height of 75 feet; the building is proposed
as a five-story multifamily apartment building with parking and office space on Level 1 and
apartments on Levels 2 through 5. The petitioner’s justification for requested Deviation #1
suggests that recreational amenities may be located at the rooftop level. Staff recommends that
amenities not be located on the rooftop to avoid the imposition of rooftop activities and associated
noise on the surrounding residential neighborhood.
The RMF-16 minimum setbacks are 50% the height of the building for the front yard (but not less
than 30 feet), 50% the height of the building for the side yard (but not less than 15 feet), and 50%
the height of the building for the rear yard (but not less than 30 feet). Per the Development
Standards Table I in Exhibit B of the draft Ordinance (Attachment A), the proposed minimum
front yard setback is 30 feet (the conventional LDC requirement is 50% of 65 feet or 32.5 feet),
minimum side yard is 15 feet (the conventional LDC requirement would be 32.5 feet), and
minimum rear yard is 15 feet (the conventional LDC requirement would be 32.5 feet).
The petitioner defines Transitional Corporate Housing as “the temporary rental for no less than
30 days of a furnished apartment or condominium to employees working in Collier County for
companies located in Collier County.” Should the property no longer be used entirely for
Transitional Corporate Housing, a commitment is included in Exhibit F of the Draft Ordinance
(Attachment A) to provide eight income restricted rental units (19.5% of total units) for individuals
or families with incomes at or below the 100% Area Median Income (AMI) for Collier County for
30 years. Staff recommends that the petitioner provide at least 30% of the transitional corporate
housing units for those earning up to and including 100% AMI.
The current designation of the site as RMF-16 entitles higher density and taller structures than
most of the surrounding neighborhood. The petitioner seeks to increase the density further through
a GMP Amendment and PUD rezoning to allow 19.9 units per acre. This alters the mix of zoning
that is established within the neighborhood.
The petitioner seeks a deviation to allow 50% of the total area of the site as open space, which is
less than the required minimum 60% open space that must be provided for residential only PUDs
per LDC Section 4.07.02 G.1. The petitioner indicates that the size of the parcel and proposed
scale of the building limits the amount of usable open space that can be provided on-site, and that
meeting the 60% usable open space standard would render the site unusable for buildings at the
proposed height. The minimum 60% open space requirement could be achieved with a smaller
building footprint or a reduction in number of units and corresponding parking spaces.
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13 September 2024
The increased density could be designed compatibly in the context of the neighborhood if
developed in adherence to the RMF-16 development standards governing height and setbacks.
Staff recommends the project maintain the minimum front, side, and rear yard setbacks per the
LDC standards for the RMF-16 district, which is 50% of zoned building height, or 32.5 feet.
The petitioner’s justification for requested Deviation #1 suggests that recreational amenities may
be located at the rooftop level. Staff also recommends that amenities not be located on the rooftop
to avoid the imposition of rooftop activities and associated noise on the surrounding residential
neighborhood.
CONCURRENT LANUD USE APPLICATIONS:
In addition to the companion GMPA-PL20230011318 and Utility Easement Vacation (VAC-
PL20240002369), a Site Development Plan (SDP-PL20230015865), Demolition Permit
(PRDM20240834775), and Building Permit (PRMFH20240832690) are also in process for this
project.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08.”
1. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
The 2.06+/- acre project with 41 dwelling units for Transitional Corporate Housing at a
density of 19.9 dwelling units per acre is higher density than the existing low-rise single
family and multifamily residential development pattern in the vicinity.
The current designation of the site as RMF-16 entitles higher density and taller structures
than most of the surrounding neighborhood. The petitioner seeks to increase the density
further through a GMP Amendment and PUD rezoning to allow 19.9 units per acre. This
alters the mix of zoning established within the neighborhood. The increased density could
be designed compatibly in the context of the neighborhood if developed in adherence to
the RMF-16 development standards governing height and setbacks. Staff recommends
the project maintain the minimum front, side, and rear yard setbacks per the LDC
standards for the RMF-16 district, which is 50% of zoned building height, or 32.5
feet. Staff also recommends that amenities not be located on the rooftop to avoid the
imposition of rooftop activities and associated noise on the surrounding residential
neighborhood.
Transportation Planning staff determined the access points and de minimis level of traffic
are acceptable, and utilities are available to the site.
The project already receives CCWSD water and wastewater services. There are adequate
water and wastewater treatment capacities to serve the project. A sanitary sewer utility
easement is proposed to be vacated subject to BCC approval (VAC-PL20240002369). Any
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13 September 2024
improvements to the CCWSD’s water or wastewater systems necessary to provide
sufficient capacity to serve the project will be the responsibility of the owner/developer
and will be conveyed to the CCWSD at no cost to the County at the time of utility
acceptance.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense.
Documents submitted with the application were reviewed by the County Attorney’s Office
and demonstrate unified control.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the [GMP].
Comprehensive Planning staff finds that the proposed PUD will only be consistent with
the GMP upon adoption of the companion GMP Amendment (GMP PL20230011318) to
designate the site as the Palm River Corporate Housing Residential Subdistrict within the
Urban Mixed Use District.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
The buffers labeled on the PUD Master Plan are consistent with the LDC. A 15-foot wide
Type B buffer is proposed on the southeastern project boundary facing the water and
Cocohatchee Club, a condominium consisting of 20 units zoned RMF-6. A 10-foot-wide
Type D buffer is proposed on the west boundary abutting Palm River Boulevard; a 10-foot-
wide Type A buffer is proposed on the north and northeast boundary adjacent to River
Royale Condo zoned RMF-16; and no buffer is proposed on the east boundary abutting the
golf course.
The current designation of the site as RMF-16 entitles higher density and taller structures
than most of the surrounding neighborhood. The petitioner seeks to increase the density
further through a GMP Amendment and PUD rezoning to allow 19.9 units per acre. This
alters the mix of zoning that is established within the neighborhood. The increased density
could be designed compatibly in the context of the neighborhood if developed in adherence
to the RMF-16 development standards governing height and setbacks. Staff recommends
the project maintain the minimum front, side, and rear yard setbacks per the LDC
standards for the RMF-16 district, which is 50% of zoned building height, or 32.5
feet. Staff also recommends that amenities not be located on the rooftop to avoid the
imposition of rooftop activities and associated noise on the surrounding residential
neighborhood.
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13 September 2024
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The petitioner seeks a deviation to allow 50% of the total area of the site as open space,
which is less than the required minimum 60% open space that must be provided for
residential only PUDs per LDC Section 4.07.02 G.1. The petitioner indicates that the size
of the parcel and proposed scale of the building limits the amount of usable open space that
can be provided onsite, and that meeting the 60% usable open space standard would render
the site unusable for buildings at the proposed height. The minimum 60% open space
requirement could be achieved with a smaller building footprint or a reduction in number
of units and corresponding parking spaces.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure will continue to be sufficient to serve the proposed project, as
noted in the Transportation Element consistency review. Operational impacts are addressed
through the pending Site Development Plan review process (SDP-PL20230015865).
The project already receives CCWSD water and wastewater services. There are adequate
water and wastewater treatment capacities to serve the project. Any improvements to the
CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve
the project will be the responsibility of the owner/developer and will be conveyed to the
CCWSD at no cost to the County at the time of utility acceptance.
The proposed development must comply with all applicable concurrency management
regulations when development approvals are sought, including but not limited to any plats
and or site development plans.
7. The ability of the subject property and of surrounding areas to accommodate expansion.
The subject property is proposed to accommodate 41 dwelling units. The area has adequate
infrastructure to accommodate this project. Expansion is not feasible beyond the proposed
PUD perimeter because the property is bounded by a waterway, roadway, and existing
development.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
Two deviations are requested from the LDC in connection with this request to rezone to
RPUD. See the deviations section of the staff report beginning on page 16.
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13 September 2024
REZONE FINDINGS:
LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable.”
1. Whether the proposed change will be consistent with the goals, objectives, & policies of
the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff finds that the proposed PUD will only be consistent with
the GMP upon adoption of the companion GMP Amendment (GMP PL20230011318) to
designate the site as the Palm River Corporate Housing Residential Subdistrict within the
Urban Mixed Use District.
2. The existing land use pattern.
The surrounding land uses are described in the Surrounding Land Use and Zoning section
on page 4 of this staff report. The proposed Palm River Corporate Housing RPUD is
located in an urbanized portion of the County.
The current designation of the site as RMF-16 entitles higher density and taller structures
than most of the surrounding neighborhood. The petitioner seeks to increase the density
further through a GMP Amendment and PUD rezoning to allow 19.9 units per acre. This
alters the mix of zoning established within the neighborhood. The increased density could
be designed compatibly in the context of the neighborhood if developed in adherence to
the RMF-16 development standards governing height and setbacks. Staff recommends
the project maintain the minimum front, side, and rear yard setbacks per the LDC
standards for the RMF-16 district, which is 50% of zoned building height, or 32.5
feet. Staff also recommends that amenities not be located on the rooftop to avoid the
imposition of rooftop activities and associated noise on the surrounding residential
neighborhood.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
There are no other planned developments in the immediate vicinity. The closest PUDs are
located approximately 0.5 miles away on the south side of Immokalee Road. Other non-
residential PUDs in the area include the BRB Development CPUD and the Piper Blvd.
Medical Office Center PUD located north of Piper Boulevard on Cypress Way East which
are approximately one mile away. However, the proposed RPUD is not unrelated to
adjacent districts because multifamily homes are in the immediate vicinity, and the current
designation of the site as RMF-16 already entitles the site for higher density and taller
structures in relation to the surrounding neighborhood.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The boundary of the existing RMF-16 district and surrounding districts are logically drawn
following the boundary of parcels/tracts.
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13 September 2024
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary but is being requested in compliance with the LDC
provisions to seek such changes. The petitioner believes the rezoning is necessary to
accommodate the construction of a facility that will meet a market need to supply housing
to newly hired individuals moving to the area.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed rezoning is not likely to adversely influence living conditions in the
neighborhood. Transportation Planning staff found this development has a de minimis
impact on the adjacent roadways.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses because of peak
volumes or projected types of vehicular traffic, including activity during construc tion
phases of the development, or otherwise affect public safety.
The roadway infrastructure will continue to have adequate capacity to serve the proposed
project at this time, i.e., GMP consistent at the time of rezoning as evaluated as part of the
GMP Transportation Element consistency review. Operational impacts are addressed
through the pending Site Development Plan review process (SDP-PL20230015865).
Additionally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed rezoning is not anticipated to create adverse drainage impacts in the area;
provided stormwater best management practices, treatment, and storage on this project are
addressed through Environmental Resource Permitting (ERP) with the South Florida Water
Management District (SFWMD). County staff will evaluate the project’s stormwater
management system, calculations, and design criteria through the pending Site
Development Plan review process (SDP-PL20230015865).
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated that this RPUD will reduce light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent area.
Property value is affected by many factors. It is driven by market conditions and is ,
generally, a subjective determination. The investment to redevelop buildings that were
constructed in 1989 is likely to increase the valuation of the subject property, which is
likely to have a positive effect on the valuation of surrounding properties.
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13 September 2024
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The proposed rezone request from RMF-16 to RPUD to allow for 41 residential units is
not likely to deter development activity or improvement of surrounding properties in
accordance with existing regulations.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasting with the public welfare.
If the proposed development complies with the GMP through the approval of the
companion GMP Amendment (GMPA-PL20230011318), then that constitutes a public
policy statement supporting zoning actions consistent with said Comprehensive Plan. In
light of this fact, the proposed change does not constitute a grant of special privilege.
Consistency with the FLUE is further determined to be a public welfare relationship
because actions consistent with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, the
proposed density cannot be achieved without rezoning to RPUD and amending the GMP.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
County.
The current designation of the site as RMF-16 entitles higher density and taller structures
than most of the surrounding neighborhood. The petitioner seeks to increase the density
further through a GMP Amendment and PUD rezoning to allow 19.9 units per acre. This
alters the mix of zoning that is established within the neighborhood.
The total number of units requested is eight dwelling units more than currently permitted.
The petitioner seeks a deviation to allow 50% of the total area of the site as open space,
which is less than the required minimum 60% open space that must be provided for
residential only PUDs per LDC Section 4.07.02 G.1. The petitioner indicates that the size
of the parcel and proposed scale of the building limits the amount of usable open space that
can be provided onsite, and that meeting the 60% usable open space standard would render
the site unusable for buildings at the proposed height. The minimum 60% open space
requirement could be achieved with a smaller building footprint or a reduction in number
of units and corresponding parking spaces.
The increased density could be designed compatibly in the context of the neighborhood if
developed in adherence to the RMF-16 development standards governing height and
setbacks. Staff recommends the project maintain the minimum front, side, and rear
yard setbacks per the LDC standards for the RMF-16 district, which is 50% of zoned
building height, or 32.5 feet. Staff also recommends that amenities not be located on
the rooftop to avoid the imposition of rooftop activities and associated noise on the
surrounding residential neighborhood.
Page 10399 of 10663
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13 September 2024
15. Is it impossible to find other adequate sites in the County for the proposed use in districts
already permitting such use.
The proposed multifamily use is allowed on the subject site per the current RMF-16 zoning.
County policies typically allow for the requested density of 19.9 units per acre in Activity
Centers or through the Affordable Housing Density bonus program. The petitioner is
seeking to allow the proposed use and density in this location by requesting a companion
amendment to the GMP to create a site-specific Future Land Use designation allowing up
to 19.9 units per acre on this site.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Site alteration is required for the proposed project. The PUD Master Plan depicts the two
existing access points along Palm River Boulevard will remain. School children currently
use a school bus stop near the southern driveway into the site (opposite Viking Way), and
this is proposed to remain. A golf cart path currently traverses the middle of the site in an
easement, and the path and easement are proposed to be relocated to conform to the new
building placement. A sanitary sewer utility easement is also proposed to be vacated
subject to BCC approval (VAC-PL20240002369). A Site Development Plan (SDP-
PL20230015865), Demolition Permit (PRDM20240834775), and Building Permit
(PRMFH20240832690) are also in process for this project.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management
Plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance, as amended.
The development will have to meet all applicable criteria set forth in the LDC regarding
Adequate Public Facilities. The project must also be consistent with all applicable goals
and objectives of the GMP regarding adequate public facilities.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in protecting public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
[Remainder of page intentionally left blank.]
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13 September 2024
DEVIATION DISCUSSION
The petitioner seeks two deviations from the requirements of the LDC. The deviations are directly
extracted from PUD Exhibit E. The petitioner’s rationale and staff analysis/recommendation are
outlined below.
Proposed Deviation # 1: (Parking Space requirements)
Relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multifamily
dwellings, which requires that all units shall have 1 per unit plus visitor parking computed at 0.5 per
efficiency unit, 0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative
buildings shall have parking provided at 50 percent of normal requirements. Where sma ll-scale
recreation facilities are accessory to a single-family or multifamily project and intended only for the
residents of that project, exclusive of golf courses/clubhouses, the recreation facilities may be
computed at 50 percent of normal requirements where the majority of the dwelling units are not within
300 feet of the recreation facilities and at 25 percent of normal requirements where the majority of the
dwelling units are within 300 feet of the recreation facilities.
To instead require no additional parking for the on-site recreation facilities to be provided.
Petitioner’s Justification:
The single building site has been designed in a manner that places all units in close proximity to
the project amenity area; if located outdoors and if located on the building rooftop, all 41 units
would have access to the amenity within the building.
Staff Analysis and Recommendation: Staff recommends APPROVAL, finding in compliance
with LDC section 10.02.13.A.3. the petitioner has demonstrated that “the element may be waived
without detrimental effect on the health, safety, and welfare of the community” and in compliance
with LDC section 10.02.13.B.5.h, the petitioner as demonstrated that the deviation is “justified as
meeting public purposes to a degree at least equivalent to literal application of such regulations.”
The site design will be compact so that residents will not be required to traverse the site by vehicle
to access the on-site amenities. Staff recommends that amenities not be located on the rooftop
to avoid the imposition of rooftop activities and associated noise on the surrounding
residential neighborhood.
Proposed Deviation # 2: (Open Space)
Seeks relief from LDC Section 4.07.02.G.1, Open space requirements, which requires at least 60
percent of the gross area shall be devoted to usable open space within PUD districts composed
entirely of residential dwelling units and accessory uses, to instead allow 50 percent of the gross
area be devoted to usable open space.
Petitioner’s Justification:
The 50% open space standard is justified. The Palm River Corporate Housing project represents
redevelopment of a residential project on 2.06+/- acres. The applicant is proposing a project that
has comparable building heights to the adjacent condominiums. Due to the size of the parcel,
meeting the 60% usable open space standard would render the site unusable for buildings at the
proposed height. A taller building, having less lot coverage would be necessary to meet the 60%
open space requirement. The proposed building height and building scale are in keeping with the
Page 10401 of 10663
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13 September 2024
adjacent development. The County has recently provided data indicating that over 50,000 people
per day commute to work from outside Collier County. The Chamber of Commerce has indicated
that housing affordability is the number one public policy priority.
Staff Analysis and Recommendation: Staff recommends APPROVAL subject to the condition
that the petitioner provide at least 30% of the transitional corporate housing units for those
earning up to and including 100% AMI, finding in compliance with LDC section 10.02.13.A.3.
the petitioner has demonstrated that “the element may be waived without detrimental effect on the
health, safety, and welfare of the community” and in compliance with LDC section 10.02.13.B.5.h,
the petitioner as demonstrated that the deviation is “justified as meeting public purposes to a degree
at least equivalent to literal application of such regulations.”
The minimum 60% open space requirement could be achieved with a smaller building footprint or
a reduction in number of units and corresponding parking spaces. The petitioner suggests that
housing affordability is such a priority that the requested relief is warranted to achieve County
goals. However, the petitioner’s commitment to affordability is only implemented if the project no
longer serves its primary purpose of transitional corporate housing, so the affordability component
may never transpire per the proposed terms. To balance the need for relief to meet the development
goals while contributing to the achievement of County goals, this deviation is only supported by
staff if the petitioner provides at least 30% of the transitional corporate housing units for those
earning up to and including 100% AMI. This aligns with previous Board of County Commissioner
policy.
NEIGHBORHOOD INFORMATION MEETING (NIM):
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 intent of the project 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.
See Attachment C for the NIM documentation.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW
This project does not require an Environmental Advisory Council (EAC) review, as this project
did not meet the EAC scope of land development project reviews as identified in Section 2-1193
of the Collier County Codes of Laws and Ordinances.
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13 September 2024
COUNTY ATTORNEY OFFICE REVIEW:
This Staff Report was reviewed by the County Attorney’s office on August 30, 2024. This staff
report was reviewed by the County Attorney’s office on August 30, 2024. The Affordable Housing
provisions of Exhibit F, Section 5 of the PUD 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 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
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition PUDZ-
PL20230011319 Palm River Corporate Housing RPUD to the Board of County Commissioners
(BCC) with a recommendation of approval, subject to approval of the companion GMP
Amendment and with an effective date linked to the effective date of the GMP Amendment and
subject to the following conditions:
1. Revise Exhibit F, List of Development Commitments, to provide at least 30% of the of the
transitional corporate housing units for those earning up to and including 100% AMI. The 30%
requirement would result in twelve (12) units set aside for those earning up to and including
100% AMI.
2. Revise Exhibit B, List of Development Standards, to maintain the minimum front, side, and
rear yard setbacks per the LDC standards for the RMF-16 district, which is 50% of zoned
building height, or 32.5 feet.
3. Revise Exhibit F, List of Development Commitments, to state that amenities will not be located
on the rooftop to avoid the imposition of rooftop activities and associated noise on the
surrounding residential neighborhood.
Attachments:
A. Draft Ordinance
B. Application/Backup Materials
C. NIM Documentation
D. Correspondence with public and School District
Page 10403 of 10663
ORDINANCE NO.2024.
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NO. 2OO4-4I, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH ESTABLISHED THE COMPRIHENSIVE 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.I6) 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 4I
MULTI-FAMILY RENTAL DWELLING UNITS OR 4I
TRANSITIONAL CORPORATE HOUSING RENTAL
DWELLING UNITS, ON 2.06+ ACRES OF PROPERTY
LOCATED ON THE EAST SIDE OF PALI\{ RIVER
BOULEVARD AT VIKING WAY, IN SECTION 23,
TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA; AND BY PROVIDING AN
EFFECTM DATE. IPL2023001 r3 l 9l
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, petitioned the Board of County Commissioners of Collier County,
Florida, to change the zoning classification of fie herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COLTNTY
COMMISSIONERS OF COLLIER COLTNTY, FLORIDA, that:
SECTIOI.. ONE:
The zoning classification of the herein described real property located in Section 23,
Township 48 South, Range 25 East, Collier County, Florida, is changed from Residential Multi-
Family-16 Zoning District (RMF-16) to a Residential Planned unit Development (RPUD) for a
2.06+ acre project to be known as Palm River Corporate Housing RPUD, to allow up to 4l
multi-family rental dwelling units or transitional corporate housing rental dwelling units, in
[23-CPS-02408/l 900049/l ] I 39
Palm River Corporate Housing RPUD
PL2023oo l l3l9 I 1012812024
Page 1 of2
c40
Page 10404 of 10663
accordance l!'ith Exhibits A through F attached hereto and incorporated by reference herein. The
appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended,
the Collier County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2024- becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this 1Oth day of December 2024.
ATTEST:
CRYSTAL K. KINZEL, CLERK
lJv:By:
, Deputy Clerk
Approved as to form and legality:
Derek D. Perry
Assistant County Attomey
Attachments: Exhibit A - List of Permifted Uses
Exhibit B - Development Standards
Exhibit C - Master Concept Plan
Exhibil D - Legal Description
Exhibit E - Deviations
Exhibit F - Development Commitments
[23-CPS-02408/ r 900049/l ] 1 39
Palm River Corporate Housing RPUD
P12023001 l3l9 | 10/2812024
BOARD OF COUNTY COMMISSIONERS
COLLIER COTINTY, FLORIDA
Chris Hall, Chairman
Page 2 of 2
c40
Page 10405 of 10663
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of this RPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of
the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide
development standards, then the provision of the specific sections of the LDC that are
otherwise applicable shall apply.
PERMITTED USES:
A maximum of 41 multi-family rental dwelling units or 41 transitional corporate housing
rental dwelling units (at a density of 19.9+/- units per acre) shall be permitted wlthin the
RPUD. No building or structure, or part thereol shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
RESIDENTIAL:
A. Principal Uses:
1. Multi-family Rental Dwelling Units, subject to Exhibit F, Section 5, Affordable
Housing; or
2. Transitional Corporate Housing Rental Dwelling Units
TransitionalCorporate Housing is defined as short term houslng no less than a 30
day rental of a furnished apartment or condominium to professional employees
who are relocating for work or on assignment or training in Collier County for
companies located in Collier County. Short term housing is 12 months or less but
can be extended with evidence of a permanent housing contract or permanent
lease.
Any other principal use which is comparable in nature with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the
Hearing Examiner by the process outlined in the LDC.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1. Carports and garages; and
2. Community administrative facilities and recreational facilities intended to serve
residents and guests; and
3. Construction offices (during active construction only); and
4. Leasing offices; and
October 22, 2021 Page I of 10
qo
Palm Rivr Corporate Housing RPL|D P120230011319
Page 10406 of 10663
5. Open space uses and structures such as, but not limited to, boardwalks, nature
trails, gazebos and picnic areas; and
6. Storage sheds; and
7. Swimming pools and spas for residents and their guests; and
8. Water management facilities to serve the project, such as lakes.
o
YC
Polm Rieer Corporute Hou;ing RPUD PL2023001 1319 October 22.2021 Page 2 of l0
Page 10407 of 10663
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
TABLE I
PRINCIPAT STRUCTURES MUTTI-FAMITY
Minimum Floor Area per unit 6s0 sF
Minimum Lot Area
Minimum Lot Depth N/A
Minimum Setbacks
Front Yard 30 feet
Side Yard 15 feet
Rear Yard 15 feet
Maximum Building Height *2
Zoned
Actual
65 feet
75 feet
ACCESSORY STRUCTURES *1
Minimum Setbacks
Front Yard 15 feet
Side Yard SPS
Rear Yard sPs
Maximum Building Height
Zoned
Actual
25 feet
30 feet
SPS - Same as Principal Structure
*1 - Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features,
streetscape, passive parks and access control structures shall have no required internal setback, and are permitted throughout
the PUO; however, such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or
create site distance issues for motorists and pedestrians.
*2 - Height is measured per LDC definition for zoned and actual height.
Note: nothing in this RPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in
Exhibit E, list of deviations.
Ocrober 22.2021 Page 3 of l0 oYa
Palm Rtuer Corporate Housing RPUD PL2023001 I 319
The standards for land uses within the development shall be as stated in these development standard tables.
Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of
the date of approval of the SDP or subdivision plat.
Minimum Lot Width
Page 10408 of 10663
25'T'PL EASEMENT
o.R.559 PG 1616
ZONED: RMF-16
USE: MULTI.FAMILYRESIDENTIAL
DU It4PSTER
\
1O' WIDE TYPE 'A' LANDSCAPE BUFFER
1O' WIDE TYPE 'D'
LANDSCAPE BUFFER
a
to
.o
I
ZONED: RMF-16
USE: MULTI.FAMILYRESIDENTIAL
I
I
I
I
VIKING WAY z
15' WIDE TY
LANDSCAPE B R
=.-
:iLEGEND I ./
WATER MANAGEMENT o.
\I PAVEMENT
RESIDENTIAL BUILDING
DEVIATTON
ACC ESS 0 50 i 00'
1
#
SCALE: '1" = '100'
PALM RIVER CORPORATE HOUSING RPUD
EXHrE|T C
MASTER PLAN
REVISED SEPTEMBER 20. 2024
@()rarlv[lirrol
Clul Endnee6 . Land SnneyoN . Plam.N , l,an(lll.ape v.nlr€.$
Bddk +nE 8jlrT rrrr ow
1O' WIDE TYPE 'A' LANDSCAPE BUFFERI
I
COLF CART PATH (EASEMENT WIDTH
AND LOCATION TBD AT TIME OF SDP]
ZONED: GC
USE: GOLF COURSE
,, NO BUFFER REQUIRED
,D,
ffi
It!
Page 10409 of 10663
SITE SUMMARY
RESIDENTIAL: MAXIMUM 41 MULTI-FAMILY DWELLING UNITS OR 41 TRANSITIONAL
CORPORATE HOUSING RENTAL DWELLING UNITS
OPEN SPACE:
REQUIRED: 50%
PROVIDED: 50%
PRESERVE:
REQUIRED: 01 ACRES [0 ACRES NATIVE VEGETATToN X 25%)
PROVIDED: Ol ACRES
DEVIATIONS:
NOTES
1 THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBIECT TO MINOR MODIFICATION DUE
TO AGENCY PERMITTING REQUIREMENTS.
2
@ (lra(h \ Iinor
cIrrl flrgnccN . l.and srn.loN
hksFts2399l7,lr]
PALM RIVER CDRPI)RATE HOUSINC RPUD
>o
TOTAL SITE AREA: 2.061 ACRES
RESIDENTIAL:
BUFFERS:
DRAINAGE, UTILITY, ROAD EASEMENTS
1.49r ACRES (73%l
0.17r ACRES (8%J
0.401ACRES (19%)
E RELIEF FRoM LDC sECTIoN 4.0s.04, TABLE 17, IARKING spACE REQUTREMENTS F0R
MULTI.FAMILY DWELLINGS
A RELIEF FROM LDC SECTIoN 4.O7,\Z,G,T, oPEN SPACE REQUIREMENTS
EXHtBtr C
MASTER PLAN NOTES
REVISED SEPTEMBER 2J, 2024
Page 10410 of 10663
EXHIBIT D
LEGAL DESCRIPTION
PARCE L 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 OFFICIAT RECORDS BOOK 847,
PAGE 286, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
FROM THE SOUTHEAST CORNER OF SAID ELOCK 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 RECOROS BOOK 572, 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 FEETTO 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 2OO.OO 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 SAIO BLOCK F, RUN NORTH O 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 95, 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 OFFICIAT RECORDS BOOK 672, AT PAGE 401, OF SAID PUBLIC RECORDS, FOR
October 22. 2021 Page 6 oJ l0Pdlm Riter ('orpordte Housing RPL. D PL2023001 l3 l9
oPage 10411 of 10663
22.35 FEET; THENCE RUN NORTH 0 DEGREES 30 MINUTES 12 SECONDS WEST ATONG THE
EASTERLY RIGHT OF WAY OF SAID PALM RIVER BOULEVARD AS DESCRIBED IN OFFICIAL RECORD
BOOK 672, PAGE 401, FOR 110.50 FEETTO 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 RAOIUS 2OO.OO FEET (CHORD DISTANCE 125.84 FEET, CHORD
BEARING NORTH 82 DEGREES 34 MINUTES 27 SECONDS EAST) FOR 128.02 FEETTO 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 55 DEGREES 37 MINUTES 18 SECONDS WEST ALONG THE SOUTHEASTERLY
LINE OF SAID BLOCK F FOR 304.49 FEETTO THE POINT OF BEGINNING,
CONTAINING 2.06 ACRES, MORE OR IESS
Paln Riwr Corporate Housing RPUD P1202 3001 I 319 October 22,2024 Page 7 of l0
o<c
Page 10412 of 10663
Deviation#1: Relief from LDC Section 4.05.04, Table 17, Patking Space requirements for multi-
family dwellings, which requires:
All units shall have 1 per unit plus visitor parking computed at 0.5 per efficiency unit,
0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/ad ministrative
buildings shall have parking provided at 50 percent of normal requirements. Where
small-scale recreation facilities are accessory to a single-family or multifamily project
and intended only for the residents of that project, exclusive of golf
courses/clubhouses, the recreation facilities may be computed at 50 percent of
normal requirements where the majority of the dwelling units are not within 300 feet
of the recreation facilities and at 25 percent of normal requirements where the
majority of the dwelling units are within 300 feet of the recreation facilities.
To instead require no additional parking for the on-site recreation facilities to be
provided.
Deviation #2: Relief from LDC Section 4.O7.02.G.7, Open space requirements, which requires at
least 60 percent of the gross area shall be devoted to usable open space within pUD
districts composed entirely of residential dwelling units and accessory uses to instead
allow 50 percent of the gross area be devoted to usable open space.
Palm River Corporate Housing RPUD PL2023001l3l9 October 22, 2021 Page 8 of 10
ovc
EXHIBIT E
LIST OF DEVIATIONS
Page 10413 of 10663
EXHIBIT F
LIST OF DEVETOPMENT COMMITMENTS
1. PURPOSET
The purpose of this Section is to set forth the development commitments for the development of this
project.
2. GENERAL:
A. One e ntity (h ereinafter the Ma naging Entity) s ha ll be responsible for PU D monitoring u ntil close-
out of the PUD, and this entity shall also be responsible for satisfying all PUO commitments until
close-out of the PUD. At the time of this PUD approval, the Managing Entity is Palm River
Accommodations, LLC, 1205 Creekside Pkwy, #210, Naples, FL 34108. Should the Managing Entity
desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy
of a legally binding document that needs to be approved for legal sufficiency by the County Attorney.
After such approval, the Managing Entity will be released of its obligations upon written approval of the
transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to County that includes
an acknowledgement of the commitments required by the PUD by the new owner and the new
owner's agreement to comply with the Commitments through the Managing Entity, but the Managing
Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then
the Ma naging Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
B. The annual PUD Monitoring Report shall identify the number of dwelling units utilized for
transitional Corporate Housing, as defined in Exhibit F 6.4.
C. lssuance of a development permit by a county does not in any way create any rights on the part
of the applicant to obtain a permit from a state or federa I agenc"y and does not create any liability on
the part of the cou nty for issuance of the permit if the applicant fails to obtain requisite approva ls or
fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law." (Section 125.022, FS)
D. All other applicable state or federal permits must be obtained before commencement of the
development.
E. Recreational amenities will not be located on the rooftop
3. TRANSPORTATION:
4. ENVIRONMENTAT:
A. No native preservation area is required as there is no native vegetative community on the
property.
October 22. 2021 Page 9 of l0
A. The maximum total daily trip generation shall not exceed 16 two-way PM peak hour net trips
based on the use codes in the ITE Manual on trip generation rates in effect at the time of application
for 5DP/SDPA or subdivision plat approval.
Palm River Corporare Housing RPUD PL2023001 l3l9
OVJ
Page 10414 of 10663
5. AFFORDAB[E HOUSING:
A. ln the event property is no longer utilized entirely for Transitional Corporate Housing, 8
dwelling unlts shall be required to be income restrided to individuals or families having incomes up
to and including 100% Area Median lncome (AMl) for Collier County.
These units will be committed for a period of 30 years from the date the property ceases to be utilized
for corporate employee housing and the managing entity notifies the county manager or designee in
writing. lncome and rental limits may be adjusted annually based on combined income and rent limit
table published by the Florida Housing Finance Corporation or as otherwise provided by Collier
County. fu part of the annual PUD monitoring report, the developer will include an annual report
that provides the progress and monitoring of occupancy of the income restricted units (if developed),
including rent data for rented units, in a format approved by Collier County Community and Human
Services Division. Developer agrees to annual on-site monitoring by the County.
By way of example, the 2023 Florida Housing Finance Corporation lncome and Rent Limits are:
+ri16.4Edhldr
oa
o
r!rri!a-ra.ar!.-i,l,
I Ir t t
21.00 s s 16,s s 6t3 S 8r.
!0\I 3a.9Jo s rtgro s {e.eols 935 s 1.121 5 ,.29t
". I$ .1,9.a,53,9,405a7 t r,r23 9 r.x!s 1.5573 3!,9o s 63.tO 3
'lrrro
5 r,?9,I 2.075S co.t$5 ,r,890 S 9q,oos l5 1,t72 s 2,2a1 5 2,59s
I ro*t Err8o t 9s,t!o I [9,760 1S r,2.7 s 2,597 9 t,lrr
I!l,
C.t '
lre,rq,
ar 15 9l,W S r t t,E6o 5 t39.7m s 2,51t s 3.r,6 s 3.6!3
l:rtltt
Palm Rher Corporate Housing RPI|D p1.202300 3j9 October 22, 2021 Page l0 o/ l0
80ta
Page 10415 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. Laura DeJohn, Senior Planner
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, FL 34104
RE: Palm River Corporate Housing RPUD Rezone (PL20230011318), Submittal 1
Dear Ms. DeJohn:
An application for Public Hearing for a Planned Unit Development (PUD) rezone for property
located at 208 Palm River Boulevard. The PUD rezone proposes to rezone the 2.06± acre property
from the RMF-16 Zoning District to the Palm River Corporate Housing Residential PUD to allow a
multi-family development with a maximum of 41 units.
A companion Growth Management Plan amendment (Palm River Corporate Housing Residential
Subdistrict PL20230011318) has been filed to authorize the proposed multi-family dwelling units.
Documents filed with submittal 1 include the following:
1. Cover Letter
2. Application for PUD Rezone
3. Evaluation Criteria
4. Pre-Application meeting notes
5. Affidavit of Authorization
6. Property Ownership Disclosure
7. Covenant of Unified Control
8. Addressing Checklist
9. Warranty Deed(s)
10. Boundary Survey
11. PB 8 PG 70
12. Existing Easements
13. Aerial Location Map
14. FLUCCS Map
15. Traffic Impact Study
Page 10416 of 10663
Ms. Laura DeJohn, Senior Planner
RE: Palm River Corporate Housing RPUD Rezone (PL20230011318), Submittal 1
November 2, 2023
Page 2 of 2
16. School Concurrency
17. PUD Exhibits A-F
18. Deviation Justification
19. GMPA Amended FLU Text
Please feel free to contact Rich Yovanovich at 435-3535 or 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 10417 of 10663
Page 10418 of 10663
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Page 10429 of 10663
Palm River Corporate Housing RPUD (PL20230011319)
Evaluation Criteria
February 2, 2024
Evaluation Criteria-r1.docx Page 1 of 8
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code,
staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of
the applicable criteria. Provide a narrative statement describing the rezone request with specific
reference to the criteria below. Include any backup materials and documentation in support of
the request.
The applicant is proposing to rezone the 2.06+/- acre property from RMF-16 to a Residential
PUD to permit up to 41 multi-family dwelling units. The property would support a maximum
of 33 dwelling units under the current RMF-16 zoning. The dwelling units within the proposed
PUD will be employer provided housing for corporate employees. The applicant has provided
a commitment that in the event the housing ceases to function for only employer provided
housing that the 8 units permitted above the current RMF-16 intensity would be income
restricted at the 100% or below AMI threshold.
a. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
The site is well-suited for development and is currently developed with a 12-unit
condominium project. The current zoning would permit up to 33 dwelling units without the
need to rezone the property. The property will provide three internal water management
areas which are depicted on the conceptual PUD master plan, and the site is permitted to
discharge into the adjacent canal. A traffic impact analysis has been completed and it
concludes that there is no level of service impacts associated with development of 41 multi-
family dwelling units. Access will be provided at two locations on Palm River Boulevard in the
approximate locations that exist today. The southernmost access point aligns with Viking Way
and the second access point will be approximately 375’ north of Viking Way. The site is
presently served by public water and sewer, and there will be no capacity issues associated
with the increase in 8 dwelling units.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as they
may relate to arrangements or provisions to be made for the continuing operation and
maintenance of such areas and facilities that are not to be provided or maintained at public
expense. Findings and recommendations of this type shall be made only after consultation
with the county attorney.
The applicant is the property owner. All other properties surrounding the site are developed.
Page 10430 of 10663
February 2, 2024
Evaluation Criteria-r1.docx Page 2 of 8
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth
Management Plan. (This is to include identifying what Sub-district, policy or other
provision allows the requested uses/density, and fully explaining/addressing all criteria or
conditions of that Sub-district, policy or other provision.)
A companion small-scale growth management plan amendment has been filed which
establishes a new subdistrict which is tailored to this specific property and establishes the
proposed intensity of a maximum of 41 Transitional Corporate Housing dwelling units. The
PUD is consistent with the proposed subdistrict.
Future Land Use Element
Policy 5.4 requires that all applications must be consistent with the Growth Management Plan
as determined by the Board of County Commissioners. A companion small-scale growth
management plan amendment has been filed which creates a new subdistrict providing for
development of the proposed 41 employer provided dwelling units. Upon approval of the
Subdistrict, the project may be deemed consistent with the Growth Management Plan.
Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for
development before redesignating new property for urban intensity. The proposed
development is located within the Urban Mixed Use District, Urban Residential Subdistrict. The
site represents infill redevelopment and does not result in sprawl.
Policy 5.6 requires that new projects will be compatible with and complementary to the
surrounding land uses. The proposed project will consist of 4-story buildings. The property is
presently zoned RMF-16, which permits buildings to have a zoned height of 75’. The PUD has
limited the zoned height to a zoned height of 65’ which is less than that permitted for the RMF-
16 zoning district. The number of dwelling units will be indiscernible since the site will be
developed in accordance with standards similar to that of the RMF-16 zoning district but at a
lower zoned height.
Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce
greenhouse gas emissions and to adhere to the development character of the County. The
proposed project cannot be interconnected to the adjoining property to the north as it is
developed with a condominium project which has no area available for a vehicular connection.
To the south is a drainage canal which prohibits any connection, and to the east is a stormwater
detention pond, which also prohibits interconnection. Sidewalks do exist within the Palm River
Drive ROW, and a golf cart pathway crosses the site which provides access to the nearby golf
course.
Transportation Element
Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level
of Service Standards for arterial roadways.
Page 10431 of 10663
February 2, 2024
Evaluation Criteria-r1.docx Page 3 of 8
Conservation and Coastal Management Element
Policy 6.1.1 requires preservation of 15% of the existing native vegetation on sites ranging in
size from 5 acres to 20 acres. The property has been cleared in support of the existing
condominium. No native vegetative communities exist on the property.
Policy 6.2.5 is directed at reducing impacts to wetlands. There are no wetlands on the subject
property.
Objective 7.1: Direct incompatible land uses away from listed animal species and their
habitats. The availability of suitable habitat for any vertebrate is quite limited. The parcel is
cleared and does not provide potential for any denning, habitation and /or foraging. The
parcel is also surrounded by development.
Housing Element
Objectives 1 and 2 promote the creation of affordable housing units in the County that address
the needs for various income levels. The intent of the PUD is to permit construction of 41
dwelling units of employer provided housing. While not technically “affordable” housing under
the County standards, the employer will provide the units to employees as short-term
transitional housing. The units will be occupied for a period of time to permit an employee time
to find permanent housing. The PUD does require that in the event the units are no longer used
for employer provided housing, the 8 units permitted above the existing zoning are required
to be occupied by persons meeting the income guidelines for those in the 100% AMI threshold.
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
The project as proposed is compatible both internally and externally. The proposed infill
development of employer provided housing will be developed at lower heights than permitted
today and also within the setbacks required for the existing zoning district.
e. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The PUD will provide a minimum of 50% common open space which will consist of
recreational amenity areas, buffers and water management areas. A deviation has been
requested for the reduction.
f. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
Page 10432 of 10663
February 2, 2024
Evaluation Criteria-r1.docx Page 4 of 8
Adequate infrastructure must be in place to support future development on the site. There are
no known infrastructure capacity issues that will impact this project. Water and sewer facilities
exist on the property. The residential project will be developed in a single phase.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The RPUD is surrounded by zoned and developed land. Expansion of the PUD boundary is not
proposed or feasible.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications of justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
The project as proposed is consistent with the LDC and meets all criteria for approval of a PUD.
10.02.08 - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of
land, the report and recommendations of the Planning Commission to the Board of County
Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission
has studied and considered the proposed change in relation to the following findings, when
applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and
policies and future land use map and the elements of the Growth Management Plan.
Future Land Use Element
Policy 5.4 requires that all applications must be consistent with the Growth Management Plan
as determined by the Board of County Commissioners. A companion small-scale growth
management plan amendment has been filed which creates a new subdistrict providing for
development of the proposed 41 Transitional Corporate Housing dwelling units. Upon approval
of the Subdistrict, the project may be deemed consistent with the Growth Management Plan.
Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for
development before redesignating new property for urban intensity. The proposed
development is located within the Urban Mixed Use District, Urban Residential Subdistrict. The
site represents infill redevelopment and does not result in sprawl.
Policy 5.6 requires that new projects will be compatible with and complementary to the
surrounding land uses. The proposed project will consist of 4-story buildings. The property is
presently zoned RMF-16, which permits buildings to have a zoned height of 75’. The PUD has
limited the zoned height to 65’ which is less than that permitted for the RMF-16 zoning district.
Page 10433 of 10663
February 2, 2024
Evaluation Criteria-r1.docx Page 5 of 8
The number of dwelling units will be indiscernible since the site will be developed in
accordance with standards similar to that of the RMF-16 zoning district but at a lower zoned
height.
Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce
greenhouse gas emissions and to adhere to the development character of the County. The
proposed project cannot be interconnected to the adjoining property to the north as it is
developed with a condominium project which has no area available for a vehicular connection.
To the south is a drainage canal which prohibits any connection, and to the east is a stormwater
detention pond, which also prohibits interconnection. Sidewalks do exist within the Palm River
Drive ROW, and a golf cart pathway crosses the site which provides access to the nearby golf
course.
Transportation Element
Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level
of Service Standards for arterial roadways.
Conservation and Coastal Management Element
Policy 6.1.1 requires preservation of 15% of the existing native vegetation on sites ranging in
size from 5 acres to 20 acres. The property has been cleared in support of the existing
condominium. No native vegetative communities exist on the property.
Policy 6.2.5 is directed at reducing impacts to wetlands. There are no wetlands on the subject
property.
Objective 7.1: Direct incompatible land uses away from listed animal species and their
habitats. The availability of suitable habitat for any vertebrate is quite limited. The parcel is
cleared and does not provide potential for any denning, habitation and /or foraging. The
parcel is also surrounded by development.
Housing Element
Objectives 1 and 2 promote the creation of affordable housing units in the County that address
the needs for various income levels. The intent of the PUD is to permit construction of 41
dwelling units of employer provided housing. While not technically “affordable” housing under
the County standards, the employer will provide the units to employees as short-term
transitional housing. The units will be occupied for a period of time to permit an employee time
to find permanent housing. The PUD does require that in the event the units are no longer used
for employer provided housing, the 8 units permitted above the existing zoning are required
to be occupied by persons meeting the income guidelines for those in the 100% AMI threshold.
2. The existing land use pattern.
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February 2, 2024
Evaluation Criteria-r1.docx Page 6 of 8
The surrounding properties consist of multi-family condominium buildings to the north, single-
family homes across Palm River Boulevard to the west, and duplex structures to the south
across the drainage canal. The included zoning map identifies the corresponding zoning for the
surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The PUD meets the standards for a PUD rezoning per the LDC and it is consistent with the
proposed planning subdistrict. The PUD zoning is not an isolated district.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The PUD boundary represents a logical boundary and represents the entirety of property
owned by the applicant.
5. Whether changed or changing conditions make the passage of the proposed
amendment necessary.
The existing uses are consistent with the growth management plan, and the planned use and
intensity is consistent with the proposed subdistrict. The applicant has prepared a report that
documents their need for housing to attract new employees and retain existing employees.
The lack of attainable housing in Collier County is well-documented and to provide 41 units of
housing for use entirely by their employees is critical to their ability to continue to flourish as
a top tier business in Collier County.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed rezone will not adversely influence living conditions in the neighborhood. The
proposed master plan and development standards will assure compatibility. The proposed
use is similar in use and intensity to that permitted under the existing RMF-16 zoning district,
except that the companion small-scale amendment will permit the additional 8 dwelling units
per acre on the property. The resulting development will be indiscernible from development
on other RMF-16 zoned properties.
7. Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses, because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
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February 2, 2024
Evaluation Criteria-r1.docx Page 7 of 8
The proposed 41 units of employer provided dwelling units will not create or excessively
increase traffic congestion. The TIS prepared for the PUD rezoning application concludes that
the project will not adversely impact the surrounding road network or cause any roadways to
operate below their adopted level of service.
8. Whether the proposed change will create a drainage problem.
The project will obtain a SFWMD permit for the surface water management system and will
have no impact on surrounding development.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed rezone will have no impact on light and air to adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
The proposed rezone should have no impact on property values in the adjacent area.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
The proposed rezone should enhance surrounding properties and will not deter improvement
or development of nearby properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasted with the public welfare.
Any property owner may propose zoning changes subject to the requirements of the LDC. No
special privilege results from the PUD rezoning.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
The proposed PUD provides for an increase in the number of dwelling units above that
authorized by the current zoning. The current zoning is RMF-16 and would permit a maximum
of 33 dwelling units. The companion small-scale amendment and PUD will result in an
additional 8 total dwelling unit above that permitted today. The rezoning is necessary to
support the proposed use.
14. Whether the change suggested is out of scale with the needs of the neighborhood
or the county.
The scale of the project is in scale with the needs of the community.
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February 2, 2024
Evaluation Criteria-r1.docx Page 8 of 8
15. Whether it is impossible to find other adequate sites in the county for the proposed
use in districts already permitting such use.
It is not impossible to find other sites in the County; however, this infill property has
development surrounding it, and the site already is zoned with the highest intensity
conventional residential zoning district. The site has the necessary infrastructure in place, and
it is located less than 1 mile from the employer’s primary campus in Collier County.
16. The physical characteristics of the property and the degree of site alteration which
would be required to make the property usable for any of the range of potential
uses under the proposed zoning classification.
The property has been previously cleared and filled in support of the existing condominium
building.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended.
There are adequate roadways and utilities available at the site. There are no public facilities
deficiencies at the present time, and none will occur as a result of this project.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
The project is consistent with the proposed Growth Management Plan amendment, and it is
compatible with surrounding development.
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 1 of 3
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
N.A.
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
Palm River Accommodations, LLC, 1265 Creekside Pkwy, #210., Naples
FL 34108
Krisdan Management, Inc. – Manager (100%)
Reinhold D. Schmieding, Chairman/President (100%)
Daniel Hall, Asst. Treasurer/VP
Erika Schmieding, VP
Zeida Orbea, Asst. Treasurer
100
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
N.A.
PROPERTY OWNERSHIP DISCLOSURE FORM
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
N.A.
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
N.A.
Date of Contract:
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
N.A.
g. Date subject property acquired 2023
Leased: Term of lease years /months
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: , or
Anticipated closing date:
Page 10456 of 10663
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 3 of 3
Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements
for petition types are located on the associated application form. Any change in ownership whether individually or
with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such
change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
September 13, 2023
Agent/Owner Signature Date
D. Wayne Arnold, AICP
Agent/Owner Name (please print)
AFFIRM PROPERTY OWNERSHIP INFORMATION
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A NEXTera ENERGY Company
April 5, 2024 Denise Rakich 7400 TRAIL BLVD STE. 200 NAPLES FL
Re: Easement Encroachment 208 PALM RIVER BLVD NAPLES FL 34110 Name: Denise Rakich
Thank you for contacting FPL about the easement (428891) O.R. 659 PG 1616
encroachment due to proposed parking spaces and relocated landscape. As shown
on your Site Plan FPL has not objection to the proposed encroachment into the 25 ft
FPL easement on the perimeter of Parcel 65372280001 in the utility easement at the
referenced location. FPL has no objection to this existing encroachment and will not
require its removal, however FPL does not agree to the future encroachment of any
other structures into the easement.
If I can be of any further assistance, please contact me at 239 367 4156. Sincerely, Orlando Fernandez Distribution Engineer
Florida Power & Light Company, 4105 15th AVE SW,NAPLES , FL 34116
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Palm River BLVDViking WAY
Flame Vine DRShar w ood DR
Coral Vine DRPalm View DROakwo
o
d
C
T
Fairway CIR
Country Club DRP a lm V ie w DR
Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
Palm River Corporate Housing RPUD
Aerial Location Map .
280 0 280140 Feet
LEGEND
SUBJECT PROPERTY
Document Path: G:\Planning\PROJ - PLANNING\APRR-23 Arthrex Palm River Residential\Drawings\GIS\AerialLocationMap.mxdPage 10480 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±
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Palm River Corporate Housing RPUD (PL20230011319)
Deviation Justification
January 4, 2024 Page 1 of 1
Deviation Justification-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
1. Deviation #1 seeks relief from LDC Section 4.05.04, Table 17, Parking Space requirements
for multi-family dwellings, which requires:
All units shall have 1 per unit plus visitor parking computed at 0.5 per efficiency unit, 0.75
per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative buildings
shall have parking provided at 50 percent of normal requirements. Where small-scale
recreation facilities are accessory to a single-family or multifamily project and intended
only for the residents of that project, exclusive of golf courses/clubhouses, the recreation
facilities may be computed at 50 percent of normal requirements where the majority of
the dwelling units are not within 300 feet of the recreation facilities and at 25 percent of
normal requirements where the majority of the dwelling units are within 300 feet of the
recreation facilities.
To instead require no additional parking for the on-site recreation facilities to be
provided.
Justification:
The single building site has been designed in a manner that places all units in close proximity
to the project amenity area, if located outdoor and if located on the building rooftop, all 41
units would have access to the amenity within the building.
2. Deviation #2 requests relief from LDC Section 4.07.02.G.1, Open space requirements,
which requires within PUD districts composed entirely of residential dwelling
units and accessory uses, at least 60 percent of the gross area shall be devoted to usable
open space to instead allow 50 percent of the gross area be devoted to usable open space.
Justification:
The 50% open space standard is justified. The Palm River Corporate Housing project
represents redevelopment of a residential project on 2.06+/- acres. The applicant is
proposing a project that has comparable building heights to the adjacent condominiums.
Due to the size of the parcel, meeting the 60% usable open space standard would render
the site unusable for buildings at the proposed height. A taller building, having less lot
coverage would be necessary to meet the 60% open space requirement. The proposed
building height and building scale is in keeping with the adjacent development. The County
has recently provided data indicating that over 50,000 people per day commute to work
from outside Collier County. The Chamber of Commerce has indicated that housing
affordability is the number one public policy priority.
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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 10516 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
!I
Project
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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
Page 10517 of 10663
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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.
Page 10533 of 10663
Page 15 of 15
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.
Page 10534 of 10663
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/
Page 10535 of 10663
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
Page 10536 of 10663
3
LOCATION MAP
ZONED
RMF-16
ZONED
RMF-6
ZONED
RMF-16
ZONED
RSF-3
Page 10537 of 10663
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
4Page 10538 of 10663
5
FUTURE LANDUSE MAP - EXISTING
Page 10539 of 10663
6
FUTURE LANDUSE MAP - PROPOSED
Proposed Subdistrict Language:
Page 10540 of 10663
7
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
Page 10541 of 10663
8
CONCEPTUAL SITE RENDERING
Page 10542 of 10663
9
CONCEPTUAL LANDSCAPE RENDERING
Page 10543 of 10663
10
PROPOSED DEVELOPMENT STANDARDS
Page 10544 of 10663
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
11Page 10545 of 10663
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
12Page 10546 of 10663
1
LauraDeJohnVEN
From:Elysia Andrews <andrewsfamily1989@gmail.com>
Sent:Wednesday, February 14, 2024 8:42 PM
To:LauraDeJohnVEN
Subject:Arthrex Employee Transitional Housing Project
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Dear Laura,
Thank you so much for your time and consideration last week as I expressed my concerns about the above mentioned
project in Palm River.
As you suggested, I am writing this email in hopes of being heard and voicing my concerns on how this development will
impact our community.
Let me start by saying that my husband and I are property owne rs in Palm River. Our condo sits along the canal adjoining
the Arthrex project. I am a nature lover and frequently paddle the waterway. I continue to be amazed at the abundance
of birds, otters, alligators, and turtles that share their home with us. It is truly a sanctuary.
One of my biggest concerns is the impact that higher buildings, bright lights, noise, and traffic will have on the
environment and habitat of birds (such as the endangered wood stork) and other wildlife that I regularly see in my
backyard.
Does Arthrex have a plan to minimally impact the land here, as well as preserve existing trees and vegetation that
border the area? Is there an option for lighting that would be less bright or directed downward so it doesn’t look like a
Walmart parking lot as we watch the sunset? I certainly hope these details will be given thought as the demolition and
construction go forward.
I also worry about how this proposed five story, multi-unit building and parking will fit in with the quiet community of
Palm River. In some respects, it is a throwback to old Florida here. Several of the structures date back to the 60’s,
including the iconic Fairways Inn. Many of the homes (including ours) are at least 50 years old, and none higher than two
stories, except the existing apartments. Having the prestigious LaPlaya golf course within our borders, the neighbors are
used to a dark night sky and tranquil views. We hate the thought of losing that.
Arthrex has yet to reveal any of the elevation views of the buildings. Will they consider trying to build something that
will be aesthetically comparable to the surrounding architecture? Otherwise, the entire ambience of our community will
be spoiled.
I do understand that change is inevitable and the need for housing is imperative. However, please take into
consideration how a site of this magnitude will affect us and all who inhabit Palm River. I respectfully request the
planning and zoning board require Arthrex to preserve and enhance the serenity we now enjoy in our lovely
neighborhood.
Most sincerely,
Elysia Andrews
Page 10547 of 10663
1
LauraDeJohnVEN
From:Lockhart, Amy <lockha@collierschools.com>
Sent:Friday, March 1, 2024 2:02 PM
To:LauraDeJohnVEN
Cc:Lozano, Beth
Subject:FW: Palm River area
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Hi Laura. The CCPS bus stop is just south of the southeast corner of Palm River Blvd and Viking Way (see aerial below
depicting the bus stop location with a red stop symbol). I have confirmed that the driveway of the subject property is
not the stop. School buses do not stop at intersections and the driveway is at the intersection. Parents may be parking
at the driveway of the subject property to pick up children at the stop but the driveway is not the bus stop. While it is
accurate that the bus stop cannot be moved due to turn around problems along Palm River north of the intersection
with Viking its location is actually south of the area of concern.
Hope this helps. The applicant may want to contact our Transportation Department if they are concerned. In addition, if
they expect school age children they may want to provide a bus stop location as an amenity. If they wish to do so we
encourage them to contact our CCPS Transportation to site it at the best location.
Amy Lockhart
Planner, Long Range
Collier County Public Schools
p: 239.377.0254 ● e: lockha@collierschools.com
Visit us online: www.collierschools.com
Pursuant to School Board policy and administrative procedures, this e-mail system is the property of the School District of Collier County and to be used for official
business only. In addition, all users are cautioned that messages sent through this system are subject to the Public Records Law of the State of Florida and also to
review by the school system. There should be no expectation of privacy.
From: Lozano, Beth <lozanb@collierschools.com>
Sent: Friday, March 1, 2024 10:24 AM
To: Lockhart, Amy <lockha@collierschools.com>
Cc: De Teso, Don (Donald) <detesd@collierschools.com>; Lammers, Daniel <LammerDa@collierschools.com>; Smith,
Shelly <smiths18@collierschools.com>; Cruz, Zuri (Zurisadai) <cruzz@collierschools.com>; Martinez, Sandy
Page 10548 of 10663
2
<MartinSa@collierschools.com>
Subject: RE: Palm River area
Good morning Amy,
After going to this area, it does not look safe for the buses to proceed further north on Palm River
Blvd. We will have to keep the stop location where it is now, Palm River Blvd & Viking Way. Please let
me know if you need anything else.
Thank you,
Beth Lozano
Supervisor, Transportation Routing, Admin Supervisor
Collier County Public Schools
p: 239.377.0609 ● e: lozanb@collierschools.com
Visit us online: www.collierschools.com
Pursuant to School Board policy and administrative procedures, this e-mail system is the property of the School District of Collier County and to be used for official
business only. In addition, all users are cautioned that messages sent through this system are subject to the Public Records Law of the State of Florida and also to
review by the school system. There should be no expectation of privacy.
From: Lozano, Beth <lozanb@collierschools.com>
Sent: Friday, March 1, 2024 8:00 AM
To: Martinez, Sandy <MartinSa@collierschools.com>
Cc: De Teso, Don (Donald) <detesd@collierschools.com>; Lammers, Daniel <LammerDa@collierschools.com>; Smith,
Shelly <smiths18@collierschools.com>; Cruz, Zuri (Zurisadai) <cruzz@collierschools.com>; Lockhart, Amy
<lockha@collierschools.com>
Subject: RE: Palm River area
Good morning,
Has anyone been able to look at this area yet? I have to know the answer before the end of the day
on Monday, 03-04-24.
Thank you,
Beth Lozano
Page 10549 of 10663
3
Supervisor, Transportation Routing, Admin Supervisor
Collier County Public Schools
p: 239.377.0609 ● e: lozanb@collierschools.com
Visit us online: www.collierschools.com
Pursuant to School Board policy and administrative procedures, this e-mail system is the property of the School District of Collier County and to be used for official
business only. In addition, all users are cautioned that messages sent through this system are subject to the Public Records Law of the State of Florida and also to
review by the school system. There should be no expectation of privacy.
From: Lozano, Beth <lozanb@collierschools.com>
Sent: Wednesday, February 21, 2024 8:22 AM
To: Martinez, Sandy <MartinSa@collierschools.com>
Cc: De Teso, Don (Donald) <detesd@collierschools.com>; Lammers, Daniel <LammerDa@collierschools.com>; Smith,
Shelly <smiths18@collierschools.com>; Cruz, Zuri (Zurisadai) <cruzz@collierschools.com>
Subject: Palm River area
Good morning,
We received a call stating the buildings in the area circled in red are going to be torn down and
apartment buildings will be built. The stop location for the students that live north of that area is Palm
River Blvd & Viking Way. We were asked if we can re-locate the stop (just during construction) to one
of the locations highlighted. Will you please go to this location and let us know if it is safe for a bus to
go to this area?
Page 10550 of 10663
4
Thank you,
Beth Lozano
Supervisor, Transportation Routing, Admin Supervisor
Collier County Public Schools
p: 239.377.0609 ● e: lozanb@collierschools.com
Visit us online: www.collierschools.com
Pursuant to School Board policy and administrative procedures, this e-mail system is the property of the School District of Collier County and to be used for official
business only. In addition, all users are cautioned that messages sent through this system are subject to the Public Records Law of the State of Florida and also to
review by the school system. There should be no expectation of privacy.
Page 10551 of 10663
1
LauraDeJohnVEN
From:LauraDeJohnVEN
Sent:Thursday, January 11, 2024 1:24 PM
To:'tpcannonatty@gmail.com'
Cc:Parker Klopf
Subject:Zoning Map (Palm River Blvd)
Attachments:Zoning Map - 8523s.pdf; 4.02.01
___Dimensional_Standards_for_Principal_Uses_in_Base_Zoning_Districts.docx
Mr. Cannon,
Following up on your question at the Neighborhood Information Meeting last evening, below is a view of the area zoned
RMF-16 (residential multi-family 16). The standard zoning map attached also shows this.
The Code section identifying the maximum building height of 75 feet for the RMF-16 district is attached.
Let me know if you have any further questions.
Page 10552 of 10663
RMF-6
GC
V RMF-16
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GC
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GC
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RTPALM VIEW DRIVEIMMOKALEE ROAD C.R. - 846
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BD 13
LAST REVISION: ZONING ___________________ OTHER ___________________SUBDIVISON INDEX
ATTEST___________________________CLERK
COLLIER COUNTY, FLORIDA
TWP 48S RNG 25E SEC(S) 23 SO 1/2
MAP NUMBER:
BY___________________________CHAIRMAN COMMUNITY DEVELOPMENT DIVISION$8523S
8526N8522S 8524S8523N
The Historic/Archaeological Probability Maps are the officialCounty source designating historic or archaeologic resources.NO. NAME P.B. Pg.
1 PALM RIVER ESTATES UNIT 1 3 902 PALM RIVER ESTATES UNIT 2 3 963 PALM RIVER ESTATES UNIT 4 8 69-704 PALM RIVER ESTATES UNIT 7 12 28-305 LAKESIDE APARTMENTS SUBDIVISION 26 216 NORTH NAPLES MEDICAL PARK 26 46-477 SAWGRASS OF NAPLES 30 24-258 QJR SUBDIVISION 36 329 HORSE CREEK ESTATES 41 74-8110
ZONING NOTES1 10-9-90 R-90-10 90-772 5-14-91 V-91-6 91-3813 3-24-92 V-92-3 92-1894 8-8-95 PUD-90-10(1) 95-455 9-12-95 PUD-95-4 95-476 4-28-98 V-98-4 98-1157 9-22-98 PUD-95-4(1) 98-828 1-26-99 V-98-21 99-869 1-14-03 VA-02-AR-2389 03-2410 6-20-06 PUDZ-05-AR-8561 06-3411 1-27-09 SV-06-AR-10482 09-2312 10-20-17 SV-17-1467 HEX.17-2913 9-24-21 BDE-PL-20-1108 HEX 21-39THIS IS TO CERTIFY THAT THIS IS A PAGE OF THEOFFICIAL ZONING ATLAS REFERRED TO AND ADOPTEDBY REFERENCE BY ORDINANCE NO. 04-41 OF THECOUNTY OF COLLIER, FLORIDA, ADOPTED JUNE 22, 2004,AS AMENDED BY THE ZONING NOTES AND SUBDIVISIONINDEX REFERENCED HEREON.
NO. NAME P.B. Pg.
11121314151617181920 0 400
SCALE10/4/2021Page 10553 of 10663
1
LauraDeJohnVEN
From:kenoehler@comcast.net
Sent:Sunday, January 14, 2024 12:36 PM
To:LauraDeJohnVEN
Subject:Arthrex project in Palm River
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Laura
I was recently made aware of the Arthrex project at 280 Palm River Blvd (PL20230011319) to convert
an existing apartment building to a 41 unit building for Arthrex new hires. I was not aware of the
public meeting recently held and I would like to be invited to the next one. As the president of the
Palm River Homeowners Civic Association, I will get many questions regarding this
project. Personally, I think Arthrex is an outstanding company and the project appears
commendable. I doubt the construction will be as impactful as the new bridge construction or the
infrastructure ongoing currently in Palm River. I look forward to being more involved in your
communication efforts here in Palm River. Thank you.
Ken Oehler
239-537-5398
Page 10554 of 10663
Page 10555 of 10663
Page 10556 of 10663
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]
Page 10557 of 10663
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.
Page 10558 of 10663
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL, CHAIRMAN
CRYSTAL K. KINZEL, CLERK
By: Yani Fernandez, Deputy Clerk
(SEAL)
Page 10559 of 10663