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Agenda 01/14/2025 Item # 9B (Ordinance amending Ordinance 89-05 - 5396 Myrtle Lane Commercial Subdistrict)1/14/2025 Item # 9.B ID# 2024-2246 Executive Summary Recommendation to approve an Ordinance of The Board Of County Commissioners amending Ordinance 89-05, as amended, of the Collier County Growth Management Plan, specifically amending the Future Land Use Element and Maps to change the land use designation of the property from Urban, Mixed Use District, Urban Coastal Fringe Subdistrict to Urban Commercial District, 5396 Myrtle Lane Commercial Subdistrict to allow the development of up to 200,000 square feet of gross floor area of indoor self-storage/warehouse and up to 3,000 square feet of gross floor area of other commercial uses, and furthermore directing transmittal of the adoption amendment to The Florida Department of Commerce. The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane, In Section 29, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±8.24 Acres. [GMPA - PL20230016211] (Companion to items 9C and 9D) OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale Growth Management Plan (GMP) amendment to create a new subdistrict called the 5396 Myrtle Lane Commercial Subdistrict that will provide lands for a maximum of 200,000 square feet of gross leasable area of self- storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard only once by the Collier County Planning Commission (CCPC) and the Board. If the Board approves, the petition’s proposed ordinance is adopted and transmitted to the Florida Department of Commerce. The GMP amendment requested is approximately ±8.24 acres and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane in Township 50, Section 29, and Range 29, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is found in the proposed Ordinance’s Exhibit “A.” The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to an 8.24-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land-use change to the future land-use map for a site- specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] 4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Page 380 of 6405 1/14/2025 Item # 9.B ID# 2024-2246 Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: The purpose of this GMPA and companion PUDZ zoning petition is for a maximum of 200,000 square feet of gross leasable area of self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. • There are no adverse environmental impacts • No historical or archaeological sites are affected by this amendment. • There are no concerns about impacts on other public infrastructure. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The documents provided for the amendment support the proposed changes to the FLUE and map. The CCPC Staff Report provides a complete staff analysis of this petition. THE COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC heard Petition PL20230016211, the 5396 Myrtle Lane Commercial Subdistrict, on November 21, 2024, and voted 6-1 to forward this petition to the Board with a recommendation of approval. The dissenting CCPC position was due to the concerns of the residents, doubt that the project is an asset to the area, and concern with the unchecked spread of storage facilities. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by Florida Commerce. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "Plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." Section 163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses, is inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment, and economic development that will strengthen and diversify Page 381 of 6405 1/14/2025 Item # 9.B ID# 2024-2246 the community's economy. FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an adoption hearing. -HFAC RECOMMENDATIONS: To approve Petition GMPA - PL20230016211, creating a new subdistrict to be named the 5396 Myrtle Lane Commercial Subdistrict. PREPARED BY: Parker Klopf, Planner III, Zoning Division ATTACHMENTS: 1. Ordinance - 010725 2. Uhaul Exec summary 3. Staff Report CCPC PL20230016211 4. PL20230016211 CCPC Backup 5. Needs Analysis 6. smart mobility center 7. opposition emails 8. Jay Shehadeh 24-01-07 Draft of Letter to the County 9. legal ad - agenda IDs 24-2246 & 24-2256 - 5396 Myrtle Ln GMPA & PUDR PL20230016211 & PL20230016212 Page 382 of 6405 [24-CMP-01219/1914001/1]73 18-CMP-01000 5396 Myrtle Ln 4 GMPA-PL20230016211 1/7/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 1 of 3 ORDINANCE NO. 2025- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAPS TO CHANGE THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE SUBDISTRICT TO URBAN COMMERCIAL DISTRICT, 5396 MYRTLE LANE COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 200,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR SELF-STORAGE/WAREHOUSE AND UP TO 3,000 SQUARE FEET OF GROSS FLOOR AREA OF OTHER COMMERCIAL USES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST QUADRANT OF TAMIAMI TRAIL EAST AND MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.24± ACRES. [PL20230016211] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Metropolitan Naples, LLC requested an amendment to the Future Land Use Element; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and Page 383 of 6405 [24-CMP-01219/1914001/1]73 18-CMP-01000 5396 Myrtle Ln 4 GMPA-PL20230016211 1/7/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 2 of 3 WHEREAS, the Collier County Planning Commission (CCPC) on _____________ considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element of the Growth Management Plan on _________________; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Future Land Use Element in accordance with Section 163.3184, Florida Statutes. The text and map amendment are attached hereto as Exhibit “A” and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board adoption. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. Page 384 of 6405 [24-CMP-01219/1914001/1]73 18-CMP-01000 5396 Myrtle Ln 4 GMPA-PL20230016211 1/7/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 3 of 3 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _____ day of _______________________ 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA __________________________ BY: ______________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A – Text and Map Page 385 of 6405 Exhibit A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** * FUTURE LAND USE MAP SERIES *** *** *** *** *** *** *** *** *** *** *** *** *** * Belle Meade Hydrologic Enhancement Overlay Map * 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.5 The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** *** *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 21. 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 22. 5396 Myrtle Lane Commercial Subdistrict This Subdistrict is approximately 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane as depicted on the 5396 Myrtle Lane Subdistrict Map. The purpose of this Subdistrict is to provide commercial land uses. Development within the Subdistrict shall be subject to the following: a. All development within this Subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The PUD Ordinance must include development standards and buffers to ensure compatibility with surrounding properties. c. A maximum of 200,000 square feet of gross floor area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross floor area of other commercial uses shall be permitted Page 1 of 4 Page 386 of 6405 within the Subdistrict. d. Allowable uses shall be limited to: 1. Uses permitted by right in the C-1 through C-3 Zoning Districts 2. Automotive rental and leasing (7513 and 7519) 3. Indoor storage, including cube storage and moving supplies sales (4225 and 4226) 4. Outdoor equipment rental and leasing (7359) *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES *** *** *** *** *** *** *** *** *** *** *** *** *** Airport Carlisle Mixed Use Subdistrict Map 5396 Myrtle Lane Commercial Subdistrict Page 2 of 4 Page 387 of 6405 Ta mia mi T R L E Floridan A V E Myrtle LN Broward STGilchrist ST1st S T 2nd S T G eorgia A V ETrammell STJennings STCypress LN Treetops DRMitchell STTa mia mi C T 3rd S T Texas AVE 5396 MYRTLE LANE COMMERCIAL SUBDISTRICT COLLIER CO UNTY, FLORI DA º0 350 700175 Feet LEGEND5396 Myrtle LaneCommercial Subdistrict ADOPTED - XXXX(Ord. No. XXX) DRAFT SUBJECTSITE Page 3 of 4 Page 388 of 6405 COLLIER BLVDTURNER RIVER ROADSR 29INTE RSTAT E 7 5 IMMOKALEE RD OIL WELL RD COLLIER BLVDTAMIAMI TRL E CR 846 SR 82 LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD W COPELAND AVE S9TH ST NS 1ST STN 15TH STB A L D E A G L E D R GREEN BLVDOLD US 41LAKE TRAFFORD RD RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDCOUNTY BARN RDS COLLI ER BLVDBONITA BEACH RD 111TH AVE N COLLIER AVENEW MARKET RD W WILSON BLVD SW MAIN ST WIGGINS PA SS RD 9TH ST SSEAGATE DR I-75 S I-75 NSR 29Tamiami TRL E Oil Well RD Immokalee RD Collier BLVDEverglades BLVDSR 82 CR 84 6 E Livingston RDDesoto BLVDS a n M a r c o R DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD Pine Ridge RD Radi o RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD G o l d e n G a t e P K W Y Camp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLV D E 9th ST NOld 41Bald Eagle DRN C ollier B LV D Westclox ST Thomasson DR E Main ST Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI- 7 5 SI-75 SI-75 SI-75 N °HENDRY COUNTYMONROE COUNTY LEE COUNTY HENDRY COUNTY 2024-2050FUTURE LAND USE MAPCollier County Florida DETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" BAREFOOT BEACH PRESERVECOUNTY PARK DELNOR- WIGGINS STATE PARK CLAM PASSCOUNTY PARK CLAMBAYNRPA ROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVE CITYOFNAPLES TIGERTAIL BEACHCOUNTY PARK CITY OF MARCO ISLAND COLLIER-SEMINOLE STATE PARK CAPE ROMANO PORTOF THEISLANDS CAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVE EVERGLADES NATIONAL PARK CHOKOLOSKEE PLANTATIONISLAND EVERGLADESCITY COPELAND BIG CYPRESS NATIONAL PRESERVE FAKAHATCHEE STRAND PRESERVE STATE PARK FLORIDA PANTHER NATIONAL WILDLIFE REFUGE SOUTH GOLDENGATE ESTATESNRPA BELLE MEADEHYDROLOGICENHANCEMENTOVERLAY NORTHBELLEMEADENRPA IMMOKALEE CORKSCREWSWAMPSANCTUARY CREWNRPA LAKETRAFFORD R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 GOODLANDGulfofMex i c o 0 1 2 3 4 50.5 Miles J ?EXEMPTAREA PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: 5396MyrtleLnCommercialSubdistrictFLUMAP_Draft.mxdDATE: 10/03/24 GOLDEN GATE Veterans Memorial BLVD R 32 E R 33 E R 34 E (1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES. NOTE : BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT BELLEMEADENRPA Collier Boulevard Lord's WayMixed Use Subdistrict Vincentian Mixed Use Subdistrict CONVERSION OF COMMERCIAL BY RIGHT SUBDISTRICTSTRATEGIC OPPORTUNITY SITES SUBDISTRICTTRANSIT ORIENTED DEVELOPMENT SUBDISTRICT URBAN DESIGNATION MIXED USE DISTRICT Urban Residential Subdistrict Residential Density Bands Urban Coastal Fringe Subdistrict Urban Residential Fringe Subdistrict Meridian Village Mixed Use Subdistrict Vanderbilt Beach Road Mixed Use Subdistrict Creekside Commerce Park East Mixed Use Subdistrict Mini Triangle Mixed Use Subdistrict East Tamiami Trail Commercial Infill Subdistrict Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict Greenway - Tamiami Trail East Commercial Subdistrict Bay House Campus Commercial Subdistrict Ivy Medical Center Subdistrict Germain Immokalee Commercial Subdistrict The Home Depot-SE Naples Commercial Subdistrict Boat House Commercial Subdistrict East Tamiami Trail Mixed Use Subdistrict COMMERCIAL MIXED USE SUBDISTRICT Livingston Road / Veterans Memorial BoulevardCommercial Infill Subdistrict Orange Blossom / Airport CrossroadsCommercial Subdistrict Davis-Radio Commercial Subdistrict Isles of Capri Mixed Use Infill Subdistrict Airport Carlisle Mixed Use Subdistrict Vanderbilt Beach Road Residential Subdistrict Industrial District BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT Livingston Road / Eatonwood Lane Commercial Infill Subdistrict Livingston Road Commercial Infill Subdistrict Seed To TableCommercial Subdistrict Vanderbilt Beach CommercialTourist Subdistrict COMMERCIAL DISTRICT Mixed Use Activity Center Subdistrict Interchange Activity Center Subdistrict Livingston / Pine Ridge Commercial Infill Subdistrict FUTURE LAND USE MAP A D O P T E D - J A N U A R Y, 1 9 8 9 A M E N D E D - J A N U A R Y, 1 9 9 0 A M E N D E D - F E B R U A R Y, 1 9 9 1 A M E N D E D - M AY, 1 9 9 2 A M E N D E D - M AY, 1 9 9 3 A M E N D E D - A P R I L , 1 9 9 4 A M E N D E D - O C T O B E R , 1 9 9 7 A M E N D E D - J A N U A R Y, 1 9 9 8 A M E N D E D - F E B R U A R Y, 1 9 9 9 A M E N D E D - F E B R U A R Y, 2 0 0 0 A M E N D E D - M AY, 2 0 0 0 A M E N D E D - D E C E M B E R , 2 0 0 0 A M E N D E D - M A R C H , 2 0 0 1 A M E N D E D - M AY 1 4 , 2 0 0 2(O r d . N o . 2 0 0 2 -2 4 )A M E N D E D - J U N E 1 9 , 2 0 0 2(O r d . N o . 2 0 0 2 -3 2 )A M E N D E D - O C T O B E R 2 2 , 2 0 0 2(O r d . N o . 2 0 0 2 -5 4 ) A M E N D E D - F E B R U A R Y 11 , 2 0 0 3(O r d . N o . 2 0 0 3 -7 )A M E N D E D - S E P T E M B E R 9 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 3 )A M E N D E D - S E P T E M B E R 1 0 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 4 ) A M E N D E D - D E C E M B E R 1 6 , 2 0 0 3(O r d . N o . 2 0 0 3 -6 7 )A M E N D E D - O C T O B E R 2 6 , 2 0 0 4(O r d . N o . 2 0 0 4 -7 1 ) A M E N D E D - J U N E 7 , 2 0 0 5(O r d . N o . 2 0 0 5 -2 5 )A M E N D E D - J A N U A R Y 2 5 , 2 0 0 7(O r d . N o . 2 0 0 7 -1 8 )A M E N D E D - D E C E M B E R 4 , 2 0 0 7(O r d . N o . 2 0 0 7 -7 8 ,7 9 ,8 1 )A M E N D E D - O C T O B E R 1 4 , 2 0 0 8(O r d . N o . 2 0 0 8 -5 7 ,5 8 ,5 9 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 6 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 7 )A M E N D E D - J A N U A R Y 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -1 4 )A M E N D E D - M AY 2 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -4 1 )A M E N D E D - J U N E 1 0 , 2 0 1 4(O r d . N o . 2 0 1 4 -2 0 ) A M E N D E D - F E B R U A R Y 1 0 , 2 0 1 5(O r d . N o . 2 0 1 5 -1 3 )A M E N D E D - A P R I L 1 4 , 2 0 1 5(O r d . N o . 2 0 1 5 -2 6 ) A M E N D E D - J U N E 9 , 2 0 1 5(O r d . N o . 2 0 1 5 -3 2 )A M E N D E D - J U LY 7 , 2 0 1 5(O r d . N o . 2 0 1 5 -4 2 ) A M E N D E D - S E P T E M B E R 2 2 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 5 ) A M E N D E D -D E C E M B E R 1 3 , 2 0 2 2(O r d . N o . 2 0 2 2 -4 6 ) A M E N D E D - J U N E 2 8 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 7 ) A M E N D E D - A P R I L 2 3 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 0 )A M E N D E D - J U N E 11 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 8 ) A M E N D E D - M AY 2 4 , 2 0 1 6(O r d . N o . 2 0 1 6 -1 5 )A M E N D E D - J U N E 1 3 , 2 0 1 7(O r d . N o . 2 0 1 7 -2 2 )A M E N D E D - D E C E M B E R 1 2 , 2 0 1 7(O r d . N o . 2 0 1 7 -4 6 )A M E N D E D - M AY 8 , 2 0 1 8(O r d . N o . 2 0 1 8 -2 3 )A M E N D E D - J U N E 1 2 , 2 0 1 8(O r d . N o . 2 0 1 8 -3 0 )A M E N D E D - S E P T E M B E R 11 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 2 )A M E N D E D - S E P T E M B E R 2 5 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 8 )A M E N D E D - S E P T E M B E R 2 4 , 2 0 1 9(O r d . N o . 2 0 1 9 -2 1 )A M E N D E D - O C T O B E R 8 , 2 0 1 9(O r d . N o . 2 0 1 9 -3 3 )A M E N D E D - J U N E 9 , 2 0 2 0(O r d . N o . 2 0 2 0 -1 5 )A M E N D E D - J U LY 1 4 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 1 ) A M E N D E D - O C T O B E R 1 3 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 1 )A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 4 ) A M E N D E D - N O V E M B E R 1 0 , 2 0 2 0(O r d . N o . 2 0 2 0 -4 2 )A M E N D E D - M A R C H 1 , 2 0 2 1(O r d . N o . 2 0 2 1 -0 8 ) A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 6 ) A M E N D E D - A P R I L 2 7 , 2 0 2 1(O r d . N o . 2 0 2 1 -1 7 )A M E N D E D - S E P T E M B E R 2 8 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 2 )A M E N D E D - O C T O B E R 2 6 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 6 )A M E N D E D - J U N E 1 4 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 4 ) A M E N D E D -S E P T E M B E R 2 7 , 2 0 2 2(O r d . N o . 2 0 2 2 -3 5 A )A M E N D E D -J A N U A R Y 1 0 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 3 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 6 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 8 )A M E N D E D -A P R I L 2 5 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 0 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 5 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 7 )A M E N D E D -O C T O B E R 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 1 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 7 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -6 0 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 7 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 9 )A M E N D E D - A P R I L 9 , 2 0 2 4(O r d . N o . 2 0 2 4 -1 9 ) Orange Blossom Mixed Use Subdistrict Vanderbilt Beach / Coller Blvd. Commercial Subdistrict Henderson Creek Mixed Use Subdistrict Goodlette / Pine Ridge Mixed Use Subdistrict Livingston Road / Veterans MemorialBoulevard East Residential Subdistrict Ventana Pointe Residential Overlay Carman Drive Subdistrict Radio Road Commercial infill Subdistrict RESEARCH AND TECHNOLOGY PARK SUBDISTRICT Buckley Mixed Use Subdistrict COMMERCIAL MIXED USE SUBDISTRICT Hibiscus Residential Infill Subdistrict Livingston Road / Radio Road Commercial Infill Subdistrict Vanderbilt Beach Road Neighborhood Commercial Subdistrict D R A FTEXHIBIT "A"PETITION PL20230016211 Natural Resource Protection Area (NRPA) Overlay Urban-Rural Fringe Transition Area Overlay North Belle Meade Overlay Immokalee Road Rural Village Overlay NC Square Mixed Use Overlay Collier Boulevard / Interstate 75 Innovation Zone Overlay Belle Meade Hydrologic Enhancement Overlay Bayshore/Gateway Triangle Redevelopment Overlay Rural Lands Stewardship Area Overlay OVERLAYS ANDSPECIAL FEATURES Area of Critical State Concern Overlay Airport Noise Area Overlay Incorporated Areas Coastal High Hazard Area US 41 East Overlay Estates Designation Conservation Designation AGRICULTURAL / RURAL DESIGNATION AGRICULTURAL/RURAL MIXED USE DISTRICT RURAL COMMERCIAL SUBDISTRICT Corkscrew Island Neighborhood Commercial Subdistrict Basik Drive Storage Commercial Subdistrict RURAL FRINGEMIXED USE DISTRICT Neutral Lands Sending Lands Receiving Lands Rural Industrial District Rural Settlement Area District 5396 Myrtle Lane Commercial Subdistrict A M E N D E D - X X X X )(O r d . N o . X X X ) SUBJECT SITE Page 4 of 4 Page 389 of 6405 [23-CMP-01203/1903750/1] EXECUTIVE SUMMARY This item requires ex parte disclosure to be provided by the Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an amending the Collier County Growth Management Plan to create the 5396 Myrtle Lane Commercial Subdistrict to allow development of up to 200,000 square feet of gross floor area of indoor self- storage/warehouse and up to 3,000 square feet of gross floor area of other commercial uses The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane, in Section 29, Township 50 South, Range 26 East, Collier County, Florida, consisting of ±8.24 Acres. (Companion to PUDZ- PL20230016212 and Vacation petition PL20240005670) [PL20230016211] OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small- scale Growth Management Plan (GMP) amendment to create a new subdistrict called the 5396 Myrtle Lane Commercial Subdistrict that will provide lands for a maximum of 200,000 square feet of gross leasable area of self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition’s proposed ordinance is adopted and transmitted to the Florida Department of Commerce. The GMP amendment requested is approximately ±8.24 acres and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane in Township 50, Section 29, and Range 29, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is in found in the proposed Ordinance’s Exhibit “A.” The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to a 8.24-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land-use change to the future land-use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] Page 390 of 6405 [23-CMP-01203/1903750/1] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: · The purpose of this GMPA and companion PUDZ zoning petition for a maximum of 200,000 square feet of gross leasable area of self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. · There are no adverse environmental impacts · No historical or archaeological sites are affected by this amendment. · There are no concerns about impacts on other public infrastructure. · The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The documents provided for the amendment support the proposed changes to the FLUE and map. The complete staff analysis of this petition is provided in the CCPC Staff Report. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by Florida Commerce. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “Plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. Page 391 of 6405 [23-CMP-01203/1903750/1] e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. j. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an adoption hearing. -HFAC STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: Have CCPC forward petition PL20230016211 to the Board with a recommendation of approval. COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The CCPC heard Petition PL20230016211, the 5396 Myrtle Lane Commercial Subdistrict, on November 21, 2024, and voted 6-1 to forward this petition to the Board with a recommendation of approval. The dissenting CCPC position was due to the concerns of the residents, doubt that the project is an asset to the area, and concern with the unchecked spread of storage facilities. RECOMMENDATION: To approve and adopt the proposed ordinance and its transmittal to the Florida Department of Commerce and other statutorily required agencies. Prepared by: Parker Klopf, Planner III, Zoning Division Page 392 of 6405 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM:GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE:NOVEMBER 21, 2024 SUBJECT: PETITION PL20230016211/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT FOR THE 5396 MYRTLE COMMERCIAL SUBDISRICT (Companion to PUDZ- PL20230016212) ELEMENTS:FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT: Agent:D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 Applicant:Metropolitan Naples, LLC 1500 Fifth Ave. S. Suite 106 Naples, FL 34102 Owner:KC Naples Tamiami LLC 101 N Wacker Dr. #611 Chicago, IL 60606 GEOGRAPHIC LOCATION: The subject property comprises ± 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane in Township 50, Section 29, and Range 29. Page 393 of 6405 PL20230016211 2 Page 394 of 6405 PL20230016211 3 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE), specifically to create a new subdistrict called the 5396 Myrtle Lane Commercial Subdistrict that will provide lands for a maximum of 200,000 square feet of gross leasable area of self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of other commercial uses intended for the operation of a U-Haul Smart Mobility Center. EXISTING CONDITIONS: Subject Property: The ±8.24-acre subject site is currently vacant and designated on the Future Land Use Map (FLUM) as Urban, Urban Mixed-Use District, Urban Coastal Fringe Subdistrict. The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). The subject property consists of the entirety of the Myrtle Woods PUD which was originally approved back in 1981 and amended to its current allowances by Ord. 08-09 but never developed and approximately 1.2 acres of residential multi-family (RMF-6) zoned property. Surrounding Lands: North: Future Land Use Designation; Urban Coastal Fringe. Zoned; Residential Multi-Family (RMF-6)/ General Commercial District (C-4). Land Use; Single-family Residential/ vacant commercial. East: Future Land Use Designation; Urban Coastal Fringe. Zoned; Tree Tops MPUD. Land Use; Self Storage. South: Future Land Use Designation; Urban Coastal Fringe. Zoned; Tree Tops MPUD. Land Use; Multi-family Residential West: Future Land Use Designation; Urban Coastal Fringe. Zoned; Residential Multi-Family (RMF-6). Land Use; Single Family Residential In summary, the existing and planned land uses in the larger surrounding area are primarily multi- family and low-density single-family residences. BACKGROUND AND ANALYSIS: U-Haul currently has its main Naples location at just east of the City of Naples jurisdictional boundary at 2001 Tamiami Trail E. (US-41). This property was developed in the 1980’s on ±0.56- acre lot to serve the residents of the City of Naples and greater Collier County. As stated in the needs analysis U-Haul has outgrown there existing location on US 41 and does not have the ability to redevelop the existing site to fit the needs of the growing community or their needs thus U-Haul has the need to find a new location to be able to provide the community with better access to their services. The proposed subdistrict is ±8.24-acre and is located at the southeastern corner of US-41 and Myrtle Ln. According to the Future Land Use Map this property is located within the Urban Coastal Fringe subdistrict as well as Community Center #3 of the US 41 East Overlay as established by the East Naples Community Development Plan (ENCDP). According to the current zoning map this is the location of the Myrtle Woods PUD which was originally approved back in 1981 and amended to its current allowances by Ord. 08-09 to allow Commercial Professional and General Office uses (C-1) to Commercial Intermediate uses (C-3). The proposed Growth Management Plan Amendment also includes ±1.2 acres of residential multifamily (RMF-6) zoned property on the western edge of the property. Both of these properties were determined to be Consistent by Policy through the Zoning Reevaluation Ordinance No. 90-23. This section of the Future Land Use Element (FLUE) states that where such properties were determined, through implementation of that Ordinance, to be “improved property”, as defined in that Ordinance, the zoning on said Page 395 of 6405 PL20230016211 4 properties shall be deemed consistent with the Future Land Use Element and those properties have been identified on the Future Land Use Map Series as Properties Consistent by Policy. The purpose of the Urban Coastal Fringe Subdistrict is to provide transitional residential densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict) except where properties have been deemed “consistent by policy”. The ENCDP was developed by the community through a series of public meetings and surveys and reflects the overall vision of the community; the Board of County Commissioners accepted the ENCDP in October 2020. The ENCDP promotes the strategic placement of land uses to enhance the community’s sense of place and provides guidance for future development and redevelopment for employment, leisure, dining, and shopping opportunities to meet the growing needs of the community. The community worked with County staff and a consultant to develop a FLUE overlay and a zoning overlay for the US 41 East corridor to implement the ENCDP for that area. The FLUE overlay allows moderate to low intensity mixed use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses; the Board of County Commissioners adopted the FLUE overlay in November 2023. The proposed draft zoning overlay establishes development standards, design standards, and spacing criteria for commercial uses. The draft zoning overlay has not yet been reviewed or adopted by the BCC due to a State legislative preemption that prohibits a county or municipality from adopting more restrictive regulations in their comprehensive plan and land development code (LDC) until Oct. 1, 2026. However, applicants that submit certain land use petitions (rezone, conditional use, GMP amendment) are encouraged to incorporate, where practicable, the proposed standards and spacing criteria contained in the draft zoning overlay. The ENCDP identifies self-storage warehousing and outdoor storage uses – including equipment, boat storage, etc. – as undesirable uses, and discourages the development of these heavy commercial uses along the US 41 East corridor. However, the proposed draft US 41 EZO recognizes private property rights and the desire of property owners to develop their commercial property. Therefore, the draft zoning overlay includes specific criteria for developing these commercial land uses, including a distance separation from a like use (1/4 mile), providing enhanced buffering with native canopy trees along the roadway frontage and adjacent lots, increasing setbacks from adjacent property lines, limiting parking in front of the buildings to a maximum of one double loaded drive aisle, and, limiting the height and location of outdoor storage to the rear and side yards of the property. It is the opinion of staff that U-Haul is considered to be an integral part of most communities as they provide anyone the ability to rent vehicles/trailers to move most anything needed as well as providing storage options and other moving related items. The location of the proposed new development will consist of what U-Haul designates as a one stop shop “smart Mobility Center” that is intended to provide more services than the existing undersized facility as well as better access to the community. In their search for a more appropriate location to handle the proposed “Smart Mobility Center” U-Haul has identified this property as the most appropriate for them to be able to provide their services to the residents of Naples and greater Collier County. This request to change the Future Land Use designation and zoning was made specifically to allow the rental of trucks/trailers, Mini warehousing self-storage, propane sales, electric vehicle charging and related retail sales of moving supplies. The applicant provided a needs analysis for their proposed use which includes population growth demographics for a 1-to-5-mile radius from the subject property as well as Collier County as a whole. Within this analysis the applicant identified a need for additional self-storage space as well as increased need for truck and trailer rental by identifying a 12.5% increase in population within a 3-mile radius area and an overall county wide population increase of 7.3% by 2027. Furthermore, the applicant identified the other existing and approved but unconstructed facilities within the study area. The applicant also identified the Market Area Propensity (MAP) for the Page 396 of 6405 PL20230016211 5 proposed self-storage use within the 3- mile market area. Two storage competitors are of a newer type storage with 100% climate- controlled storage facility and the other two competitors include older model storage with climate and non-climate storage. This shows that trend in the industry that that storage has changed from a drive- up industrial use to climate controlled commercial use. Based on the information provided a MAP of 10.90 indicates U-Haul is underserving the community based on the number of locations, storage NRSF available, and population within the area. The car condos identified in the need analysis have the same zoning classification as self-storage however are not considered to be a limiting factor for new self-storage as their use is limited to storage of vehicles not personal possessions. Comprehensive Planning Staff believe that the petitioner has provided appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment identified below. Though the inclusion of heavier commercial uses within the proposed subdistrict is inconsistent with the urban coastal fringe subdistrict as well as the US 41 East Overlay, staff agrees that there is a need for self-storage and truck rental uses within Collier County to serve existing and future residents of Collier County. Furthermore, the proposed facility is compatible with the adjacent and entitled self-storage/commercial uses and appropriate buffers have been provided to nearby residentially zoned properties. Comprehensive Planning Staff finds that the creation of the proposed subdistrict on the property to allow the uses identified within the subdistrict language to be consistent with the goals and policies of the Growth Management Plan as well as the Florida state statues listed below. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the Page 397 of 6405 PL20230016211 6 comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. Page 398 of 6405 PL20230016211 7 The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process for adoption of small-scale comprehensive plan amendment. (1)A small-scale development amendment may be adopted under the following conditions: (a)The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises 8.24± acres.] (b)The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Comprehensive Plan and those text changes are directly related to the proposed future land use map amendment.] (c)The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The Applicant conducted a NIM on May 6, 2024, at the South Regional Library Meeting Room, 8065 Lely Cultural Parkway, Naples, FL. The meeting commenced at approximately 5:30 p.m. and ended at 6:04 p.m. Approximately 15-20 people were in attendance and approximately 2 participants via ZOOM. Page 399 of 6405 PL20230016211 8 The applicant’s agent explained the request for the proposed PUD Rezone and companion Growth Management Plan amendment to allow for the proposed uses. Concerns were raised about existing flooding conditions, traffic on Myrtle Lane, access to the signalized intersection on Tamiami Trail, and comments that the project is out of scale with the needs of the community. A copy of the NIM materials is included in attachments. FINDINGS AND CONCLUSIONS: •There is need for rental trucks/trailers within all residential markets, storage of residential goods, propane sales, and related business services that will strengthen and diversify the community’s economy in this area. •The proposed use is comparable and compatible with surrounding uses. •County water and wastewater service is available to the site. •Transportation system impacts have not been identified with this petition. Environmental Findings: The subject property is 8.24 acres. This property has been historically cleared and was field verified by staff. This is the location of the Myrtle Woods PUD which was originally approved back in 1981 and amended to its current allowances by Ord. 08-09 to allow Commercial Professional and General Office uses (C-1) to Commercial Intermediate uses (C-3) as well as 1.2 acres of residential multifamily (RMF-6) zoned property on the western edge of the property. The proposed GMP amendment will not affect the requirements of the Conservation and Coastal Management Element (CCME) of the GMP. There is no preservation required native vegetation or listed species present on-site; therefore, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and section 3.05.07 of the LDC. Environmental Services staff recommends approval. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on December 13, 2023. The criteria for GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2, Florida Statutes. The criteria for changes to the Future Land Use Map is in Section 163.3177(6)(a)8, Florida Statutes STAFF RECOMMENDATION: Staff recommends approval of the subdistrict as proposed and suggests that the Collier County Planning Commission forward petition PL20230016211 5396 Myrtle Commercial Subdistrict GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the January 14th, 2025, BCC meeting. Page 400 of 6405 Q. Grady Minor & Associates, P.A. Ph. 239-947-1144  Fax. 239-947-0375 3800 Via Del Rey EB 0005151  LB 0005151  LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com February 28, 2024 Ms. Katherine Eastley Collier County Growth Management Department Comprehensive Planning Section 2800 North Horseshoe Drive Naples, FL 34104 RE: 5396 Myrtle Lane Commercial Subdistrict (PL20230016211), Submittal 1 Dear Ms. Eastley: Enclosed, please find the application for a proposed small-scale comprehensive plan amendment for an 8.24± acre project located at the southwest corner of Tamiami Trail East (U.S. 41) and Myrtle Lane. The GMPA proposes to modify the FLUE map to add a new subdistrict to allow development of up to of up to 200,000 square feet of gross leasable area of indoor self- storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. A companion PUD Rezone application, 5396 Myrtle Lane CPUD (PL20230016212), is being filed along with this petition. Documents filed with submittal 1 include the following: 1. Cover letter 2. Application 3. Professional Consultants 4. Exhibit B Amended Text 5. Exhibit C Proposed Future Land Use Designation 6. Land Use 7. Future Land Use Designation 8. Environmental 9. Exhibit D Proposed Subdistrict Map 10. Growth Management 11. Needs Analysis 12. Public Facilities 13. Traffic Impact Statement Page 401 of 6405 Ms. Katherine Eastley RE: 5396 Myrtle Lane Commercial Subdistrict (PL20230016211), Submittal 1 February 28, 2024 Page 2 of 2 14. FIRM Map 15. Coastal High hazard Area Map 16. Deed 17. Affidavit of Authorization 18. Addressing Checklist 19. Preapplication Notes Please feel free to contact me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Metropolitan Naples, LLC Richard D. Yovanovich, Esq. GradyMinor File (MLUHAUL-23) Page 402 of 6405 Page 403 of 6405 Page 404 of 6405 Page 405 of 6405 Page 406 of 6405 Page 407 of 6405 Page 408 of 6405 Page 409 of 6405 Page 410 of 6405 Page 411 of 6405 Page 412 of 6405 Page 413 of 6405 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Professional Consultants December 19, 2023 Page 1 of 1 Professional Consultants.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Planner/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com Land Use Attorney: Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 ryovanovich@cyklawfirm.com Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz Environmental: Marco Espinar, Biologist Collier Environmental Consultants, Inc. 3211 68th Street SW Naples, FL 34105 239-263-2687 marcoe@prodigy.net Page 414 of 6405 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Exhibit B Amended Text January 24, 2024 Page 1 of 2 Exhibit B Amended Text.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Proposed amendment to the Collier County Future Land Use Element (FLUE) and Future Land Use Map (FLUM) to establish the 8.24± 5396 Myrtle Lane Commercial Subdistrict. Words underlined are additions; words struck through are deletions. FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** [beginning page vii] * FUTURE LAND USE MAP SERIES 162 *** *** *** *** *** *** *** *** *** *** *** *** *** * Belle Meade Hydrologic Enhancement Overlay Map * 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.5 [page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** *** *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT [page 10] 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 21. 5396 Myrtle Lane Commercial Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District [page 63] *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** Page 415 of 6405 January 24, 2024 Page 2 of 2 Exhibit B Amended Text.docx 22. 5396 Myrtle Lane Commercial Subdistrict [page 77] This Subdistrict is approximately 8.24 acres in size and is located on the southwest quadrant of Tamiami Trail East (U.S. 41) and Myrtle Lane as depicted on the 5396 Myrtle Lane Subdistrict Map. The purpose of this Subdistrict is to provide commercial land uses. Development within the Subdistrict shall be subject to the following: a. All development within this Subdistrict shall be rezoned to a Planned Unit Development (PUD). b. The PUD Ordinance must include development standards and buffers to ensure compatibility with surrounding properties. c. Allowable uses shall be limited to: 1. A maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses shall be permitted within the CPD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the uses permitted by right in the C-1 through C-3 Zoning District and the following uses. 2. Automotive rental and leasing (7513 and 7519) 3. Outdoor equipment rental and leasing (7359) 4. Indoor storage, including cube storage and moving supplies sales (4225 and 4226) 5. Propane gas dealers, including grilling and propane accessories (5984) 6. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. d. Development is limited to a maximum intensity of 200,000 square feet of gross floor area for indoor self-storage/warehouse and a maximum of 3,000 square feet of gross floor area for retail uses. *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [page 162] *** *** *** *** *** *** *** *** *** *** *** *** *** Airport Carlisle Mixed Use Subdistrict Map 5396 Myrtle Lane Commercial Subdistrict Page 416 of 6405 T a mi a mi T R L E F l o ri d a n A V E Myrtle LN Brow ard STGilchrist ST1 s t S T 2 n d S TTrammell STJennings ST3 r d S TTree tops DRM itchell STCypress LN4 t h S T Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Exhibit C - Proposed Future Land Use Designation Urban Designation, Mixed Use District, 5396 Myrtle Lane Commercial Subdistrict . 425 0 425212.5 Feet LEGEND SUBJECT PROPERTY - 8.24+/- Acres 5396 Myrtle Lane Commercial Subdistrict Urban Residential Subdistrict Urban Coastal Fringe Subdistrict Page 417 of 6405 RMF-6 RESIDENTIAL C-4 COMMERCIAL A UNDEVELOPED TREE TOPS PUD RESIDENTIAL AND COMMERCIALC-4COMMERCIALTAMIAM I TRA IL EAST (U .S . 41 ) C-3 COMMERCIAL SUBJECT PROPERTY - 8.24± ACRES EXISTING FLUE:URBAN DESIGNATION, MIXED USE DISTRICT, URBAN RESIDENTIAL FRINGE SUBDISTRICT EXISTING ZONING:RMF-6 AND MYRTLE WOODS CPUD ADJ. PROPERTY ZONING LAND USE NORTH RMF-6 AND C-4 RESIDENTIAL AND COMMERCIAL EAST ROW AND C-4 COMMERCIAL SOUTH A, TREETOPS MPUD AND C-3 UNDEVELOPED, RESIDENTIAL AND COMMERCIAL WEST RMF-6 AND A RESIDENTIAL AND UNDEVELOPED 0 400'200' SCALE: 1" = 400' GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 WHEN PLOTTED @ 8.5" X 11" 300 FOOT RADIUS SUBJECT PROPERTY ZONING BOUNDARY Page 418 of 6405 T a mi a mi T R L E F l o ri d a n A V E Myrtle LN Brow ard STGilchrist ST1 s t S T 2 n d S TTrammell STJennings ST3 r d S TTree tops DRM itchell STCypress LN4 t h S T Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Future Land Use Designation Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict . 425 0 425212.5 Feet LEGEND SUBJECT PROPERTY - 8.24+/- Acres Urban Residential Subdistrict Urban Coastal Fringe Subdistrict Page 419 of 6405 Page 420 of 6405 Page 421 of 6405 Page 422 of 6405 Page 423 of 6405 Page 424 of 6405 Page 425 of 6405 Page 426 of 6405 Page 427 of 6405 Page 428 of 6405 Page 429 of 6405 Page 430 of 6405 Page 431 of 6405 Page 432 of 6405 Page 433 of 6405 Page 434 of 6405 Page 435 of 6405 Page 436 of 6405 Page 437 of 6405 Page 438 of 6405 Page 439 of 6405 Page 440 of 6405 Page 441 of 6405 Page 442 of 6405 Page 443 of 6405 Page 444 of 6405 Page 445 of 6405 Page 446 of 6405 Page 447 of 6405 Page 448 of 6405 Page 449 of 6405 Page 450 of 6405 Page 451 of 6405 Page 452 of 6405 Page 453 of 6405 Page 454 of 6405 Page 455 of 6405 Page 456 of 6405 Page 457 of 6405 Page 458 of 6405 Page 459 of 6405 Page 460 of 6405 T a mi a mi T R L E F l o ri d a n A V E Texas AVEMyrtle LN Brow ard STG e o r g i a A V E Trammell ST P o rt e r S T M artin STGilchrist STCatts ST6 t h S T Cypress LN 7 t h S T Maple LN B e n s o n S TSouthwest BLVDJennings ST5 t h S T 4 t h S T 1 s t S T Raintree LN Flem ing STT am i am i C T Navajo TRLTreetops DRMontiano DR Mitchell STPerry LNWhistlers Cove CIR5396 Myrtle Lane Commercial Subdistrict Exhibit D - Proposed New Inset Map . 950 0 950475 Feet LEGEND 5396 Myrtle Lane Commercial Subdistrict Page 461 of 6405 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Growth Management January 16, 2024 Page 1 of 3 Growth Management.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com The small-scale growth management plan amendment proposes to establish a new subdistrict which would permit up to a maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses consistent with uses permitted in the C-3 commercial Zoning District of the Collier County Land Development Code (LDC) on the 8.24+/- acre property. The subdistrict will permit a U-Haul smart mobility center that will provide for indoor mini self-storage, warehousing, moving truck rental/leasing, propane gas sales and electric vehicle charging stations, with associated retail sales of moving/packing supplies. This would be a replacement facility for the existing U-Haul facility that has operated within the Mini-triangle redevelopment area for decades. The proposed site will allow for development of a modern facility in a location that is of sufficient size allow for a facility to meet the growing demand in Collier County. Under, Chapter 163 of the Florida Statutes, local governments may adopt small-scale amendments to their Growth Management Plans if the amendment impacts fewer than 50 acres. The proposed new sub-district consists of approximately 8.24 +/- acres and is; therefore, eligible to seek the proposed small-scale amendment. A companion PUD rezoning application has been filed with Collier County. Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709. The project currently has potable water and sewer service by Collier County Water Sewer District. No capacity issues exist or are anticipated in the service area. Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Page 462 of 6405 January 16, 2024 Page 2 of 3 Growth Management.docx The applicant has prepared a market demand analysis that demonstrates the need for the new and modernized U-Haul facility in this location of Collier County. The property is presently zoned for commercial and multi-family residential development and is of sufficient size to accommodate the proposed indoor storage, truck rental and moving facility. The property represents an infill opportunity along the Tamiami Trail East area, which is within the urban area and has access to water, sewer and a signalized intersection. Properties to the south, west and north are zoned commercial, making the proposed infill development appropriate for the proposed U-Haul facility. Chapter 163.3177 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. The 5396 Myrtle Lane Commercial Subdistrict is consistent with Chapter 163.3177, F.S. The applicant has prepared a market demand analysis which discusses the need for U-Haul to relocate from its existing facility due in order to expand to serve the growing demand for moving and storage facilities in Collier County. The subdistrict includes all available land of a size adequate to support a commercial project. 163.3184 Process for adoption of comprehensive plan or plan amendment. The proposed amendment is consistent with Chapter 163.3184, F.S which establishes the criteria for small-scale comprehensive plan amendments to a growth management plan. 163.3187 Process for adoption of small scale comprehensive plan amendment.— (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small scale future land use map amendment shall be permissible under this section. (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3), and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). The proposed amendment involves the use of less than 50 acres, the proposed amendment includes a map amendment and associated text relating directly to the map amendment, and the property is not located within an area of critical state concern. No State or regional impacts are associated with the proposed amendment. Page 463 of 6405 January 16, 2024 Page 3 of 3 Growth Management.docx Project Justification Future Land Use Element: The 8.4± acre project is designated Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict on the Future Land Use Map. The small-scale growth management plan amendment proposes to establish a new subdistrict which would permit the new modern U- Haul facility in a location that will better serve the growing population of Collier County. Policy 5.6: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. The site has been previously zoned for commercial and multi-family residential uses. The companion PUD provides for a mix of uses that are appropriate for the site and outlines development standard that will allow for the multi-story indoor self-storage facilities and moving truck rental facility. Where the property abuts the RMF-6 zoned property to the west, a landscape buffer consistent with that required by the LDC will be provided. Objective 7 and related policies: The property abuts both U.S. 41 and Myrtle Lane. Primary access will be provided on U.S. 41 and a secondary access is proposed to Myrtle Lane. A full interconnection to Myrtle Road is not proposed due to the nature of the proposed U-Haul facility that requires a secure storage area for the rental vehicles. No interconnection to the adjacent vacant residential zoned property is proposed as that parcel has direct frontage on Myrtle Lane. Transportation Element: Policy 5.1 requires that all projects are evaluated to determine their effect on the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR. The TIS prepared in support of this small-scale amendment application concludes that no level of service issues will arise from development of the proposed. Public Facilities Element: The property is served by potable water and sanitary sewer services. Water and sewer service will be provided by Collier County Water Sewer District. No capacity issues have been identified or are anticipated in the future. Conservation and Coastal Management Element: Policy 6.1.2 requires that developments in the Urban area must retain a minimum of 25% of existing native vegetation on-site. The site is infested with invasive exotic species and no preserve area is required on the property. Page 464 of 6405 Proposed Location: US Hwy 41 and Myrtle Lane, Naples FL 34113 Needs Analysis Page 465 of 6405 Needs Analysis Objective: The Needs Analysis illustrates the growth in Collier County in relation to the proposed location and how the proposed storage location will meet the new demand and benefit the County. U-Haul is proposing a new center at US Hwy 41 and Myrtle Lane in Collier County. The facility would replace the existing U-Haul center at 2001 Tamiami Trail East, Naples FL. Our current location has reached capacity and offers limited number of services. Redevelopment of the current location is not feasible. For this reason, U- Haul Company has found a better location to relocate this operation in order to continue its business. It will act as a “One Stop Shop” Smart Mobility location, which offers variety of services which include self-storage, U- Haul truck and trailer share, propane, hitch and towing needs, charging stations and related retail sales (see next page). Collier County is experiencing significant growth along Hwy 41. The growth is due to multiple new construction projects in the area and additional planned developments forthcoming. The proposed location will serve 16,452 households within 3- mile radius trade area. This infill development will allow U-Haul to better serve the storage needs of the community and activate a property that is currently vacant. The proposed development requires a PUD amendment and a small- scale Growth Management Plan amendment. Findings Summary Page 466 of 6405 Current location Offered services (limited): •Self-storage (limited) •Truck and trailed share •Moving supplies •Hitches and propane •U- box storage ( limited) Land Area:1.02 acres Building Gross: 11,909 SF , One- story Because of the of the property size , the existing U-Haul location offers only limited services. Page 467 of 6405 “One Stop Shop” Smart Mobility Proposed location Offered services: •Self-storage •Truck and trailer share •Moving supplies •U- Box storage •Hitches and towing needs •Propane, accessories •Moving labor •College moving •Military moving •International moving •Charging stations The U-Haul proposed site campus location will provide multiple products and services on the 8.24-acre site. Land Area:8.24 acres Building Gross: 102,000 SF ,Three- story Page 468 of 6405 The property is currently vacant parcel. It is surrounded by residential properties, vacant lots and some commercial properties along US Hwy 41. The site location along US Hwy 41 would make the proposed development ideal location to serve the residential community on both sides of the US Hwy 41. US Hwy 41/ Tamiami Trail E is currently a 6-lane major arterial road connecting Naples Florida with the rest of the Collier County. Proposed Location/ Site Accessibility U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store, primarily via drive -by awareness, much like that of a convenience store, restaurant or hardware store. The proposed location will have approximately 25-30 employees. Page 469 of 6405 The map illustrates the location and intensity of the population growth that is expected to occur over the next five years. The growth is expected to contribute to a significant increase in the demand for storage that cannot be met by the current available storage locations. Below is the estimated population data for the projected growth in the different trade areas and the county as a whole. Current Population & Projected Population Growth over 5 years The current estimated population in the trade area is 39,204 residents, 16,452 households within a 3- mile radius. Collier County’s estimated current population is 387,712 residents. The projected population growth over five years in the 3-mile radius trade areas is 12.5 %, which is a conservative number due to all new development coming in the area. Page 470 of 6405 Storage Saturation -3 miles The map illustrates the proposed location of the U- Haul center and storage competitors within 3-mile radius trade area. Several of the competitors are old model drive up mini -storage facilities. The proposed U-Haul storage location with interior access climate -controlled storage is a modern storage center. Its campus will provide multiple products and services. It is referred to as “ One Stop Shop”- self storage , U Box storage , truck and trailer share and related retail, EV charging stations, hitches, propane, etc. Page 471 of 6405 5396 Myrtle Lane, Naples FL Competitors - 3 miles Marketing Area Propensity (MAP) The table provides information regarding the type of facilities the competitor sites include within 3-mile radius. Two storage competitors are of a newer type storage with 100% climate - controlled storage facility. The other two competitors include older model storage with climate and non climate storage. This shows that trend in the industry that that storage has changed from a drive - up industrial use to climate controlled commercial use. The additional sites provided for future development include two, which are Car Condos and the third was already included in our analysis, which is Public storage. MAP - (Market Area Propensity) - 10.90 MAP indicates we are underserving the community based on the number of locations, storage NRSF available, and population within the area. MAP of 20 or below is an indicator for us to be in the community and shows us that the community is underserved. Page 472 of 6405 Storage Dealers- 3 miles The map illustrates the location U- Haul dealers within 3-mile radius trade area. The dealers typically would only have a few rental trucks on their lots. Our dealers are local area residents who understand the goals and challenges of the community in which they live and work. They strive to provide quality products and services to ensure their own success, and in turn, support neighboring commerce. Through expanding economies, the U-Haul business model allows local dealers the ability to serve and support the community while improving their own chances of sustainable business outcomes. Dealer location Dealer location Page 473 of 6405 The demographic data used in this analysis was licensed by Alteryx from Experian US. The vintage used was from their 2022 Q3 release. This data is available at several geographic levels: County, ZIP Code, Census Tract, and Block Group. It contains a wide range of demographic variables, including, but not limited to housing counts, population counts, income variables, home ownership, housing types, age characteristics, occupation, and seasonality metrics. Furthermore, Experian US also provides 5-year housing, population, and income projections. Demographic Data Source Page 474 of 6405 •U-Haul strives to locate stores within high demand communities to increase convenience and access for DYI moving customers while reducing traffic congestion and emissions. U-Haul centers generate less traffic than other retail or commercial uses. •U-Haul and The Conservation Fund have worked together since 2007 to raise both money and awareness to address climate change by planting trees and restoring forests. •The partnership has grown to include urban conservation and green economy opportunities which are creating green jobs, reducing neighborhood flooding, and providing safe places to play in underserved communities. •It is our desire to improve the quality of the existing property by implementing sustainability features, such as energy efficient LED lighting , energy efficient windows and HVAC units, local building materials, sustainable site design features. •The proposed U-Haul center would add to the property value and increase the tax base, which strengthens the economic base of the community. •U-Haul also promotes social and economic sustainability, more than 18 million customers rented U- Haul trucks and trailers in 2021 nationwide. U- Haul provides positive economic support to a community by attracting customers from different regions. Additional Considerations and benefit to Collier County Page 475 of 6405 •This added customer base, increases awareness of other nearby merchants and fosters relationships that may bring new business to the city, ensuring a viable, expanding local economy. •Increased business traffic may require hiring additional employees, improving the quality of life for residents needing work to support themselves and/or their families. •U-Haul has a successful and reliable track record of stability and reliability and, is a devoted neighbor in over 1,000 communities in North America. Strengthened with 77 years of DYI moving and storage expertise, U-Haul is a reliable anchor business attracting customers from within and around Collier County community. •This proposed U- Haul storage location will increase exposure and support many neighboring small businesses, adding to the County’s economic success and resilience. Additional Consideration and benefit to Collier County Image courtesy of Google Earth Page 476 of 6405 The Needs Analysis illustrates the growth in Collier County and justifies the need to relocate U-Haul to this location, where we can provide all the amenities and services that our business offers. The proposed location offers numerous advantages due to the “One Stop Shop” Smart Mobility operation, part of U-Haul’s business model and is contributing positively to the local community. Collier County is known for its affluent population and robust economy, making it an ideal location for a U-Haul facility. The county’s steady population growth, combined with high number of seasonal residents, indicates a consistent demand for self-storage solutions and truck rental services. Significant population growth is projected in the area served by the proposed U- Haul storage center along US Hwy 41. The proposed center aligns with Collier County's economic, demographic, and environmental dynamics. The venture is poised to contribute positively to the County's development, offering valuable services that cater to the needs of both residents and businesses while adhering to the local environmental and community standards. Conclusion Page 477 of 6405 5396 Myrtle Lane Commercial Subdistrict (PL20230011318) Public Facilities January 16, 2024 Page 1 of 3 Public Facilities.docx Q. Grady Minor & Associates, P.A. 3800 Via Del Rey, Bonita Springs, FL 34134  239-947-1144  engineering@gradyminor.com  www.gradyminor.com Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The subject 8.24± acre property proposes to create a new subdistrict which would permit up to a maximum of 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses consistent with uses permitted in the C-3 commercial Zoning District of the Collier County Land Development Code (LDC). The public facilities analysis evaluates the project impacts on Class A public facilities including potable water, wastewater, drainage, parks, schools, roadways, fire/EMS and solid waste. The source for the LOS information is the Collier County 2021 AUIR, unless otherwise noted. Potable Water The property is located within the Collier County potable water service area. The LOS for potable water is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Sanitary Sewer The property is located within the Collier County sanitary sewer service area. The LOS for sanitary sewer is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussion of the project’s impact on the LOS for arterial and collector roadways within the project’s radius of development influence. Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-2 and LDC Ordinance 2004-41, as may be amended. The property will be issued an Environmental Resource Permit (ERP) by the Florida Department of Environmental Protection (FDEP), which has established requirements for water quality treatment, storm water runoff attenuation and controlled off-site discharge of storm water runoff. The proposed development is consistent with Collier County LOS standards. Solid Waste The property is located within the Collier County solid waste service area. The LOS for solid waste is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Parks: Community and Regional The increased commercial use has no impacts on this public facility. Page 478 of 6405 January 16, 2024 Page 2 of 3 Public Facilities.docx No adverse impacts to Community or Regional Parks result from the amendment of this subdistrict. Schools The increased commercial use has no impacts on this public facility. No adverse impacts to Community or Regional Parks result from the amendment of this subdistrict. Fire Control, Sheriff and EMS The proposed project lies within the Greater Naples Fire and Rescue District. The Greater Naples Fire Control and Rescue District - Station #21, located at 11121 Tamiami Trail E, Naples, FL 34113, which is approximately 3.3 miles from the property. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on the size or type of development. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; Greater Naples Fire Control and Rescue District - Station #21 11121 Tamiami Trail E, Naples, FL 34113 Collier County Sheriff's Office - District 5 13245 Tamiami Trail E, Naples, FL 34114 Page 479 of 6405 January 16, 2024 Page 3 of 3 Public Facilities.docx Existing Services and Public Facilities Map: Page 480 of 6405 Traffic Impact Statement U-Haul Relocation CPUDZ Application Collier County, Florida 08/20/2024 Prepared for: Prepared by: Metropolitan Naples, LLC 1500 Fifth Ave S, Suite 106 Naples, FL 34102 Phone: 239-514-4001 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Minor Study – $750.00 Fee Note – *to be collected at time of first submittal Page 481 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, PE, PTOE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 482 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 6 Future Background Traffic Volumes ............................................................................................... 8 Existing and Future Roadway Conditions Without Project .......................................................... 10 Future Conditions With Project .................................................................................................... 12 Site Access Management .............................................................................................................. 14 Improvement Analysis .................................................................................................................. 14 Mitigation of Impact ..................................................................................................................... 14 Appendices Appendix A: Project Master Site Plan .......................................................................................... 15 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 17 Appendix C: Trip Generation ....................................................................................................... 25 Appendix D: FDOT Generalized Level of Service Tables .............................................................. 41 Appendix E: Existing Site Counts .................................................................................................. 44 Page 483 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 4 Project Description The applicant is proposing to rezone property from the Myrtle Woods CPUD and RFM-6 Zoning Districts to a Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. This will be a replacement facility for the existing U-Haul facility 5 miles to the west in the Mini- triangle redevelopment area. The property is within Section 29, Township 50S, Range 26E and consists of ±8.24 acres. Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan. The project will consist of a truck rental operation and 200,000 square feet (SF) of self-storage. A methodology memorandum was transmitted via email to the Collier County Transportation Planning staff on January 24, 2024 (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)). The project access connection to the surrounding roadway network is proposed as direct connections onto US 41 East and Myrtle Ln (emergency only). A detailed evaluation will be performed at the time of site development permitting. The analysis year is 2029. Figure 1 – Project Location Map Rattlesnake Hammock Rd Myrtle Ln Project Location N Page 484 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 5 Trip Generation The PUD is treated for trip generation purposes as 3,000 SF of truck rental office space represented by Institute of Transportation Engineers (ITE) land use code (LUC) 812, 200,000 SF of self-storage (LUC 151), and the three-day average peak hour trips counted at the existing site (daily not available) factored to peak season using the FDOT 2023 Countywide peak season conversion factor (all in Appendix E). The ITE rates or equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip generation associated with the proposed build-out condition is summarized in Table 1. Under the existing zoning, a typical development scenario could be 61,000 SF of shopping center. Its net new trip generation (excluding pass-by trips) is shown in Table 1 for comparison (see Appendix C for details). The proposed development is projected to generate significantly less traffic. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total trips) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in the Collier County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. The estimated effect on external trips at project buildout condition is a reduction of 176 PM peak hour two-way trips (adjusted). The maximum total daily trip generation for the PUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Table 1 - Trip Generation PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduct- ion %In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 Total 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 Total 341 30 32 62 22 17 39 Existing 3,501 116 122 238 49 30 79 Net Change (3,160) - (86) (90) (176) - (27) (13) (40) Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Page 485 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 6 Trip Distribution and Assignment The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2986) to the District 1 Regional Planning Model (D1RPM) containing 40 commercial employees consistent with the expected employment for the truck rental operation and the self-storage unit. Figure 2 shows the distribution percentages produced by the adopted model in the immediate vicinity of the project. Page 486 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 7 Figure 2 - Trip Distribution Page 487 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 8 Table 2 contains the arterial and collector road segments on which the project has a significant impact or were reviewed to confirm the limit of significant impact. The distribution percentages are the averages of those at the segment endpoints in Figure 2. The traffic volume distributed is the project’s estimated impact (62 peak hour two-way). The calculations that Table 2 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Future Background Traffic Volumes Tables 3 through 5 contain the road segments to which the project connects. The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR to predict future deficiencies and is used to inflate the existing year peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter). For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the two results is used as the future background traffic volume. The calculations that Table 3 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID # Roadway Link From To Percent of Total Project Traffic (1) PM Peak Hour Project Traffic N/E (2) PM Peak Hour Project Traffic S/W (2) Exist- ing Config- uration (3) LOS Mini- mum Stan- dard Peak Hour Peak Direct- ion Service Volume (3) Signif- icance Thres- hold (%) (4) Peak Direct- ion Project Traffic as Per- centage of Service Volume Signif- icant Impact Y/N 93.0 Tamiami Trail East Rattlesnake Hammock Road Myrtle Ln 34.2 10 11 6D E 3000 2 0.4 No 93.0 Tamiami Trail East Myrtle Ln Triangle Boulevard 48.4 15 15 6D E 3000 2 0.5 No Notes:1) Figure 2, average of segment endpoints. 2) Percentage times PM peak hour net new external directional project traffic totals Table 1 3) 2023 AUIR 4) Collier County TIS Guidelines Page 488 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 3 – Future Background Traffic 20292029AUIR ID #Roadway LinkFrom ToExisting YearExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2023 2290E2.0% 1.126 403 2579 2693 269393.0Tamiami Trail EastMyrtle LnTriangle Boulevard2023 2290E2.0% 1.126 403 2579 2693 2693Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years.3) Greater of Growth based estimate or Existing + Trip Bank Page 489 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 10 Existing and Future Roadway Conditions Without Project For arterials and collectors, the future roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction, scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed improvements. There are no scheduled improvements to analyzed roadway segments. Existing and future roadway conditions are illustrated in Table 4. The analyzed segments are operating at acceptable level of service in existing conditions. Due to future background traffic all segments are projected to operate at acceptable level of service. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 490 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 4 – Existing and Future Roadway Conditions 20292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (2)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln6D 3000 2290 0.76No6DNo3000 2693 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard6D 3000 2290 0.76No6DNo3000 2693 0.90NoNotes:1) 2023 AUIR2) 2023 AUIR or funded improvements3) Table 3Page 491 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 12 Future Conditions With Project Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction of background traffic, the background traffic portion of the total traffic is the peak hour peak direction volume from Table 3. In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is assumed for the background traffic, the average of the values used for interrupted flow facilities in the FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to estimate the background two-way volume, and hence to establish the two directional components of that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of the resulting two total traffic directional volumes is used as the basis of analysis. All of the analyzed segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. The calculations that the table contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. The analyzed roadway segments are not located within Collier County’s Transportation Concurrency Exception Area (TCEA). In addition, the proposed development is not situated within a County designated Transportation Concurrency Management Area (TCMA). The TCEA’s and TCMA’s designations are provided in Policy 5.4 and 5.6 of the Transportation Element – Collier County Growth Management Plan (GMP). Page 492 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 13 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No93.0Tamiami Trail EastRattlesnake Hammock RoadMyrtle Ln2693N/E10 11 0.56 2693 2116 2703 2127 2703 3000 0.90No93.0Tamiami Trail EastMyrtle LnTriangle Boulevard2693N/E15 152708 3000 0.90NoNotes:1) Table 32) Table 23) Appendix D4) Table 4Page 493 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 14 Site Access Management The site connection to US 41 East will be analyzed at the site development approval stage. The posted speed is 50 mph. Left and right turn lanes are recommended based on travel speed. The recommended deceleration length including taper is 290 feet. Expected westbound Left Turn = 30 * 55.3% = 17 vehicles. Expected eastbound Right turn = 30* 44.7% = 13 vehicles. Improvement Analysis Based on the results illustrated within this traffic analysis, the proposed project would have a de-minimis impact on the segments of US 41 E to which the project connects. Those segments are currently operating at acceptable level of service and all will operate at acceptable level of service in 2029 with or without project traffic. The maximum total daily trip generation for the CPUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Page 494 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Project Master Site Plan Page 495 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 496 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 497 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 498 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 499 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 500 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 501 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 502 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 503 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 24 Page 504 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 25 Appendix C: Trip Generation Page 505 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 26 ITE CodeDescriptionIndepend- ent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BEnter- ing Split821NShopping Plaza 40K-150K - Supermarket No1000 SF67.521.730.62 5.190.49151Mini-Warehouse1000 SF1.450.090.59 0.150.47812Building Material and Lumber Store1000 SF17.051.590.62 2.250.46Page 506 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 27 PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Trips Daily Traffic Reduct- ion %In Out Total Reduc t- ion %In Out Total Shopping Plaza 40K- 150K - Supermarket No 821N 1000 SF 61.000 1 1 1 Total 4,119 155 162 317 66 40 106 Pass-By 618 25 39 40 79 25 17 10 27 Net New 3,501 116 122 238 49 30 79 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. Daily Pass-by Capture Rate 10% less than the Peak Hour Rate Rate (1) or Eqn. (2) PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Daily Traffic In Out Total In Out Total Building Material and Lumber Store 812 1000 SF 3.000 1 1 1 51 3 4 7 3 2 5 Mini- Warehouse 151 1000 SF 200 1 1 1 290 14 16 30 11 7 18 Existing Site 13 12 25 8 8 16 341 30 32 62 22 17 39 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. U-Haul Existing Site Traffic Counts in Appendix E - Existing Daily traffic not available. Rate (1) or Eqn. (2) Existing Permitted Trip Generation Proposed Trip Generation Page 507 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 508 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 29 Page 509 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 510 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 511 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 32 Page 512 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 33 Page 513 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 34 Page 514 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 35 Page 515 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 36 Page 516 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 37 Page 517 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 38 Page 518 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 39 Page 519 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 40 Page 520 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 41 Appendix D: FDOT Generalized Level of Service Tables Page 521 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 42 Page 522 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 43 Page 523 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 44 Appendix E: Existing Site Counts Page 524 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 45 U-Haul Existing Site Driveway Counts Summary AM Peak Hour PM Peak Hour Date Day In Out 2-Way In Out 2-Way 1/23/24 Tues 4 6 10 15 11 26 1/24/24 Wed 6 8 14 11 13 24 1/25/24 Thurs 11 10 21 11 10 21 Average (1)7 8 15 12.33 11.33 23.67 Factored (2)7.2 8.2 15.5 12.7 11.7 24.4 Selected 8 8 16 13 12 25 Notes:1) AM and PM maximums on different days suggests a weekly pattern that favors use of the three-day average. 2) FDOT 2023 Countywide Peak Season Conversion Factor for week of counts. Page 525 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 46 Page 526 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 47 Page 527 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 48 Page 528 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 49 Page 529 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 50 Page 530 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 51 Page 531 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 52 Page 532 of 6405 AE 7 AE 6 T a mi a mi T R L E F l o r i d a n A V E Myr tle LN Brow ard STTreetops DRGilchrist ST1 s t S TJennings STSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community 341 Sabal Palm Road Residential Subdistrict FIRM Map . 300 0 300150 Feet LEGEND SUBJECT PROPERTY Flood Zone X Flood Zone AE Document Path: G:\Planning\PROJ - PLANNING\MLUHAUL-23 Myrtle Lane U-Haul\Drawings\GIS\FIRMMap.mxdPage 533 of 6405 Collier BLVDT a mi a mi T R L E Rattlesnake Hammock RD Bayshore DRS h e ll Is la n d R D Grand Lely DRPrice ST Thomasson DR Manatee RDLely Resort BLVDM a in s a il D R Sorrento LNCeleste DRTrevi CTSholtz STChampionship DR Polly AVE T o w e r R DTexas AVEVeronawalk CIRMyrtle LNAntigua WAYBar r ett AVE Costa CIR Jo hns R D Porter ST Corso Bello DRHamilton AVEChianti LNSource: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane Commercial Subdistrict Coastal High Hazard Area Map . 5,500 0 5,5002,750 Feet LEGEND Subject Property - 8.15+/- Acres CHHA Page 534 of 6405 Page 535 of 6405 Page 536 of 6405 Page 537 of 6405 Page 538 of 6405 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 1 of 3 This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership N.A. b. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership KC NAPLES TAMIAMI LLC, 101 N. Wacker Dr., #611, Chicago, IL 60606 Kevin M. Cahill – Manager (100%) 100 c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership N.A. d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership N.A. PROPERTY OWNERSHIP DISCLOSURE FORM Page 539 of 6405 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 2 of 3 e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Metropolitan Naples, LLC, 1500 Fifth Ave. S., Suite 106, Naples, FL 34102 (100%) Development Partners International, LLC, 1415 Panther Ln, Naples, FL 34109 (Ownership Interest) Jerry Starkey, President (50%) Fred Pezeshkan, Vice President (50%) Alexander Pezeshkan, Vice President Thomas MacIvor, Treasurer/ Secretary Thomas MacIvor, Treasurer, 1415 Panther Ln, Naples, FL 34109 100 Date of Contract: f. If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address N.A. g. Date subject property acquired 2018, 2012 Leased: Term of lease years /months If, Petitioner has option to buy, indicate the following: Date of option: Date option terminates: , or Anticipated closing date: Page 540 of 6405 Growth Management Community Development Department 2800 North Horseshoe Drive, Naples, Florida 34104 Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov ww.colliercountyfl.gov 01/2023 Page 3 of 3 Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements for petition types are located on the associated application form. Any change in ownership whether individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such change occurs prior to the petition’s final public hearing. As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this petition. April 22, 2024 Agent/Owner Signature Date D. Wayne Arnold, AICP Agent/Owner Name (please print) AFFIRM PROPERTY OWNERSHIP INFORMATION Page 541 of 6405 Page 542 of 6405 Page 543 of 6405 Page 544 of 6405 Page 545 of 6405 Page 546 of 6405 Page 547 of 6405 Page 548 of 6405 Page 549 of 6405 Page 550 of 6405 Page 551 of 6405 Page 552 of 6405 Page 553 of 6405 Page 554 of 6405 Page 555 of 6405 Page 556 of 6405 Page 557 of 6405 Page 558 of 6405 Page 559 of 6405 Page 560 of 6405 Page 561 of 6405 Page 562 of 6405 Page 563 of 6405 Page 564 of 6405 Page 565 of 6405 Page 566 of 6405 Page 567 of 6405 Page 568 of 6405 Page 569 of 6405 Page 570 of 6405 Page 571 of 6405 Page 572 of 6405 Page 573 of 6405 Page 574 of 6405 Page 575 of 6405 Page 576 of 6405 Q. Grady Minor & Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375 3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266 Bonita Springs, FL 34134 www.gradyminor.com NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. PROJECT LOCATION MAP GRADYMINOR.COM/PLANNING Page 577 of 6405 Page 578 of 6405 Page 579 of 6405 NOTICE OF NEIGHBORHOOD INFORMATION MEETING PETITION: PL20230016211 – 5396 Myrtle Lane Commercial Subdistrict PL20230016212 – 5396 Myrtle Lane Commercial Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor), representing Metropolitan Naples, LLC (Applicant) will be held May 6, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. Metropolitan Naples, LLC has submitted formal applications to Collier County, seeking approval of a Small-Scale Growth Management Plan Amendment and Commercial Planned Unit Development (CPUD) Rezone to permit the redevelopment of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse uses, outdoor vehicle leasing and related activities and a maximum of 3,000 square feet of gross leasable area of retail office and service uses. The subject property is comprised of 8.24± acres and is located at the southwest corner of Myrtle Lane and Tamiami Trail East (U.S. 41) in Section 29, Township 50 South, Range 26 East, Collier County, Florida. If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, gradyminor. com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. *Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for technical issues. ND-39230774 Page 580 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 1 of 16 Wayne Arnold: 00:01 All right, well good evening everybody. My name is Wayne Arnold and I'm with Grady Miners Associates here tonight representing the applicant sitting in the front row, Sharon on the aisle. She's handling the audiovisual equipment tonight we're required by the County to record the meeting and create a transcript, so we are doing that. So the meeting is being taped and I'll make a couple of other introductions. Over here, with us on our team is Rich Yovanovich, Rich is our land use counsel. Next to him is Norm Trebilcock, who's our transportation engineer, and Mike Delate, who's sort of in the back over there. He's our engineer of record for the project. So we've got a short presentation to go through and talk about the two applications that are pending with the county and make two more introductions, we have Laura Dijon and Parker Clough, both work for Collier County, helping review the planning and zoning documents that we're going through the county review right now. 01:00 So we're here for two applications for the property that is zoned commercial in part on Myrtle Lane and US 41. We have an application pending for what's called a small-scale conference of plan amendment, and we also have a PUD rezoning application, and those two documents are required for us to move forward with the project to eliminate the existing zoning on the property, replace it with a new zoning document that would be PUD zoning, and I'll show you some of the details of that momentarily. As you can see the site, it's been previously zoned for development, but it's undeveloped and we are sitting sort of between undeveloped, commercially zoned property to the north along Tamiami Trail. And then we have the CubeSmart property just to the east. That's part of the Treetops planned development. 01:53 So as I mentioned, we're here for two projects, but we're in the urban designated area. Right now we're proposing to create a new sub-district that would be for the Myrtle Lane property, and that establishes basic parameters for what development intensity we can have on the site. We're also then rezoning it for the companion item for the planned development zoning. And that zoning and comp plan, we're seeking a maximum of 200,000 square feet for self-storage and warehousing uses. And then 3000 square feet of retail and service commercial type uses that are supporting what's essentially the U-Haul facility that is proposing to be located here. Page 581 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 2 of 16 02:32 These are part of the future land use map. You can see we're having to create a new district map that would go in the comprehensive plan. You can see some sub-district language that's on the page, but we're asking for development that would allow us to have related uses to the indoor self-storage and warehousing that would support U-Haul, and then also the rental leasing of vehicles and trailers that they do. They have this one, if you're familiar with some of the U-Haul facilities, they have a propane gas facility where you can go and get your propane tank or if you have an alternative fuel automobile, you can get fuel in there. So those are the kind of uses we're proposing in addition to all the C-I through C-III uses that are permitted generally on the property today. 03:20 This is the approved master plan. It's really hard to read, back in the day when this was approved, the county's obviously reproduction capabilities were not what they are today, but this is oriented north to your right. So Tamiami Trail is toward the bottom of the page. It showed access to both Myrtle Lane and the US 41. There was a water management and reserve area toward the western part of the project. The site we've had recently evaluated, it's all exotic vegetation that's on the site. It doesn't qualify for any native preservation. So our project proposes a new master plan, and this one north is oriented up. So you can see that on the bottom toward the Woodgate condominiums. We have our water management area, we have to do some drainages when we clean up and we're coordinating with the county on that. 04:11 And then you can see a series of proposed buildings on the site where we're proposing a four-story warehouse building that would be for indoor self-storage. U-Haul also has concept that you're familiar with, the pods and things like that where you can also store and those are more mobile. Those would be stored at a warehouse building on site as well. And then there's some other alternative storage that they have, and they're not certain that it would be located here, but they have some storage that's sort of a drop-in-place storage type thing. So we've reflected probably three types of buildings that are on the site. 04:42 And then as I mentioned, the retail, if you're familiar with U- Haul, they sell moving supplies. They also sell other incidental things, boxes and things of that nature. This one is considered mobility center and some of those have a little bit of alternative things that they also sell. Some are getting into EV charging stations, which we've made allowances for here. There may be Page 582 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 3 of 16 electric bike sales at some point in the future, but those would be typical C-1 through C-3, and they would be conducted within the three-thousand square foot part of that building. 05:11 The one represents a deviation that we're asking for, and we asked for kind of a blanket deviation and we knew we'd be discussing that in greater detail with staff, and that involves the architectural design standards for the building. Rich and I just represented Home Depot on another parcel just south of here that was recently approved, and they had some alternative design standards that were approved by the county. So we're going to be working with the county engineer and staff to come up with some architectural standards that would be for the U- Haul facility. 05:42 This is a conceptual rendering showing two of those three buildings I described. The third building, as I mentioned, is kind of an alternative that they haven't committed to, but you can see just sort of how this starts to orient on the site. We've asked for a four-story building, which is reflected in those exhibits. This is kind of a co-conceptual rendering. We're working, like I said, with the county's architect to help refine what the buildings will look like and what the buffering will be. Those are all part of our review process. 06:11 As I mentioned before, the permitted uses, we define those by SIC code. We've asked for accessory uses that include things that U-Haul typically does. They do minor servicing and repair of their vehicles, and we also have electric charging stations that we've asked for, as well as some of the other accessory uses such as water management, signage and those things. 06:36 We've asked for and we have a series of development standards that are part of the development of the PUD. We've asked for a zone height of 60 feet today. The zone height of the existing PUD is 50 feet. We've asked for the 60 feet so that we have some flexibility in design for the final building for U-Haul. And we're in the review process. We have not resubmitted after our first round of comments from the staff. We're meeting with them later this week to go over some of the comments that we know we have to have more dialogue on. So we don't have any hearing dates established yet, but this is our opportunity to reach out to the community and get some feedback, let you all understand what it is that we're actually asking for. And then if you've got notice for this meeting, you'll receive notice for a Page 583 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 4 of 16 planning commission hearing that the county will establish when we get to that stage. 07:26 It's going to be several months off before we get there, but those dates, you'll get a mail notice. Then signage gets posted on the site. I'm sure you've seen those around the area, where you get the four by eight sign that says, "Notice of Hearing," and it briefly describes that and has the hearing dates on it. 07:41 So with that, we have those and then this is an informational page. You can certainly take a picture of it or if you want to pick up Sharon's card before you leave, you can either email us at the information or you can go to the QR code, it'll take you to our website and that has all of our latest submittal information for both applications with the county, and we update that as, once we make another submittal back to staff, all those documents that we've revised will be freshened and there will be a copy of this presentation there as well. 08:11 So that's our brief presentation. We're happy to entertain any questions, anything I didn't answer or any questions you have? If we don't have the answer tonight, we'll certainly do our best to get an answer for you. So just so it's clear on the record, the county likes to make sure our planning commissioners can actually hear the dialogue. So the transcript is clear who I am, but when you all speak, it'd be great if you could either give your name or say whether you're a nearby resident, et cetera, just so that it's clear that it's not one of our development team members that are speaking. And we'd ask that you come to a microphone or if you're not capable, we'll get the microphone to you. So anybody has a question, just raise your hand and we'll start from there. Walter Roshe: 08:52 Yeah. Wayne Arnold: 08:52 Yes, sir. Walter Roshe: 08:53 I'll come up. My name is Walter Roshe and I'm a resident. I noticed that on Myrtle Lane you want to have emergency access. Wayne Arnold: 09:05 Yes, that's- Walter Roshe: 09:06 I mean, how do you stop that? Because then you went to the rendering and it looks wide open like anybody could just drive Page 584 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 5 of 16 there. Is there going to be a sign that says no driving unless you're an emergency vehicle? Wayne Arnold: 09:17 Well, typically where we have those types of access points, they are signed in that manner, that it's for emergency vehicles. Walter Roshe: 09:24 But that's it. Just a sign? Wayne Arnold: 09:25 It is often a sign, it can't be a gate, but that is one of the comments that staff came back to us and said, if there's an opportunity that you get a signalized access point at the Broward signal that's there, we want you to maintain that access open to the public. So that's a point that we're dialoguing with the county staff right now. Walter Roshe: 09:41 So it doesn't sound like it's going to be emergency access? Wayne Arnold: 09:44 I honestly don't know. I mean, we just don't know. Walter Roshe: 09:46 Because on the original PUD that was approved, there was no access. Wayne Arnold: 09:50 There actually was, but there was a condition that said we had to maintain that as a public access point. Walter Roshe: 09:56 That's what I wanted to know. Rich Yovanovich: 09:57 Is it, sir? Wayne Arnold: 09:59 Excuse me, sir. Rich Yovanovich: 10:00 Is it your preference that we'd be limited to a emergency access only on Myrtle? Walter Roshe: 10:05 I prefer that you don't use Myrtle because you have commercial trucks on a lane that's a very, it's not a highway, it's not a road. It's a lane. And definitely from the rendering it looks like people are going to drive in their trucks, they're going to go down the street, sweep out their trucks and go back in. That's the problem, sir. And the truck, the street can't handle the traffic, can't handle all the trucks. Wayne Arnold: 10:25 Okay, thank you. Anybody else have a question, comment. Come on up. Page 585 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 6 of 16 Steve Fuller: 10:37 Thank you, Laura. I'm Steve Fuller. [inaudible 00:10:42]. Hi, I'm Steve Fuller. I live in 5259 Myrtle. This is a real small representation of the neighborhood meeting we had on Thursday night? Walter Roshe: 10:50 Thursday night. Steve Fuller: 10:52 At seven o'clock when the majority of the 35 homes on Myrtle Lane were capable of actually attending. So there is a much larger contingency that's not real happy with this, and I respect your position as an engineering firm. Sharon Umpenhour: 11:08 Sir, can you please speak into the microphone? Thank you. Steve Fuller: 11:14 But there's a lot of issues and I've come up with a lot more questions. I value Walts. You showed the picture of the four- story buildings. And the city of Naples are capped at 42 and 45 high, and they can get four stories in and we're seeing 60 and 70 feet of height. That could be much more than four stories. That's one thought. Myrtle Lane, as Walter said, is a seventeen- foot wide road. The majority of people on that street drive trucks and trailers, eight and a half foot wide vehicles. You got to pause to let people go down that road. You got to dodge mail boxes. 11:57 Myrtle Lane hasn't been resurfaced in the 20 years since I've known it. If anybody knows any different, please speak up. So Myrtle Lane is an extremely rural, low density, low volume lane, 17 feet wide. I think if you look at the new standards for roadways and communities, it's 32 to 36 feet. Okay, so let's start with that. I'm one of the belief that if whatever happens on these lots, commercial and the potential rezoning of RMF 6 to commercial, and I got a question, how many designations of commercial zoning are there? I mean, is there just one or is there retail? Is there industrial? Wayne Arnold: 12:48 Well, we're rezoning to a commercial PUD. Steve Fuller: 12:51 Commercial PUD. Wayne Arnold: 12:52 Yes. Steve Fuller: 12:52 So once that's been rezoned to a commercial PUD, does that create an avenue where other things could be developed in that commercial PUD? Page 586 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 7 of 16 Wayne Arnold: 13:04 Well, today most of the property is zoned as a commercial plan development. Steve Fuller: 13:07 But you're adding more like two and a half lots. Two and a half acres of RMF 6? Wayne Arnold: 13:12 Yes sir. We're adding some of the land that's on the west side. Yes, sir. Steve Fuller: 13:17 You know, you guys talked a lot about the RMF 6 apron around this property, but you really neglected the, excuse me, RMF 6. You really neglected the single family, 35 homes at the end of that street that are going to really carry the burden of traffic. I think the building height is too much. I think the county has come up with some incredible questions of the development study and plan and Laura's got a lot on there. I saw the architectural review has a lot of questions there. Environmental has questions. That community, Myrtle Lane is bound on three sides by South Florida Water Management canals and their major canals, the [inaudible 00:14:05] Drainage Canal and the one by Treviso, they are major canals, flood, and several these people who live at the end of the street will tell you how high the waters come up. Not just in our last flood from Hurricane Ian, but in previous times. Wayne Arnold: 14:18 Sure. Steve Fuller: 14:19 That's a lot of concrete. That's a lot of surface area. And we're concerned with water retention, which I don't know, I'm not an engineer, but there's some real unique ways that stats and numbers are managed and a water management area that is supposed to be like, I don't know, whether it's 1.2, 1.4 acres, but it encroaches in to other utility easements and other drainage easements. I was under the impression they're supposed to be kept separate. Please, if you got answers for these. I'd love to hear. Wayne Arnold: 14:53 Well, you've raised issues that the county staff, that's part of the normal review process that we go through on almost every project. So we are addressing traffic, we're addressing stormwater management. The county staff has questioned because of the East Naples plan that's been in process, some of the design standards for the buildings, those are all things that we'll continue to dialogue with staff about as we go through the process. Page 587 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 8 of 16 Steve Fuller: 15:16 I thought the county commissioners, both Rick LoCastro and Saunders was considering a moratorium on storage facilities. We have eight between Airport Road and which goes down to [inaudible 00:15:32] with 92. We have like eight storage centers already. And there's one more planned, in addition to what you guys are thinking. So I ask the question, this is to the county that has a responsibility to really oversee development in a responsible fashion that's an asset to the community, and an asset to the surrounding neighbors that live within that community. 15:55 And I'm wondering how this mega U-Haul center is really going to be an asset there when it could be easily located further down on I 51 or further out 41 where there's already agricultural in making land around it and more commercial around it. Here you're going to make a big impact on a small community. 16:27 I know this is a meeting for the U-Haul, but we also know that there's an application into the county to take the lot right over there on the left-hand side, it's 2.7 acres, which in RMF 6 zoning would yield maybe 16 units. There's already an application in for 44 units. Casey in Naples, who still will own four and a half acres surrounding the west side and kind of south side, he's all zoned with multi [inaudible 00:17:02]. What's he going to do? Is he going to come in and try to pop 12 units per acre now on his property also. We got questions about the height, the amount of concrete, the facility itself. And let me ask you, because you showed in that rendering the building on the right and we were told that you were going for four stories. What's the square footage in that building in four stories? Wayne Arnold: 17:25 I don't think we know the breakdown yet of any of those building square footage. We just know the total is about 200,000. Steve Fuller: 17:33 And it's zoned for 20,000. Correct/. Wayne Arnold: 17:33 I'd have to check the prior zoning, but I think it's more than- Steve Fuller: 17:34 So you're asking for a major change in the zoning? Wayne Arnold: 17:39 Yes sir. We're aware of that. But again, indoor self-storage generates a lot of square footage with little impact. Most of those indoor self-storage units- Page 588 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 9 of 16 Steve Fuller: 17:47 You don't live on Myrtle, I'm sorry, Mr. Arnold, we're going to differ on your term of impact. Wayne Arnold: 17:52 That's okay. Steve Fuller: 17:54 The other proposed one-story and the other proposed one- story, on your rendering that also is a four-story building. Wayne Arnold: 18:00 I know I told you that was a conceptual rendering that U-Haul prepared to show you how these buildings were going to be oriented on the site. Steve Fuller: 18:06 Okay. I've also talked to EMS and the fire station right across the street. This may be a question for you. I know there's been a lot of traffic control, signage, orientation, arrows on roads down at Barefoot Williams. I know they've had a couple of bad wrecks there. I know at our intersection of Broward, at 41, I couldn't get real stats because it's unique how the county doesn't, they're three to five-year data on the fields, but they're changing software and they said there's only been one accident in the last three years. I know that's not the truth. There's two memorials, two memorials at that intersection for people that have died. 18:47 So I think when you put this structure with the access that you've drawn it, you're going to create more of a nightmare for the residents. Certainly on Myrtle, you're create a nightmare. You're create a nightmare for the manor. If you go back to that 2008 proposed zoning change for the Myrtle Cove Acre commercial put, they connected Myrtle to Broward. Wayne Arnold: 19:13 Yes, sir. Steve Fuller: 19:13 A lot of us want that. A few don't. There's concern if you connect it to Broward, then all of a sudden that's going to open the venue for the multifamily, what they could do down the road, that emergency exit, if that was a bona fide, even larger than the Myrtle seventeen-foot wide lane, that was a bona fide pass through to where we could at least use that to access a stoplight for traffic control and accessibility. That might be one perk. I think that would be a benefit. I'm sure you all doesn't want us winding through their lot. My suggestion would be to split that lot and bring Myrtle to the light. Then you've got, is KC Naples here? So the actual landowner's not here. He'd end up with two more valuable corner parcels. Page 589 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 10 of 16 Wayne Arnold: 20:10 Okay. Thanks, Steve. Steve Fuller: 20:10 Safety responsible. Wayne Arnold: 20:13 Thanks Steve. Anybody else have a comment? Yes sir. Come on up. Greg Vilk: 20:26 Hi, I'm Greg Vilk. I'm actually a property owner. Wayne Arnold: 20:31 Could you repeat your name please? Greg Vilk: 20:31 Greg Vilk. Wayne Arnold: 20:31 Greg Vilk, thank you. Greg Vilk: 20:31 I just had a question if you can flip back Exhibit C. You had mentioned that was an approved plan? Wayne Arnold: 20:39 This one? Greg Vilk: 20:40 Yeah. Wayne Arnold: 20:41 Yes, it is. Greg Vilk: 20:43 Do you have any history on that approval? What it was approved for, the use? Wayne Arnold: 20:46 I do. Greg Vilk: 20:47 And it looks as if it goes right into the intersection, the entries, because I had always thought that that land had to use the intersection. Wayne Arnold: 21:01 That existing zoning for the commercial for planned development has language in there that would mandate if there's a signalized access point here on Tamiami Trail, that that needs to be opened back to Myrtle Lane. Greg Vilk: 21:14 Okay. Is it those conditions or first you must use the intersection for access? Wayne Arnold: 21:21 I can go back and look at the language, but I'm pretty certain that we talked about if we gain that access of the Broward signal, then that's how that is, so that's essentially what staff has asked us to do and that's what we're continuing to discuss with them now. Page 590 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 11 of 16 Greg Vilk: 21:34 Okay. And let me just ask as far as the commercial zoning, as far as the classification. At this time, I'm familiar with, I think it's C3, C4, C5 and so on. Does this fall into as a C3, a C4, a C5, or are they completely different? Wayne Arnold: 21:51 Well, it's a little different, but most of the uses that we've asked for that we want are not C3 uses because the indoor self- storage is a conditional use in C4. But we're not asking for straight zoning, we're asking for a planned development. So that's why we've indicated those uses. So those would be more traditionally found in C4 type zoning industries. Greg Vilk: 22:13 Which is what I thought. So the U-Haul facility doesn't comply in a C3, which it's currently zoned at. What it's marketed at? Wayne Arnold: 22:20 It is not really zoned C3 today. It's primarily zoned commercial plan development and it allows a whole bunch of different uses. It allows 61,000 square feet of commercial uses today. Greg Vilk: 22:31 Okay. Wayne Arnold: 22:33 It allows a whole host of things, offices, medical offices, vehicle sales. I mean I've got a list that's got 20-odd uses that are permitted by right in those groups. Greg Vilk: 22:45 All right, thank you. Wayne Arnold: 22:45 Yes, sir. Anybody else have a questions, comment? Yes, sir. Dick Whitesell: 23:00 My name's Dick Whitesell. Now, back here some years ago, the county came in and they widened the canal out behind our houses and I'm getting flooded every time it rains. And the county said they were going to come back and they were going to care of the issue. How much more water are we going to get from this running down my backyard? Wayne Arnold: 23:26 Well, we're not really in that part of the site design phase yet. This is more the conceptual zonings phase. We have to have a very conceptualized water management plan and you can see on our master plan. Dick Whitesell: 23:37 Well, the water management came down and they did all that out that night on my backyard and they said they were going to take it away. They never did. Now the water just floods me out every time it rains. Page 591 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 12 of 16 Wayne Arnold: 23:47 Well, I would encourage you to talk to the county stormwater management department. I Dick Whitesell: 23:50 I did. If it didn't do no good, but you're going to go ahead, you're going to put this in there. Where's all that water going to go? Wayne Arnold: 23:56 So the water we're required to discharge into that canal system and so we have to treat and store water on the site as well. So we've designed a conceptual area for water management, that's on that south side of the site and of course the Lely improvements come down to this way. So there's part of those Lely, LASIP, canal system that comes through a portion of the property. But yeah, we have not designed the detailed water management system yet. But we will, we definitely- Dick Whitesell: 24:25 That's the one thing you're going to want to think about because that floods every time, even with the little, when the rains we've been getting and we start getting heavier rains, you're going to put all that black top and cement out there. All that water's got to go somewhere and it's going to be right in my backyard again. It's going to wash out other people too. Wayne Arnold: 24:39 Understood. Thank you. Anybody else? Claudia Fuller: 24:53 Hi, Claudia Fuller, 5259 Martin Lane. The existing use of doctor's offices, like retail is much more in character with the community than the Mobility Center and maybe that's why the Mobility Center is not zoned for this area. When I read through the plan and the response that was set up for this, very little reference was made to the residential area beyond the RMF 6. In our neighborhood meeting last week, a lot of people said, why bother rezoning it, leave the RMF 6, leave the zoning as it is, use it to its best ability and if Mobility Center doesn't work there, then it doesn't work there because it's not consistent with the neighborhood character. 25:57 Ways it's not consistent is that the four-story, 60-foot building really does not fit with our neighborhood. And the density of use seems awfully high because you have the 200,000 square feet of storage plus 3000 square feet of retail. But you're not even talking about how much outdoor storage also, I mean the whole piece of property is going to be used in that sense and talking about drainage, all of that is a lot of junk draining off into our canals. Page 592 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 13 of 16 26:39 Your executive statement also talks about this being great for urban infill. Well, commercial urban infill is intended to provide beneficial goods and services to the community. It's not this. This is not beneficial to our neighborhood. So the rezone to U- Haul does not benefit our community. Maybe it would be better down by the Home Depot that you guys just worked on. Down at a cross road arterial road like 951 and 41 or even out by the interstate. 27:13 And then also in your executive summary, you guys talked about how this was such a great location and it meets the needs of the community and this is on point 14, it says whether change suggested is at scale with the needs of the neighborhood or the county. And your response was the scale of the project is in scale with the needs of the community. I disagree. The change is out of scale with the needs of the neighborhood, the needs are already met in the immediate area. In a 2.8 mile stretch from that this, on 41 that this complex encompasses. We already have five constructed storage centers plus another one that's going to be built. So this all represents over 450,000 square feet of storage in 2.8 miles. Maybe this is an overreach and maybe it's too much, too close to the neighborhood and all the other storage units. Thank you. Wayne Arnold: 28:16 Thank you. Bye. 28:20 Anybody else have any thoughts? Everybody ready to go home and have dinner? Claudia Fuller: 28:28 Can I ask a question without coming out again? Wayne Arnold: 28:29 No, you need to be on the microphone, Steve. Steve Fuller: 28:32 I would like to know the process. The board is here and Peter's here, but what's the process? Like I said earlier, most of the people on our street are working and they can't be here, so is there going to be another meeting? Is there going to be a meeting that's conducive to the timeframe of the residents that are going to be impacted by this? When would we have a next meeting? How's this going to go on, right? Wayne Arnold: 29:01 Steve, as I mentioned, we're going to, we'll take one at a time and the answer to your question is we're required to hold one neighborhood information meeting after we get our first round of review comments and before we hold a planning commission hearing. And then the planning commission is the first public Page 593 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 14 of 16 hearing, that's an advertised public hearing and that occurs on a first or third Thursday of the month at 9:00 A.M. at Collier County Commission chambers and then that's followed, they make a recommendation to Collier County Commission in which those meetings are generally speaking, 9:00 A.M. meetings as well. Steve Fuller: 29:39 How can a small community that doesn't have a homeowners association like Myrtle Cove that can't get off of work, how can we represent ourselves? Wayne Arnold: 29:48 Well, it sounds like you already started. One, you've talked to your own residents and two, you've had dialogue with county staff, which is probably the most appropriate way for you to communicate your thoughts to the staff so you can at least have your thoughts represented while they're reviewing the application. Steve Fuller: 30:02 Thank you. Wayne Arnold: 30:05 Thanks, Steve. Yes, sir. Come on up. Greg Vilk: 30:11 I just wanted to make one mention off of what Steve is saying as far as the meetings. Every meeting with the county officials is a public meeting. Wayne Arnold: 30:21 Correct. Greg Vilk: 30:22 It's an open meeting to anybody that wants to attack. You may not have the right to talk [inaudible 00:30:31] that you can attack and I think that's probably for the community and for the development and engineers probably have that dialogue. Make sure that the community is present at those. Wayne Arnold: 30:40 You'll get notice. Like I said, if you receive notice at this meeting, you'll get public notice of those other public hearings. Greg Vilk: 30:45 I'm talking about all the meetings. I'm talking about any meetings, any at all. Wayne Arnold: 30:49 Yes. And at those meetings you will be given time. The public is always given time to comment on the projects that are on the- Greg Vilk: 30:54 Okay, I just wanted, because that's kind of what he asked. Wayne Arnold: 30:56 Okay, thank you. Anybody else? Page 594 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 15 of 16 Joe Smith: 30:59 I'm going to give it a try. Wayne Arnold: 30:59 Okay, come on. Joe Smith: 31:02 I'm not very good at this. My name is Joe Smith. My family's been on the street since 1968. We bought a first piece of property, then we bought a second, then we bought the house. I currently live in the house my family owned since '72, '73. We flood. As Dick says, it's a low-lying area. My house is flat on the ground. It is not elevated. It probably wouldn't meet code at this time. With the new building standards, obviously everything changes over time. If they build this and they do not fix the drainage, I'll flood even worse. 31:57 Currently, as Steve has stated and other people have stated, our street is very narrow. We should not allow any commercial access to our street. I started a business in '99 and I had to sign a document with the county stating that my business would not create any extra traffic on the street. So this business obviously is going to create extra traffic on the street. It doesn't matter if we connect the street to the stoplight, which I prefer we would not connect the street to the stoplight and that emergency access you have there, if this plan was to go through, would have to be gated to keep all the traffic from the commercial building off of our street. That's pretty much all I got to say. Wayne Arnold: 32:56 Well, thank you for the comments. Anyone else? Yes sir. Come on up. Todd: 33:07 Todd Jones. 5315 Merlin, about 20 years. I'd just like to concur with my other neighbors here. This is not concurrent with the feel or the usage of what this area should be. There should definitely not be access, emergency or otherwise onto a street that can barely accommodate two vehicles at this time. I feel that this not only would propose a downside effect to our property value, but also to our quality of living. You have a situation where you're going to have industrial activity. Every U- Haul truck has a backup beeper. How many trucks are going to be there beeping all day long, backing up, moving back and forth. Are you going to have propane fill there? Are you going to have a large propane area? I just don't think this is a proper place for this project. And I share the sentiments of my neighbors. Wayne Arnold: 34:02 Okay, thank you for coming out. Thanks for the comment. If there's nobody else, we'll close the meeting and I'd like to thank Page 595 of 6405 5396 Myrtle Lane Commercial Subdistrict (GMPA PL20230016211) and Commercial Planned Unit Development (PUDZ PL20230016212) May 6, 2024 Neighborhood Meeting Summary and Transcript Myrtle Lane May 6 2024 NIM (PL20230016211 and PL20230016212) Page 16 of 16 everybody for coming out tonight and as I mentioned, we go back to that page if you want to take a photo of it or any of the information for our contacts so you can get a copy of the materials. That's where you do it. Thank you, all. Good night. Page 596 of 6405 PETITIONS: PL20230016211 –5396 MYRTLE LANE COMMERCIAL SUBDISTRICT (GMPA); AND PL20230016212 –5396 MYRTLE LANE COMMERCIAL PLANNED UNIT DEVELOPMENT (PUDZ) May 6, 2024, Neighborhood Information Meeting (NIM) Project information and a copy of this presentation can be found on our website: GRADYMINOR.COM/PLANNING/ Page 597 of 6405 PROJECT TEAM: •Metropolitan Naples, LLC – Applicant •Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A. •D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC •Michael Delate, P.E., Civil Engineer – Q. Grady Minor and Associates, LLC •Norman J. Trebilcock, AICP, PTOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions *Please note, all information provided is subject to change until final approval by the governing authority. 2 INTRODUCTION Page 598 of 6405 3 LOCATION MAP ZONED C-4 ZONED TREE TOPS MPUD ZONED RMF-6 ZONED TREE TOPS MPUD ZONED C-4 ZONED C-4 Page 599 of 6405 FUTURE LAND USE (FLU) DESIGNATION: Existing: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict Proposed: 5396 Myrtle Lane Commercial Subdistrict ZONING: Existing: Myrtle Woods CPUD and RMF-6 Proposed: 5396 Myrtle Lane Commercial CPUD PROPOSED REQUEST: •Modify the FLU map to add the 5396 Myrtle Lane Commercial Subdistrict •Rezone from the Myrtle Woods CPUD and RMF-6, Zoning Districts to the 5396 Myrtle Lane Commercial PUD •To allow a maximum of 200,000 square feet of indoor self-storage/warehouse and a maximum of 3,000 square feet of retail and service uses PROJECT INFORMATION 4Page 600 of 6405 5 FUTURE LAND USE MAP - EXISTING Page 601 of 6405 6 FUTURE LAND USE MAP - PROPOSED Proposed Subdistrict Language: Page 602 of 6405 7 APPROVED MASTERPLAN Ordinance 08-09 Page 603 of 6405 8 PROPOSED MASTER PLAN 1 1 1 1 Page 604 of 6405 9 CONCEPTUAL SITE RENDERING Page 605 of 6405 10 PROPOSED PERMITTED USES Page 606 of 6405 11 PROPOSED DEVELOPMENT STANDARDS Page 607 of 6405 NEXT STEPS •File resubmittal •Hearing Notices mailed to adjacent property owners within 500 feet of the subject property. •Hearing sign posted on property advertising hearing dates. •HEARING DATES: •CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 •BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor BCC Chamber, Naples, FL, 34112 12Page 608 of 6405 Project information and a copy of this presentation can be found online: WWW.GRADYMINOR.COM/PLANNING Collier County Growth Management Department (GMD) Public Portal: CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb Petition Numbers: PL20230016211 and PL20230016212 CONTACTS: •Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144 •Collier County Staff: Parker Klopf; Parker.Klopf@colliercountyfl.gov, (239) 252-2471 Laura DeJohn; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587 PROJECT DOCUMENTS AND INFORMATION 13Page 609 of 6405 Page 610 of 6405 Page 611 of 6405 Proposed Location: US Hwy 41 and Myrtle Lane, Naples FL 34113 Needs Analysis Page 612 of 6405 Needs Analysis Objective: The Needs Analysis illustrates the growth in Collier County in relation to the proposed location and how the proposed storage location will meet the new demand and benefit the County. U-Haul is proposing a new center at US Hwy 41 and Myrtle Lane in Collier County. The facility would replace the existing U-Haul center at 2001 Tamiami Trail East, Naples FL. Our current location has reached capacity and offers limited number of services. Redevelopment of the current location is not feasible. For this reason, U- Haul Company has found a better location to relocate this operation in order to continue its business. It will act as a “One Stop Shop” Smart Mobility location, which offers variety of services which include self-storage, U- Haul truck and trailer share, propane, hitch and towing needs, charging stations and related retail sales (see next page). Collier County is experiencing significant growth along Hwy 41. The growth is due to multiple new construction projects in the area and additional planned developments forthcoming. The proposed location will serve 16,452 households within 3- mile radius trade area. This infill development will allow U-Haul to better serve the storage needs of the community and activate a property that is currently vacant. The proposed development requires a PUD amendment and a small- scale Growth Management Plan amendment. Findings Summary Page 613 of 6405 Current location Offered services (limited): •Self-storage (limited) •Truck and trailed share •Moving supplies •Hitches and propane •U- box storage ( limited) Land Area:1.02 acres Building Gross: 11,909 SF , One- story Because of the of the property size , the existing U-Haul location offers only limited services. Page 614 of 6405 “One Stop Shop” Smart Mobility Proposed location Offered services: •Self-storage •Truck and trailer share •Moving supplies •U- Box storage •Hitches and towing needs •Propane, accessories •Moving labor •College moving •Military moving •International moving •Charging stations The U-Haul proposed site campus location will provide multiple products and services on the 8.24-acre site. Land Area:8.24 acres Building Gross: 102,000 SF ,Three- story Page 615 of 6405 The property is currently vacant parcel. It is surrounded by residential properties, vacant lots and some commercial properties along US Hwy 41. The site location along US Hwy 41 would make the proposed development ideal location to serve the residential community on both sides of the US Hwy 41. US Hwy 41/ Tamiami Trail E is currently a 6-lane major arterial road connecting Naples Florida with the rest of the Collier County. Proposed Location/ Site Accessibility U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-Haul stores in high growth residential areas, where we fill a need for our products and services. Customers are made aware of the U-Haul store, primarily via drive -by awareness, much like that of a convenience store, restaurant or hardware store. The proposed location will have approximately 25-30 employees. Page 616 of 6405 The map illustrates the location and intensity of the population growth that is expected to occur over the next five years. The growth is expected to contribute to a significant increase in the demand for storage that cannot be met by the current available storage locations. Below is the estimated population data for the projected growth in the different trade areas and the county as a whole. Current Population & Projected Population Growth over 5 years The current estimated population in the trade area is 39,204 residents, 16,452 households within a 3- mile radius. Collier County’s estimated current population is 387,712 residents. The projected population growth over five years in the 3-mile radius trade areas is 12.5 %, which is a conservative number due to all new development coming in the area. Page 617 of 6405 Storage Saturation -3 miles The map illustrates the proposed location of the U- Haul center and storage competitors within 3-mile radius trade area. Several of the competitors are old model drive up mini -storage facilities. The proposed U-Haul storage location with interior access climate -controlled storage is a modern storage center. Its campus will provide multiple products and services. It is referred to as “ One Stop Shop”- self storage , U Box storage , truck and trailer share and related retail, EV charging stations, hitches, propane, etc. Page 618 of 6405 5396 Myrtle Lane, Naples FL Competitors - 3 miles Marketing Area Propensity (MAP) The table provides information regarding the type of facilities the competitor sites include within 3-mile radius. Two storage competitors are of a newer type storage with 100% climate - controlled storage facility. The other two competitors include older model storage with climate and non climate storage. This shows that trend in the industry that that storage has changed from a drive - up industrial use to climate controlled commercial use. The additional sites provided for future development include two, which are Car Condos and the third was already included in our analysis, which is Public storage. MAP - (Market Area Propensity) - 10.90 MAP indicates we are underserving the community based on the number of locations, storage NRSF available, and population within the area. MAP of 20 or below is an indicator for us to be in the community and shows us that the community is underserved. Page 619 of 6405 Storage Dealers- 3 miles The map illustrates the location U- Haul dealers within 3-mile radius trade area. The dealers typically would only have a few rental trucks on their lots. Our dealers are local area residents who understand the goals and challenges of the community in which they live and work. They strive to provide quality products and services to ensure their own success, and in turn, support neighboring commerce. Through expanding economies, the U-Haul business model allows local dealers the ability to serve and support the community while improving their own chances of sustainable business outcomes. Dealer location Dealer location Page 620 of 6405 The demographic data used in this analysis was licensed by Alteryx from Experian US. The vintage used was from their 2022 Q3 release. This data is available at several geographic levels: County, ZIP Code, Census Tract, and Block Group. It contains a wide range of demographic variables, including, but not limited to housing counts, population counts, income variables, home ownership, housing types, age characteristics, occupation, and seasonality metrics. Furthermore, Experian US also provides 5-year housing, population, and income projections. Demographic Data Source Page 621 of 6405 •U-Haul strives to locate stores within high demand communities to increase convenience and access for DYI moving customers while reducing traffic congestion and emissions. U-Haul centers generate less traffic than other retail or commercial uses. •U-Haul and The Conservation Fund have worked together since 2007 to raise both money and awareness to address climate change by planting trees and restoring forests. •The partnership has grown to include urban conservation and green economy opportunities which are creating green jobs, reducing neighborhood flooding, and providing safe places to play in underserved communities. •It is our desire to improve the quality of the existing property by implementing sustainability features, such as energy efficient LED lighting , energy efficient windows and HVAC units, local building materials, sustainable site design features. •The proposed U-Haul center would add to the property value and increase the tax base, which strengthens the economic base of the community. •U-Haul also promotes social and economic sustainability, more than 18 million customers rented U- Haul trucks and trailers in 2021 nationwide. U- Haul provides positive economic support to a community by attracting customers from different regions. Additional Considerations and benefit to Collier County Page 622 of 6405 •This added customer base, increases awareness of other nearby merchants and fosters relationships that may bring new business to the city, ensuring a viable, expanding local economy. •Increased business traffic may require hiring additional employees, improving the quality of life for residents needing work to support themselves and/or their families. •U-Haul has a successful and reliable track record of stability and reliability and, is a devoted neighbor in over 1,000 communities in North America. Strengthened with 77 years of DYI moving and storage expertise, U-Haul is a reliable anchor business attracting customers from within and around Collier County community. •This proposed U- Haul storage location will increase exposure and support many neighboring small businesses, adding to the County’s economic success and resilience. Additional Consideration and benefit to Collier County Image courtesy of Google Earth Page 623 of 6405 The Needs Analysis illustrates the growth in Collier County and justifies the need to relocate U-Haul to this location, where we can provide all the amenities and services that our business offers. The proposed location offers numerous advantages due to the “One Stop Shop” Smart Mobility operation, part of U-Haul’s business model and is contributing positively to the local community. Collier County is known for its affluent population and robust economy, making it an ideal location for a U-Haul facility. The county’s steady population growth, combined with high number of seasonal residents, indicates a consistent demand for self-storage solutions and truck rental services. Significant population growth is projected in the area served by the proposed U- Haul storage center along US Hwy 41. The proposed center aligns with Collier County's economic, demographic, and environmental dynamics. The venture is poised to contribute positively to the County's development, offering valuable services that cater to the needs of both residents and businesses while adhering to the local environmental and community standards. Conclusion Page 624 of 6405 1 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t PLANNED UNIT DEVELOPMENT LAND USE & STANDARDS NARRATIVE U-Haul Smart Mobility Center Flagship Store 3rd Street & Thomas Road Midtown Phoenix U-Haul Smart Mobility Center Flagship Store Case No. Z-64-19-4 First Submittal: 12/05/2019 Second Submittal: 04/06/2020 Third Submittal: 06/22/2020 Fourth Submittal: 09/24/2020 Hearing Draft: 12/10/2020 City Council Adopted: 03/03/2021 Page 625 of 6405 2 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t PUD Disclaimer A Planned Unit Development (“PUD”) is intended to be a stand-alone document of zoning regulations for a particular project. Provisions not specifically regulated by the PUD are governed by the zoning ordinance. A PUD may include substantial background information to help illustrate the intent of the development. The purpose and intent statements are not requirements that will be enforced by the City. The PUD only modifies zoning ordinance regulations and does not modify other City Codes or requirements. Additional public hearings may be necessary, such as, but not limited to, right-of-way abandonments. This PUD provides the regulatory zoning provision designed to guide the implementation of the overall development plan through the City of Phoenix development review and permit process. The provisions provided within this PUD shall apply to all property within the PUD project boundary. The zoning and development standards provided herein amend various provisions provided by the City of Phoenix Zoning Ordinance (as adopted and periodically amended). In the event of a conflict between a use, a development standard, or a described development procedure between the City of Phoenix Zoning Ordinance and the PUD, the PUD shall prevail. Page 626 of 6405 3 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Principals & development Team Property owner / developer U-Haul International 2727 N. Central Ave. Phoenix, AZ 85004 Architect RKAA Architects, Inc. 2233 E. Thomas Rd. Phoenix, AZ 85016 Attn: Robert W. Kubicek Phone: (602)955-3900 Email: rkubicek@rkaa.com Civil Engineer TBD Address Address Attn: Phone: Email: representative Amerco Real Estate Company 2727 N. Central Ave. Phoenix, AZ 85004 Contact: Parul Butala Phone: (602)263-6555 Email: parul@uhaul.com Page 627 of 6405 4 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Table of Contents A. Purpose & Intent………………………………….………….………………….…………………5 1.) Executive Summary….……………………………………………………………..…...5 2.) U-Haul Flagship Store Overview………….………………………………..….6 3.) U-Haul Smart Mobility………………………….……………………………….….…9 4.) Project Design Concept……………………….…………………………..…….…9 B. Land Use Plan……………………………………………………………………………..…….…10 C. Development Standards….……………………………………………………………....…11 D. Design Guidelines…………….……………………………………….……………………....…14 E. Signs……………………….….……………………………………………………………………....…14 F. Sustainability……………………………………………………………………………..……..…15 G. Infrastructure…………………………………………………………………………………....17 Exhibits a. Aerial Photograph b. Parcel Map c. Existing Zoning Map d. Context Plan e. Conceptual Site Plan f. Conceptual Building Elevations g. Materials h. Renderings i. Sign Exhibit j. U-Haul Smart Mobility Center Flagship Store Floor Plan k. Landscape Plan Page 628 of 6405 5 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t A. Purpose and intent 1.) Executive Summary Upon being discharged from the Navy in the summer of 1945, after World War II, 29-year-old L.S. “Sam” Shoen and his wife Anna Mary tried to rent a utility trailer to move their possessions from Los Angeles to Portland, Oregon. It couldn't be done. They had to take only what they could fit in the car. During that trip they recognized the widespread need for do-it-yourself moving equipment that would be available on a one-way, nationwide basis. U-Haul International was formed. Their visionary approach spread the cost of ownership among many users, facilitating the mobility of the populations of the U.S. and Canada. The covered wagon of the pioneers morphed into orange U-Haul trailers. In the process, an industry was born. On July 4, 1967 U-Haul moved its corporate headquarters to the Central Towers on Central Avenue in Phoenix. Since that time U-Haul has grown to a publicly traded company operating over 2,000 moving centers across the US and Canada, as well as 20,000 independent dealers. U-Haul is proud to call the City of Phoenix home, employing over 1,700 people at the Central Avenue Corporate headquarters. As U-Haul continues to grow, the need for expansion and continual modernization of the business has prompted major renovations to the Towers buildings and the surrounding property. This Planned Unit Development is a part of a larger vision to create a true Flagship Store for U-Haul International. Recently, other improvements throughout the U-Haul Center have been proposed for development including a fitness and conference center. This Planned Unit of Development aims to bring a storage and moving center to the Flagship Store that will serve the needs of the Midtown Phoenix residents while at the time showcasing a flagship Smart Mobility Center at the heart of the U-Haul home. Page 629 of 6405 6 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 2.) U-Haul Flagship Store Overview The purpose of the U-Haul Smart Mobility Center Flagship Store Planned Unit Development (PUD) is to create specific standards to guide the development of the approximate 0.81 net acres of property located approximately 250 feet west of the southwest corner of 3rd Street and Thomas Road (the “Property”) in the Encanto Village of Phoenix. This PUD is being utilized to incorporate development standards generally consistent with the City of Phoenix Walkable Urban Code (WU Code) as related to the Transit Overlay District (TOD-1) where the Property is located. While the intention of this PUD is to follow the WU Code guidelines, some standards and land use regulations have been modified to meet the needs of the proposed development. The PUD only modifies zoning ordinance regulations and does not modify other City Codes or requirements The WU Code is a form-based code intended to encourage multiple modes of transportation through designing the urban environment in a way that brings an appropriate mixture of density, activity, and services to areas identified through the Midtown TOD Policy Plan. The Property is located within the Midtown TOD Policy Plan Area with a recommended transect designation of Transect T5:7, a medium intensity district characterized by a mix of building types adjacent to the light rail corridor. Recently developed, and future planned residential development throughout Midtown, and specifically in close proximity to the Property will expand the density of this area. U-Haul’s proposed development at this location will support the vision of the Midtown TOD Policy Plan by providing services to the increasing residential population, reinforcing the mixture of land uses and transit options promoted by the goals of the WU-Code. Page 630 of 6405 7 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t The use is a minimal-impact type of development in that it can compatibly be located next to the existing adjacent uses and buildings. It is also a necessary amenity to the many multi-family communities nearby. With the growing number of multi-family residential uses, which are inherently smaller than traditional single-family residential housing there is a great demand for this use. The proposed self-storage facility will offer the best in service, employees, processes, technology, and customer service industry-wide. U-Haul facilities are clean and professionally managed by courteous, knowledgeable and professionally trained customer-oriented managers. This proposed facility is conveniently located for customers and is equipped with industry-leading security features that are standard at all their developments. Additionally, the facility will be equipped with interior and exterior 24-hour video surveillance equipment. This self-storage facility will be efficiently climate controlled to improve the customer’s experience and peace of mind, which is a reflection of the quality standards planned for this development. When U-Haul first moved to the Central Towers in 1967, they only occupied a portion of the towers, sharing the buildings with other tenants. Today, U-Haul and its affiliate companies not only occupy the towers in their entirety but have accumulated a large portion of the property between Central Avenue and 3rd Street. The operations throughout these five buildings range greatly but are all related to furthering U -Haul’s pursuit of being a successful mobility company. Recently there have been efforts taken to transform the multitudes of properties into a cohesive corporate center. In June 2018, under zoning case number Z-30-18-4, the City of Phoenix approved a rezoning of an existing parking area that will hold a conference center and fitness center. Those improvements to the U-Haul corporate center are currently under construction and expected to be complete by summer 2021. Page 631 of 6405 8 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t Efforts are being taken to improve connectivity throughout the campus, including walking and cart paths between buildings and parking areas. A shaded, striped 3’ wide pedestrian path will be constructed between the flagship storage center and Roanoke. The proposed Smart Mobility Center Flagship Store will tie the whole U-Haul system together by exhibiting the core substance of the company’s purpose in a flagship store where the Corporate Headquarters will be integrated with a working business that provides a much-needed service to the surrounding community. Page 632 of 6405 9 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 3.) Smart Mobility The heart of the U-Haul Smart Mobility Center Flagship Store is the operation of a self-storage facility and vehicle sharing. The Smart Mobility Center is a new concept to U-Haul; the first Smart Mobility Center was created in Tallahassee, Florida while the second was recently approved as an adaptive re-use project on Baseline Road in South Phoenix. A signature component of the Smart Mobility Center is proximity to public transit in an urban setting. We have found that a large portion of U-Haul customers will utilize public transportation when visiting a moving center to obtain the equipment they need. Additionally, the Smart Mobility Center Flagship Store offers car sharing for those rely on public transit and/or bicycling in their everyday lives and only have occasional need for a passenger vehicle. The other dynamic driving the Smart Mobility concept is that many residents in urban areas have down-sized to smaller homes and have a need for self-storage that is easily accessible. These factors all play a synergistic role in siting a suitable location for a Smart Mobility Center, enabling us to support sustainable transportation by providing a hub for car and truck sharing a permitted use, as well as a retail center where customers can arrange for storage space and purchase moving supplies. 4.) Project Design Concept The Project consists of a six-story building set forward towards Thomas Road. The Property ingress and egress will be from one access point, one on Thomas Road that is aligned to form a single, thru-driveway ensuring safe and convenient movement. The building design itself is reflective of the building design guidelines set forth in the WU- Code. The façade surfaces are broken up into surfaces existing on different planes, creating an aesthetically interesting view from Thomas Road. A mix of colors and building materials are incorporated into the design to avoid monotony of a large building surface mass. Page 633 of 6405 10 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t A retail showroom, detached sidewalk, trees, shrubs, benches and colored stamped concrete paths will front Thomas Road creating an active streetscape presence. The frontage entry to the showroom is provided by a storefront style door adjacent to the sliding door. The frontage of the building will be also be shaded as encouraged by the WU-Code landscape guidelines. The ground level portion of the building, is primarily utilized for the vehicle sharing uses and parking. Customer parking is out of view of Thomas Road, providing the pedestrian friendly streetscape that the WU-Code encourages. Floors 2-6 of the building are reserved for self-storage uses. The self-storage portion of the building interior will contain storage units of varying sizes from 5’x5’ units to 10’x15’ units. Storage units are filled and emptied by customers who have access to their units during facility operating hours. All U-Haul storage customers are issued a card-swipe style identification card that must be used to gain access to their room. This is but one of many security policies which protect the customer’s belongings and decrease the ability of unauthorized access to the facility. B. Land Use Plan The Property is located within 1000 feet of the Central and Thomas light rail station and consequently in the Transit Overlay District (TOD-1), it is approximately 0.81 net acres. Additionally, the Property is fronted by Thomas Road, a major arterial street with one of the most active bus routes in the Valley. This area of mid-town is in the process of seeing significant residential growth and a resurgence of commercial activity. The options that the Smart Mobility Center Flagship Store will offer for surrounding residents will be a welcome, and successful addition to the community. This PUD and the accompanying application requests approval to allow self-storage uses on this Property. This proposal generally follows the guidelines and regulations of Page 634 of 6405 11 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t the Walkable Urban Code as envisioned by the Midtown Policy Plan for transit-oriented development, while also adding self-service storage as a permitted use. The development will be accessed from one driveway on Thomas Road. This self-storage use will have little impact on adjacent properties, due to very low vehicular traffic. Furthermore, it is not anticipated that this use will have an adverse effect on peak hour movement. With this low traffic volume, the single driveway is sufficient. The current property is a parking lot and zoned P-1 see Exhibit C Existing Zoning Map. The uses described in WU-Code Table 1306.1 (Land Use Matrix) of the Ordinance guide the uses permitted within this PUD. In addition, self-storage warehousing is a permitted use within this PUD. Self-storage and retail sales are the primary uses of the Smart Mobility Center. Truck and trailer leasing and parking shall be located within a building as described in the development standards table. C. Development Standards Unless specifically modified herein, the PUD will follow WU-Code standards related to Transect T5:7, as described in Chapter 13 of Zoning Ordinance. Transect T5:7 will govern the site unless deviations are specified. We are proposing the following deviations from the T5:7 transect of the WU-Code development standards. The table below represents the development standards proposed as part of this PUD and how they compare to that of the standards of the Midtown T5:7 Transect of the WU-Code. The table will apply to self-service storage, car-share, and household moving center only, other T5 uses permitted should defer to WU Code T5:7. No exterior self-storage is proposed. Page 635 of 6405 12 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 1. Development Standards Table Section Title Applicability 1301 Code Administration No Changes. The PUD will meet the requirements of this section. 1302 Transect Districts No Changes. The PUD shall be developed per Transect T5:7. 1303 Transect Lot Standards The PUD will meet the requirements of this section aside from three deviations: 1303.2 1.) The 6th floor shall have 0% glazing. 2.) 66-foot maximum height and 0 feet of building stepbacks. 1304 General Site Development Standards The PUD will meet the requirements of this section aside from one addition: 1304.F.1. 1.) 100% shade over the public sidewalk. 1305 Frontage Standards No Changes. The PUD will meet the requirements of this section. 1306 Land Use Matrix No Changes except of household moving center, car sharing, and self-storage by right with at least 8 leasable U-Haul vehicles max. 1307 Parking Standards The PUD will meet the requirements of this section, as applicable to the T5:7 transect, with three additions. 1307.H.6.c.(1) 1.) A bicycle repair station (Fix-it-Station) shall installed outside the building, in a conspicuous location, and accessible from the public sidewalk. 3.) The development shall include a total of 28 parking spaces. The modified parking standard shall only apply to the new uses added by the PUD. 1308 Signage Standards The PUD will meet the requirements of this section aside from one deviations and requirements found in Section E. Signs on page 14. 1309 Landscape Standards The PUD will meet the requirements of this section, as applicable to the T5:7 Transect, with the additional requirement that the Thomas Road frontage be planted with a minimum of seven (7) drought tolerant shade trees with 25 percent four-inch caliper and the remainder being three-inch caliper or greater. 1310 Open Space Standards No Changes. The PUD will meet the requirements of this section. 1311 Design Development No Changes. The PUD will meet the requirements of this section. 1312 Character Areas The PUD will meet the requirements of this section, as applicable to the T5:7 Transect, for the Transit Midtown Character Area, with three additions and clarifications: Section 1312.C.1.b. 1.) Trees as required per the Section 1309 and as modified by the Section 1309 reference in this table, in addition to shrubs to provide 75% groundcover between the sidewalk and the building frontage, excluding vehicular driveways. 2.) The development shall include 4 benches along the arterial street (Thomas Road) as architectural public elements. 3.) 1. Street entrances from the sidewalk shall be designed with stamped colored concrete. Page 636 of 6405 13 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t 1313 Design & Standards No Changes. The PUD will meet the requirements of this section. 2. Enhanced streetscape The proposed site enhancements will help promote pedestrian walkability in the area. The development will feature four benches, bicycle repair station and four bicycle spaces accessible from the public sidewalk along Thomas Road. Additionally, colored stamped concrete on entrances within the public right of way. 3. Shade This development will incorporate shading elements such as 21 covered parking spaces on the first floor, and the landscape shaded streetscape. Additionally, the entrance awning extending 5’ from the building and the 6 story, 66-foot-high building provides 100% shade to the public sidewalk. Shade calculations are based on the Summer Solstice at 12:00 noon. 4. Landscape Plant types are as outlined below and in the conceptual landscape plan of this PUD. The conceptual landscape plan is at Exhibit K. Trees along Thomas Road will consist of 3” and 4” caliper trees at 20 feet on center. Shrubs and ground cover along Thomas Road will consist of (98) 5-gallon shrubs. D. Design Guidelines The development shall be designed with four-sided architecture with a modern appearance so as to offer pleasing views to adjacent property owners, residents, customers, and users of Thomas road. The enhanced landscaping along Thomas will aid in transitioning uses from the building into the pedestrian experience. The design functions have been created to develop this relationship between the building and the pedestrian environment. Page 637 of 6405 14 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t The proposed building elevations shall include massing, articulation, and proportion of materials, as seen in the elevations provided at Exhibit F and materials at Exhibit G. Materials and colors have been chosen for a more modern design, which include black anodized metal storefront, integral color CMU block in white, grays, whites and blue tone metal panels, as well as a metal awning with a blue accent color. The design includes varied roof lines on each elevation, window placements along the north, east and west elevations on floors one through five, and building recess along the north elevation. Additionally, tower offsets shall be included along the north, east and west elevations. The exhibits provided depict one 6-story commercial building. Unless modified herein, the design guidelines of Chapter 13 and Section 507 TAB A will apply. E. SIGNS Proposed signage for the U-Haul Smart Mobility Center Flagship Store is depicted in Exhibit I. • To govern signage on the site, the development shall adhere to the following conditions, as approved by the Planning and Development Department: o The wall mural (lifestyle graphic) shall not exceed 112 square feet in area and 46 feet from grade to the top of the sign. o Prior to the issuance of any sign permits within the PUD, a Comprehensive Sign Plan will be adopted in accordance with the procedures in Section 705.E.2. o Signs over 56 feet from grade to the top of the sign shall be incorporated into the approved or amended Comprehensive Sign Plan. o In order to reduce lighting impacts to nearby residential uses, the maximum luminance (brightness) for all wall signs shall be 60 nits measured at the sign face. The maximum color temperature for all wall signs shall be 4,000 Kelvin. Sign permit applicants shall provide certification from a qualified registrant of compliance with these lighting standards prior to the issuance of permits for wall signs. Page 638 of 6405 15 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t o The high-rise wall signs shall have a dimmer control installed and the signs’ luminance shall be dimmed 50% at 10:30 pm. F. Sustainability The development is planned as a sustainable development within the community. Energy efficiency in design and long-term operation along with thermal comfort in building and site design provide a better self-storage atmosphere for customers, employees, property owners and residents. City Enforceable Standards: • This PUD will regularly adopt the latest energy and building codes that encourage the use of light-colored roofing materials and will minimize heat island effects. • The proposed drought tolerant vegetation will integrate trees and shade into the design of the development. • The development will minimize surface parking area and provide an abundance of shade through the building overhang on parking lot. • Water Efficient Landscaping (drought tolerant) will include 4” and 3” Caliper trees, 5-gallon shrubs to be provided with 2-inch depth of decomposed granite in all landscape areas to significantly reduce water consumption. • Building entrances and public sidewalks shall be shaded minimum 100% with architectural building elements, building shade cast, 24-inch box trees and awnings. • The "Heat Island" effect will be reduced by providing a light-colored roof to provide a minimum roof SRI (Solar Reflectance Index) rating of 75% of the roof surface area. Practices Incorporated by The Developer: This Smart Mobility Center will incorporate many of the same sustainable construction and business practices that other U-Haul locations take continual pride in. Sustainable Development • Regionally manufactured materials. Page 639 of 6405 16 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t • Thermal efficient building shell. • Reducing heat island effect with light colored and energy efficient roofs. • LED lighting. • Interior lighting controlled by motion sensors to reduce energy consumption. • Low “e” Double-pane windows. • Shade building entrances with architectural building elements. • Provide a safe, reliable, and efficient stormwater management system that protects both human health and environment. • Bicycle Facilities and repair station. • Storage and Collection of Recyclables. Take a box, Leave a box. Sustainable Business Practices • Re-Use Centers. To reduce the amount of used goods being dumped, we provide centers in which our customers can leave their unwanted but re-useable belongings, such as furniture, for others to take. • Take a box, Leave a box. We designate a place at our center for our customers where they can leave their used moving boxes for future customers to reuse. Our idea is that while recycling is great, reuse should occur first to ensure more efficient use of our resources. • Biodegradable packing Materials. U-Haul uses packing peanuts made of starch mixture, replacing Styrofoam and reducing landfill waste. G. INFASTRUCTURE 1.) circulation The development will be accessed from one driveway entrance on Thomas Road. This project will provide required parking in the enclosed first floor of the building, all Page 640 of 6405 17 | P a g e U -H a u l F l a g s h i p S t o r e P l a n n e d U n i t D e v e l o p m e n t of the parking shall be screened from Thomas Road within the building. Seven customer parking spaces are located on the south of the property and will not be visible from Thomas Road. The loading area is contained within the building structure itself. See site plan at Exhibit E. 2.) Grading and Drainage Underground and surface retention will be provided. The retention volume will be the greater of either the increase in runoff volume in the proposed condition compared to the existing condition, or the first flush volume for the 100-year, 2-hour storm event. Grading and Drainage will be submitted as part of the Development Service Department Site Plan Submittal. 3.) Water and Sewer Water and waste water infrastructure requirements will be determined, designed and constructed in accordance with Phoenix City Code requirements and Water Services Department Design Standards and Policies. The existing water main in Thomas Road will be utilized for service to the project. All retention facilities will be drained within 36-hours of a major storm event as required by the city of Phoenix Drainage Design Manual. Page 641 of 6405 Page 642 of 6405 Page 643 of 6405 Page 644 of 6405 Page 645 of 6405 Page 646 of 6405 Page 647 of 6405 Page 648 of 6405 Page 649 of 6405 Page 650 of 6405 Page 651 of 6405 Page 652 of 6405 Page 653 of 6405 Page 654 of 6405 2009-0612904 M.C.R. 55 E THOMAS PARTNERS LLCA.P.N. 118-44-030BK. 4, PG. 31, M.C.R. WEST BALTIMORE HTSLOT 20II CO. VI LLCA.P.N. 118-44-012ABK. 4, PG. 31, M.C.R. WEST BALTIMORE HTSLOT 6LBA REALTY FUND2006-0025601 M.C.R.BREAKROOMOFFICEADARRSHOWROOM2,433± NET S.F.(3,124± GROSS S.F.)counter placement andorientation per retail group10x510x105x55x105x5ADA door10x15D&R AREA805± S.F.FIRE PUMPROOMSTORAGELOAD/UNLOADAREAMOP/COMMRMADARRRE-USEAREAFUTURE11'W x 12'HOHDFUTURE11'W x 12'HOHDFUTURE11'W x 12'HOHDLOT 1ROANOKE PLAZA LOT 1 2BK.267, PG. 49, M.C.R.A.P.N. 118-44-104DE ANZA PROPERTIES LLC2004-0534464 M.C.R.30'-0"R.O.W.134'-0"53'-3"42'-0"R.O.W.42'-0"R.O.W.A.P.N. 118-44-007AA.P.N. 118-44-008AA.P.N. 118-44-005ALOT 2ROANOKE PLAZA LOT 1 2 BK.267, PG. 49, M.C.R. A.P.N. 118-44-105 DE ANZA PROPERTIES LLC 2004-0534464 M.C.R.COVEREDPARKING(TYP.)BUILDINGEXISTINGLOT 5 WEST BALTIMORE HTSBK.4, PG. 31, M.C.R.A.P.N. 118-44-009A 55 E THOMAS PARTNERS LLC2009-0612904 M.C.R.GATEBIKE RACKLOT 23ORLEAN INVESTMENTS WEST BALTIMORE HTSLIMITED PARTNERSHIP2008-0331954 M.C.R.BK.4, PG. 31, M.C.R.A.P.N. 118-44-035APARCEL NO. 5PORTION OF LOT 2A.P.N. 118-44-003LOT 23 WEST BALTIMORE HTSBK.4, PG. 31, M.C.R.A.P.N. 118-44-035AORLEAN INVESTMENTSLIMITED PARTNERSHIP2008-0331954 M.C.R.STAMPED CONCRETEHERRINGBONEPATTERN30'-0"NEW DRIVE531024150'-0"8'-0"9'-0"30'-0"25'-0"12'-0"10"25'-0"158'-0"12'-0"29'-4"6'-0"32'-2"19'-0"9'-6"20'-0"8'-0"20'-0"9'-0"12'-0"8'-0"6'-0"9'-0"BENCH1430.0000°927'-4"9'-6"9'-6"34'-9"14'-0"3'-0"45.0000°CANOPY 14'-4"4A.P.N. 118-44-031 10'-11"AWNINGPROJECT DIRECTORYP-2/P-1PUD0.78 ACRES (34,408 S.F.)118-44-005A, 118-44-008A, 118-44-007ASELF STORAGE143,640 S.F.28 SPACES28 SPACES2 SPACES2 SPACES10 SPACES10 SPACESEXISTING ZONING:PROPOSED ZONING:NET SITE AREA:APN:PROPOSED USE:BUILDING AREA:BUILDING A:TOTAL PARKING REQUIRED:TOTAL PARKING PROVIDED:ACCESSIBLE SPACES REQUIRED:ACCESSIBLE SPACES PROVIDED:BICYCLE SPACES REQUIRED:BICYCLE SPACES PROVIDED:SITE DATADEVELOPER: U-HAUL INTERNATIONAL 2727 N. CENTRAL AVE PHOENIX, AZ 85004 CONTACT: MOSES EASON PHONE: (602) 263-6555 E-MAIL: moses_eason@uhaul.comARCHITECT: ROBERT KUBICEK ARCHITECTS & ASSOCIATES 2233 EAST THOMAS ROAD PHOENIX, ARIZONA 85016 CONTACT: ROBERT KUBICEK PHONE: (602) 955-3900 FAX: (602) 955-0496 E-MAIL: rkubicek@rkaa.comTHIS SITE PLAN HAS BEEN PREPARED WITHOUT THE AIDOF A SURVEY. ALL PROPERTY BOUNDARIES ARE ROUGHAPPROXIMATIONS. THIS DRAWING IS TO BE USED FORCONCEPTUAL PURPOSES ONLY AND IT IS NOT TO BE THEBASIS FOR ANY LEGALLY BINDING DOCUMENTATION.NORTHSCALE:SITE PLAN1" = 30'-0"30'60'15'0'3RD ST AND THOMAS ROADMIDTOWN, PHOENIXU-HAUL CORPORATE FLAGSHIP STOREDATE: 12-10-2020 (PRELIMINARY) 2014 RKAAARCHITECTS, INC. ALLRIGHTS RESERVED.THIS DRAWING IS ANINSTRUMENT OFSERVICE. IT IS THEPROPERTY OF RKAAARCHITECTS, INC. ANDMAY NOT BEDUPLICATED, USED ORDISCLOSED WITHOUTWRITTEN PERMISSIONOF THE ARCHITECT.©#20065.50SP-1ARCHITECST,INCSELF STORAGE (143,640 S.F.) STORAGE = 28 SPACESPage 655 of 6405 EXHIBIT F CONCEPTUAL BUILDING ELEVATIONS Page 656 of 6405 Page 657 of 6405 Page 658 of 6405 EXHIBIT G MATERIALS Page 659 of 6405 Page 660 of 6405 EXHIBIT H RENDERINGS Page 661 of 6405 Page 662 of 6405 EXHIBIT I SIGN EXHIBIT Page 663 of 6405 LIT PAN CHANEL LETTERS 10.22’W X 2’H 20.44 SQFT 16.28’W X 2’H 32.56 SQFT 11 GAUGE STEEL WHITE POWDER COAT SIGN BACKLIT 24.4’W X 4’H 97.6 SQFT 11 GAUGE STEEL WHITE POWDER COAT SIGN BACKLIT 24.4’W X 4’H 97.6 SQFT LIT PAN CHANEL LETTERS 22.66’W X 1.5’H 34 SQFT LIT CABINET SIGN 12’W X 7’H 84 SQFT BANNER TBD 7’W X 16’H 112 SQFT 27.56’W X 2’H 55.12 SQFT Page 664 of 6405 EXHIBIT J U-HAUL FLAGSHIP STORE PLAN Page 665 of 6405 BREAKROOMOFFICEADARRSHOWROOM2,433± NET S.F.(3,124± GROSS S.F.)counter placement andorientation per retail group10x510x105x55x105x5ADA door10x15D&R AREA805± S.F.FIRE PUMPROOMSTORAGELOAD/UNLOADAREA30'-0"25'-0"MOP/COMMRMADARRRE-USEAREAFUTURE 11'W x 12'H OHD FUTURE 11'W x 12'H OHDSFUTURE 11'W x 12'H OHD 25'-0"510SMOP/COMMRMSMOP/COMMRMADARRARCHITECTS, INC3RD ST AND THOMASMIDTOWN, PHOENIXU-HAUL FLAGSHIP STORE PLANSDATE: 09-24-2020 (PRELIMINARY)NORTHSCALE:1ST FLOOR PLAN1/16" = 1'-0"RKAA# 20065.50FP-1 2019 RKAAARCHITECTS, INC. ALLRIGHTS RESERVED.THIS DRAWING IS ANINSTRUMENT OFSERVICE. IT IS THEPROPERTY OF RKAAARCHITECTS, INC. ANDMAY NOT BEDUPLICATED, USED ORDISCLOSED WITHOUTWRITTEN PERMISSIONOF THE ARCHITECT.©0'10'20'40'FLOOR PLANSNORTHSCALE:2ND, 4TH, 6TH FLOOR PLAN1/16" = 1'-0"0'10'20'40'NORTHSCALE:3RD, 5TH FLOOR PLAN1/16" = 1'-0"0'10'20'40'Page 666 of 6405 EXHIBIT K CONCEPTUAL LANDSCAPE PLAN Page 667 of 6405 Page 668 of 6405 1 Parker Klopf From:jon virgin <jvirgin55@gmail.com> Sent:Saturday, May 18, 2024 1:17 PM To:LauraDeJohnVEN; michaelsawyer@colliercountyfl.gov; Parker Klopf; Rick LoCastro Subject:5396 Myrtle Lane EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: PL20230016211 and PL20230016212 Regarding the above property, I am against rezoning for a multitude of reasons which our community has brought to your attention: drainage issues due to the street being a low area; additional traffic in an already congested road; numerous mini storage units within a 2 mile range. I am also strongly against any kind of additional access on to Myrtle Lane whether it be general or emergency. The road only has one way in and one way out and the width of the road makes it even more treacherous. Please add my comments to the file for this property. Jon Virgin 5219 Myrtle Lane Page 669 of 6405 1 Parker Klopf From:Steve@stevefuller.com Sent:Wednesday, August 14, 2024 5:38 PM To:LauraDeJohnVEN; Parker Klopf Subject:Reference 5396 Myrtle PL 20230016211 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Laura and Parker, We have been reviewing the latest update from the developer of the proposed UHaul site at the corner of Myrtle Lane and Tamiami Trail. We are also monitoring the Planning Commission Calendar for when this item may go before them. We appreciate staff comments and quesƟons regarding whether this site is viable for the size and scope of the project. All efforts to minimize the height of this structure sƟll leaves us with an out of place business and facility. The site is inappropriate for propane storage as it is not an industrial locaƟon and is immediately adjacent to residenƟal zoning. Though the aƩempt to help buffer this mega storage center has merit, it sƟll is merely a Band-Aid on the blight that this mega storage structure will leave in damnably and indefinitely on 41 E which in fact is a major gateway between Naples and Marco and an entrance gateway into the city of Naples from traffic from the Miami and East Coast area. All aƩempts to minimize the impact of this will sƟll not hide this decision that the Collier County Commissioners will be le Ō with for years to come. Further it is rather unfortunate that the developer does not feel that they should abide be the East Naples Development Plan because it has not been “enacted”. Although it has not been formally adopted it is obvious from the amount of Ɵme, effort and money by many parƟes and organizaƟons to produce such a plan that this is the “will’ of the community. The Developer is obviously not interested in being a contributor or long term neighbor of East Naples, in fact the whole project is really because U-Haul at it’s current locaƟon is a hindrance to Metropolitan Developments Mega Project at the Davis Triangle. So they are trying to find the fastest cheapest piece of land to appease U-Haul without consideraƟon of Myrtle Cove Acres or East Naples as a whole. “Just Push it down the road” The applicants follow up and modificaƟons reference an amended Master site Plan in AƩachment 2 within the portal, we cannot seem to locate that, if you have a copy can you please forward to us. Thank You, Steve & Claudia Fuller 239-821-4200 Page 670 of 6405 1 Parker Klopf From:Kathy Smith <smithlife.llc@gmail.com> Sent:Tuesday, May 14, 2024 3:17 PM To:Rick LoCastro; LauraDeJohnVEN; Parker Klopf; michaelsawyer@colliercountyfl.gov Subject:5396 Myrtle Ln, PL20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Re: 5396 Myrtle Lane PL 20230016211 PL 20230016212 To the Collier County Planners and County Commissioner; There was a meeting on May 6th at 5:30pm, a Neighborhood Information Meeting, hosted by GradyMinor and Associates, for the above property. Many neighbors attended this meeting, some could not make it because of the time. We had our own neighborhood meeting on May 2nd, with 33 neighbors in attendance. We had some discussions this past weekend with neighbors that could not make the May 6th meeting. We all feel that this type of project is not good for our little neighborhood. There are too many storage facilities already in our area, one being right next door to this proposed project (CubeSmart). The type of project they are proposing would be better suited in an industrial park or a highly dense commercial area, not in a small residential neighborhood like ours. Some of the concerns were about the flooding due to a project this large. The West end of Myrtle sits lower than the East end. The West end floods in the rainy season, with some of the properties having severe flooding during hurricanes and heavy rainstorms. Another huge concern for all of us is the obvious, the traffic in our neighborhood. This will bring too much traffic and unwanted guests to our neighborhood, during construction and afterwards. Our neighborhood does not have sidewalks and we have many young children/grandchildren that play outside and ride bikes, and residents walking pets. Many of the residents on Myrtle Lane have been in their homes for several years, some for 25–55 years. Our family purchased two lots in 1968, and our home in 1973. The most impacted resident would be 5371, her husband built their home in 1971 and they raised their four children there. She is now a widow and scared to death what this type of project will bring. Our quiet, peaceful neighborhood will be gone. We all always knew that something would be built there eventually, but never imagined what is being proposed. We feel that what would be built there should be built according to the current zoning and not be allowed any access to/from Myrtle Lane. When you make your decision regarding this proposed project, our neighborhood is begging you to take into consideration the impact this will have on the residents. Please leave the current zoning in place and do not allow a project of this size next to our neighborhood. Sincerely, Joe R. & Katherine L. Smith Page 671 of 6405 2 5240 Myrtle Lane ~ Naples, FL 34113 smithlife.llc@gmail.com Page 672 of 6405 January 7, 2025 Board of County Commissioners Collier County Government Center 3299 East Tamiami Trail Naples, FL 34112 Email: Geoffrey.Willig@colliercountyfl.gov Re: Objection to Proposed Amendment to Ordinance Ordinance No. 89-05, Collier County GMP Barefoot Williams Property – Proposed Car Wash Dear Collier County Board of County Commissioners, We write to you on behalf of two local, established car wash businesses serving our local community: (1) Pump & Munch Car Wash located at 9995 Tamiami Trail East, Naples, Florida, and (2) Dolphin Auto Spa Express Car Wash located at 6240 Collier Blvd, Naples, Florida. Both of our car washes are within the very close vicinity of the proposed car wash with our locations being 2.2 miles and 2.4 miles away, respectively. We write this letter to raise our concerns and objections to the proposal. The Applicant claims that the area is in need of another car wash, but that could not be further from the truth. A simple review of the associated maps would show that there are already five substantial car washes within just a three mile radius of the proposed location. Five car washes in this small vicinity is far more than would reasonable for the population in the area, and this oversaturation of the market is exacerbated when out of season. The insertion of another car wash in this oversaturated market will create unmerited stress on the car washes that already serve the limited market in the area and potentially lead to business closures. The Applicant attempts to distinguish itself in the nature of its car wash business, but the reality is that four of the nearby five car washes are essentially identical. Even the County Staff noted their concerns associated with the “high proportion of car washes . . . .” The Applicant also attempts to paint the approval of the car wash as somehow serving the needs of the local community, but it is difficult to ascertain what needs are being served when there are so many car washes in the area already providing identical service with almost identical facilities. An oversaturation of the market does not serve the local community. It does, however, create strain on local businesses that can lead to closures of the already existing businesses. Additionally, the Application appears to rely heavily on the argument that the proposal is permitted on the basis that the Home Depot adjacent property has permitted uses of C-5, pursuant to Ordinance 2024-08. Docusign Envelope ID: 286F8503-9385-49E3-B18D-19FAD5762B4F Page 673 of 6405 A review of Ordinance 2024-08, however, clearly reflects that the Home Depot has permitted uses of only C-3. A reliance on the Home Depot zoning being C-5 to permit the car wash is incorrect. We look forward to attending the hearing to provide our comments in person, and we reserve the right to raise additional matters at the hearing. Sincerely, Pump & Munch Jalal “Jay” Shehadeh Dolphin Auto Spa Diane Calabrese Docusign Envelope ID: 286F8503-9385-49E3-B18D-19FAD5762B4F Page 674 of 6405 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 January 14, 2025, in the Board of County Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAPS TO CHANGE THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE SUBDISTRICT TO URBAN COMMERCIAL DISTRICT, 5396 MYRTLE LANE COMMERCIAL SUBDISTRICT TO ALLOW DEVELOPMENT OF UP TO 200,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR SELF-STORAGE/WAREHOUSE AND UP TO 3,000 SQUARE FEET OF GROSS FLOOR AREA OF OTHER COMMERCIAL USES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST QUADRANT OF TAMIAMI TRAIL EAST AND MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 8.24± ACRES. [PL20230016211] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA RELATING TO MYRTLE WOODS, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAI\ID DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE MYRTLE WOODS COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) AND RMF-6 ZONING DISTRICTS TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS 5396 MYRTLE LANE COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD), TO ALLOW DEVELOPMENT OF UP TO 200,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR SELF-STORAGE/WAREHOUSE AND UP TO 3,000 SQUARE FEET OF GROSS FLOOR AREA OF OTHER COMMERCIAL USES ON PROPERTY LOCATED ON THE SOUTHWEST QUADRANT OF TAMIAMI TRAIL EAST AND MYRTLE LANE IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 8.24+/- ACRES; AND PROVIDING FOR REPEAL OF ORDINANCE NO. 2008-09, AS AMENDED, THE MYRTLE WOODS COMMERCIAL PLANNED UNIT DEVELOPMENT; AND BY PROVIDING AN EFFECTIVE DATE. [PL20230016212] Page 675 of 6405 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 int ended 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 i s provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov. Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Page 676 of 6405 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA CHRIS HALL, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT & COMPTROLLER By: Jennifer Hansen Deputy Clerk (SEAL) Page 677 of 6405