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Agenda 01/14/2025 Item # 9C (Ordinance rezoning property from Myrtle Woods CPUD and RMF-6 zoning district to a CPUD zoning for a project to be known as 5396 Myrtle Lane CPUD)
Proposed Agenda Changes Board of County Commissioners Meeting January 14, 2025 Add -on Item 10B: *** This item is to be heard at 11 AM. *** Recommendation to approve the Guaranteed Maximum Price ("GMT") First Amendment to Agreement No. 21-7919-ST, Construction Management at Risk ("CMAR" ), with DeAngelis Diamond Construction LLC, for construction services for the Collier County Behavioral Health Center project (formerly the Mental Health Facility) in the amount of $49,856,251, authorize the Chairman to sign the attached amendment, and approve the necessary Budget Amendment. (Fund 3018, Project 50239). (Commissioner Saunders Request) Move Item16F4 to 11D: Recommendation to award Invitation to Bid ("ITB") No. 24-8284, "Caxambas Hurricane Ian Permanent Fuel Tank Installation" to Don Wood Inc., in the amount of 5667,164.00, approve an Owners Allowance of $123,504.00 for potential unforeseen conditions, and authorize the Chairman to sign the attached Agreement (Project No. 50280). (Commissioner McDaniel's Request) Move Item 16F6 to 11E: Recommendation to authorize expenditures for the sole source purchase of ProlakelKeeton aerators and related materials from Keeton Industries, Inc., through a waiver from the competitive process in the amount of $250,000 per fiscal year from Keeton Industries, Inc., through Fiscal Year 2029. (Commissioner McDaniel's Request) Notes: Item 16A14 the table should read $2,200, 000 for the Estimated Value and $1,164, 021 for the Estimated Value per acre for the "Category C"property located at 1063 Shadoit laivn. (Staffs Request) Items 9C and 9D are companions to Item 9B, not Item 9A TIME CERTAIN ITEMS: Add on Item 19B: *** This item is to be heard at 11 AM. *** Central Receiving Facility Guaranteed Maximum Price (GMP) IJ1312025 9:53 Phi 1/14/2025 Item # 9.C ID# 2024-2256 Executive Summary This item requires that ex-parte disclosure be provided by Commission members. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance rezoning 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/warehousing and up to 3,000 square feet of gross floor area of other commercial uses on property located on the southwest quadrant of Tamiami Trail East and Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida consisting of 8.24+/- acres; (Companion to items 9A and 9D) OBJECTIVE: To have the Board of County Commissioners (“Board”) review staff’s findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced petition and render a decision regarding this PUD Rezone (PUDR) petition; and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community’s interests are maintained. CONSIDERATIONS: The site consists of four vacant and undeveloped parcels. Three parcels front U.S. 41 (Parcel Nos. 60780920000, 60780960002, and 60781000000) are zoned Myrtle Woods Commercial CPUD by Ordinance 2008- 09. The fourth parcel fronts Myrtle Lane (Parcel No. 60780880001) and is zoned Residential Multi-Family – 6 (RMF-6). The property owner requests to rezone the four parcels totaling ±8.24-acres from Myrtle Woods CPUD and RMF-6 to the 5396 Myrtle Lane CPUD to allow for a U-Haul facility consisting of up to 200,000 square feet of indoor self- storage/warehouse with automotive rental/leasing and outdoor equipment rental/leasing and a maximum of 3,000 square feet of other commercial uses. Exhibit A of the Draft Ordinance (Attachment A) indicates the other proposed commercial uses are those permitted in the C-1, C-2, and C-3 conventional zoning districts. On February 12, 2008, 7.04 acres of the site were rezoned from Myrtle Woods PUD and C-4 to Myrtle Woods CPUD by Ordinance 2008-09 (provided as Attachment B to this Executive Summary). The 2008 PUD approval permitted the development of 61,000 square feet of commercial uses ranging from retail/office to new vehicle dealers and drive- through restaurants. Warehouse/storage, automotive rental/leasing, and outdoor equipment rental/leasing are not included in the list of currently permitted uses. Because the proposed uses and intensity are not allowable in the current designation of Urban Coastal Fringe Subdistrict, a companion GMPA petition, PL20230016211, seeks to establish a new subdistrict called 5396 Myrtle Lane Commercial Subdistrict to allow them. An Easement Vacation petition, PL20240005670, is also proposed as a companion item to vacate and relocate a drainage easement on the property. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the U.S. 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the U.S. 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the Growth Management Plan (GMP). 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 (Board) adopted the FLUE overlay in November 2023. The proposed draft U.S. 41 East Zoning Overlay (U.S. 41 EZO) establishes development standards, design standards, and spacing criteria for commercial uses. The draft zoning overlay has not yet been reviewed or adopted by the Board due to a State legislative preemption prohibiting a county or municipality from adopting more restrictive regulations in their comprehensive plan and Land Development Code (LDC) until October 1, 2026. However, applicants who submit certain land use petitions (rezone, conditional use, GMP amendment) are encouraged to incorporate, where practicable, the proposed standards and spacing criteria contained in the draft zoning overlay. The ENCDP identifies self-storage warehousing and outdoor storage uses – including equipment storage, etc. – as undesirable uses and discourages the development of these heavy commercial uses along the U.S. 41 East corridor. However, the proposed draft U.S. 41 EZO recognizes private property rights and the desire of property owners to Page 678 of 6405 1/14/2025 Item # 9.C ID# 2024-2256 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. Because the proposed truck and trailer display along the U.S. 41 corridor and residentially oriented Myrtle Lane, is a significant departure from the uses that are contemplated in the U.S. 41 East Overlay – Community Center (moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses), and the proposed truck and trailer display and loading zone oriented toward Myrtle Lane warrants measures to protect residents from undesirable views, lighting, noise, or other adverse off-site influences, staff recommended that the trees in the West buffer shall be canopy trees only and understory trees shall not be substituted for canopy trees; and that the buffer along U.S. 41 and Myrtle Lane shall be a Type B buffer and trees shall be hardwoods only. During the CCPC hearing, the petitioner agreed to several conditions recommended by the CCPC, including providing a Type B buffer along Myrtle Lane, which is reflected in the Ordinance attached to this Executive Summary. No deviations from the Land Development Code (LDC) are proposed. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PUDR-PL20230016212, 5396 Myrtle Lane CPUD, on November 21, 2024. Some CCPC members questioned if the proposed changes are an intensification of use and development potential, given the current zoning allows new vehicle dealerships. Staff explained that self-storage is classified as a heavy commercial use because it is only permitted in the C-5 district. However, the change of use is not elevating intensity by other measures, such as the low rate of vehicle trip generation by a self-storage facility. Much discussion centered on the site's proposed access point along Myrtle Lane, and the CCPC consensus was to recommend that the access point be thoroughly evaluated by staff at the time of Site Development Plan permitting and decisions about whether to construct it and how to design it would be determined based on safety considerations at that time. Seven members of the public spoke in opposition to the PUD Rezone request. Concerns related to safety, increased traffic, inexperienced drivers of U-Haul vehicles accessing Myrtle Lane, incompatibility with single-family residential character, inconsistency with the vision of the East Naples Community Development Plan, propane distribution near the neighborhood, the proliferation of self-storage facilities in the area, noise, diesel odors, the narrowness of Myrtle Lane, and hazardous conditions for school children who walk across the U.S. 41/Broward Street intersection. The CCPC members voted 6-1 to recommend approval subject to the following conditions: • Signage indicating "right turn only for trucks" is required at the Myrtle Lane driveway exiting the site, should that driveway be constructed. • Cost for traffic signal modifications at the U.S. 41 and Broward Street intersection is the responsibility of the petitioner. • Outdoor amplified sound, including a public address system, is prohibited. • A Type B Landscape Buffer shall be provided along Myrtle Lane. • Minor repairs and truck washing are permitted. Otherwise, vehicle maintenance is prohibited. • County Transportation staff shall evaluate the proposed access point along Myrtle Lane at the time of Site Development Plan permitting, and decisions about whether it should be constructed and how it should be designed will be determined based on safety considerations at that time. The dissenting CCPC's position was due to the resident's concerns, and doubts that the project is an asset to the area, and concern with the unchecked spread of storage facilities. The conditions recommended by the CCPC are included in the Ordinance attached to this summary. Page 679 of 6405 1/14/2025 Item # 9.C ID# 2024-2256 ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. FISCAL IMPACT: The rezoning by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impact of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit review fees. Finally, additional revenue is generated by the application of ad valorem tax rates, and that revenue is directly related to the value of the improvements. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: The subject site is designated as: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict on the Future Land Use Map of the Growth Management Plan (GMP) and in the Coastal High Hazard Area. The Urban Coastal Fringe Subdistrict is intended to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). An amendment to the GMP is needed to increase the intensity on the property. This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the GMP if the companion GMPA-PL20230016211 is approved and goes into effect and the uses and intensities in this PUD align with those in the GMP Amendment. Based on the Traffic Impact Statement, the 2022 and 2023 AUIR, State Statute 163.3180, and the Transportation Concurrency Exception Area provisions of the GMP, the subject PUD can be found to be consistent with Policy 5.1 of the Transportation Element of the GMP. The TIS indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. No native vegetation preservation is required, and no native vegetation or listed species are present on-site. Therefore, the petition meets the requirements of the Conservation and Coastal Management Element Policy 6.1.1, Policy 7.1.1, and Section 3.05.07 of the Land Development Code. This petition cannot be approved unless the companion GMP Amendment is adopted and goes into effect. This petition has an effective date linked to the effective date of the companion GMP Amendment. LEGAL CONSIDERATIONS: This is a site-specific rezone to a Commercial Planned Unit Development (CPUD) Zoning District for a project which will be known as the Pa5396 Myrtle Lane CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. Criteria for PUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Page 680 of 6405 1/14/2025 Item # 9.C ID# 2024-2256 2. Is there an adequacy of evidence of unified control and suitability of agreements, contract, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed CPUD with the goals, objectives and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public's welfare. Page 681 of 6405 1/14/2025 Item # 9.C ID# 2024-2256 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons, and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was prepared by the County Attorney’s Office. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. – HFAC RECOMMENDATIONS: To approve Petition PUDR-PL20230016212, subject to approval of the companion GMPA with an effective date linked to the effective date of the companion GMPA petition. PREPARED BY: Ray Bellows, AICP, Zoning Manager ATTACHMENTS: 1. CCPC Staff Report 2. Att A - Ordinance - 121824 3. Att B - Ordinance 2008-09 4. Att C - PL20230016212 CCPC Backup 5. Att D - NIM Documentation PL20230016212 6. Att E - Public Comments 7. Sign Posting Affidavit 8. legal ad - agenda IDs 24-2246 & 24-2256 - 5396 Myrtle Ln GMPA & PUDR PL20230016211 & PL20230016212 Page 682 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 1 of 21 November 6, 2024 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: NOVEMBER 21, 2024 SUBJECT: PL20230016212; 5396 MYRTLE LANE CPUD (Companion to GMPA-PL20230016211) Owner: Agents: KC Naples Tamiami LLC 101 N. Wacker Dr. #611 Chicago, IL 60606 D. Wayne Arnold, AICP Q. Grady Minor & Associates, P.A. 3800 Via Del Rey Bonita Spring, FL 34134 Applicant: Metropolitan Naples, LLC 1500 Fifth Ave. S., Suite 106 Naples, FL 34102 Richard D. Yovanovich, Esq Coleman, Yovanovich & Koester, P.A. 4001 Tamiami Trail N, Suite 300 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of ±8.24 acres from the Myrtle Woods Commercial Planned Unit Development (CPUD) and the Residential Multi-Family – 6 (RMF-6) zoning districts to the 5396 Myrtle Lane Commercial Planned Unit Development (CPUD) zoning district to allow development of up to 200,000 square feet gross floor area of indoor self-storage/warehouse with automotive rental and leasing and outdoor equipment rental and leasing and a maximum of 3,000 square feet of gross floor area of other commercial uses. A companion Growth Management Plan Amendment (GMPA-PL20230016211) is requested to establish a new subdistrict called 5396 Myrtle Lane Commercial Subdistrict on land currently designated Urban Designation, Mixed Use District, Urban Coastal Fringe to allow the proposed uses and intensities. Page 683 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 2 of 21 November 6, 2024 GEOGRAPHIC LOCATION: The subject property is located on the southwest quadrant of Tamiami Trail East and Myrtle Lane in Section 29, Township 50 South, Range 26 East, Collier County, Florida. (See location map on following page) PURPOSE AND DESCRIPTION OF PROJECT: The site consists of four parcels that are vacant and undeveloped. Three parcels front U.S. 41 (Parcel Nos. 60780920000, 60780960002, and 60781000000); these are zoned Myrtle Woods Commercial CPUD by Ordinance 2008-09. The fourth parcel fronts on Myrtle Lane (Parcel No. 60780880001) and is zoned Residential Multi-Family – 6 (RMF-6). The property owner requests to rezone the four parcels totaling ±8.24-acres from Myrtle Woods CPUD and RMF-6 to the 5396 Myrtle Lane CPUD to allow for a U-Haul facility consisting of up to 200,000 square feet of indoor self-storage/warehouse with automotive rental/leasing and outdoor equipment rental/leasing, and a maximum of 3,000 square feet of other commercial uses. Exhibit A of the Draft Ordinance (Attachment A) indicates the other proposed commercial uses are those permitted in the C-1, C-2, and C-3 conventional zoning districts. Page 684 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 3 of 21 November 6, 2024 Approximately 5.66 acres of the subject site were zoned Myrtle Woods PUD by Ordinance 81-23, approved on May 5, 1981, which permitted 45 residential units and commercial uses ranging from retailers to new car dealerships, shopping centers, and vehicle rental. This PUD was repealed on February 12, 2008, when 7.04 acres were rezoned from Myrtle Woods PUD and C-4 to Myrtle Woods CPUD by Ordinance 2008-09 (Attachment B), which permits the development of 61,000 square feet of commercial uses ranging from retail/office to new vehicle dealers and drive through restaurants. Warehouse/storage, automotive rental/leasing, and outdoor equipment rental/leasing are not included in the list of currently permitted uses. The top exhibit below shows the arrangement of commercial uses, preserve area, and access currently approved for the Myrtle Woods CPUD per Ordinance 08-09, followed by the proposed Master Plan. Master Plan Exhibit titled “Infill Commercial Exhibit 1” from Myrtle Woods CPUD (See Attachment B for Ordinance 08-09) Page 685 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 4 of 21 November 6, 2024 Proposed Master Plan for 5396 Myrtle Lane CPUD (See Attachment A for Draft Ordinance) Per Ordinance 08-09 for the Myrtle Woods CPUD, the approved maximum zoned building height is three stories/50 feet or 75 feet maximum actual height, including architectural appurtenances. The current Ordinance contains Transportation Commitment K in Exhibit F, List of Developer Commitments, requiring a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street. Exhibit F also includes Water Management Commitment B to dedicate a 50-foot-wide drainage and utility easement and Utilities Commitment D to dedicate a 60-foot by 70-foot well site easement and associated utilities and access easement. The Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning and Easement Vacation petition, PL20240005670, which is currently under review to vacate and relocate a drainage easement on the property. The proposed PUD rezoning adds indoor self-storage/warehouse with automotive rental/leasing and outdoor equipment rental/leasing as permitted uses. A total of 17 uses are prohibited, including the seven prohibited uses listed in Ordinance 08-09. Maximum heights are proposed to be 50 feet (zoned) and 60 feet (actual), which is consistent with the current PUD. Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. Page 686 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 5 of 21 November 6, 2024 The companion GMPA petition (PL20230016211) seeks to establish a new subdistrict called 5396 Myrtle Lane Commercial Subdistrict on land currently designated Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict, which would support the proposed uses and intensities. The site is within the boundaries of the East Naples Community Development Plan (ENCDP), which is discussed in more detail in the GMP Consistency section on pages 6-7 of this report. No deviations are requested. [Remainder of this page is intentionally blank.] Page 687 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 6 of 21 November 6, 2024 SURROUNDING LAND USE AND ZONING: This section of the staff report identifies the land uses, zoning classifications, and maximum approved densities for properties surrounding the subject site. The subject site is zoned Myrtle Woods Commercial Planned Unit Development (CPUD) District and Residential Multi-Family –6 (RMF-6) District and is vacant and undeveloped. North: To the north across Myrtle Lane is vacant land and a florist shop zoned General Commercial District (C-4) East: Immediately east of the property is CubeSmart mini storage zoned Treetops of Naples MPUD (Ord 80-91), and across Tamiami Trail is the Green Store, a carwash, and a laundromat zoned General Commercial District (C-4) South: Immediately south is multi-family residential zoned Treetops of Naples MPUD (Ord 80-91). West: West of the property is single-family residential zoned Residential Multi- Family – 6 (RMF-6) Page 688 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 7 of 21 November 6, 2024 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: Future Land Use Element (FLUE): The subject site is designated as: Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict on the Future Land Use Map of the Growth Management Plan (GMP) and in the Coastal High Hazard Area. The Urban Coastal Fringe Subdistrict is intended to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). An amendment to the GMP is needed to increase the intensity on the property. This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the GMP if the companion GMPA-PL20230016211 is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the Growth Management Plan (GMP), and, within the proposed draft US 41 East Zoning Overlay (US 41 EZO). The community developed the ENCDP through a series of public meetings and surveys, and it reflects the overall vision of the community; the Board of County Commissioners accepted the ENCDP in October 2020. The ENCDP promotes the strategic placement of land uses to enhance the community’s sense of place and provides guidance for future development and redevelopment for employment, leisure, dining, and shopping opportunities to meet the growing needs of the community. The community worked with County staff and a consultant to develop a FLUE overlay and a zoning overlay for the US 41 East corridor to implement the ENCDP for that area. The FLUE overlay allows moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses; the Board of County Commissioners (BCC) adopted the FLUE overlay in November 2023. The site’s designation within a Community Center is intended to allow moderate to low-intensity mixed-use development, commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and certain economic development uses. The proposed draft zoning overlay establishes development standards, design standards, and spacing criteria for commercial uses. The draft zoning overlay has not yet been reviewed or adopted by the BCC due to a State legislative preemption prohibiting a county or municipality from adopting more restrictive regulations in their comprehensive plan and Land Development Code (LDC) until Oct. 1, 2026. However, applicants who submit certain land use petitions (rezone, conditional use, GMP amendment) are encouraged to incorporate, where practicable, the proposed standards and spacing criteria contained in the draft zoning overlay. The ENCDP identifies self-storage warehousing and outdoor storage uses – including equipment storage, etc. – as undesirable uses and discourages the development of these heavy commercial uses along the US 41 East corridor. However, the proposed draft US 41 EZO recognizes private property rights and the desire of property owners to develop their commercial property. Therefore, Page 689 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 8 of 21 November 6, 2024 the draft zoning overlay includes specific criteria for developing these commercial land uses, including a distance separation from a like use (1/4 mile), providing enhanced buffering with native canopy trees along the roadway frontage and adjacent lots, increasing setbacks from adjacent property lines, limiting parking in front of the buildings to a maximum of one double loaded drive aisle, and, limiting the height and location of outdoor storage to the rear and side yards of the property. Relevant to this petition, the petitioner has not committed to providing a separation of a quarter mile from any existing self-storage and/or outdoor storage facility nor limiting outdoor storage/display to the rear and side yards of lots/parcels. The petitioner has arranged the site so that customer parking along US 41 does not exceed one double-loaded drive aisle, although trucks and trailers for rent will be displayed along US 41 and Myrtle Lane to a greater degree. The petitioner has committed to enhancing the buffers along US 41 and Myrtle Lane by having the required canopy trees a minimum of 14 feet tall at the time of planting and palm tree clusters of staggered heights between the canopy trees; additionally, the right-of-way canopy trees will be native, and palms may not be substituted, which is consistent with the proposed draft US 41 East zoning overlay. Because the proposed truck and trailer display along the US 41 corridor and along residentially oriented Myrtle Lane is a significant departure from the uses that are contemplated in the US 41 East Overlay – Community Center (moderate to low-intensity mixed-use development, commercial development, residential development, hotel/motel uses at a maximum density of 26 units per acre, and certain economic development uses), and the proposed truck and trailer display and loading zone oriented toward Myrtle Lane warrants measures to protect residents from undesirable views, lighting, noise, or other adverse off-site influences, staff’s recommendation is to further enhance the buffering to include: •The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. •The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Transportation Element: In evaluating this project, staff reviewed the applicant’s August 20, 2024, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2022 and 2023 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment Page 690 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 9 of 21 November 6, 2024 that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a.For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b.For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c.For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff Findings: According to the Traffic Impact Study (TIS) provided with this petition, the proposed development will generate a projected total of +/- 62 PM peak hour, 2-way trips on the adjacent roadway segments of Tamiami Trail East (US-41). This represents a reduction of (- 176) PM peak hour, 2-way trips on the roadways from the previously allowed 61,000 square foot shopping center. The trips generated by this development will occur on the following adjacent roadway link: Link/Roadway Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Project Trips (1) 2022 AUIR LOS/ Remaining Capacity 2023 AUIR LOS/ Remaining Capacity 93.0/Tamiami Trail East (US-41) Rattlesnake Hammock Rd to Triangle Blvd 3,000/East 29/East D/ 280 (2) D/ 307 (2) (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the August 20, 2024 Traffic Impact Statement provided by the petitioner. (2) Expected Deficiency due to Trip Bank not caused by this proposed development (see State Statute 163.3180). Additionally, this development is located in the recently expanded Traffic Congestion Exception Area (TCEA). This development also shows a net reduction in the number of potential trips on the network of (-176) PM peak hour trips compared to the currently allowed commercial uses for this PUD. Provisions of Florida Statute 163.3180 •Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share. •Facilities determined to be deficient with existing, committed, and vested trips plus projected background traffic from any source other than the development shall be removed from the proportionate share calculation. Page 691 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 10 of 21 November 6, 2024 •The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining entity. •Applicant must receive a credit for the anticipated road impact fees. •The expected and existing deficiencies are not caused by this proposed development. Based on the TIS, the 2022 and 2023 AUIR, State Statute 163.3180, and the TCEA provisions of the GMP, the subject PUD can be found to be consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this project within the 5-year planning period. Conservation and Coastal Management Element (CCME): The petition, as proposed, will not affect the requirements of the GMP's Conservation and Coastal Management Element (CCME). No preservation is required, and no native vegetation or listed species are present on-site. Therefore, the petition meets the requirements of CCME Policy 6.1.1, Policy 7.1.1, and Section 3.05.07 of the LDC. Environmental Services staff recommends approval. GMP Conclusion: This PUD Rezoning may only be deemed consistent with the Future Land Use Element (FLUE) of the Growth Management Plan if the companion GMPA-PL20230016211 is approved and goes into effect and the uses and intensities in this PUD align with those in the GMPA. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this petition, including the criteria upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC uses the aforementioned criteria as the basis for its recommendation to the Board, who in turn use the criteria to support their action on the rezoning or amendment request. An evaluation relative to these subsections is discussed below under the heading " Zoning Review." In addition, staff offers the following analyses: Environmental Review: Environmental Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Environmental Services staff has reviewed the petition to address environmental concerns. The existing site conditions were field verified by staff during the review of the PUD rezoning petition. This is the location of the Myrtle Woods PUD, which was originally approved in 1981 and amended to its current uses by Ordinance 08-09. Ordinance 08-09 had a .98 acre preserve tract; however, a site inspection by ES staff revealed that the property is dominated by invasive exotic vegetation. The Master Plan does not show a preserve since no minimum preservation is required; additionally, no listed animal species were observed on the property. This project does not require an Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommend approval of the proposed petition. Page 692 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 11 of 21 November 6, 2024 Transportation Review: The Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC. All work in the right-of-way requires a right-of-way permit, and all construction plans for the improvements associated with access require County or FDOT approval, as appropriate. As part of the US 41/Broward Street intersection improvements associated with this project, a crosswalk from the sidewalk at the PUD project entrance on US 41 to the sidewalk on Broward Street will provide pedestrian access to the existing CAT bus stop on Broward Street. Transportation Planning Staff recommends approval. Utility Review: The project lies within the regional potable water service area and the South wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Landscape Review: In an effort to be consistent with buffer standards for pending petition PL20220005137, 11760 Tamiami Trail East Rezone, which were based on public input related to the ENCDP, staff recommends approval subject to the following conditions: •The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. •The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. These conditions will particularly help screen views of the truck and trailer rental and loading that faces Myrtle Lane to the west of the Myrtle Lane access point. Zoning Review: Zoning staff has evaluated the proposed uses, intensity, and compatibility. The land use pattern in the local area contains a mix of residential and commercial uses. The current zoning of the property is RMF-6, which allows residential up to 6 dwelling units per acre, and Myrtle Woods CPUD, which is permitted for up to 61,000 square feet of commercial use. The PUDR request is an intensification of use with the addition of three primary permitted uses, two of which are only permitted in the C-5 zoning district, as displayed below. Page 693 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 12 of 21 November 6, 2024 Proposed Permitted Use Myrtle Woods CPUD (Ord. 08-09) C-4 General Commercial C-5 Heavy Commercial Automotive rental and leasing, only vehicles for which a commercial driver’s license is not required (7513, 7519 only trailer and utility trailer rental). N/A Conditional Use Permitted Outdoor equipment rental and leasing (no construction equipment may be leased or rented) (7359, including only truck and tool rental and leasing. No vehicle rentals are permitted, which require a commercial driver's license) N/A Permitted Permitted Indoor storage, including cube storage and moving supplies sales (4225 and 4226, including only household goods and furniture storage) N/A Conditional Use Permitted The PUDR request represents an intensification of over three times the currently approved building area, allowing up to 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses. The Master Plan is reconfigured with more of the site designated for buildings and parking; no preserve area is required. The proposed development standards are generally consistent with the C-4 General Commercial zoning district dimensional standards of LDC Section 4.02.01. The building heights proposed for the four-story warehouse building and one-story warehouse/storage building are 50 feet maximum zoned height and 60 feet maximum actual height; this aligns with the current PUD maximum zoned building height of 3 stories/50 feet or 75 feet maximum actual height including architectural appurtenances. The proposed maximum heights are less than the maximum zoned height of 75 feet, which applies to the conventional zoning district that predominates the corridor (C-4). LDC Section 4.07.02.B. requires that development within a PUD district shall be compatible with established or planned uses of surrounding neighborhoods and property. This section states that fences, walls, or vegetative screening at the boundaries of PUD districts shall be provided, at a minimum, in accordance with the landscaping/buffering requirements of section 4.06.00 to protect residents from undesirable views, lighting, noise, or other adverse off-site influences, or to protect residents of adjoining districts from similar possible influences from within the PUD district. LDC Section 4.07.02 B.4 requires that PUDs with off-street parking areas for five or more cars, service areas for loading or unloading vehicles other than passengers, and areas for storage and collection of trash and garbage shall be screened. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated in recognition of the lower intensity residential area to the west by minimizing the Page 694 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 13 of 21 November 6, 2024 degree of incompatible size, scale, noise, views, and traffic associated with the development in relation to the Myrtle Lane neighborhood. The current Myrtle Woods Ordinance 08-09 contains Transportation Commitment K in Exhibit F, List of Developer Commitments, requiring a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street. Aspects of the proposed PUD that help minimize the degree of incompatibility include: • A total of 17 uses are prohibited, including the seven prohibited uses listed in Ordinance 08-09. • The proposed maximum 50 feet-zoned height and 60 feet actual height align with the current PUD maximum zoned building height of 3 stories/50 feet or 75 feet maximum actual height, including architectural appurtenances. The proposed maximum heights are less than the maximum zoned height of 75 feet, which applies to the conventional zoning district that predominates the corridor (C-4). • Landscaping Commitment A in Exhibit F, List of Development Commitments, includes that buffers will be enhanced along US 41 and Myrtle Lane with required canopy trees a minimum of 14 feet tall at the time of planting and palm tree clusters of staggered heights between the canopy trees; additionally, the right-of-way canopy trees will be native, and palms may not be substituted. • Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. • Planning Commitment A in Exhibit F, List of Development Commitments, includes specifications for parking lot lighting to be dark sky compliant and light levels limited to no more than 0.2-ft-candles along the joint property line adjacent to residential property. The following additional measures to help minimize the degree of incompatibility and adverse off- site influences are recommended as conditions of approval: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. PUD and Rezoning Findings summarized below offer conclusions of zoning services review. Page 695 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 14 of 21 November 6, 2024 PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08.” (Zoning Division staff responses in non-bold). 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The site is along the US 41 corridor, a six-lane arterial roadway developed with a mix of commercial and auto-oriented uses. The proposed uses are generally consistent with the conditions along the corridor, namely, the Cube Smart self-storage facility adjoining the site to the southeast; however, the proposed intensity contrasts with the adjoining low- density residential character along Myrtle Lane and the Treetops multifamily neighborhood to the southwest. The proposed intensity will only be allowable if the companion GMPA- PL20230016211 is approved and becomes effective. Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning, and the Easement Vacation petition PL20240005670 is in the process of vacating and relocating a drainage easement on the property. A water main is available along Myrtle Lane, and a wastewater main is also available along Myrtle Lane. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. Site access is proposed to align with the US 41/Broward Street signalized intersection, and the most intense uses are oriented toward the six-lane arterial corridor. A second access point is located along Myrtle Lane, and connectivity is proposed to enhance the public’s turning movement options and safety between Myrtle Lane and the signalized intersection. The arrangement of the site, including truck and trailer rental and loading that faces Myrtle Lane to the west of the Myrtle Lane access point, is contrary to the residential development pattern along Myrtle Lane and should only be allowed if fully screened from view along the Lane and along the residentially zoned property to the west. Staff recommends two conditions of approval related to landscaping: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments or for amendments in those proposed, particularly as they Page 696 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 15 of 21 November 6, 2024 may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents to demonstrate unified control were submitted with the petitioner and were reviewed by the County Attorney’s Office. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the [GMP]. Comprehensive Planning staff reviewed the petition and analyzed it for consistency with the GMP's goals, objectives, and policies. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the GMP. The site is also in the Coastal High Hazard Area. Staff finds that the proposed amendment will be consistent with the GMP upon adoption and effectiveness of the companion GMPA-PL20230016211 to designate the site 5396 Myrtle Lane Commercial Subdistrict. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated relative to the lower intensity residential area to the west by minimizing the degree of incompatible size, scale, noise, views, and traffic associated with the development in relation to the Myrtle Lane neighborhood. Staff recommends the following conditions: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. For Commercial PUDs, thirty percent of the gross area shall be devoted to usable open space according to LDC Section 4.07.02. G.2. The PUD Master Plan indicates compliance with this standard, with 30% designated for open space. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Page 697 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 16 of 21 November 6, 2024 A water main is available along Myrtle Lane, and a wastewater main is also available along Myrtle Lane. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. As noted in the Transportation Element consistency review, the roadway infrastructure has adequate capacity to serve the proposed project. Operational impacts will be addressed at the first development order Site Development Plan (SDP) or Plat, at which time a new TIS will be required to demonstrate turning movements for all site access points. The development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. A maximum of 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses are proposed. Expansion to the north is limited by Myrtle Lane, to the east by US 41 and the existing self-storage facility, and to the south by an existing residential multi-family development. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. No deviations are requested. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed change in relation to the following when applicable.” 1. Whether the proposed change will be consistent with the goals, objectives, & policies of the Future Land Use Map and the elements of the GMP. Comprehensive Planning staff reviewed the petition and analyzed it for consistency with the GMP's goals, objectives, and policies. The subject site is located within the boundaries of the East Naples Community Development Plan (ENCDP), the US 41 East Overlay – Community Center in the Future Land Use Element (FLUE), and on the US 41 East Overlay Map 4 of the Future Land Use Map (FLUM) Series in the GMP. The site is also in the Coastal High Hazard Area. Staff finds that the proposed amendment will only be consistent with the GMP upon adoption and effectiveness of the companion GMPA- PL20230016211 to designate the site 5396 Myrtle Lane Commercial Subdistrict. Page 698 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 17 of 21 November 6, 2024 2. The existing land use pattern. The existing land use pattern of the abutting properties is described in this staff report's Surrounding Land Use and Zoning section. Properties to the north across Myrtle Lane are vacant and retail, zoned commercial; properties to the east across US 41 are commercial, zoned commercial, and immediately adjacent are self-storage, zoned MPUD; to the south is multi-family residential, zoned MPUD; and to the west is single-family zoned RMF-6. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Should the rezoning to CPUD be approved, it would not create an isolated CPUD district and is not unrelated to existing uses on properties specifically to the east that are zoned MPUD and C-4. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The CPUD boundary follows the parcel boundaries of the property. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. The proposed change is not necessary but is being requested in compliance with the LDC provisions to seek such changes. The petitioner is seeking to construct a maximum of 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses permitted by right within the C-1 through C-3 Zoning District. In order to increase the intensity on the property, a GMP Amendment and PUD Rezoning are needed. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. While the existing and permitted land uses along the six-lane arterial corridor of US 41 are generally commercial and auto-oriented uses associated with the C-4 zoning district, the character along Myrtle Lane is that of an established low-density residential neighborhood. The impact of introducing higher intensity uses and square footage at the Myrtle Lane/US 41 intersection should be mitigated in recognition of the lower intensity residential area to the west by minimizing the degree of incompatible size, scale, noise, views, lighting, and traffic associated with the development in relation to the Myrtle Lane neighborhood. Staff recommends the following conditions: • The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. • The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Page 699 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 18 of 21 November 6, 2024 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time and as outlined above, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. As a condition of the current Myrtle Woods CPUD zoning, a developer commitment was approved requiring that the developer “provide a public access easement from Myrtle Lane to the signalized intersection of US 41 and Broward Street…” The exact location and design of the public access easement shall be approved by the Transportation Division at the time of SDP application review.” No buffers or setbacks are required from the public access easement. Proposed Transportation Commitment B in Exhibit F, List of Development Commitments, includes the requirement for a public access easement that connects vehicles from Myrtle Lane to the US 41/Broward Street intersection; the final location will be coordinated with the County Transportation Planning staff. As part of the US 41/Broward Street intersection improvements associated with this project, a crosswalk from the sidewalk at the PUD project entrance on US 41 to the sidewalk on Broward Street will provide pedestrian access to the existing CAT bus stop on Broward Street. 8. Whether the proposed change will create a drainage problem. Stormwater and Utility requirements have been reviewed as part of the proposed PUD rezoning, and the Easement Vacation petition PL20240005670 is in the process of vacating and relocating a drainage easement on the property as shown on the PUD Master Plan. Stormwater best management practices, treatment, and storage will be addressed through Environmental Resource Permitting (ERP) with the South Florida Water Management District (SFWMD). Staff will evaluate the stormwater management system and design criteria at the time of SDP or PPL. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. It is not anticipated that this CPUD will reduce light or air to the adjacent areas. Development of the site will need to meet site design standards as set forth in the LDC. 10. Whether the proposed change will adversely affect property values in the adjacent area. This is a subjective determination based upon anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors, Page 700 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 19 of 21 November 6, 2024 including zoning; however, zoning by itself may or may not affect values since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The approval of the CPUD rezone request is not likely to deter development activity of the surrounding properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. If the companion GMP Amendment (PL20230016211) is approved, that will constitute a public policy statement supporting that the development parameters are found to be appropriate, and the zoning action would subsequently be consistent with the Comprehensive Plan as amended. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The property could develop in accordance with the existing Myrtle Woods Commercial PUD and RMF-6 Zoning, but the intended use of the property for up to 200,000 gross square feet of indoor self-storage/warehouse and a maximum of 3,000 gross square feet of other commercial uses permitted by right within the C-1, C-2 and C-3 Zoning Districts as proposed requires the rezoning action and companion GMP Amendment. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. Myrtle Lane has the character of an established low-density residential neighborhood, and the intensity of the proposed uses may be out of scale with the needs of the surrounding neighborhood. The Countywide need exists to accommodate the use that is being displaced from the Mini Triangle Area of the Community Redevelopment Area (CRA). Staff recommends the PUD rezoning be subject to adoption of the companion GMPA- PL20230016211 and subject to recommended conditions of approval to address neighborhood compatibility. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. The petition was reviewed for compliance with the GMP and the LDC, and staff does not specifically review other sites in conjunction with a specific petition. Page 701 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 20 of 21 November 6, 2024 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The property is currently a low-lying, undeveloped, vegetated site. The CPUD Master Plan depicts substantial alteration with most of the site designated for buildings and parking; no preserve area is required. Any development anticipated by this PUD would require significant site alteration and is subject to applicable federal, state, and local development regulations during the SDP and/or platting process and again as part of the building permit process. 17. The impact of development on the availability of adequate public facilities and services is consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The project must comply with the criteria set forth in LDC Section 6.02.00 regarding Adequate Public Facilities (APF) and must be consistent with applicable goals and objectives of the GMP related to adequate public facilities. Concurrency review for Adequate Public Facilities is determined at the time of SDP review. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in protecting public health, safety, and welfare. To be determined by the Board during its advertised public hearing. DEVIATION DISCUSSION No deviations are requested. NEIGHBORHOOD INFORMATION MEETING (NIM): The petitioner conducted an NIM on May 6, 2024, at the South Regional Library Meeting Room, 8065 Lely Cultural Parkway. The meeting commenced at approximately 5:30 p.m. and ended at 6:04 p.m. Approximately 15-20 people were in attendance, and two participants attended via ZOOM. The petitioner’s agent explained the request for the proposed PUD Rezone and companion Growth Management Plan Amendment to allow for the proposed uses. Concerns were raised about existing flooding conditions, traffic on Myrtle Lane, access to the signalized intersection on Tamiami Trail, and comments that the project is out of scale with the needs of the community. See Attachment D for the NIM documentation. Page 702 of 6405 PUDR-PL20230016212 5396 Myrtle Lane CPUD Page 21 of 21 November 6, 2024 ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. COUNTY ATTORNEY OFFICE REVIEW: This Staff Report was reviewed by the County Attorney’s office on November 6, 2024. RECOMMENDATION: Staff recommends that the Collier County Planning Commission (CCPC) forward PUD Rezone Petition PL20230016212 for the 5396 Myrtle Lane CPUD to the Board of County Commissioners (BCC) with a recommendation of approval, subject to the companion GMPA-PL20230016211 being adopted and becoming effective, and subject to the following conditions of approval: 1. The trees in the West buffer shall be canopy trees only. Understory trees shall not be substituted for canopy trees. 2. The buffer along US 41 and Myrtle Lane shall be a Type B buffer. Trees shall be hardwoods only. Attachments: A. Draft Ordinance B. Ordinance 2008-09 Myrtle Woods CPUD C. Applicant’s Backup Materials D. NIM Documentation E. Public Comment Page 703 of 6405 [24-CPS-02469/1910836/1]119 5396 Myrtle Ln / PL20230016212 1 of 2 12/18/24 ORDINANCE NO. 2025-_____ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA RELATING TO MYRTLE WOODS, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM THE MYRTLE WOODS COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) AND RMF-6 ZONING DISTRICTS TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A PROJECT TO BE KNOWN AS 5396 MYRTLE 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] WHEREAS, on February 12, 2008, by Ordinance No. 2008-09, the Board of County Commissioners created the Myrtle Woods CPUD,; and WHEREAS, Metropolitan Naples, LLC, represented by D. Wayne Arnold, AICP of Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property and repeal the Myrtle Woods CPUD. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 50 South, Range 26 East, Collier County, Florida, is changed from a Commercial Planned Unit Development (CPUD) and RMF-6 Zoning Districts to a Commercial Planned Unit Development for a 8.24± acre project to be known as 5396 Myrtle Lane CPUD, to allow a 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 Page 704 of 6405 [24-CPS-02469/1910836/1]119 5396 Myrtle Ln / PL20230016212 2 of 2 12/18/24 commercial uses in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: Ordinance No. 2008-09, as amended, the Myrtle Woods CPUD is hereby repealed. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2025-____ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of 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: ________________________ By: ________________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: ____________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit A - List of Permitted Uses Exhibit B - Development and Design Standards Exhibit C - Master Concept Plan Exhibit D - Legal Description Exhibit E - Deviations Exhibit F - Development Commitments Page 705 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 1 of 9 EXHIBIT A LIST OF PERMITTED USES Regulations for development of this CPUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 200,000 square feet of gross floor area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross floor area of other commercial uses within the CPUD. A. Principal Uses: 1. Uses permitted by right in the C-1 through C-3 Zoning District. 2. Automotive rental and leasing, only vehicles for which a commercial drivers license is not required. (7513 and 7519, including only trailer and utility trailer rental) 3. Outdoor equipment rental and leasing (no construction equipment may be leased or rented) (7359, including only truck and tool rental and leasing. No vehicle rentals are permitted which require a commercial driver license) 4. Indoor storage, including cube storage and moving supplies sales (4225 and 4226, including only household goods and furniture storage) 5. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. The following uses are prohibited: 1. Adult X-rated video stores 2. Animal specialty services (0752) 3. Any business establishment displaying any obscene or offensive name 4. Automotive Services (7549) Page 706 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 2 of 9 5. Bail Bonds offices 6. Educational plants and public schools 7. Group Care Facilities 8. Homeless shelters 9. Membership organizations, miscellaneous (8699) a. Farm granges b. Humane societies 10. Parking Lots/Structures (7521) 11. Pawn shops 12. Personal services, miscellaneous (7299) a. Bartering services b. Comfort station operation c. Escort service d. Turkish baths 13. Public administration (9661) 14. Retail services - miscellaneous (5999) a. Monuments/tombstones b. Sales barns 15. Soup kitchens 16. Tattoo parlors 17. Valet parking C. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Electric vehicle charging stations 2. Minor auto service and repair, for rental/leased vehicles only. Vehicle maintenance for rented/leased vehicles shall be limited to minor maintenance and repairs including but not limited to vehicle washing, battery replacement, tire changing, trailer hitch installation, wiper blade replacement and similar repairs. 3. Propane gas dealers, including grilling and propane accessories 4. Water management 5. Any other accessory use which is comparable in nature with the foregoing list of permitted accessory uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. Page 707 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 3 of 9 EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I COMMERCIAL DEVELOPMENT STANDARDS PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM YARDS (External) From Tamiami Trail East ROW (Front) 1 25 FEET 20 FEET From Myrtle Lane ROW (Front) 1 25 FEET 20 FEET From Western PUD Boundary (Side) 25 FEET 20 FEET From Southern Boundary (Side) 25 FEET 25 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 50 FEET 25 FEET Actual 60 FEET 25 FEET MINIMUM GROSS FLOOR AREA FOR ANY PERMITTED USE 700 SQUARE FEET N/A MAXIMUM GROSS FLOOR AREA FOR PUD Indoor Self Storage/warehousing Other uses 200,000 SQUARE FEET 3,000 SQUARE FEET N/A Notes: 1 - No buffers or setbacks are required from the public access easement. Page 708 of 6405 ZONED: TREE TOPS MPUD USE: RESIDENTIAL ZONED: TREE TOPS MPUD USE: COMMERCIAL ZONED: RMF-6 USE: RESIDENTIAL ZONED: C-4 USE: UNDEVELOPED AND COMMERCIAL PROPOSE D 4-ST ORY WARE H O USE AND RETAIL SALES U . S . 4 1 - T AM I AM I T R A I L E ( 2 0 0 ' R I GH T - O F -W A Y ) WATER MANAGEMENT AREA 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER (SEE EXHIBIT F, LANDSCAPE ITEM A) 10' WIDE TYPE 'A' LANDSCAPE BUFFERTRUCK & TRAILERRENTAL 20' D.E./U.E. (PER PB3 PG38) TO BE VACATED - PL20240005670 50' LASIP D.E./U.E. OR4722, PG2824 TRUCK & TRAILER RENTAL TRUC K & TR AILE R RENT AL 15' WIDE TYPE 'B' ENHANCED LANDSCAPE BUFFER (SEE EXHIBIT F, LANDSCAPE ITEM A) 15' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER (SEE EXHIBIT F, LANDSCAPE ITEM A) 15' WIDE TYPE 'B' LANDSCAPE BUFFER MYRTLE LA NE NON - E X C LU S I V E D R A IN A G E E A S EM EN T O R 9 3 0 , P G 1 0 1 9 NO BUFFER REQUIRED 2 5 ' L A S I P D . E . /U . E . O R 4 7 2 2 , P G 2 8 2 4BROWAR D STREET2.5' X 15' U.E. (PER PB3 PG38) 20' X 20' PIPELINE EASEMENT (OR1468, PG122) 15' WIDE TYPE 'B' ENHANCED LANDSCAPE BUFFER (SEE EXHIBIT F, LANDSCAPE ITEM A) 10' WIDE TYPE 'A' LANDSCAPE BUFFER 15' WIDE TYPE 'B' LANDSCAPE BUFFER WITH 6' HIGH FENCE PROPOSED 15' D.E. (PL20240005670) 30' D.E./U.E. (PB3 PG38) EXISTING 15' PIPELINE U.E. (OR1468, PG122) EV CHARGING STATIONS PER LOCAL REQUIREMENTS PROPOSED 1-STORY WAREHOUSE/ STORAGELOADI N G ARE A PROPOSED EASEMENT* GradyMinor Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266 Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, Florida 34134 Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380 0 120'60' SCALE: 1" = 120' * PROPOSED 20' WIDE PUBLIC ACCESS EASEMENT (SEE EXIBIT F, TRANSPORTATION COMMITMENT, ITEM B.) Page 709 of 6405 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 NOTES1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TOAGENCY PERMITTING REQUIREMENTS. U.E. = UTILITY EASEMENTD.E. = DRAINAGE EASEMENT SITE SUMMARYTOTAL SITE AREA: 8.24± ACRECOMMERCIAL 5.81± AC (71%)WATER MANAGEMENT 1.94± AC (23%)LANDSCAPE BUFFERS 0.49± AC (6%) SELF STORAGE/WAREHOUSE: MAXIMUM 200,000 S.F.OTHER COMMERCIAL USES: MAXIMUM 3,000 S.F. OPEN SPACE:REQUIRED: 30%PROVIDED: 30% (WITHIN THE OVERALL PUD)PRESERVE:REQUIRED: 0± ACRES (0 ACRES NATIVE VEGETATION X 15%)PROVIDED: 0± ACRES Page 710 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 6 of 9 EXHIBIT D LEGAL DESCRIPTION LOTS 22, 23, 24, 25, 26, 27 AND 28, BLOCK A, MYRTLE COVE ACRES, UNIT ONE, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 3, PAGE 38, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 8.24± ACRES MORE OR LESS Page 711 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 7 of 9 EXHIBIT E LIST OF DEVIATIONS No deviation requested. Page 712 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 8 of 9 EXHIBIT F LIST OF DEVELOPMENT COMMITMENTS PURPOSE: The purpose of this Section is to set forth the development commitments for the development of this project. GENERAL: A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Metropolitan Naples, LLC, 1500 Fifth Avenue South, Suite 106, Naples, FL 34102. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments. B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS) C. All other applicable state or federal permits must be obtained before commencement of the development. D. Outdoor amplified sound including a public address system is prohibited. TRANSPORTATION: A. The maximum total daily trip generation for the PUD shall not exceed 62 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. B. The owner shall provide a vehicular connection from Myrtle Lane to the intersection of US-41 and Broward Street directly across US-41 to Broward Street as approximately shown on Exhibit C, CPUD Master Plan. The final location of the vehicular access will be coordinated with the Collier County Transportation Planning staff, and owner will convey an Page 713 of 6405 (5396 Myrtle Lane CPUD PL20230016212) December 17, 2024 Page 9 of 9 access easement to the public for public use without responsibility of maintenance by Collier County. The access easement will be recorded at time of the first Site Development Plan or Plat, free and clear of all liens and encumbrances. The access connection and supporting infrastructure will be constructed to the property line by the owner or its successors or assigns prior to the first Certificate of Occupancy. The interconnections shall remain open to the public. Please see Exhibit B, Development Standards Table regarding setbacks and buffer requirements. C. Costs for traffic signal modifications at the US 41 and Broward Street intersection are the responsibility of the owner of the PUD. D. Signage indicating “right turn only for trucks” is required at the Myrtle Lane driveway exiting the site. E. County Transportation staff shall evaluate the proposed access point along Myrtle Lane at time of Site Development Plan permitting, and decisions about whether it should be constructed and how it should be designed will be determined based on safety considerations at that time. ENVIRONMENTAL: A. No native preservation area is required as there is no native vegetative community on the property. LANDSCAPING: A. The 15’ wide type ‘D’ landscape buffer on U.S. 41 and the 15’ wide type ‘B’ buffer on Myrtle Lane as shown on the Master Plan shall be enhanced above the LDC required buffer by having the required canopy trees a minimum of 14’ tall at time of planting and palm tree clusters of staggered heights shall be planted between the canopy trees for both the U.S. 41 and Myrtle Lane buffers. The right-of-way canopy trees shall be native canopy trees and palm trees may not be substituted. PLANNING: A. Parking lot lighting shall be dark sky compliant (flat panel, full cut off fixtures— backlight, uplight and glare (BUG) rating where U = 0) to avoid light spill onto adjacent properties. Fixtures within 50-ft of residential properties along the PUD boundary shall be set at no higher than a 15-ft mounting height. Otherwise, the site light poles shall not exceed a 25-ft mounting height. Light levels along the PUD boundary shall be limited to no more than 0.2-ft-candles along the joint property line where adjacent to residential property. Page 714 of 6405 1-9'3031-,< 0 ~ tV ~ / '- VIS' ft'~) <5l l "\.~~~ 0 g c" ~ ~ 02': '0"Blat lL9~"'\; ORDINANCE NO. 08-~ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRffiED REAL PROPERTY FROM A PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A GENERAL COMMERCIAL (C-4) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A 7.04+/- ACRE PARCEL LOCATED ON TAMIAMI TRAIL EAST (US 41), SOUTH OF MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 81-23, THE FORMER MYRTLE WOODS PUD; AND BY PROVIDING AN EFFECTIVE DATE. o ~ r-'" = I~; <= t> J>. .." IIz:~ f'TI i CD - CIlrr. N rVl_ <=) Tl-'- rn~' "" mC" JI:r'!-.--, 0r- cr,a" 0-' ..1> o;i I.D WHEREAS, on May 5, 1981, the Board of County Commissioners adopted Ordinance Number 81-23 establishing the Myrtle Woods PUD; and WHEREAS, Myrtle Woods, LLC, represented by Dwight Nadeau of RWA, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 50 South, Range 26, Collier County, Florida, is changed from a Planned Unit Development (PUD) Zoning District and a General Commercial (C-4) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a 7.04+/- acre parcel to be known as the Myrtle Woods CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. Page I of2 Page 715 of 6405 SECTION TWO: Ordinance Number 81-23, known as the Myrtle Woods PUD, adopted on May 5, 1981, by the Board of County Commissioners is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of CoJJier County, Florida, this l":j,n \ day of Fp h'l ,(u L} 2008. G'!);/' r ATTEST;.' ,;,~, DWlGHi;E~13ROCK,~~LERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLO IDA N By: "ttelt IS' "",..0 slgnat... ...,. ....' Approved as to form and legal sufficiency: l/1~A J ~ m. fJ:t-lJd..i4 -/It<..Jh-. Marjorie Student-Stirling -0 Assistant County Attorney Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: List of Permitted Uses Development Standards Master Plan Legal Description List of Deviations List of Developer Commitments ThIs ordinance filed wilt! the Secretory of State's Offici the 2()/'> day of R1>......1_, 2u, g and acknowledgement that fi Ii received this day of ) By Page 2 of 2 Page 716 of 6405 EXHIBIT A PERMITTED USES Table I PROJECT LAND USE TRACTS TRACT "CO" TYPE COMMERCIAL GSF 61,000 ACREAGE:t 4.53 TRACT"U"UTILITY o 1.53 TRACT "P"PRESERVE o 0.98 Note: GSF is gross square feet. I PERMITTED USES: Within the CO, Commercial Tract, no building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: I) Commercial banks - including those commercial banks with drive-through facilities (Groups 6021-6029). 2) Real estate agents and managers (Group 6531). 3) Hardware store only (Group 5251). 4) Variety stores - 5,000 square foot maximum floor area (Group 5331). 5) Miscellaneous general merchandise stores, except catalog showrooms - 5,000 square foot maximum floor area (Group 5399). 6) Grocery stores, except frozen food and freezer plants - 10,000 square foot maximum floor area (Group 5411). 7) Fish, meat, and seafood markets only (Group 5421). 8) Fruit and vegetable markets (Group 5431). 9) Retail bakeries (Group 5461). 10) Health food store only - 2,500 square foot maximum floor area (Group 5499). 11) Apparel and accessory stores - 2,500 square foot maximum floor area (Groups 5611-5661). A-I Page 717 of 6405 12) Record and prerecorded tape stores (Group 5735). 13) Eating places, except caterers and industrial and institutional food service establishments, dinner theaters, drive-in restaurants and restaurants with drive- through facilities (Group 5812). Outdoor entertainment, outdoor televisions, speakers, and amplified sound are prohibited. 14) Agents for laundries and drycleaners only (Group 7212). 15) Dry cleaning (Group 7215). 16) Diaper service, and garment alteration and repair shops only (Group 7219). 17) Beauty shops, except beauty schools and cosmetology schools (Group 7231). 18) Barber shops, except barber colleges (Group 7241). 19) Depilatory salon, electrolysis, massage parlor, shopping service for individuals, and tanning salons only (Group 7299). 20) Housekeeping and maid service only (Group 7349). 21) Video tape rental (Group 7841). 22) Physical fitness facilities (Group 7991). 23) Offices and/or clinics of physicians, and offices and/or clinics of dentists Groups 801l-802I). 24) Offices and clinics of chiropractors (Group 8041). 25) Motor vehicle dealers-only new (Group 5511). 26) Miscellaneous retail (Groups 5912, 5941-5949, and 5992-5999, with the retail sales of fireworks prohibited). Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC. All retail establishments shall be located only on the ground floors of commercial buildings. A-2 Page 718 of 6405 B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: I) Parking facilities. 2) One caretaker's residence. 3) Uses and structures that are accessory and incidental to the uses permitted as of right. II PROHmITED USES: The applicant has agreed on the record that the following uses shall be prohibited in this CPUD Zoning District: I) Soup kitchens 2) Pawn shops 3) Tattoo parlors 4) Adult X-rated video stores 5) Bail bonds offices 6) Homeless shelters 7) Any business establishment displaying any obscene or offensive name. III REGULATIONS FOR DEVELOPMENT: Regulations for development of this project shall be in accordance with the contents of this ordinance and other sections and parts of the Land Development Code and Growth Management Plan in effect at the time of site development plan, subdivision plat, or any other type of approval to which those regulations apply. A-3 Page 719 of 6405 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Myrtle Woods CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Commercial condominium, and/or property owners' association boundaries shall not be utilized for determining development standards. Table I below sets forth the development standards for land uses within the CPUD Commercial Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the site development plan (SDP) or subdivision plat. B-1 Page 720 of 6405 TABLE I DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 Sq. Ft. N/A MINIMUM LOT WIDTH 75 Ft. N/A MINIMUM YARDS Front 25 Ft. 15 Ft. Rear 50% of the building height, but not 10Ft.less than 15 Ft. Side 50 % of the building height, but not 10Ft.less than 15 Ft. MIN. DISTANCE BETWEEN 15 Ft. 50% of the building height, STRUCTURES but not less than 15 Ft. MAXIMUM HEIGHT (ZONED) Retail Buildings 3 stories, NTE 50 Ft- N/A Office Buildings 3 stories NTE 50 Ft.. N/A MINIMUM FLOOR AREA 700 Sq. Ft. .. N/A Architectural appurtenances shall not exceed 75 feet in "actual" height. Per principal structure, on the fmished first floor. Note: NTE represents "not to exceed". B-2 Page 721 of 6405 EXHIBIT CMASTERPLAN1. .. ....- '"e '~"I .pi~ . ' ,I . . , 11" . I I I I II J~~~ ! l' "i; I~~ ~i ~u; Ii II I~ Id, i~ ~. p. .~. J I ;:1 ~~ sm I III I. j;~~ siillip.a~ la" Iii Ii ~. ~I~ ;~ E in "!l I !!I . t..t:-t i :;I ~ i >IIII PI a m EXHIBIT "e" l'i . i-j I I;s L~ r'; MYR11E~UC CPUD MASTER PLAN MYR17.EWOODSCPUD DUff'-yl{fl ==...Page 722 of 6405 EXHIBIT D LEGAL DESCRIPTION LOTS 23, 24, 25, 26, 27 AND 28, MYRTLE COVE ACRES, BLOCK A, UNIT I, AS RECORDED IN PLAT BOOK 3, PAGE 38 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA Page 723 of 6405 EXHIBIT E LIST OF DEVIATIONS None Page 724 of 6405 EXHIBIT F LIST OF DEVELOPER COMITMENTS TRANSPORTATION A. All traffic control devices, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FOOT Design Standards, current edition, and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the Collier County LOC. B. Arterial level street lighting shall be provided at all access points. Access lighting shall be in place prior to the issuance of the first certificate of occupancy (CO). C. Access points shown on the CPUD Master Plan are considered to be conceptual. Nothing depicted on any such Master Plan shall vest any right of access at any specific point along any property frontage. All such access issues shall be approved or denied during the review of required subsequent site plans, final plat submissions, FOOT permits and/or by an approved Developer Contribution Agreement (DCA). All such access shall be consistent with the FDOT Access Management Policy, as it may be amended from time to time. The number of access points constructed may be less than the number depicted on the Master Plan; however, no additional access points shall be considered unless a PUO amendment is approved. O. If, in the sole opinion of Collier County and FOOT, a traffic signal, or other traffic control device, sign, or pavement marking improvement within any public right-of- way or easement is determined to be necessary, the cost of such improvement shall be the responsibility of the developer, its successors or assigns. The improvements shall be paid for or installed, at the County's and FDOT's direction. This could be prior to the issuance of the appropriate, corresponding CO. E. Site related improvements (as opposed to system related improvements) necessary for safe ingress and egress to this project, as determined by Collier County, shall not be eligible for impact fee credits. To the extent possible, all the required improvements shall be in place and available to the public prior to commencement of on-site construction. F. All proposed median opening locations shall be in accordance with the FDOT Access Management Policy, as it may be amended. FOOT and Collier County reserves the right to close any median opening existing at any time which is found to be adverse to the health, safety, and welfare of the public. Any such modifications shall be based on, but not limited to, safety, operational circulation, and roadway capacity. G. Nothing in any development order (DO) shall vest a right of access in excess of a right- in/right-out condition at any access point. Neither shall the existence of a point of ingress, a point of egress, or a median opening, nor the lack thereof, be the basis for anyfuturecauseofactionagainsttheCountybythedeveloper, its successor in title, or assignee. F-I Page 725 of 6405 H. All internal roads, driveways, alleys, pathways, sidewalks, interconnections to adjacent developments shall be operated and maintained by an entity created by the developer in accordance with the applicable administrative codes and/or statutes of the State of Florida; and Collier County shall have no responsibility for maintenance of any such facilities. I. If any required turn lane improvement requires the use of existing County rights-of-way or easement{s), then, if required by County staff, compensating right-of-way shall be provided at no cost to Collier County as a consequence of such improvement{s). J. All off-site access improvements must be completed prior to commencement of on-site construction. K. The developer shall provide a public aCCess easement from Myrtle Lane to the signalized intersection of US-41 and Broward Street as approximately shown on Exhibit C, CPUO Master Plan. The public aCCess easement shall not be considered road right-of-way and shall not be used for determining setbacks, or buffering requirements. The exact location and design of the public access easement shall be approved by the Transportation ivision at the time of SOP application review. WATER MANAGEMENT A. Detailed paving, grading and site drainage plans shall be submitted to Engineering Review Services for review and approval. No construction permits shall be issued unless and until approval of the proposed construction, in accordance with the approved plans is granted by Engineering Review Services. B. The developer shall grant or dedicate a 50 foot wide drainage and utility easement to Collier County as approximately shown on Exhibit C, CPUD Master Plan. This easement dedication shall occur within the earlier of 60-days of written request by the County, or at submittal of the SOP. The easement shall be granted or dedicated at no cost to the County, with the developer providing all appropriate sketches and legal descriptions. At the County's request, the developer shall install drainage and utility facilities in the drainage and utility easement as part of the site construction, with the location ofthese facilities determined through the SOP review process. The County shall reimburse the developer within 180-days of the completion of the installation of the utility and drainage facilities. The County shall not be responsible for the restoration costs of private facilities within the easement should maintenance of the public utility and drainage facilities be required in the future. F-2 Page 726 of 6405 UTILITIES A. Water distribution and sewage collection and transmission facilities to serve the project are to be designed, constructed, conveyed, owned, and maintained in accordance with applicable Collier County ordinances, and other applicable County rules and regulations. B. All customers connecting to the water distribution and sewage collection facilities will be considered to be customers of the County, and will be billed by the County in accordance with the County's established rates. C. The development shall be subject to application for and conditions associated with a water and sewer availability letter from Collier County Utilities Division. D. The developer shall grant a 60 foot by 70 foot well site easement and an associated utilities and access easement to connect the well site easement to a public right-of-way. The County shall compensate the developer for the well easement dedication through impact fee credits based on the fair market value of the land so dedicated. The utilities and access easement shall be 20 feet wide unless the well site is contiguous to a public right-of-way, in which case, it shall be 15 feet wide. The County utility, access easement is for access, installation, operation, and maintenance of transmission mains, power, telemetry lines and appurtenances. This conveyance shall occur at the time the SOP, plat or similar process) of the area within the development phase that contains the easement is approved by County staff. At the time of SOP and/or plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. ENVIRONMENTAL A. If prehistoric or historic artifacts, such as pottery of ceramics, stone tools or metal implements, dugout canoes, or any other physical remains that could be associated with Native American cultures, or early colonial of American settlement are encountered at any time within the project site area, the permitted project should cease all activities involving subsurface disturbance in the immediate vicinity off such discoveries. The permittee, or other designee, should contact the Florida Department of State, Division of Historical Resources, Review and Compliance section at (850) 245-6333 or (800)847- 7278, as well as the appropriate permitting agency office. Project activities should not resume without verbal and/or written authorization from the Division of Historical Resources. In the event that unmarked human remains are encountered during the permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Florida law. B. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be obtained for the relocation of the one gopher tortoise found on site prior to commencement of any construction activities. A copy of the permit shall be forwarded to Environmental Services Staff. F-3 Page 727 of 6405 C. The developer shall provide a report to Environmental Services Staff on the results of the relocation of the gopher tortoise within thirty days of the relocation. The report shall include the number of burrows excavated, the number of tortoises relocated, and the final relocation site. PLANNING A. The depth of the commercial buildings and parking areas associated with the development shall not exceed 397 feet as measured from the property line fronting on US-41, in order to meet the infill criteria of the GMP. B. The developer shall install a fence/wall associated with the southern property boundary and the southwest property boundary. No fence/wall shall be installed within the Preserve Tract. The final location of the fence/wall shall be determined during the SDP review process. F-4 Page 728 of 6405 I ~gmtoC::lil] I;I Qh~ 5~ s m 8~ z 80 H of;; D\llA 1NC= n~ CONSUL TINO avil &giDooriog I.. .... SuneylDg &: Mapping 56111 Willow Parl< DrIve. Su/t8200. NiIpf.. F!a1d1134109 2391597-(l515 FAX: (239) 597-057$ 1542 Carson Sfreet: Fait Myers:. Rorlda 33901 239) 278-5224 FAX:: (239) 278-5419 I I I DAm CLIENT: APRH.. 2007 MYRTLE WOODS, LLC MYRTLE WOODS CPUD INFILL COMMERCIAL EXHIDIT I NfS PROJECT, DRAWNIJ'l': S.EW. CHl!:CI(EllIff: D.H.N. C, """ "'. PROJECT 05-00""" 0 1 0 I29 .m 26E NUMBER: 1..Jv._"TiTlE:SHUT NUJ,lBER:I Of 2 i;~8[R' 5003500X02Page 729 of 6405 D\lTA~~~~ CONSULTING a.ll~By ,... ... ~,,~ 8I1GWlllawh'k1)rioM. Suit. __ Fb'iII341G1 C:87I FAX: 11II)1174171 1S12 c.......... FlIrt.... FIartda I3IID1 2St 271-.. FAX: (ZtI) 27H4t. CLIENT, PROJECT: TITLE: MYRTLE WOODS, UC MYRTLE WOODS CPUD JNFlLL COMMERCIAL EXHIBIT II WITH AERIAL PHOTO ECIo:EDIY: DJl.N. PROJECT n=-"",,= 01 01 SHEEr 2 2a2IiSNUMBER:~" NUMBER: OF ER' 5003500X03Page 730 of 6405 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2008-09 Which was adopted by the Board of County Commissioners on the 12th day of February 2008, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 19th day of February 2008. DWIGHT E. BROCK,';'I:;., Clerk of Couits a.nd t!.erk Ex-officio .t:o.136!,i-d 06 County Com~is~lon~rs ~ Lt' ~. By: Ma~~~~ t~ e;@~ ;,." Page 731 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. Laura DeJohn Collier County Growth Management Department Zoning Division, Zoning Services Section 2800 North Horseshoe Drive Naples, FL 34104 RE: 5396 Myrtle Lane CPUD Rezone (PL20230016212), Submittal 1 Dear Ms. DeJohn: An application for Public Hearing for a Planned Unit Development (PUD) rezone for property located at the southwest corner of Tamiami Trail East (U.S. 41) and Myrtle Lane. The PUD rezone proposes to rezone the 8.24± acre property from the Myrtle Woods CPUD and RMF-6 Zoning Districts to the 5396 Myrtle Lane Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. A companion Growth Management Plan Amendment (5396 Myrtle Lane Commercial Subdistrict PL20230016211)) has been filed to authorize the proposed commercial development. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application for PUD Rezone 3. Evaluation Criteria 4. Pre-Application meeting notes 5. Affidavit of Authorization 6. Property Ownership Disclosure 7. Covenant of Unified Control 8. Addressing Checklist 9. Warranty Deed(s) 10. Drainage and Utility Easements 11. PB3 PG38 12. Boundary Survey 13. Location Map Page 732 of 6405 Ms. Laura DeJohn RE: 5396 Myrtle Lane CPUD Rezone (PL20230016212), Submittal 1 February 28, 2024 Page 2 of 2 14. Environmental Data 15. Traffic Impact Statement 16. PUD Exhibits A-F 17. Deviations and Justifications 18. Ordinance 2008-09 19. ZVL- PL20130001169 20. Exhibit B Amended Text Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions. Sincerely, D. Wayne Arnold, AICP c: Metropolitan Naples, LLC Richard D. Yovanovich, Esq. GradyMinor File (MLUHAUL-23) Page 733 of 6405 Page 734 of 6405 Page 735 of 6405 Page 736 of 6405 Page 737 of 6405 Page 738 of 6405 Page 739 of 6405 Page 740 of 6405 Page 741 of 6405 Page 742 of 6405 Page 743 of 6405 Page 744 of 6405 Page 745 of 6405 5396 Myrtle Lane CPUD (PL20230016212) Evaluation Criteria August 2, 2024 Evaluation Criteria-r2.docx Page 1 of 7 Q. Grady Minor and Associates, LLC 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The applicant is proposing to rezone the 8.24+/- acre property from the Myrtle Woods CPUD and RFM-6 Zoning Districts to a Commercial PUD to allow development of up to 200,000 square feet of gross leasable area of indoor self-storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. The site is proposed to be developed with a U-Haul smart mobility center that will be a modern facility designed to meet the indoor storage and moving needs for the growing Collier County market. This will be a replacement facility for the existing U-Haul facility that has operated 5 miles to the west in the Mini-triangle redevelopment area. U-Haul has outgrown the existing smaller site and the 8.4- acre site at Myrtle Lane and U.S. 41 is of sufficient size to build a modern indoor self-storage facility, with an area of sufficient size to allow for their rental fleet of vehicles as well as retail sales for moving supplies. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The site is well-suited for continued commercial development. The site has been zoned for commercial and residential development and is in an area of the County having water and sewer services. The property has available access to both U.S. 41 and Myrtle Lane and is discussing signal modification at Broward Street to serve the project. Full access to Myrtle Lane will be provided if the site access to U.S. 41 is signalized at Broward Street. The site will be designed to have a functional water management system meeting the criteria of the SFWMD. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The applicant is the contract purchaser of the property. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.) A companion small-scale growth management plan amendment has been filed which establishes a new subdistrict which is tailored to this specific property and establishes the proposed intensity of a maximum of 200,000 square feet of gross leasable area of indoor self- Page 746 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 2 of 7 storage/warehouse and a maximum of 3,000 square feet of gross leasable area of retail and service uses. The PUD also provides for the truck and trailer rental associated with U-Haul facilities. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new subdistrict providing for development of the proposed commercial use. Upon approval of the Subdistrict, the project may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development is an urban infill project and does not constitute urban sprawl. The site is presently zoned for commercial uses and multi-family residential uses. The site is located within the Coastal High Hazard Area of Collier County, making the use of the site more appropriate for commercial-only uses. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed CPUD has a conceptual PUD master plan that identifies the location of the proposed building(s) parking areas, buffer, and site access. The PUD document contains development standards which establish building setbacks appropriate for the type of uses proposed. The project will be complementary to the surrounding area by providing a use for which there is market demand. U-Haul has discussed in their market demand analysis why this site to serve as a replacement for their existing facility is necessary. The site is appropriately sized and well-located to serve their growing demand for moving and storage facilities. The buildings and site will be developed in accordance with the LDC, and the buildings will be designed to meet the requirements of the County’s architectural standards. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The site is an urban infill site and located on a 6-lane arterial roadway offering capture of trips already on the surrounding roadway network. The site has also proposed secondary access to the adjacent Mrytle Lane. The Master Plan notes that this will be a full access if signalized access at the Broward Street signal is approved. No access is feasible to the developed storage facility to the south or vacant residential property to the west. Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Conservation and Coastal Management Element Policy 6.1.1 requires preservation of the existing onsite native vegetation. The PUD master plan previously identified a native vegetation preservation area on the property; however, the updated vegetative mapping indicates there is no native vegetation on-site; therefore no preservation area is proposed. Page 747 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 3 of 7 Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Collier Environmental which concludes there are no listed species onsite. There are no native plant species on the site; therefore, no preserve area is proposed. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The project as proposed is compatible both internally and externally. The PUD application includes a conceptual master plan which identifies proposed buffers, vehicle rental areas, and building areas, and the PUD document includes development standards which will assure the use(s) will be compatible with the nearby development. The proposed mobility center will be a replacement facility for the U-Haul facility that has operated for decades in the Mini-triangle redevelopment area. The relocation to this site will allow for a modern indoor self-storage and moving facility consistent with the demand analysis prepared in support of the companion small-scale amendment. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The commercial PUD will have the required 30% open space as required by the LDC, which will include buffers, water management areas, and landscape islands. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure must be in place to support future development on the site. Water and sewer services are available at the site and there are no known capacity issues that will impact this project. g. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by commercially zoned and developed land to the north and south. The vacant RMF-6 zoned parcel to the west is being retained by the seller of a portion of land included in the CPUD; however, the owner has no desire to include this parcel in the subject CPUD. Expansion of the PUD boundary is not necessary to support the proposed uses. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The project as proposed is consistent with the LDC. 10.02.08 - Requirements for Amendments to the Official Zoning Atlas F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Page 748 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 4 of 7 Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. Future Land Use Element Policy 5.4 requires that all applications must be consistent with the Growth Management Plan as determined by the Board of County Commissioners. A companion small-scale growth management plan amendment has been filed which creates a new subdistrict providing for development of the proposed commercial use. Upon approval of the Subdistrict, the project may be deemed consistent with the Growth Management Plan. Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas for development before redesignating new property for urban intensity. The proposed development is an urban infill project and does not constitute urban sprawl. The site is presently zoned for commercial uses and multi-family residential uses. The site is located within the Coastal High Hazard Area of Collier County, making the use of the site more appropriate for commercial-only uses. Policy 5.6 requires that new projects will be compatible with and complementary to the surrounding land uses. The proposed CPUD has a conceptual PUD master plan that identifies the location of the proposed building(s) parking areas, buffer, and site access. The PUD document contains development standards which establish building setbacks appropriate for the type of uses proposed. The project will be complementary to the surrounding area by providing a use for which there is market demand. U-Haul has discussed in their market demand analysis why this site to serve as a replacement for their existing facility is necessary. The site is appropriately sized and well-located to serve their growing demand for moving and storage facilities. The buildings and site will be developed in accordance with the LDC, and the buildings will be designed to meet the requirements of the County’s architectural standards. Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce greenhouse gas emissions and to adhere to the development character of the County. The site is an urban infill site and located on a 6-lane arterial roadway offering capture of trips already on the surrounding roadway network. The site has also proposed secondary access to the adjacent Mrytle Lane. The Master Plan notes that this will be a full access if signalized access at the Broward Street signal is approved. No access is feasible to the developed storage facility to the south or vacant residential property to the west. Transportation Element Please see the Traffic Impact Analysis prepared which demonstrates compliance with the Level of Service Standards for arterial roadways. Conservation and Coastal Management Element Policy 6.1.1 requires preservation of the existing onsite native vegetation. The PUD master plan previously identified a native vegetation preservation area on the property; however, Page 749 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 5 of 7 the updated vegetative mapping indicates there is no native vegetation on-site; therefore no preservation area is proposed. Objective 7.1: Direct incompatible land uses away from listed animal species and their habitats. Please refer to the listed species management and indigenous preservation plans prepared by Collier Environmental which concludes there are no listed species onsite. There are no native plant species on the site; therefore, no preserve area is proposed. 2. The existing land use pattern. The lands to the northwest, southeast and north are zoned and/or developed with commercial uses. Lands to the west along Myrtle Lane are zoned RMF-6. One single family home is located to the west and the PUD proposes to include a 15’ wide Type B buffer consistent with the LDC in this area. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The CPUD boundary does not create an isolated district. The CPUD permits all C-3 uses and the addition to the indoor storage and moving related uses. Properties proximate to the site are zoned and developed with commercial uses. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The PUD boundary represents a logical boundary and includes all property under the control of the applicant. The proposed PUD meets all design criteria for a PUD as specified in Section 4.07.02 of the PUD. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The applicant has prepared a market demand analysis and determined that the proposed U- Haul mobility center can be supported in this location. This will be a replacement facility for the U-Haul that has been operating in the Mini-triangle redevelopment area for decades. Their existing site is functionally obsolete due to the size of the site and lack of opportunity to expand at the current location. Due to the existing growth management plan policy regarding existing commercially zoned property, the zoning must be modified as the existing C-3 type uses permitted in the PUD and the RMF-6 zoning zoning does not permit the proposed moving and storage uses. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed rezone will not adversely influence living conditions in the neighborhood. The proposed master plan, buffers and development standards will assure compatibility. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Page 750 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 6 of 7 The proposed commercial development will not create or excessively increase traffic congestion. The TIS prepared for the PUD rezoning application concludes that the project will not adversely impact the surrounding road network or cause any roadways to operate below their adopted level of service. 8. Whether the proposed change will create a drainage problem. The project will obtain a SFWMD permit for the surface water management system and will have no impact on surrounding development. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed rezone will have no impact on light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed rezone should have no impact on property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed rezone from PUD and RMF-6 to a commercial PUD will enhance surrounding properties by permitting a modern facility designed to have appropriate buffers and development standards which will not deter improvement or development of nearby properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Any property owner may propose zoning changes subject to the requirements of the LDC. No special privilege results from the PUD rezone. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The existing growth management plan policies and zoning do not permit the proposed mobility center and related uses; therefore, the zoning and companion small-scale plan amendment are required to be changed in order to develop the moving and storage uses. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The scale of the project is in scale with the needs of the community and represents the necessary square footage to develop the moving and storage facilities. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Page 751 of 6405 August 2, 2024 Evaluation Criteria-r2.docx Page 7 of 7 It is not impossible to find other sites in the County; however, this commercially zoned infill property has commercial development surrounding it and it is served by a 6-lane arterial roadway. The applicant has determined that this location will better serve the growing demand for moving and storage in Collier County. The existing facility is functionally obsolete, and this property is of sufficient size to construct a facility of appropriate size and mix of uses to service the growing needs for moving and storage. The site also has water and wastewater services available to it. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. A portion of the site has been previously cleared and filled. The site has no native vegetation and is infested with exotic vegetation. Portions of the site will be cleared and filled to support the proposed building and parking areas within the PUD. The required site work is typical of most vacant parcels in Collier County. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. There are adequate roadways and utilities available at the site. There are no public facilities deficiencies at the present time, and none will occur as a result of this project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The project is consistent with the proposed Growth Management Plan amendment, and it is compatible with surrounding development. The applicant has also determined that there is market demand for the proposed U-Haul mobility center uses. Page 752 of 6405 Page 753 of 6405 Page 754 of 6405 Page 755 of 6405 Page 756 of 6405 Page 757 of 6405 Page 758 of 6405 Page 759 of 6405 Page 760 of 6405 Page 761 of 6405 Page 762 of 6405 Page 763 of 6405 Page 764 of 6405 Page 765 of 6405 Page 766 of 6405 Page 767 of 6405 Page 768 of 6405 Page 769 of 6405 Page 770 of 6405 Page 771 of 6405 Page 772 of 6405 Page 773 of 6405 Page 774 of 6405 Page 775 of 6405 Page 776 of 6405 Page 777 of 6405 Page 778 of 6405 Page 779 of 6405 Page 780 of 6405 Page 781 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 782 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 783 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 784 of 6405 Page 785 of 6405 Page 786 of 6405 Page 787 of 6405 Page 788 of 6405 Page 789 of 6405 Page 790 of 6405 Page 791 of 6405 Page 792 of 6405 Page 793 of 6405 Page 794 of 6405 Page 795 of 6405 Page 796 of 6405 Page 797 of 6405 Page 798 of 6405 Page 799 of 6405 Page 800 of 6405 Page 801 of 6405 Page 802 of 6405 Page 803 of 6405 Page 804 of 6405 N00° 21' 50"E 520.00' (P)L1 (P&M)S 3 9 ° 0 4 ' 0 0 " E 5 0 0 . 0 0 ' ( C R & M )L2 (P&M)S50° 56' 00"W 300.00' (P&M)S 3 9 ° 0 4 ' 0 0 " E 1 8 2 . 9 2 ' ( C R ) N89° 34' 30"W 614.55' (CR)PLATTED LOT LINE (TYP.)100.00'514.55' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 0 . 0 0 ' 1 0 9 . 6 5 ' 18.6' ASPHALT ROADWAY 60' RIGHT-OF-WAY LC MYRTLE LANE 20.9' ASPHALT ROADWAY60' RIGHT-OF-WAYLCMYRTLE LANE2 0 0 ' R I G H T - O F - W A Y LC T A M I A M I T R A I L E / U S H W Y 4 1 ( F I E L D ) 6 4 . 0 ' A S P H A L T R O A D W A Y 4 1 . 6 ' A S P H A L T R O A D W A Y 4 1 . 0 ' A S P H A L T R O A D W A Y C1(CR&M) LOT 23 BLOCK "A" PARCEL ID: 60780920000 385,942.39 SQ.FT. 8.2402 AC. VACANT - #5396 LOT 22 BLOCK "A" LOT 28 BLOCK "A" LOT 27 BLOCK "A" LOT 26 BLOCK "A" LOT 25 BLOCK "A" LOT 24 BLOCK "A" PARCEL ID: 60780880001 LOT 21 - BLOCK "A" NAPLES LOAN ACQUISITION, LLC. O.R.B.:4848, PG.828 PARCEL ID: 60780840009 LOT 29 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781080004 LOT 30 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 LOT 31 - BLOCK "A" CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) CUBESMART, LP O.R.B.:4939, PG.1707 PARCEL ID: 60781120003 UNIT "A1" TREETOPS OF NAPLES , SECTION 1 (O.R.B.881, PG.1732) PARCEL ID: 77460440000 LIMITS OF PLAT LI M I T S O F P L A T REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4882, PG.2767 PARCEL ID: 00446800408 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4882, PG.2767 PARCEL ID: 00446800204 REMAINDER OF SECTION 32 TOWNSHIP 50 S RANGE 26 E (NOT INCLUDED) NAPLES LOAN ACQUISTION. LLC. O.R.B.:4848, PG.828 PARCEL ID: 00445720000 POINT OF CURVATURE SET 1/2" IRON ROD W/CAP LB 8507 BLOCK CORNER AT LOT 25 - BLOCK "B" BLOCK CORNER FOUND 1/2" IRON ROD NO ID CP POINT OF CURVATURE SET 1/2" IRON ROD W/CAP LB 8507 FOUND 5/8" IRON ROD W/CAP ILLEGIBLE 0.29' S FND. NAIL & DISC NO ID 0.21' S & 0.04' E FND. NAIL & DISC NO ID HFA THE NW CORNER OF LOT 16 - BLOCK "A" FOUND 5/8" IRON ROD W/CAP ILLEGIBLE 0.14' W x 0.07' N SET 1/2" IRON ROD W/CAP LB 8507 PROPERTY CORNER FALLS IN WATER PROPERTY CORNER FALLS IN WATER 2' C O N C . G U T T E R 6' C O N C . S I D E W A L K 2' C O N C . G U T T E R 2' C O N C . G U T T E R 30' D.E. (PER PLAT) 2 0 ' D . E . / U . E . ( P E R P L A T ) CONC. DRIVEWAY DITCH EDGE OF WATER 10/16/2023 EDGE OF WATER 10/16/2023 FENCE 13.1' OUT FENCE 12.5' OUT FENCE 22.9' OUT FENCE 17.9' OUT FENCE 0.5' INSIDE FENCE 1.6' INSIDE FENCE 3.4' INSIDE FENCE 0.2' INSIDE CATCH BASIN RIM-3.56' CATCH BASIN RIM-3.56'LIGHT POLE LIGHT POLE LIGHT POLE 2WATER VALVES UP UP UP UP U/G CABLE MARKER TRAFFIC SIGNAL POLE UP TRAFFIC SIGNAL POLE TRAFFIC SIGNAL BOX CABLE BOX GAS LINEFIBER OPTIC BOX FIBER OPTIC BOX POINT OF CURVATURE FND. NAIL & DISC NO ID 0.22' S x 0.13' E UTILITIES UTILITY BOX x6.99'x6.58'x6.60'x6.18'x 5.83'x6.41'x7.09'x 6 . 9 8 ' x 6.74'x8.42'x 8. 9 8 'x8.38'x 7. 7 5 'x8.50'x9. 0 5 'x8.30'x7. 6 9 'x8.52'x9. 0 8 ' x 7 . 7 7 'x8.36'x8.15'x 8.24' x 8.16'x8.59'x8.08'x5.37'x5.50'x4.86'x5.13'x4.92'x5.46'x6.06'x6.16'x6.70'x6.34'x7.14'x6.25'x6.62' x 6.71' x6.74'x6.89'x6.92'x6.7 8 'x6.95'x6.78'x6.70'x6.96'x6.99'x4.82'x4.80'x4.60'x4.78'x4.22'x4.58'x4.71'x4.49'x5.08'x4.84'x4.09'x4.24'x4.44'x 4.31'x4.59'x4.34'x4.18'x4.66'x4.2'x2.0'x 4.4'x3.2'x3.5'x3.5'x3.5'x 2.4'x2.5'x3.0'x3.1'x3.3'x2.7'x3.4'x 3.1'x3.8'x3.8'x3.7'x3.9'x3.9'x4.1'x4.2'x3.1'x5.0'x2.5'x3.3'x 2. 2 'x3.5'x4.8'x3.6'x5.0'x5.7'x4.7'x5.6'x4.9'x5.3'x5.0'x5.0'x6.2'x5.7'x4.7'x5.0'x4.9'x4.6'x6.2'x6.3'x4.5'x4.7'x 4.6'x2.7'x2.8'x 2.9' x 3.2'x3.8'x3.3'x4.0'x4.4'x4.1'x4.3'x3.8'x4.4'x4.2'x3.6'x4.5'x4.6'x4.2'x4.3'x3.8'x4.0'x4.4'x4.5'x4.2'x3.9'x4.1'x4.1'x4.4'x4.2'x4.5'x4.2'x4.3'x4.3'x4.4'x4.4'x4.5'x4.3'x3.9'x4.0'x3.9'x3.9'x4.1 ' x3. 7 ' x3. 9 'x3.6'x0.7'x1.4'x1.2'x1.4 'x1.2'x1.3' 2.5' x 15' U.E. (PER PLAT) 8.64' x 7.98' x 8.72' x 8.09' x 8.54' x CABLE RISER (BEARING BASIS) N89° 38' 10"W T A M I A M I T R A I L E / S R N o 9 0 /U S N o 4 1 ( P L A T ) PARCEL ID: 60781000000 PARCEL ID: 60780960002 PARCEL ID: 60781000000 PARCEL ID: 60780960002 PARCEL ID: 60780960002 5 0 9 . 6 5 ' FIRE HYDRANT SET 1/2" IRON ROD W/CAP LB 8507 600.00' (P) 600.17' (M) 740.00' (P) C2 C3 CURVE TABLE C1 LENGTH RADIUS DELTA CHORD CHORD LENGTH BEARING 139.18' 202.32' 39°25'45" 136.49' N70°38'52"E C2 C3 62.75' 202.32' 17°46'13" 62.50' N59°49'00"E 76.49' 202.32' 21°39'41" 76.03' N79°32'00"E U/G CABLE MARKER U/G CABLE MARKER TRAFFIC SIGNAL POLE 50' D.E./U.E. O.R.B.:4722, PG.2824 2 5 ' 2 5 ' 20' x 20' U.E. (O.R.B.:1468, PG.122)15' U.E. (O.R.B.:1468, PG.122)NON-EXCLUSIVE DRAINAGE EASEMENT O.R.B.:930, PG.1019 114.82' 7 3 . 0 2 '88.61'73.51'LINE TABLE L1 BEARING DISTANCE L2 PROPERTY ADDRESS: 5396 MYRTLE LANE, NAPLES, FL. 34113 LEGAL DESCRIPTION: LOTS 22, 23, 24, 25, 26, 27 AND 28 BLOCK A, MYRTLE COVE ACRES; UNIT ONE; ACCORDING TO THE PST THEREOF AS RECORDED IN PLAT BOOK 3, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. FLOOD INFORMATION: ZONE: "AE" ELEV.= 7.00' (NAVD88) MAP PANEL#: 12021C0603H EFFECTIVE DATE: 05/16/2012 19.04'±15.62'±15.33'±2 0 . 0 5 ' ±150.00'150.00'6 0 . 0 0 ' ( P )30.00'S89° 38' 10"E 100.00' N50° 56' 00"E 238.25' 2' C O N C . G U T T E R CENTER LINE OF MYRTLE LANE AS N 89°38'10" W ALL BEARINGS SHOWN HEREON REFERENCED THERETO. (MAY NOT SHOW LATEST IMPROVEMENTS) (NOT-TO-SCALE) AERIAL PHOTOGRAPH 11 SCALE:1"=100' PAGE OF PRINTING INSTRUCTIONS: WHEN PRINTING THIS PDF IN ADOBE. SELECT "ACTUAL SIZE" TO ENSURE CORRECT SCALING. DO NOT USE "FIT". I HEREBY CERTIFY THAT THIS SURVEY MEETS THE STANDARDS OF PRACTICE AS OUTLINED IN CHAPTER 5J-17.051 & 5J-17.052 OF THE FLORIDA ADMINISTRATIVE CODE, PURSUANT TO SECTION 472.027, FLORIDA STATUTES, AND THAT THE ELECTRONIC SIGNATURE AND SEAL HEREON MEETS PROCEDURES AS SET FORTH IN CHAPTER 5J-17.062. PURSUANT TO SECTION 472.025, FLORIDA STATUTES. Elevations, if shown: Benchmark: Benchmark Elev.: N.G.V.D.29 N.A.V.D.88 Benchmark Datum: Elevations on Drawing are in: Revisions: ABBREVIATION LEGEND (SOME ITEMS IN LEGEND MAY NOT APPEAR ON DRAWING):SYMBOLS (SOME ITEMS IN LEGEND MAY NOT APPEAR ON DRAWING - NOT TO SCALE): LP = UTILITY POLE = LIGHT POLE = CATCH BASIN = FIRE HYDRANT = MANHOLE = WATER VALVE = WATER METER = SEC. QTR. CORNER = SECTION CORNER = HANDICAP PARKING SPACE SL = WELL = CENTER LINE = PARTY WALL = AIR CONDITIONER = SEPTIC LID X = ELEV. SHOT LINETYPES: BOUNDARY BUILDING EASEMENT CHAIN LINK FENCE WOOD FENCE OVERHEAD CABLE PLASTIC FENCE W WM A/C This survey has been issued by the following Landtec Surveying office: 700 West Hillsboro Boulevard, Suite 4-100 Deerfield Beach, FL 33441 Office: (561) 367-3587 Fax: (561) 465-3145 www.Landtecsurvey.com BEARING REFERENCE: TYPE OF SURVEY:PURPOSE OF SURVEY (SEE GENERAL NOTES BELOW): BOUNDARY ALTA/NSPS CONSTRUCTION TOPOGRAPHIC CONDOMINIUM SPECIAL PURPOSE "CP" = CONTROLLING POINT (POINT OF ROTATION) "HFA" = HELD FOR ALIGNMENT - ALL OTHER MONUMENTATION AND IMPROVEMENTS RELATIVE THERETO A OR AL = ARC LENGTH C/O = CLEANOUT CA = CENTRAL ANGLE CATV = CABLE TV RISER CF = CALCULATED FROM FIELD CH = CHORD DISTANCE CONC. = CONCRETE CR = CALCULATED FROM RECORD DE = DRAINAGE EASEMENT LC EL OR ELEV = ELEVATION EM = ELECTRIC METER F.F.E. = FINISHED FLOOR ELEV. FIR = FOUND IRON ROD FN = FOUND NAIL FND = FOUND G.F.F.E = GARAGE FINISHED FLOOR ELEV. L= LEGAL DESCRIPTION M = MEASURED GENERAL NOTES: 1. THIS SURVEY IS BASED UPON RECORD INFORMATION PROVIDED BY CLIENT. NO SPECIFIC SEARCH OF THE PUBLIC RECORD HAS BEEN MADE BY THIS OFFICE UNLESS OTHERWISE NOTED. 2. ANY FENCES SHOWN HEREON ARE ILLUSTRATIVE OF THEIR GENERAL POSITION ONLY. FENCE TIES SHOWN ARE TO GENERAL CENTERLINE OF FENCE. THIS OFFICE WILL NOT BE RESPONSIBLE FOR DAMAGES RESULTING FROM THE REMOVAL OF, OR CHANGES MADE TO, ANY FENCES UNLESS WE HAVE PROVIDED A SURVEY SPECIFICALLY LOCATING SAID FENCES FOR SUCH PURPOSES. DETERMINATION OF FENCE POSITIONS SHOULD BE BASED SOLELY ON THEIR PHYSICAL RELATIONSHIP TO THE MONUMENTED BOUNDARY LINES. 3. GRAPHIC REPRESENTATIONS MAY HAVE BEEN EXAGGERATED TO MORE CLEARLY ILLUSTRATE MEASURED RELATIONSHIPS - DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED POSITIONS. 4. UNDERGROUND IMPROVEMENTS HAVE NOT BEEN LOCATED EXCEPT AS SPECIFICALLY SHOWN. 5. ELEVATIONS ARE BASED UPON NATIONAL GEODETIC VERTICAL DATUM (N.G.V.D. 1929) OR NORTH AMERICAN VERTICAL DATUM (N.A.V.D. 1988) AS SHOWN HEREON. 6. ALL BOUNDARY AND CONTROL DIMENSIONS SHOWN ARE FIELD MEASURED AND CORRESPOND TO RECORD INFORMATION UNLESS SPECIFICALLY NOTED OTHERWISE. 7. ANY CORNERS SHOWN AS "SET" HAVE EITHER BEEN SET ON THE DATE OF FIELD WORK, OR WILL BE SET WITHIN 2 BUSINESS WEEKS OF SAID DATE AND ARE IDENTIFIED WITH A CAP MARKED LB (LICENSED BUSINESS) #8507. OHC = OVERHEAD CABLE P = PLAT PC = POINT OF CURVE PCC = POINT OF COMPOUND CURVATURE PH = POOL HEATER PI = POINT OF INTERSECTION PK = PARKER KAELON POB = POINT OF BEGINNING POC = POINT OF COMMENCEMENT PP = POOL PUMP PRC = POINT OF REVERSE CURVATURE PT = POINT OF TANGENCY QTR = QUARTER R = RADIUS RNG = RANGE ROW = RIGHT OF WAY SEC = SECTION TR = TELEPHONE RISER TWP = TOWNSHIP UE = UTILITY EASEMENT UP = UTILITY POLE WM = WATER METER WV = WATER VALVE LICENSED BUSINESS No. 8507 SIGNATURE ______________________________________________________________ DATE:_________________________ PABLO ALVAREZ - PROFESSIONAL SURVEYOR AND MAPPER FLORIDA REGISTRATION NO. 7274 (NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OR THE ELECTRONIC SEAL (IF AFFIXED) OF THE FLORIDA LICENSED SURVEYOR AND MAPPER SHOWN ABOVE) Date of Field Work :Drawn by: Platted Easements & Notable Conditions (unplatted easements also listed if provided): IF APPLICABLE, RECIPIENTS OF THIS SURVEY SHOULD REVIEW THE POSITION OF ANY FENCE LINES SHOWN AND THEIR RELATIONSHIP TO THE BOUNDARY LINE. - 20'x20' PUMPSTATION EASEMENT IN LOT 23 AS SHOWN HEREON. - 30' D.E. ALONG SOUTHERLY BOUNDARY LINE OF SUBJECT LOT. - 20' U.E./D.E. ALONG INTERIOR LOT LINE OF SUBJECT LOT. - NON EXCLUSIVE D.E. EXTENDS THROUGH SUBJECT LOT. - 15' U.E. ALONG WESTERLY BOUNDARY LINE OF LOT 23. - 50' U.E./D.E. EXTENDS THROUGH SUBJECT LOT. Job Nr:188277-SW 10/16/2023 E.I. 10/30/2023 - EASEMENT REVISION - S.G. 12/08/2023 - LOT SPLIT REVISION - E.I. GPS OBSERVATION N.A.V.D.88 07/30/2024 - EASEMENT REVISION - K.T. REZONING 7-30-2024 CERTIFIED TO GUNSTER, YOAKLEY & STEWART, P.C. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY METROPOLITAN NAPLES, LLC, A FLORIDA LIMITED LIABILITY COMPANY Page 805 of 6405 T a mi a mi T R L E Myr tle LN F l o ri d a n A V E Treetops DRBroward ST Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community 5396 Myrtle Lane CPUD Location Map . 210 0 210105 Feet LEGEND SUBJECT PROPERTY Page 806 of 6405 Page 807 of 6405 Page 808 of 6405 Page 809 of 6405 Page 810 of 6405 Page 811 of 6405 Page 812 of 6405 Page 813 of 6405 Page 814 of 6405 Page 815 of 6405 Page 816 of 6405 Page 817 of 6405 Page 818 of 6405 Page 819 of 6405 Page 820 of 6405 Page 821 of 6405 Page 822 of 6405 Page 823 of 6405 Page 824 of 6405 Page 825 of 6405 Page 826 of 6405 Page 827 of 6405 Page 828 of 6405 Page 829 of 6405 Page 830 of 6405 Page 831 of 6405 Page 832 of 6405 Page 833 of 6405 Page 834 of 6405 Page 835 of 6405 Page 836 of 6405 Page 837 of 6405 Page 838 of 6405 Page 839 of 6405 Page 840 of 6405 Page 841 of 6405 Page 842 of 6405 Page 843 of 6405 Page 844 of 6405 Page 845 of 6405 Page 846 of 6405 Page 847 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 848 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 ____________________________________________________________ David A. Dratnol, P.E. FL Registration No. 89796 Trebilcock Consulting Solutions, PA 2800 Davis Blvd, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 ____________________________________________________________ David A. Dratnol, P.E., FL Registration No. 89796 Trebilcock Consulting Solutions, PA | Company Cert. of Auth. No. 27796 2800 Davis Blvd, Suite 200, Naples, FL 34104 ENGINEER OF RECORD NORMAN J. TREBILCOCK, AICP, PTOE, PE NO. 47116 Company Cert. of Auth. No. 27796 PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED ON ANY ELECTRONIC COPIES. PRINTED COPIES OF THIS DOCUMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SIGNATURE MUST BE VERIFIED ON ANY ELECTRONIC COPIES. Page 849 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 850 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 851 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 852 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 853 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 7 Figure 2 - Trip Distribution Page 854 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 855 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 856 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 857 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 858 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 859 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 860 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 861 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 862 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 863 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 864 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 865 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 866 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 867 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 868 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 869 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 870 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 24 Page 871 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 25 Appendix C: Trip Generation Page 872 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 873 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 874 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 875 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 29 Page 876 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 877 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 878 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 32 Page 879 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 33 Page 880 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 34 Page 881 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 35 Page 882 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 36 Page 883 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 37 Page 884 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 38 Page 885 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 39 Page 886 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 40 Page 887 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 888 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 42 Page 889 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 43 Page 890 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 44 Appendix E: Existing Site Counts Page 891 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 892 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 46 Page 893 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 47 Page 894 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 48 Page 895 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 49 Page 896 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 50 Page 897 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 51 Page 898 of 6405 U-Haul Relocation CPUDZ Application – Traffic Impact Statement– August 2024 Trebilcock Consulting Solutions, PA Page | 52 Page 899 of 6405 5396 Myrtle Lane CPUD (PL20230016212) Deviation Justification August 26, 2024 Deviation Justification-r2.docx Page 1 of 2 Q. Grady Minor and Associates, LLC 3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com 1. Deviation #1 request relief from LDC 5.05.08 D.10.c.ii., Roof Treatments, which requires when a flat roof is screened with a parapet wall or mansard roof at any façade, a parapet or mansard roof treatment must extend along the remaining façades to instead require the parapet roof to be provided on three sides of each building. The deviation would not require the parapet roof to be provided on the southeast (back) roofline of the proposed 4-story indoor storage building or along the southern (back) roofline of the single-story warehouse building as identified on the conceptual PUD master plan. Justification: The parapet deviation is warranted on the single side of each of the two buildings as this area of each building does not face a public right of way, and the area represents the rear of the building which will not have any line of sight by the general public. 2. Deviation 2 seeks relief from LDC Section 5.06.04.F.4, On-premise Signs, which permits one wall, mansard, canopy or awning sign shall be permitted for each single-occupancy parcel, or for each unit in a multiple-occupancy parcel. Sign(s) shall be affixed to the associated tenant or lease holder's unit, with exceptions for architectural design impediments, as noted in LDC section 5.06.04 F.4.b. End units within shopping centers and multiple-occupancy parcels, or single occupancy parcels where there is double frontage on a public right-of-way, shall be allowed 2 signs, but such signs shall not be placed on one wall. Retail businesses with a floor area of larger than 25,000 square feet and a front wall length of more than 200 linear feet, are allowed 3 wall signs; however, the combined area of those signs shall not exceed the maximum allowable display area for signs by the LDC. To instead allow for Building A, the U-Haul Indoor Self Storage Retail Center to be 1,327 square feet with a total of 2 wall signs. The East elevation wall sign exceeds 80% of the building width and clear space and for Building B, U-Box warehouse to have a single sign with 380 square feet of area. Please see the proposed building signage exhibits for each building. Justification: Our main Center is a combined Retail Store, Self-Storage and Truck Rental facility measuring 46,488 square feet that has a total Gross Square Footage of 139,464 square feet for all 3 floors. The U-Box building measures 20,239 square feet and is setback 514’ from Hwy 41 property line. When you consider the various products and services, we offer from our business and the size of the development, we believe the signage is appropriate in size and number of signs. The clear space for building A east elevation sign is Page 900 of 6405 August 26, 2024 Deviation Justification-r2.docx Page 2 of 2 dictated by the building architectural features. We believe the U-Box signage scale is appropriate for building setback. The development entrance is US Hwy 41 which is a six-lane major arterial with 50 mph speed limit, which makes it difficult to focus in on just one section of the main building to identify the development and services. Please keep in mind our customers are often driving a 32’ long moving truck and they typically don’t have a lot of experience with driving a truck that size and or may not be familiar with the area. We want to give our drivers enough time to make safe lane changes to exit Highway 41 and avoid traffic hazards. For these reasons the additional signage proposed will meet the intent of the Collier County Sign Code, reducing traffic hazards to pedestrians and motorists by locating signage in visible locations on the buildings. Page 901 of 6405 1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"25' - 0 1/2"16' - 0"32' - 0"86' - 0"27' - 4 1/4"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"143' - 3 5/8"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"1st Floor FinishedGrade0' - 0"2nd Floor12' - 6"Low Side of Roof34' - 2"Top of Roof39' - 1"Top of Parapet40' - 1"3rd Floor23' - 2"NORTH ELEVATION - BLDG. AScale: 1/32" = 1'SOUTH ELEVATION - BLDG. AScale: 1/32" = 1'EAST ELEVATION - BLDG. AScale: 1/32" = 1'WEST ELEVATION - BLDG. AScale: 1/32" = 1'123451Architectural DetailArchitectural Detail5'5'5'2'LIT CABINET SIGN 9'W X 5'H (45 SQFT)DIMENSIONAL LETTERS 9.4'W X 2'H (18.8 SQFT)*DIRECTIONAL DIMENSIONAL LETTERS 26.4'W X 2'H (68.5 SQFT)**Lit sign option is available upon request12345SIGN CALCULATIONS11GA STEEL POWDER COATED BLACK 34.3'W X 5'H (171.5 SQFT)*DIMENSIONAL LETTERS 25.83'W X 2'H (51.66 SQFT)*©2024 ALL RIGHTS RESERVED of South NaplesNaples, FL(830074)SHEET 052024-08-13Sign CalculationsA&M ASSOCIATES, INC.2727 N. CENTRAL AVENUEPHOENIX, ARIZONA 85004P: 602.263.6841Page 902 of 6405 EAST ELEVATION - BLDG. BScale: 1/20" = 1'1234NON-LIT CABINET SIGN 11.95'W X 9.19'H (109.82 SQFT)*DIMENSIONAL LETTERS 11.23'W X 2'H (22.46 SQFT)*NON-LIT CABINET SIGN 9.66'W X 3.8'H (36.71 SQFT)*DIMENSIONAL LETTERS 18.26'W X 2'H (36.52 SQFT)**Lit sign option is available upon request1234SIGN CALCULATIONS©2024 ALL RIGHTS RESERVED of South NaplesNaples, FL(830074)SHEET 062024-08-13Sign CalculationsA&M ASSOCIATES, INC.2727 N. CENTRAL AVENUEPHOENIX, ARIZONA 85004P: 602.263.6841Page 903 of 6405 1-9'3031-,< 0 ~ tV ~ / '- VIS' ft'~) <5l l "\.~~~ 0 g c" ~ ~ 02': '0"Blat lL9~"'\; ORDINANCE NO. 08-~ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRffiED REAL PROPERTY FROM A PLANNED UNIT DEVELOPMENT (PUD) ZONING DISTRICT AND A GENERAL COMMERCIAL (C-4) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR A 7.04+/- ACRE PARCEL LOCATED ON TAMIAMI TRAIL EAST (US 41), SOUTH OF MYRTLE LANE, IN SECTION 29, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 81-23, THE FORMER MYRTLE WOODS PUD; AND BY PROVIDING AN EFFECTIVE DATE. o ~ r-'" = I~; <= t> J>. .." IIz:~ f'TI i CD - CIlrr. N rVl_ <=) Tl-'- rn~' "" mC" JI:r'!-.--, 0r- cr,a" 0-' ..1> o;i I.D WHEREAS, on May 5, 1981, the Board of County Commissioners adopted Ordinance Number 81-23 establishing the Myrtle Woods PUD; and WHEREAS, Myrtle Woods, LLC, represented by Dwight Nadeau of RWA, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 29, Township 50 South, Range 26, Collier County, Florida, is changed from a Planned Unit Development (PUD) Zoning District and a General Commercial (C-4) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a 7.04+/- acre parcel to be known as the Myrtle Woods CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. Page I of2 Page 904 of 6405 SECTION TWO: Ordinance Number 81-23, known as the Myrtle Woods PUD, adopted on May 5, 1981, by the Board of County Commissioners is hereby repealed in its entirety. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of CoJJier County, Florida, this l":j,n \ day of Fp h'l ,(u L} 2008. G'!);/' r ATTEST;.' ,;,~, DWlGHi;E~13ROCK,~~LERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLO IDA N By: "ttelt IS' "",..0 slgnat... ...,. ....' Approved as to form and legal sufficiency: l/1~A J ~ m. fJ:t-lJd..i4 -/It<..Jh-. Marjorie Student-Stirling -0 Assistant County Attorney Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: List of Permitted Uses Development Standards Master Plan Legal Description List of Deviations List of Developer Commitments ThIs ordinance filed wilt! the Secretory of State's Offici the 2()/'> day of R1>......1_, 2u, g and acknowledgement that fi Ii received this day of ) By Page 2 of 2 Page 905 of 6405 EXHIBIT A PERMITTED USES Table I PROJECT LAND USE TRACTS TRACT "CO" TYPE COMMERCIAL GSF 61,000 ACREAGE:t 4.53 TRACT"U"UTILITY o 1.53 TRACT "P"PRESERVE o 0.98 Note: GSF is gross square feet. I PERMITTED USES: Within the CO, Commercial Tract, no building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following: A. Principal Uses: I) Commercial banks - including those commercial banks with drive-through facilities (Groups 6021-6029). 2) Real estate agents and managers (Group 6531). 3) Hardware store only (Group 5251). 4) Variety stores - 5,000 square foot maximum floor area (Group 5331). 5) Miscellaneous general merchandise stores, except catalog showrooms - 5,000 square foot maximum floor area (Group 5399). 6) Grocery stores, except frozen food and freezer plants - 10,000 square foot maximum floor area (Group 5411). 7) Fish, meat, and seafood markets only (Group 5421). 8) Fruit and vegetable markets (Group 5431). 9) Retail bakeries (Group 5461). 10) Health food store only - 2,500 square foot maximum floor area (Group 5499). 11) Apparel and accessory stores - 2,500 square foot maximum floor area (Groups 5611-5661). A-I Page 906 of 6405 12) Record and prerecorded tape stores (Group 5735). 13) Eating places, except caterers and industrial and institutional food service establishments, dinner theaters, drive-in restaurants and restaurants with drive- through facilities (Group 5812). Outdoor entertainment, outdoor televisions, speakers, and amplified sound are prohibited. 14) Agents for laundries and drycleaners only (Group 7212). 15) Dry cleaning (Group 7215). 16) Diaper service, and garment alteration and repair shops only (Group 7219). 17) Beauty shops, except beauty schools and cosmetology schools (Group 7231). 18) Barber shops, except barber colleges (Group 7241). 19) Depilatory salon, electrolysis, massage parlor, shopping service for individuals, and tanning salons only (Group 7299). 20) Housekeeping and maid service only (Group 7349). 21) Video tape rental (Group 7841). 22) Physical fitness facilities (Group 7991). 23) Offices and/or clinics of physicians, and offices and/or clinics of dentists Groups 801l-802I). 24) Offices and clinics of chiropractors (Group 8041). 25) Motor vehicle dealers-only new (Group 5511). 26) Miscellaneous retail (Groups 5912, 5941-5949, and 5992-5999, with the retail sales of fireworks prohibited). Reference Executive Office of the President, Office of Management and Budget, Standard Industrial Classification Manual, 1987 Edition. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals ("BZA") by the process outlined in the LDC. All retail establishments shall be located only on the ground floors of commercial buildings. A-2 Page 907 of 6405 B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: I) Parking facilities. 2) One caretaker's residence. 3) Uses and structures that are accessory and incidental to the uses permitted as of right. II PROHmITED USES: The applicant has agreed on the record that the following uses shall be prohibited in this CPUD Zoning District: I) Soup kitchens 2) Pawn shops 3) Tattoo parlors 4) Adult X-rated video stores 5) Bail bonds offices 6) Homeless shelters 7) Any business establishment displaying any obscene or offensive name. III REGULATIONS FOR DEVELOPMENT: Regulations for development of this project shall be in accordance with the contents of this ordinance and other sections and parts of the Land Development Code and Growth Management Plan in effect at the time of site development plan, subdivision plat, or any other type of approval to which those regulations apply. A-3 Page 908 of 6405 EXHIBIT B DEVELOPMENT STANDARDS GENERAL: Development of the Myrtle Woods CPUD shall be in accordance with the contents of this Ordinance and applicable sections of the Collier County Land Development Code (LDC) and Growth Management Plan GMP) in effect at the time of issuance of any development order, such as, but not limited to, final subdivision plat, final site development plan, excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. Except as provided for herein, all criteria set forth below shall be understood to be in relation to individual parcel or lot boundary lines, or between structures. Commercial condominium, and/or property owners' association boundaries shall not be utilized for determining development standards. Table I below sets forth the development standards for land uses within the CPUD Commercial Subdistrict. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the site development plan (SDP) or subdivision plat. B-1 Page 909 of 6405 TABLE I DEVELOPMENT STANDARDS FOR COMMERCIAL DISTRICT PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 Sq. Ft. N/A MINIMUM LOT WIDTH 75 Ft. N/A MINIMUM YARDS Front 25 Ft. 15 Ft. Rear 50% of the building height, but not 10Ft.less than 15 Ft. Side 50 % of the building height, but not 10Ft.less than 15 Ft. MIN. DISTANCE BETWEEN 15 Ft. 50% of the building height, STRUCTURES but not less than 15 Ft. MAXIMUM HEIGHT (ZONED) Retail Buildings 3 stories, NTE 50 Ft- N/A Office Buildings 3 stories NTE 50 Ft.. N/A MINIMUM FLOOR AREA 700 Sq. Ft. .. N/A Architectural appurtenances shall not exceed 75 feet in "actual" height. Per principal structure, on the fmished first floor. Note: NTE represents "not to exceed". B-2 Page 910 of 6405 EXHIBIT CMASTERPLAN1. .. ....- '"e '~"I .pi~ . ' ,I . . , 11" . I I I I II J~~~ ! l' "i; I~~ ~i ~u; Ii II I~ Id, i~ ~. p. .~. J I ;:1 ~~ sm I III I. j;~~ siillip.a~ la" Iii Ii ~. ~I~ ;~ E in "!l I !!I . t..t:-t i :;I ~ i >IIII PI a m EXHIBIT "e" l'i . i-j I I;s L~ r'; MYR11E~UC CPUD MASTER PLAN MYR17.EWOODSCPUD DUff'-yl{fl ==...Page 911 of 6405 EXHIBIT D LEGAL DESCRIPTION LOTS 23, 24, 25, 26, 27 AND 28, MYRTLE COVE ACRES, BLOCK A, UNIT I, AS RECORDED IN PLAT BOOK 3, PAGE 38 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA Page 912 of 6405 EXHIBIT E LIST OF DEVIATIONS None Page 913 of 6405 EXHIBIT F LIST OF DEVELOPER COMITMENTS TRANSPORTATION A. All traffic control devices, signs, pavement markings and design criteria shall be in accordance with Florida Department of Transportation (FDOT) Manual of Uniform Minimum Standards (MUMS), current edition, FOOT Design Standards, current edition, and the Manual on Uniform Traffic Control Devices (MUTCD), current edition. All other improvements shall be consistent with and as required by the Collier County LOC. B. Arterial level street lighting shall be provided at all access points. Access lighting shall be in place prior to the issuance of the first certificate of occupancy (CO). C. Access points shown on the CPUD Master Plan are considered to be conceptual. Nothing depicted on any such Master Plan shall vest any right of access at any specific point along any property frontage. All such access issues shall be approved or denied during the review of required subsequent site plans, final plat submissions, FOOT permits and/or by an approved Developer Contribution Agreement (DCA). All such access shall be consistent with the FDOT Access Management Policy, as it may be amended from time to time. The number of access points constructed may be less than the number depicted on the Master Plan; however, no additional access points shall be considered unless a PUO amendment is approved. O. If, in the sole opinion of Collier County and FOOT, a traffic signal, or other traffic control device, sign, or pavement marking improvement within any public right-of- way or easement is determined to be necessary, the cost of such improvement shall be the responsibility of the developer, its successors or assigns. The improvements shall be paid for or installed, at the County's and FDOT's direction. This could be prior to the issuance of the appropriate, corresponding CO. E. Site related improvements (as opposed to system related improvements) necessary for safe ingress and egress to this project, as determined by Collier County, shall not be eligible for impact fee credits. To the extent possible, all the required improvements shall be in place and available to the public prior to commencement of on-site construction. F. All proposed median opening locations shall be in accordance with the FDOT Access Management Policy, as it may be amended. FOOT and Collier County reserves the right to close any median opening existing at any time which is found to be adverse to the health, safety, and welfare of the public. Any such modifications shall be based on, but not limited to, safety, operational circulation, and roadway capacity. G. Nothing in any development order (DO) shall vest a right of access in excess of a right- in/right-out condition at any access point. Neither shall the existence of a point of ingress, a point of egress, or a median opening, nor the lack thereof, be the basis for anyfuturecauseofactionagainsttheCountybythedeveloper, its successor in title, or assignee. F-I Page 914 of 6405 H. All internal roads, driveways, alleys, pathways, sidewalks, interconnections to adjacent developments shall be operated and maintained by an entity created by the developer in accordance with the applicable administrative codes and/or statutes of the State of Florida; and Collier County shall have no responsibility for maintenance of any such facilities. I. If any required turn lane improvement requires the use of existing County rights-of-way or easement{s), then, if required by County staff, compensating right-of-way shall be provided at no cost to Collier County as a consequence of such improvement{s). J. All off-site access improvements must be completed prior to commencement of on-site construction. K. The developer shall provide a public aCCess easement from Myrtle Lane to the signalized intersection of US-41 and Broward Street as approximately shown on Exhibit C, CPUO Master Plan. The public aCCess easement shall not be considered road right-of-way and shall not be used for determining setbacks, or buffering requirements. The exact location and design of the public access easement shall be approved by the Transportation ivision at the time of SOP application review. WATER MANAGEMENT A. Detailed paving, grading and site drainage plans shall be submitted to Engineering Review Services for review and approval. No construction permits shall be issued unless and until approval of the proposed construction, in accordance with the approved plans is granted by Engineering Review Services. B. The developer shall grant or dedicate a 50 foot wide drainage and utility easement to Collier County as approximately shown on Exhibit C, CPUD Master Plan. This easement dedication shall occur within the earlier of 60-days of written request by the County, or at submittal of the SOP. The easement shall be granted or dedicated at no cost to the County, with the developer providing all appropriate sketches and legal descriptions. At the County's request, the developer shall install drainage and utility facilities in the drainage and utility easement as part of the site construction, with the location ofthese facilities determined through the SOP review process. The County shall reimburse the developer within 180-days of the completion of the installation of the utility and drainage facilities. The County shall not be responsible for the restoration costs of private facilities within the easement should maintenance of the public utility and drainage facilities be required in the future. F-2 Page 915 of 6405 UTILITIES A. Water distribution and sewage collection and transmission facilities to serve the project are to be designed, constructed, conveyed, owned, and maintained in accordance with applicable Collier County ordinances, and other applicable County rules and regulations. B. All customers connecting to the water distribution and sewage collection facilities will be considered to be customers of the County, and will be billed by the County in accordance with the County's established rates. C. The development shall be subject to application for and conditions associated with a water and sewer availability letter from Collier County Utilities Division. D. The developer shall grant a 60 foot by 70 foot well site easement and an associated utilities and access easement to connect the well site easement to a public right-of-way. The County shall compensate the developer for the well easement dedication through impact fee credits based on the fair market value of the land so dedicated. The utilities and access easement shall be 20 feet wide unless the well site is contiguous to a public right-of-way, in which case, it shall be 15 feet wide. The County utility, access easement is for access, installation, operation, and maintenance of transmission mains, power, telemetry lines and appurtenances. This conveyance shall occur at the time the SOP, plat or similar process) of the area within the development phase that contains the easement is approved by County staff. At the time of SOP and/or plat submittal, the developer shall provide the well site easement that meets the standard setback requirements for water wells. ENVIRONMENTAL A. If prehistoric or historic artifacts, such as pottery of ceramics, stone tools or metal implements, dugout canoes, or any other physical remains that could be associated with Native American cultures, or early colonial of American settlement are encountered at any time within the project site area, the permitted project should cease all activities involving subsurface disturbance in the immediate vicinity off such discoveries. The permittee, or other designee, should contact the Florida Department of State, Division of Historical Resources, Review and Compliance section at (850) 245-6333 or (800)847- 7278, as well as the appropriate permitting agency office. Project activities should not resume without verbal and/or written authorization from the Division of Historical Resources. In the event that unmarked human remains are encountered during the permitted activities, all work shall stop immediately and the proper authorities notified in accordance with Florida law. B. A Florida Fish and Wildlife Conservation Commission (FWC) relocation permit shall be obtained for the relocation of the one gopher tortoise found on site prior to commencement of any construction activities. A copy of the permit shall be forwarded to Environmental Services Staff. F-3 Page 916 of 6405 C. The developer shall provide a report to Environmental Services Staff on the results of the relocation of the gopher tortoise within thirty days of the relocation. The report shall include the number of burrows excavated, the number of tortoises relocated, and the final relocation site. PLANNING A. The depth of the commercial buildings and parking areas associated with the development shall not exceed 397 feet as measured from the property line fronting on US-41, in order to meet the infill criteria of the GMP. B. The developer shall install a fence/wall associated with the southern property boundary and the southwest property boundary. No fence/wall shall be installed within the Preserve Tract. The final location of the fence/wall shall be determined during the SDP review process. F-4 Page 917 of 6405 I ~gmtoC::lil] I;I Qh~ 5~ s m 8~ z 80 H of;; D\llA 1NC= n~ CONSUL TINO avil &giDooriog I.. .... SuneylDg &: Mapping 56111 Willow Parl< DrIve. Su/t8200. NiIpf.. F!a1d1134109 2391597-(l515 FAX: (239) 597-057$ 1542 Carson Sfreet: Fait Myers:. Rorlda 33901 239) 278-5224 FAX:: (239) 278-5419 I I I DAm CLIENT: APRH.. 2007 MYRTLE WOODS, LLC MYRTLE WOODS CPUD INFILL COMMERCIAL EXHIDIT I NfS PROJECT, DRAWNIJ'l': S.EW. CHl!:CI(EllIff: D.H.N. C, """ "'. PROJECT 05-00""" 0 1 0 I29 .m 26E NUMBER: 1..Jv._"TiTlE:SHUT NUJ,lBER:I Of 2 i;~8[R' 5003500X02Page 918 of 6405 D\lTA~~~~ CONSULTING a.ll~By ,... ... ~,,~ 8I1GWlllawh'k1)rioM. Suit. __ Fb'iII341G1 C:87I FAX: 11II)1174171 1S12 c.......... FlIrt.... FIartda I3IID1 2St 271-.. FAX: (ZtI) 27H4t. CLIENT, PROJECT: TITLE: MYRTLE WOODS, UC MYRTLE WOODS CPUD JNFlLL COMMERCIAL EXHIBIT II WITH AERIAL PHOTO ECIo:EDIY: DJl.N. PROJECT n=-"",,= 01 01 SHEEr 2 2a2IiSNUMBER:~" NUMBER: OF ER' 5003500X03 Page 919 of 6405 STATE OF FLORIDA) COUNTY OF COLLIER) I, DWIGHT E. BROCK, Clerk of Courts in and for the Twentieth Judicial Circuit, Collier County, Florida, do hereby certify that the foregoing is a true copy of: ORDINANCE NO. 2008-09 Which was adopted by the Board of County Commissioners on the 12th day of February 2008, during Regular Session. WITNESS my hand and the official seal of the Board of County Commissioners of Collier County, Florida, this 19th day of February 2008. DWIGHT E. BROCK,';'I:;., Clerk of Couits a.nd t!.erk Ex-officio .t:o.136!,i-d 06 County Com~is~lon~rs ~ Lt' ~. By: Ma~~~~ t~ e;@~ ;,." Page 920 of 6405 Page 921 of 6405 Page 922 of 6405 Page 923 of 6405 Page 924 of 6405 Page 925 of 6405 Page 926 of 6405 Page 927 of 6405 Page 928 of 6405 Page 929 of 6405 Page 930 of 6405 Page 931 of 6405 Page 932 of 6405 Page 933 of 6405 Page 934 of 6405 Page 935 of 6405 Page 936 of 6405 Page 937 of 6405 Page 938 of 6405 Page 939 of 6405 Page 940 of 6405 Page 941 of 6405 Page 942 of 6405 Page 943 of 6405 Page 944 of 6405 Page 945 of 6405 Page 946 of 6405 Page 947 of 6405 Page 948 of 6405 Page 949 of 6405 Page 950 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 951 of 6405 Page 952 of 6405 Page 953 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 954 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 955 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 956 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 957 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 958 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 959 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 960 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 961 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 962 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 963 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 964 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 965 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 966 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 967 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 968 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 969 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 970 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 971 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 972 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 973 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 974 of 6405 5 FUTURE LAND USE MAP - EXISTING Page 975 of 6405 6 FUTURE LAND USE MAP - PROPOSED Proposed Subdistrict Language: Page 976 of 6405 7 APPROVED MASTERPLAN Ordinance 08-09 Page 977 of 6405 8 PROPOSED MASTER PLAN 1 1 1 1 Page 978 of 6405 9 CONCEPTUAL SITE RENDERING Page 979 of 6405 10 PROPOSED PERMITTED USES Page 980 of 6405 11 PROPOSED DEVELOPMENT STANDARDS Page 981 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 982 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 983 of 6405 1 LauraDeJohnVEN From:claudia@stevefuller.com Sent:Thursday, May 16, 2024 3:35 PM To:LauraDeJohnVEN; Parker Klopf Cc:Burt Saunders; Chris Hall; Dan Kowal; Rick LoCastro; Bill McDaniel Subject:Reference 5396 Myrtle PL 20230016211 Attachments:East Naples Community Development Plan Naples Manor Pages.pdf EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: Reference 5396 Myrtle PL 20230016211 PL 20230016212 Laura DeJohn, Senior Planner, Zoning Department Laura.DeJohn@colliercountyfl.gov Parker Klopf, Comprehensive Planning Review Parker.Klopf@colliercountyfl.gov I am writing to you in opposition to Metropolitan Naples request of the Change in Zoning and several other requested Deviations on this project AKA U-Haul Mobility Center. How does this project align with the “EAST NAPLES COMMUNITY DEVELOPMENT PLAN” That was prepared in November of 2020? I am attaching the relevant pages for ease of review. Page 3 of the plan in the Executive Summary specifically limits “undesired uses to include Self- Storage.” Page 19 goes into more detail on the scope of undesired uses for this area. Page 6 Names the area US 41 at Naples Manor and an Artist Rendering depicts an idea of what the build-out for the area should look like. This artist rendering includes the parcels in question. Pages 25-28 Details the current status and the ideal future land use for the US 41 at Naples Manor Corridor, which encompasses the subject property. As you are aware this study included County Departments, Stakeholders and Public input with the assistance of a paid Consultant. The take-aways and vision from this plan should be the primary guide to how review of this proposal is administered. It is my opinion that both the Commercial C-3 zoning and RMF-6 zoning that was requested to be rezoned to a more intense commercial PUD is not consistent with the county GMP and the immediate surrounding neighbors. Page 984 of 6405 2 As the current zoning would permit for OƯice space and light retail, these land uses would have a better impact on the neighborhood and surrounding community, with services that would be relevant to our daily lives and might even enhance our community. The proposed “U-Haul Mobility Storage Rental Complex” is of a more industrial nature and does not belong adjacent to low density RMF – 6 zoning and within 500 feet of a single-family neighborhood. Each time I read the application and notes related to this project I see or realize the scope of the project and concerns. Building Height 60’, where on the East Trail does anything this high exist except at the government center and of course at the applicant’s “monstrosity” at the Davis Triangle? Request to Deviate from Glazing Standards, applicant wants to build a 60’ tall warehouse that will be a blight on the entire East Trail. Density of Use, nearly all of the 8.24 acres will be of an industrial nature, from the aforementioned 60’ warehouse with appx 200,000 sf of indoor storage. 2 other warehouse buildings of undetermined height and the entire site paved with impermeable surface for Trucks and Trailer Rental. Accessory Uses, Propane Storage, Gas Storage for Rental Vehicles, Fleet Maintenance to include Oil Changes, Transmission Fluid Changes, Brakes, Tires etc. All susceptible to Run-oƯ into the adjacent canals of the Lely Drainage Project and then into Rookery Bay. Access to Myrtle Lane, While the site plan calls for emergency access at this location, several places within the applicants’ evaluation criteria this secondary access on Myrtle Lane is referenced as a viable alternate egress and access to the facility. Myrtle Lane is a narrow (17’) wide Lane that services 35 Homeowners and several undeveloped RMF 6 parcels. We already have access issues to US 41 due to lack of alignment with a light, so we make a U-Turn either coming or going when we need to access or leave the lane. We have a local courtesy on the street that we yield to other vehicles based on where it is safe to pull over when a neighbor is pulling a trailer. Lost drivers who are unaccustomed to the size of their vehicle can become a real safety hazard on this Lane. I have been on Myrtle Lane for over 20 years, and in Collier County for 45+ it may not be relevant but speaking to a bigger picture of East Naples, is this really good for our community, One more Self Storage Center in a very Short distance? I calculated in a 2.8 mile stretch along US 41 between Valley Stream Dr. and SW Blvd there are 5 already built SS Centers plus another to be built for autos, representing over 450,000 sf of storage space. When I travel and visit new cities I judge them by the entry into the city. The Tamiami Trail is a major thoroughfare that brings out of town visitors into our community. So if you were crossing over 951 headed into town, first you would see a shopping plaza, then nice lakes with horse statues, a nice park, followed Page 985 of 6405 3 by a nasty litter filled ditch and a then bunch of storage centers, truck rentals and used golf carts. It all seems low rent, and not a great reflection on our community. Commission Saunders will remember this bit of CC history, back 35+ years ago, East Naples was going to be the “bomb” a development called Sable Bay was going to Rival Pelican Bay. The community was fought on legitimate environmental reasons and also general NIMBY opposition. So all of the “preferred” development moved towards North Naples. East Naples became the “undesired place” blighted, but now so many years later we have beautiful, sustainable, lower density communities. However, the stigma is still there and allowing it to perpetuate by providing multiple deviations and land use changes to developers like this applicant has requested, does not enhance our community or way of life. Large Self Storage Centers with the varied services of truck rental, propane etc. is better suited at an industrial location with access cross arterial roads. Deviating from the Comprehensive Growth Management Plan is not a good idea. Every deviation, re-zone and relief from the LDC erodes the framework that was created to make Collier County a quality-of-life community. The requested deviations and re-zone do not enhance our quality of life in the surrounding neighborhoods. Nor do they add to the health, safety, and well-being of our residents. I appreciate your review of my comments and apologize for the length of this letter. Sincerely, Claudia Fuller 5259 Myrtle Lane CC: Board of County Commissioners Burt.Saunders@colliercountyfl.gov Chris.hall@colliercountyfl.gov Dan.kowal@colliercountyfl.gov Rick.LoCastro@CollierCountyFL.gov bill.mcdaniel@colliercountyfl.gov Page 986 of 6405 Page 987 of 6405 • • • • Source: Florida Department of Revenue, 2019 with some exceptfons Map 2: Existfng Land Uses and Roadways in the East Naples Study Area Page 988 of 6405 • • • *See plan for calculatfon details and assumptfons. • • • • • • • • Page 989 of 6405 • • • Page 990 of 6405 Figure 14: US 41 at Naples Manor Existfng Conditfons and Connectfvity Opportunitfes Page 991 of 6405 Figure 15: US 41 at Naples Manor Moderate Concept – Plan View Source: concept image: PlusUrbia Design; calculatfons—Tindale Oliver; notes on calculatfons: Numbers based on conceptual design and rounded. The calculatfons shown herein are conceptual and do not guarantee potentfal build-out. Maximum square footage of either office or residentfal indicates that which could be added given the concept design and based on whether net square footage added was all office or all residen- tfal, yet some combinatfon of the two would be possible. Maximum employees or units indicate those that could be added given the concept design and based on whether net square footage added was all office or all residentfal, yet some combinatfon of office and residentfal would be possible. Assumed 1400 sq ft unit, 300 sq ft of office per employee, 500 sq ft of retail per employee. Page 992 of 6405 • • • • • • • • • • Figure 16: US 41 at Naples Manor Moderate Concept – Perspectfve View Source: PlusUrbia Design Page 993 of 6405 Figure 17: US 41 at Naples Manor Light Concept Images source:: PlusUrbia Design Figure 18: US 41 at Naples Manor Robust Concept Page 994 of 6405 1 LauraDeJohnVEN From:Kathy Smith <smithlife.llc@gmail.com> Sent:Tuesday, May 14, 2024 3:17 PM To:Rick LoCastro; LauraDeJohnVEN; Parker Klopf; michaelsawyer@colliercountyfl.gov Subject:5396 Myrtle Ln, PL20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Re: 5396 Myrtle Lane PL 20230016211 PL 20230016212 To the Collier County Planners and County Commissioner; There was a meeting on May 6th at 5:30pm, a Neighborhood Information Meeting, hosted by GradyMinor and Associates, for the above property. Many neighbors attended this meeting, some could not make it because of the time. We had our own neighborhood meeting on May 2nd, with 33 neighbors in attendance. We had some discussions this past weekend with neighbors that could not make the May 6th meeting. We all feel that this type of project is not good for our little neighborhood. There are too many storage facilities already in our area, one being right next door to this proposed project (CubeSmart). The type of project they are proposing would be better suited in an industrial park or a highly dense commercial area, not in a small residential neighborhood like ours. Some of the concerns were about the flooding due to a project this large. The West end of Myrtle sits lower than the East end. The West end floods in the rainy season, with some of the properties having severe flooding during hurricanes and heavy rainstorms. Another huge concern for all of us is the obvious, the traffic in our neighborhood. This will bring too much traffic and unwanted guests to our neighborhood, during construction and afterwards. Our neighborhood does not have sidewalks and we have many young children/grandchildren that play outside and ride bikes, and residents walking pets. Many of the residents on Myrtle Lane have been in their homes for several years, some for 25–55 years. Our family purchased two lots in 1968, and our home in 1973. The most impacted resident would be 5371, her husband built their home in 1971 and they raised their four children there. She is now a widow and scared to death what this type of project will bring. Our quiet, peaceful neighborhood will be gone. We all always knew that something would be built there eventually, but never imagined what is being proposed. We feel that what would be built there should be built according to the current zoning and not be allowed any access to/from Myrtle Lane. When you make your decision regarding this proposed project, our neighborhood is begging you to take into consideration the impact this will have on the residents. Please leave the current zoning in place and do not allow a project of this size next to our neighborhood. Sincerely, Joe R. & Katherine L. Smith Page 995 of 6405 2 5240 Myrtle Lane ~ Naples, FL 34113 smithlife.llc@gmail.com Page 996 of 6405 1 LauraDeJohnVEN From:LauraDeJohnVEN Sent:Thursday, August 15, 2024 9:01 AM To:Steve@stevefuller.com Cc:Parker Klopf Subject:RE: Reference 5396 Myrtle PL 20230016211 Attachments:Submittal 2 16 PUD Exhibits A-F.pdf Good morning Steve. Thank you for your input, your email will be included in the correspondence records for this petition. In the PDF attached you will see the PUD master plan on page 4 of the PDF. This was part of the applicant’s submittal on 7/23/24. Laura DeJohn Planner, Sr. Development Review Office:(239)252-5587 Laura.DeJohn@colliercountyfl.gov From: Steve@stevefuller.com <Steve@stevefuller.com> Sent: Wednesday, August 14, 2024 5:38 PM To: LauraDeJohnVEN <Laura.DeJohn@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Subject: Reference 5396 Myrtle PL 20230016211 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Laura and Parker, We have been reviewing the latest update from the developer of the proposed UHaul site at the corner of Myrtle Lane and Tamiami Trail. We are also monitoring the Planning Commission Calendar for when this item may go before them. We appreciate staff comments and questions regarding whether this site is viable for the size and scope of the project. All efforts to minimize the height of this structure still leaves us with an out of place business and facility. The site is inappropriate for propane storage as it is not an industrial location and is immediately adjacent to residential zoning. Though the attempt to help buffer this mega storage center has merit, it still is merely a Band-Aid on the blight that this mega storage structure will leave in damnably and indefinitely on 41 E which in fact is a major gateway between Naples and Marco and an entrance gateway into the city of Naples from traffic from the Miami and East Coast area. All Page 997 of 6405 2 attempts to minimize the impact of this will still not hide this decision that the Collier County Commissioners will be left with for years to come. Further it is rather unfortunate that the developer does not feel that they should abide be the East Naples Development Plan because it has not been “enacted”. Although it has not been formally adopted it is obvious from the amount of time, effort and money by many parties and organizations to produce such a plan that this is the “will’ of the community. The Developer is obviously not interested in being a contributor or long term neighbor of East Naples, in fact the whole project is really because U-Haul at it’s current location is a hindrance to Metropolitan Developments Mega Project at the Davis Triangle. So they are trying to find the fastest cheapest piece of land to appease U-Haul without consideration of Myrtle Cove Acres or East Naples as a whole. “Just Push it down the road” The applicants follow up and modifications reference an amended Master site Plan in Attachment 2 within the portal, we cannot seem to locate that, if you have a copy can you please forward to us. Thank You, Steve & Claudia Fuller 239-821-4200 Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. Page 998 of 6405 1 LauraDeJohnVEN From:jon virgin <jvirgin55@gmail.com> Sent:Saturday, May 18, 2024 1:17 PM To:LauraDeJohnVEN; michaelsawyer@colliercountyfl.gov; Parker Klopf; Rick LoCastro Subject:5396 Myrtle Lane EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: PL20230016211 and PL20230016212 Regarding the above property, I am against rezoning for a multitude of reasons which our community has brought to your attention: drainage issues due to the street being a low area; additional traffic in an already congested road; numerous mini storage units within a 2 mile range. I am also strongly against any kind of additional access on to Myrtle Lane whether it be general or emergency. The road only has one way in and one way out and the width of the road makes it even more treacherous. Please add my comments to the file for this property. Jon Virgin 5219 Myrtle Lane Page 999 of 6405 1 LauraDeJohnVEN From:Steve@stevefuller.com Sent:Thursday, May 16, 2024 3:30 PM To:LauraDeJohnVEN; Parker Klopf; Michaelsawyer@colliercountyfl.gov Cc:Burt Saunders; Chris Hall; Dan Kowal; Rick LoCastro; Bill McDaniel Subject:Reference 5396 Myrtle PL 20230016211, PL20230016212 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. RE: Reference 5396 Myrtle PL 20230016211 PL20230016212 Laura DeJohn, Senior Planner, Zoning Department Laura.DeJohn@colliercountyfl.gov Parker Klopf, Comprehensive Planning Review Parker.Klopf@colliercountyfl.gov Michael Sawyer, Transportation, Michaelsawyer@colliercountyfl.gov This Letter written as a formal objection to the proposed development of a Mega U-Haul center at the corner of Myrtle and 41, it will be summarized in bullet points with no specific order of importance simply from the perspective that all of these bullet points carry an equal weight of importance depending on the neighborhood’s perspective. - There have been several studies and suggestions by City Council members and County Commissioners that there be a moratorium on self-storage facilities around the county. Cape Coral has already instituted a moratorium on these projects. - The neighboring property is a CubeSmart central station and a block down a CubeSmart satellite station, these locations currently have tons of availability, and as of today they are o Ưering a 40% discount and waving administrative fees, why would we need an additional 300,000 square feet. - The proposed structure in the plan, though under the disguise of a four-story building which would be the largest structure on the East Trail, is actually proposed at 60 to 70 feet tall. Making it far higher than 4 stories and standing out as the biggest eyesore just East of the Gateway into Collier County and Naples; it would oƯer nothing for neighborhood enhancement or beautification. - The facility itself not only is not needed and too large and o Ưers absolutely nothing for the surrounding neighbors or communities, It is in an an awkward location in terms of its accessibility, both egress and access. - On the proposed site plan produced by Grady Minor they talk of sidewalks on 41 and Myrtle, there is no sidewalk on Myrtle there are no streetlights on Myrtle. Myrtle Lane is a very narrow 17-foot- wide Rd., Desperately in need of paving and certainly no additional traƯic; this road has not been serviced in the last 18-20 years. - Whatever is to be built at the corner of 41/Myrtle/Broward intersection, it should come with a well thought out County plan as to traƯic flow and safety. This is an intersection that has had previous studies, with recorded plans and drawings that show realignment of Myrtle to the 41 intersection, a desperately needed improvement for safety and all tra Ưic concern, there are already 2 memorials for people that have died in car wrecks at this intersection. Page 1000 of 6405 2 - Stated as a separate bullet point there are already two people who have died at this intersection. - There is an easement they would like to capitalize on at back of the property between the commercial and the RMF 6 is an active easement with several power lines going through it. - I feel the intention of the developers, Metropolitan Naples, LLC, is not for the benefit of the community. It is simply to move U-Haul oƯ the approx. 2.4 acres adjacent to their current high - rise product and project to allow for additional land to build additional buildings further redefining the gateway into Naples and congesting the Davis 41 triangle. - I recognize that this land (on Myrtle Lane) may be a cheaper alternative to other commercial land that is more suitable for the development of a mega storage center 300,000 square feet. Maybe with the guidance and foresight of our county planners and commissioners they can look elsewhere. - The project oƯers nothing for residents within several miles in terms of daily services, weekly services, emergency services or Basic services for daily and household living and maintenance. - The storage center by its nature is a drive to location as needed accessed infrequently and the distance of one to four extra miles is insignificant In the scope of its usage. - This is a neighborhood that is surrounded by three canals, part of the South Florida Water Management system, that routinely experiences flooding. These canals filter through Rookery Bay. - The impact that this large asphalt laden facility will create on surface water runo Ư at the very least needs to be studied further, with the aide of South Florida Water management potentially the Corps of Engineers. - This particular project would commercialize this area to an industrial level that it sets an unfortunate precedent for what else might be attracted to this property and East Naples. - The county has a duty and responsibility to ensure responsible, appropriate, and community enhancing development. Sincerely, Steve Fuller 5259 Myrtle Lane CC: Board of County Commissioners Burt.Saunders@colliercountyfl.gov Chris.hall@colliercountyfl.gov Dan.kowal@colliercountyfl.gov Rick.LoCastro@CollierCountyFL.gov bill.mcdaniel@colliercountyfl.gov Page 1001 of 6405 Page 1002 of 6405 Page 1003 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 1004 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 1005 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 1006 of 6405