Agenda 03/11/2025 Item # 8A (Resolution - Petition CU-PL20230004408 - FPL Summit Tower Conditional Use)3/11/2025
Item # 8.A
ID# 2025-25
Executive Summary
*** This Item Continued from the February 11, 2025 BCC Meeting. *** 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 a Resolution of the Board of Zoning Appeals of Collier County, Florida, providing for the
establishment of a conditional use to allow a 150-foot tall monopole communications tower that deviates from the
required 150-foot separation from residential property by providing an 84-foot separation from residential property to the
north on lands zoned Estates (E) and designated Residential Estates Subdistrict within the Rural Golden Gate Estates
Sub-Element of the Golden Gate Area Master Plan of the Collier County Growth Management Plan pursuant to sections
2.03.01.B.1.c.12 and 5.05.09 of the Collier County Land Development Code, located on approximately 613+ square feet
of a 4.99+ acre tract located at 191 Weber Boulevard North, in Section 2, Township 49 South, Range 26 East, Collier
County, Florida. (PL20230004408 - FPL Summit Tower Conditional Use)
OBJECTIVE: To have the Board of Zoning Appeals (BZA) 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 the 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. Per Policy 1.1.8 of the Rural Estates Sub
Element of the Golden Gate Area Master Plan adopted in the Growth Management Plan (GMP), to obtain conditional
use approval, a super-majority vote (minimum of 4 votes) by the BZA is required for approval of this item.
CONSIDERATIONS: The request is to install a 150-foot-tall monopole telecommunications tower (plus a 5-foot
lighting rod) with an associated 15-foot by 30-foot compound area at the base of the tower for accessory equipment.
The parent parcel is 4.99+ acres, and it is occupied by a Florida Power and Light (FP&L) electric substation and a
conservation easement along the south and east sides of the property (Official Records Book 4257, Page 1833).
The site is zoned Estates, and the Future Land Use Map designation is Mixed Use District, Residential Estates
Subdistrict within the Rural Golden Gate Estates Sub-Element in the Golden Gate Area Master Plan. The electric
substation is a permitted essential service use per Land Development Code (LDC) Section 2.01.03.
To the north, south, east, and west are single-family residential homes, all zoned Estates (E). Access to the tower will be
provided off Weber Boulevard North via an existing driveway within a 20-foot-wide non-exclusive ingress and egress
licensed area.
When this petition was originally submitted, the tower did not meet all the separation distance requirements applicable
to communication towers per the LDC. A companion Variance petition (PL20230007814) was submitted seeking relief
from the required 375-foot separations (2.5 times tower height) between the northern and southern residential
properties.
On February 27, 2024, Collier County adopted Ordinance 2024-05, an LDC Amendment related to wireless
communication facilities. The LDC was amended to allow tower structures to be separated from off-site abutting
Residential or Estate uses by 100% of the tower height, or 150 feet for the requested tower. Additionally, "alternative"
tower structures may now be separated from off-site abutting Residential or Estate uses by 50% of the tower height, or
75 feet for the requested tower. Alternative tower structures are defined in LDC Section 5.05.09.D. as manmade trees,
clock towers, bell towers, steeples, light poles, and similar alternative mounting structures that accommodate,
camouflage, minimize, or conceal the wireless communication facility equipment.
The LDC Amendment also added an allowance for petitioners to request a deviation from the design and development
standards applicable to towers as part of the Conditional Use request. Because of this, the Variance petition is no
longer necessary and has been withdrawn. The petitioner originally requested two deviations, but the second request for
relief from providing a wall or fence around the communication tower was withdrawn to address staff's recommendation
and the Planning Commissioner's comments. One deviation is now requested:
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3/11/2025
Item # 8.A
ID# 2025-25
Deviation #1 requests relief from LDC Sec. 5.05.09.F.2.c. which requires a minimum tower separation of 150
feet from abutting Estates zoned property to the north to allow separation of 84 feet.
Per the Separation Plan (Sheet C1 of the Plan Set included as Exhibit "B" of the attached Resolution), there is no
applicable fall zone radius per the tower design. The petitioner states that the communication tower will be constructed
to the same standards as FP&L's electric transmission poles; the tower will be designed to withstand a Category 5
hurricane; therefore, there is no engineered breakpoint, and no fall zone radius applies. The tower design has a minimum
capability for three service users/carrier's equipment.
Federal Law
It should be noted that Section 704 of the Telecommunications Act of 1996, codified at 47 USC 332(c)(7)(B)(iv)
(attached in part as Attachment G to this Executive Summary), prohibits environmental concerns (or health concerns) as
a reason for denial of cell towers by a local jurisdiction. If denied, it should not be based on health effects but rather one
of the findings specified in LDC Section 10.08.00.D: (1) Consistency with the LDC and GMP; (2) Ingress and egress to
the property and proposed structures thereon with particular reference to automotive and pedestrian safety and
convenience, traffic flow and control, and access in case of fire or catastrophe; (3) The effect the conditional use would
have on neighboring properties in relation to noise, glare, economic or odor effects; (4) Compatibility with adjacent
properties and other property in the district.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
CU-PL20230004408 on December 19, 2024, and unanimously recommended approval with Deviation #2 withdrawn per
the petitioner. Four residents spoke on the item. Two residents spoke in favor of improved cellular service. One resident
expressed concern for the health implications of towers, and the petitioner advised that federal law preempts local
governments from considering health matters in local zoning decisions, noting the tower will meet radio frequency
maximums set by the Federal Communications Commission. Another resident expressed concern about impacts on
property values, and the petitioner stated that studies have been performed that show proximity to a tower does not
impact values, and local property appraisers do not factor the proximity of a tower in property valuations.
FISCAL IMPACT: The Conditional Use (CU) 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 CU is
approved, a portion of the land could be developed, and the new development will result in an impact on Collier County
public facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each
new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the GMP 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. Please note that impact fees and taxes
collected were not included in the criteria used by staff and the CCPC to analyze this petition.
GROWTH MANAGEMENT IMPACT: The subject property is designated Rural Estates, as identified in the Rural
Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan (GGAMP) and on the Rural Golden Gate
Estates Future Land Use Map of the GMP. Its current zoning is Estates (E). The stated intent is to install a 150-foot
monopole communication tower and related accessory equipment.
According to the Sub-Element, a Conditional Use for a cellular tower is allowed in the Estates zoning district only on
parcels no smaller than 2.25 acres and adjacent to a roadway classified within the Transportation Element as a Collector
or Arterial. Based on available information, the lot appears to be approximately 5 acres and is located adjacent to Collier
Boulevard, which is classified as a minor arterial roadway, allowing the Conditional Use process without an amendment
to the GGAMP. Staff would also like to note that the existing 4.99+ acre parcel is able to be split into two buildable lots,
and should a lot split ever be considered in the future, the cell tower must be on property with frontage on Collier
Boulevard so as not to create a non-conformity. Staff recommends as a condition of approval: The parent tract shall not
be split or altered in any way that would render the tower location to become noncompliant with the Conditional Use
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Item # 8.A
ID# 2025-25
Locational Criteria of the Rural Estates Sub-Element of the Golden Gate Area Master Plan of the Growth Management
Plan. This proposed project, as conditioned, is consistent with the GGAMP of the GMP.
According to the information provided by the applicant, the proposed tower facility will generate a de minimis number
of maintenance related trips monthly. Typically, a communication cell tower like this can expect approximately one trip
per month, depending on the facility. Therefore, the Conditional Use is found to be consistent with Policy 5.1 of the
Transportation Element of the GMP.
Environmental review staff has found this project consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 4.99+ acres, with an existing FP&L substation and a 0.78-acre conservation
easement within the property.
The GMP is the prevailing document to support land use decisions, such as this proposed Conditional Use. Staff is
required to make a recommendation regarding a finding of consistency or inconsistency with the overall GMP as part of
the recommendation for approval, approval with conditions, or denial of any conditional use petition. Based on the
review above, this request, as conditioned, can be found consistent with the GMP.
LEGAL CONSIDERATIONS: Before you is a recommendation by the CCPC for approval of a conditional use (with
deviation, allowed by the LDC) authorizing a telecommunications tower within the Estates (E) zoning district. A
conditional use is a use that is permitted in a particular zoning district subject to certain restrictions. All testimony
given must be under oath. The attached report and recommendations of the CCPC are advisory only and are not binding
on you. The petitioner has the burden of demonstrating that the necessary requirements have been met, and you may
question the petitioner or staff, to satisfy yourself that the necessary criteria has been satisfied. In addition to meeting
the necessary criteria, you may place such conditions and safeguards as you deem appropriate to allow the use, provided
that there is competent, substantial evidence that these additional conditions and safeguards are necessary to promote the
public health, safety, welfare, morals, order, comfort, convenience, appearance, or the general welfare of the
neighborhood. As a further condition of approval of the conditional use, you may require that suitable areas for streets,
public rights-of-way, schools, parks, and other public facilities be set aside, improved, and/or dedicated for public use,
subject to appropriate impact fee credits.
Approval or denial of the petition is by Resolution. 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. This item has been approved as to form and legality, and requires an affirmative
vote of four for BZA approval. (DDP)
RECOMMENDATIONS: To approve Petition CU- PL20230004408 with a deviation from the required 150-foot
separation from residential property by providing an 84-foot separation from residential property to the north, subject to
one condition as recommended by the CCPC and incorporated in the Resolution.
PREPARED BY: Ray Bellows, AICP, Zoning Manager
ATTACHMENTS:
1. CCPC Staff Report
2. Resolution - 010225
3. Att B - Summit Substation Collocation Affidavit
4. Att C - VERIZON WIRELESS_RF_JUSTIFICATION_FPL_SUBSTATION_090982024
5. Att D - Deviation and Justification Statement (1)
6. Att E - Applicants backup
7. Att F - NIM Documents
8. FPL Summit Tower Sign Posting Affidavit
9. legal ad - agenda ID 2025-25 - CU-PL20230004408 FPL Communication Tower-BCC 2-11-25
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CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 1 of 14
December 10, 2024
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: DECEMBER 19, 2024
SUBJECT: PL20230004408; FPL SUMMIT TOWER CONDITIONAL USE
PROPERTY OWNER/AGENT:
Owner: Florida Power & Light Company Agent(s): James Johnston
Property Tax Department Shutts & Bowen LLP
700 Universe Blvd., PSX/JB 300 South Orange Ave., Ste. 1600
Juno Beach, FL 33408 Orlando, FL 32801
Petitioner: Verizon
4700 Exchange Ct., Suite 100
Boca Raton, FL 33431
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider a
Conditional Use petition to allow a 150-foot tall monopole communication tower that deviates
from the required 150-foot separation from residential property by providing an 84-foot
separation from residential property to the north and that deviates from the requirement to screen
the tower facility with a wall or fence to allow no wall or fence around the tower on lands zoned
Estates within the Rural Golden Gate Estates, pursuant to Section 2.03.01 B.1.c.12 and Section
5.05.09 E.1 and 5.05.09.H. of the Land Development Code.
Per Policy 1.1.8 of the Rural Golden Gate Estates Sub Element of the Golden Gate Area Master
Plan adopted in the Growth Management Plan, to obtain conditional use approval, a super
majority vote (minimum of 4 votes) by the Board of Zoning Appeals shall be required.
GEOGRAPHIC LOCATION:
The site is located at 191 Weber Boulevard North (Parcel No. 36710200009), on the east side of
Collier Boulevard north of the Collier Boulevard/Golden Gate Boulevard West intersection in
Section 2, Township 49 South, Range 26 East, Collier County, Florida. (See location map on the
following page.)
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PURPOSE/DESCRIPTION OF PROJECT:
The petitioner seeks a Conditional Use for a telecommunications tower per LDC Section 2.03.01
B.1.c.12, subject to LDC Section 5.05.09. The request is to install a 150-foot-tall monopole
tower with a five-foot lightning road and a 15-foot by 30-foot equipment area.
The parent parcel is ±4.99 acres and is occupied by a Florida Power & Light (FP&L) electric
substation and a conservation easement along the south and east sides of the property (OR Book
4257, Page 1833). The site is zoned Estates, and the Future Land Use Map designation is Mixed
Use District, Residential Estates Subdistrict within the Rural Golden Gate Estates Sub-Element
in the Golden Gate Area Master Plan. The electric substation is a permitted essential service use
per LDC Section 2.01.03.
The proposed tower is expected to generate minimal traffic, with approximately one maintenance
visit per month, or 12 anticipated trips per year, by site technicians. Access to the tower will be
provided off Weber Boulevard North via an existing driveway within a 20-foot-wide non-
exclusive ingress and egress licensed area.
At the time of the original submittal of this petition, the tower did not meet all of the separation
distance requirements applicable to communication towers per the LDC, and a companion
Variance petition (PL20230007814) was submitted seeking relief from the required 375-foot
separations (2.5 times tower height) to the northern southern, and western residential properties.
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CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 3 of 14
December 10, 2024
On February 27, 2024, Collier County adopted Ordinance 2024-05, an LDC Amendment related
to wireless communication facilities. The LDC was amended to allow tower structures to be
separated from off-site abutting Residential or Estate uses by 100% of the tower height, or 150
feet for the requested tower. Additionally, “alternative” tower structures may now be separated
from off-site abutting Residential or Estate uses by 50% of the tower height, or 75 feet for the
requested tower. Alternative tower structures are defined in LDC Section 5.05.09.D. as
manmade trees, clock towers, bell towers, steeples, light poles, and similar alternative mounting
structures that accommodate, camouflage, minimize, or conceal the wireless communication
facility equipment.
The LDC Amendment also added an allowance for petitioners to request a deviation from the
design and development standards applicable to towers as part of the Conditional Use request.
Because of this, the Variance petition is no longer necessary and has been withdrawn. The
petitioner requests two deviations:
Deviation #1 requests relief from LDC Sec. 5.05.09.F.2.c. which requires a minimum
tower separation of 150 feet from abutting Estates zoned property to the north to allow
separation of 84 feet.
Deviation #2 requests relief from LDC Section 5.05.09.F.2.g. which requires wireless
communication facilities to be screened with a wall or fence to allow the communication
tower not to be fenced.
See page 11 of this report for discussion of the deviations.
Separation from:
Past LDC
Minimum Separation
per 5.05.09.G.7.b and c
Current LDC
Minimum Separation
Per 5.05.09.F.2.c.
Proposed
Separation
Property to North
(Estates / residential)
150’ x 2.5 = 375’
150’ x 1 = 150’
84’
Property to East
(Estates / residential)
150’ x 2.5 = 375’
150’ x 1 = 150’
445’
Property to West
(Estates / residential)
150’ x 2.5 = 375’
150’ x 1 = 150’
449’
Property to South
(Estates / residential)
150’ x 2.5 = 375’
150’ x 1 = 150’
239’
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SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding the boundaries of the subject property, which is developed with an FP&L electric
substation and zoned Estates (E):
North: Single-family residential, zoned Estates (E)
East: Single-family residential, zoned Estates (E)
South: Single-family residential, zoned Estates (E)
West: Single-family residential, zoned Estates (E)
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December 10, 2024
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is designated Rural Estates as
identified in the Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan
(GGAMP) and on the Rural Golden Gate Estates Future Land Use Map (FLUM) of the Growth
Management Plan (GMP). The current zoning is Estates (E). The stated intent is to install a 150’
monopole communication tower and related accessory equipment.
According to the Sub-Element, a Conditional Use for a cellular tower is allowed in the Estates
zoning district only on parcels no smaller than 2.25 acres and adjacent to a roadway classified
within the Transportation Element as a Collector or Arterial. Based on available information, the
lot appears to be approximately 5 acres and is located adjacent to Collier Boulevard, which is
classified as a minor arterial roadway, allowing the Conditional Use process without an
amendment to the GGAMP. Staff would also like to note that the existing ±4.99acre parcel is
able to be split into two buildable lots, and should a lot split ever be considered in the future; the
cell tower must be on property with frontage on Collier Boulevard so as not to create a non-
conformity. Staff recommends as a condition of approval: The parent tract shall not be split
or altered in any way that would render the tower location to become noncompliant with
the Conditional Use Locational Criteria of the Rural Estates Sub-Element of the Golden
Gate Area Master Plan of the Growth Management Plan. This proposed project, as
conditioned, is consistent with the GGAMP of the GMP.
Transportation Element: The project is consistent with Policy 5.1 of the Transportation
Element of the Growth Management Plan, which states:
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment as
identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient
as identified in the current AUIR, or which significantly impacts a roadway segment or
adjacent roadway segment that is currently operating and/or is projected to operate below an
adopted Level of Service Standard within the five year AUIR planning period, unless specific
mitigating stipulations are also approved. A petition or application has significant impacts if
the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project’s significant
impacts on all roadways.”
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According to the information provided by the applicant, the proposed FP&L Summit Substation
Communication Tower will generate a de minimis number of maintenance-related trips monthly
based on similar facilities in Florida. Typically, a communication cell tower like this can expect
approximately one trip per month, depending on the facility. Therefore, the subject's Conditional
Use is found to be consistent with Policy 5.1 of the Transportation Element of the GMP.
Conservation & Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 4.99 acres with an existing FP&L substation and a 0.78-
acre conservation easement within the property.
Federal Law
It should be noted that Section 704 of the Telecommunications Act of 1996, codified at 47 USC
332(c)(7)(B)(iv), prohibits environmental concerns (or health concerns) as a reason for denial of
cell towers by a local jurisdiction. If the CCPC recommends denial of the petition, it should not
be based on health effects but rather on one of the five areas of analysis below for Conditional
Use.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
on which a recommendation must be based. This evaluation is completed as part of the
Conditional Use Findings provided below. In addition, staff offers the following analyses:
Environmental Review: Environmental Services staff has reviewed the Conditional Use petition
to address ecological concerns. The property has been developed with an FP&L electric
substation. An existing conservation easement dedicated to Collier County for 0.78 acres has
been recorded (OR 4257 PG 1833), which meets the preservation standards of LDC Section
3.05.07. The environmental data indicates a gopher tortoise (Gopherus polyphemus) burrow was
observed onsite. Consultation with the Florida Fish and Wildlife Conservation Commission
(FWCC) regarding guidelines and permitting requirements will be required before construction.
Environmental Services staff recommends approval of the petition.
Transportation Review: Transportation Planning staff has reviewed the petition request and
recommends approval.
Landscape Review: Buffers labeled on the Conceptual Site Plan are consistent with the LDC.
Final fence/wall and landscaping plans are reviewed at the time of site development plan
permitting.
Mosquito Control District Review: Per LDC Section 5.05.09.I.3., the applicant must supply a
copy of the application to the Collier Mosquito Control District or designee for towers greater
than 150 feet in height. The request is for a tower that is 150 feet in height, not greater than 150
feet, so this requirement does not apply.
Conditional Use Findings: Before any conditional use recommendation can be offered to the
Board of Zoning Appeals (BZA), the Collier County Planning Commission (CCPC) must make
findings that: 1) approval of the conditional use will not adversely affect the public; 2) all
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specific requirements for the individual conditional use will be met; and 3) satisfactory
provisions have been made concerning the following matters, where applicable:
1. Section 2.03.01 B.1.c.12 of the LDC permits communication towers as conditional uses,
subject to LDC Section 5.05.09.
The requested use for a wireless communication facility is allowed as a conditional use in the
Estates zoning district, subject to the standards and procedures established in Sections 10.
08.00, Conditional Uses Procedures, and 5.05.09, Wireless Communication Facilities, of the
LDC.
2. Consistency with the Land Development Code (LDC) and the Growth Management
Plan (GMP).
Staff has found this request is consistent with the Growth Management Plan (GMP). The
development of conditional uses shall be in compliance with the applicable provisions of the
Land Development Code (LDC), with the exception that deviations can be requested from
wireless communication facility design and development standards per LDC Section
5.05.09.F.4. Below is a review of applicable LDC standards and the two requested
deviations.
Height. The proposed tower is consistent with the maximum allowable tower height, which is
dependent upon the number of providers accommodated on the tower per LDC Section
5.05.09.F.2.b. The tower is designed to support up to three providers (Verizon plus two
others), which corresponds to a maximum height of 185 feet per the LDC. Lightning rods
may exceed the height limitation provided the rods are no greater than 10 feet in length. The
proposed height of 150 feet plus a 5-foot lightning rod conforms to the LDC.
Separations. The proposed tower is not consistent with separation requirements from off-site
abutting uses per LDC Section 5.05.09.F.2.c. The separation requirements are 100% of the
tower height or 50% of the tower height if an alternative tower structure is proposed.
Because the tower is proposed as a monopole design and not an alternative tower structure,
the minimum separation requirement is 150 feet.
The petitioner states that the communication tower will be constructed to the same standards
as its electric transmission poles; the tower will be designed to withstand a Category 5
hurricane. Therefore, there is no engineered breakpoint, and no fall zone radius applies. This
is indicated as Note 1. on Plan Sheet C1, Separation Plan.
While the proposed separations from Estates zoned residentially occupied property conform
to the minimum LDC requirement of 150 feet to the east, west, and south, the proposed
separation to the northern Estates zoned residentially occupied property is 84 feet, which
deviates from the LDC requirement of 150 feet. See page 11 of this staff report for
discussion of proposed Deviations.
Screening. Screening standards are enumerated in LDC Section 5.05.09.F.2.g. The petitioner
seeks to deviate from the requirement for an 8-foot-tall wall or fence that is 100 percent
opaque around the base of the tower. See page 11 of this staff report for discussion of
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proposed Deviations. The overall height of ground-mounted equipment shall not exceed 12
feet. Dimensions of the equipment cabinets are reviewed against this standard at the time of
the site development plan and building permitting.
Landscaping. Landscaping standards are enumerated in LDC Section 5.05.09.F.2.h. Buffers
labeled on the Conceptual Site Plan are consistent with the LDC. Final fence/wall and
landscaping plans are reviewed at the time of site development plan permitting.
Access and parking. Access and parking standards are enumerated in LDC Section
5.05.09.F.2.i. One parking space is required for towers that are 185 feet in height or less.
Access to the tower is shown on the Conceptual Site Plan (Sheet Z2), which is to be provided
off Weber Boulevard North via an existing driveway within a 20-foot-wide non-exclusive
ingress and egress licensed area. An adequate area for one parking space appears to be
available; final site design plans will be reviewed against these standards at the time of site
development plan permitting.
Estates. Additional standards apply to wireless communication facilities in the Estates
Zoning District. These standards are found in LDC Section 5.05.09.H. and are evaluated
below:
a. The parcel is a minimum 2.25 acres and adjacent to an arterial or collector road.
This criterion is met because the parcel is ±4.99 acres and is located adjacent to Collier
Boulevard, which is classified as an arterial roadway.
b. The wireless communication facility’s provider has provided evidence that the service
provider's search radius for the tower location requires placement of the tower in the
Estates Zoning District to meet its coverage requirements and that the wireless
communication facility cannot be co-located on an existing tower and provide the
same quality service coverage.
Per LDC Section 5.05.09 D.4, the search radius area means the limited area certified by the
provider’s Radio Frequency Engineer within which the proposed wireless communication
facility needs to be located in order to resolve the provider’s coverage and/or capacity issues
in the surrounding area. There is no standard numeric distance for a search radius; instead,
the search radius for a particular site depends on many factors, including, but not limited to,
the population to be served, geography, and topography.
See Attachment B for the petitioner’s required “No Alternative Towers Affidavit.” See
Attachment C, the Radio Frequency (RF) Justification Package, which includes an
explanation for the need to place the tower in the Estates Zoning District to provide adequate
service and address customer complaints due to coverage and capacity issues. The petitioner
asserts that “The proposed site will significantly enhance the coverage and capacity need in
the area and will bring significant network performance improvements to the existing and
future residents of this area. There are no additional existing structures in the area that could
support the installation of the Verizon Wireless equipment needed.”
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Supplemental application requirements apply to wireless communication facilities in the
Estates Zoning District. These requirements are found in LDC Section 5.05.09.I.1. and are
evaluated below:
a. Evidence from a Radio Frequency Engineer that the proposed facilities cannot be
installed on another structure in Collier County and shall be located at the proposed
site to meet coverage requirements with a composite propagation study illustrating,
graphically, existing and proposed coverage in industry-accepted median received
signal ranges.
See Attachment B for the petitioner’s required “No Alternative Towers Affidavit” and
Attachment C for the Radio Frequency (RF) Justification Package, which includes an
explanation for the need to place the tower in the Estates Zoning District to provide adequate
service and address customer complaints due to coverage and capacity issues. The RF
Justification Package includes graphics illustrating existing and proposed coverage and
asserts that “The proposed site will significantly enhance the coverage and capacity need in
the area and will bring significant network performance improvements to the existing and
future residents of this area. There are no additional existing structures in the area that could
support the installation of the Verizon Wireless equipment needed.”
b. If co-location is not available, the applicant shall submit an affidavit stating that the
applicant made diligent efforts for permission to install or co-locate the WCF on all
existing support structures located within the search radius for the proposed tower.
The applicant shall establish in the application that they are unable to provide
service at existing sites nearby, no other existing tower is available (including utility
poles), and that no reasonable alternative technology can accommodate the WCF due
to one or more of the following factors: (six factors are listed but not re-stated here
for brevity)
See Attachment B for the petitioner’s required “No Alternative Towers Affidavit,” which
states, “A diligent review of the area within the search ring found that there are no existing
communication towers and no buildings or structures tall enough to meet the antenna design
of 145 feet above ground level.”
Mosquito Control District. Because the proposed tower is not greater than 150 feet in height,
the requirement that the applicant supply a copy of the application to the Collier Mosquito
Control District or designee does not apply per LDC Section 5.05.09.I.3.
3. Ingress and egress to the property and proposed structures thereon, with particular
reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
Ingress and egress are shown on the Conceptual Site Plan (Sheet Z2) to be provided off
Weber Boulevard North via a gated asphalt paved drive within a 20-foot wide non-exclusive
ingress and egress licensed area. At the perimeter of the 15-foot x 30-foot equipment
compound, a 12-foot-wide access gate is proposed for security.
Page 28 of 4027
CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 11 of 14
December 10, 2024
The petitioner states that the use will generate approximately one maintenance visit per
month, or 12 anticipated trips per year, by site technicians.
4. The effect the Conditional Use would have on neighboring properties in relation to
noise, glare, economic or odor effects.
The communication tower is an unmanned facility and is not anticipated to generate noise,
odor, or glare. No signals, lighting, or illumination is permitted on towers unless required by
the FAA or other applicable authority. Site lighting cannot be more than 20 feet above grade
and must be fully shielded and directed downward away from neighboring properties. The
tower is not proposed to be illuminated. The tower is anticipated to improve wireless
communication capacity and service levels in the area, which not only positively affects
economic opportunities but also increases safety within the area with improved coverage and
call stability for emergency situations.
5. Compatibility with adjacent properties and other properties in the district.
The tower is within the boundaries of the parent parcel, occupied by an FP&L electric
substation and a conservation easement along the south and east sides of the property (OR
Book 4257, Page 1833). A tower will generate far fewer trips than other uses that are
permitted or conditional in the Estates zoning district.
Minimum separation distances are established in the LDC to address compatibility with
abutting uses in proximity to a proposed tower. Towers in the Estates Zoning District must be
separated from the property line of abutting uses by at least 100% of the tower height unless
an alternative tower structure is proposed, whereby the separation distances shall be reduced
to 50% of the tower height. The petitioner is proposing a 150-foot-tall monopole tower and
not an “alternative tower structure.” The minimum required separation distance of 150 feet
from abutting property lines is met with the exception of the 84-foot separation proposed
from the abutting property to the north.
DEVIATION DISCUSSION
The allowance for deviations through the Conditional Use process is a new provision introduced
through the LDC Amendment related to wireless communication facilities approved by
Ordinance 2024-05 on February 27, 2024. LDC Section 5.05.09.F.4. states that an applicant
requesting a Conditional Use may request a deviation from the design and development
standards of [Section 5.05.09.F] as part of the Conditional Use request. Criteria for the deviation
will be the criteria set forth in LDC section 10.08.00.D.
The criteria set forth in LDC Section 10.08.00.D. are the findings that are the basis for the
Planning Commission’s recommendation for conditional uses. These findings include the
criterion that the request is consistent with the LDC. Deviations, by definition, are a departure
from consistency with LDC standards. Therefore, this criterion cannot be met when applied to
the review of deviations. For this reason, the staff analysis/recommendation includes additional
consideration also given to the County’s standard deviation review criteria found in LDC Section
10.02.13.A.3., “the element may be waived without detrimental effect on the health, safety, and
welfare of the community.” LDC section 10.02.13.B.5.h, the deviation is “justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.”
Page 29 of 4027
CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 12 of 14
December 10, 2024
The petitioner seeks two deviations from the requirements of the LDC. The deviations are
directly extracted from the petitioner’s “Deviation and Justification Statement” provided as
Attachment D. The staff analysis/recommendation is outlined below.
Proposed Deviation # 1: (Separation requirement)
Relief from LDC Section 5.05.09.F.2.c. which requires the tower to be separated from abutting
Estates zoned property to the north a minimum of 150 feet to allow separation of 84 feet.
Petitioner’s Justification: See Attachment D for petitioner’s explanation addressing conditional
use findings criteria of LDC Section 10.08.00.D.
Staff Analysis and Recommendation: Staff recommends APPROVAL based on the
explanations provided by the petitioner that the site has unique constraints limiting the tower
placement to the proposed location and that the tower is designed to standards that preclude it
from falling, finding in compliance with LDC section 10.02.13.A.3., the petitioner has
demonstrated that “the element may be waived without detrimental effect on the health, safety,
and welfare of the community” and in compliance with LDC section 10.02.13.B.5.h, the
petitioner as demonstrated that the deviation is “justified as meeting public purposes to a degree
at least equivalent to literal application of such regulations.”
The petitioner’s justification for the reduced separation is based on constraints unique to FP&L
substations. The site is constructed as an FP&L substation with required stormwater facilities
and conservation areas. Limiting site design constraints result in the proposed tower location,
including FP&L’s critical 100-foot setback from the substation building and existing stormwater
facilities and conservation areas on the site. Per the Separation Plan (Sheet C1), there is no
applicable fall zone radius per the tower design. The petitioner states that the communication
tower will be constructed to the same standards as FP&L’s electric transmission poles; the tower
will be designed to withstand a Category 5 hurricane; therefore, there is no engineered
breakpoint, and no fall zone radius applies.
Proposed Deviation # 2: (Screening)
Relief from LDC Section 5.05.09.F.2.g, which requires wireless communication facilities to be
screened with a wall or fence to ensure that no unauthorized persons can access the facility and
to allow the communication tower not to be fenced.
Petitioner’s Justification: See Attachment D for petitioner’s explanation addressing conditional
use findings criteria of LDC Section 10.08.00.D.
Staff Analysis and Recommendation: Staff recommends DENIAL, finding the petitioner has
not demonstrated that the deviation is “justified as meeting public purposes to a degree at least
equivalent to literal application of such regulations.”
The equipment compound is proposed to be fenced per the LDC requirement; however, the
monopole itself is not. The petitioner indicates that FP&L will construct, own, and maintain the
tower; technicians will access the antennas on the structure using a crane and basket; and FP&L
Page 30 of 4027
CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 13 of 14
December 10, 2024
does not permit fences to be constructed around poles because such fences are considered to be
potential climbing aids. Staff notes that the proposed fence surrounding the equipment
compound is roughly 6 feet from the tower. Therefore, it would be feasible to fence around the
tower with an offset of roughly 6 feet.
The petitioner states that the substation property is already a secure compound, so providing an
additional fence around the communication tower will not provide additional protection from
unauthorized access to the communication tower. Staff notes the survey and site plans show
fencing around the substation facility and does not show fencing around the perimeter of the
4.99-acre parcel, so the level of security that exists for the tower is not evident.
The petitioner states that the existing, mature tree canopy screens neighboring properties from
the tower. Staff notes that a tower extending 150 feet in height can be seen despite the presence
of trees in the vicinity of the tower; it is not clear how the trees control for unauthorized access to
the structure to the extent that a fence would provide such control.
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.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The NIM was held on April 16, 2024, at Max A. Hasse Jr. Community Park, located at 3390
Golden Gate Boulevard West. Approximately 11 members of the public attended. Virtual
attendance was also available via ZOOM. The meeting commenced at 6:10 p.m. and ended at
approximately 6:50 p.m.
The petitioner’s agent, James Johnston, presented information about the proposed wireless
communication facility and the justification for the Conditional Use.
Comments from attendees included support for the improved cellular service in the area and
opposition due to health concerns.
See Attachment F for the documentation of the NIM.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed this staff report on November 20, 2024.
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) recommend approval
of Petition CU-PL20230004008, FPL Summit Tower, to the Board of Zoning Appeals (BZA),
subject to the following conditions:
Page 31 of 4027
CU-PL20230004408 FPL SUMMIT TOWER CONDITIONAL USE Page 14 of 14
December 10, 2024
1. The telecommunications tower is on a +/-4.99-acre parent tract, which conforms to
Conditional Use Locational Criteria of the Rural Estates Sub Element of the Golden Gate
Area Master Plan of the Growth Management Plan because the parcel is no smaller than
2.25 acres and is adjacent to Collier Boulevard, which is classified as an arterial. The
parent tract shall not be split or altered in any way that would render the tower location to
become non-compliant with the Conditional Use Locational Criteria of the Rural Estates
Sub Element of the Golden Gate Area Master Plan of the Growth Management Plan.
2. Deviation #2 is denied. An 8-foot-tall wall or fence that is 100 percent opaque is
required around the base of the tower per LDC Section 5.05.09.F.2.g.
Attachments:
A. Draft Resolution
B. Petitioner’s No Alternative Towers Affidavit
C. RF Justification Package
D. Petitioner’s Deviation and Justification Statement
E. Application/Backup documents
F. NIM Documentation
Page 32 of 4027
RESOLUTION NO.2025.
WHEREAS, the Legislature of the State of Florida in Chapter 67-1246, Laws of Florida,
and Chapter 125, Florida Statutes, has confened on Collier County the power to establish,
coordinate and enforce zoning and such business regulations as are necessary for the protection
of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code
(Ordinance No. 2004-41, as amended) which includes a Comprehensive Zontng Ordinance
establishing regulations for the zoning of particular geographic divisions of the County, among
which is the granting ofConditional Uses; and
WHERIAS, the Board of Zoning Appeals (BZA), being the duly appointed and
constituted planning board for the area hereby affected, has held a public hearing after notice as
in said regulations made and provided, and has considered the advisability of a Conditional Use
to allow a I5O-foot-tall monopole communications tower that deviates from the required 150-
foot separation from residential property by providing an 84-foot separation from residential
property to the north on lands zoned Estates (E) within the Rural Golden Gate Estates Sub-
Element and Residential Estates Subdistrict of the Golden Gate Area Master Plan Element of the
Collier County Growth Management Plan pursuant to Sections 2.03.01.b.1.c.12 and 5.05.09 of
the Collier County Land Development Code on the property hereinafter described, and the
Collier County Planning Commission has made findings that the granting olthe Conditional Use
will not adversely affect the public interest and the specific requirements goveming the
Conditional Use have been met and that satisfactory provision and arrangement have been made
conceming all applicable matters required by said regulations and in accordance with Subsection
10.08.00.D. of the Land Development Code; and
fzt -cv s-oztt t ooue u rfit
FPL Summit Communication Tower
cu -PL20230004408 t DD025 Page 1 of2
CAU
A RESOLUTION OF THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA PROVIDING FOR THE
ESTABLISHMENT OF A CONDITIONAL USE TO ALLOW
A TsO-FOOT.TALL MONOPOLE COMMLINICATIONS
TOWER THAT DE\'IATES FROM THE REQUIRED I5O.
FOOT SEPARATION FROM RESIDENTIAL PROPERTY
BY PROVIDING AN 84.FOOT SEPARATION FROM
RESIDENTIAL PROPERTY TO THE NORTH ON LANDS
ZONED ESTATES (E) AND DESIGNATED RESIDENTIAL
ESTATES SUBDISTRICT WITHIN THE RURAL GOLDEN
GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE
AREA MASTER PLAN OF THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN PURSUANT TO
SECTIONS 2.03.01.8.1.c.12 AND 5.05.09 OF THE COLLIER
COUNTY LAND DEVELOPMENT CODE, LOCATED ON
APPROXIMATELY 613+ SQUARE FEET OF A 4.99+ ACRE
TRACT LOCATED AT I9I WEBER BOULEVARD NORTH,
IN SECTION 2, TOWNSHIP 49 SOUTH, RANGE 26 EAST,
COLLIER COLINTY, FLORIDA. (PL2O23OOO14O8)
Page 33 of 4027
WHEREAS, all interested parties have been given opportunity to be heard by this BZA in
a public meeting assembled and the BZA having considered all matters presented.
NOW, TIIEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING
APPEALS OF COLLIER COUNTY, FLORIDA that:
Petition Number PL20230004408 filed by James Johnston, Esq. of Shutts & Bowen,
LLP, with respect to the property hereinafter described in Exhibit "A", be and the same is hereby
approved for a Conditional Use to allow a l5O-foot-tall monopole communications tower that
deviates from the required 150-foot separation from residential property by providing an 84-foot
separation fiom residential property to the north on lands zoned Estates (E) within the Rural
Golden Gate Estates Sub-Element and Residential Estates Subdistrict of the Golden Gate Area
Master Plan Element of the Collier County Growth Management Plan pursuant to Sections
2.03.01.b.1.c.12 and 5.05.09 of the Collier County Land Development Code, in accordance with
the Conceptual Site Plan described in Exhibit "B", and subject to the conditions and deviations in
Exhibit "C". Exhibits 'A", "B", and "C" are attached hereto and incorporated herein by
reference.
BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of the
Board of Zoning Appeals.
This Resolution adopted after motion, second, and super-majority vote, this _ day of
2025.
ATTEST:
CRYSTAL K. KINZEL, CLERK
By:
, Deputy Clerk
Approved as to form and legality:
Derek D. Perry
Assistant County Attomey
lzt -cv s-oz+z t n eoue t t tfit
FPL Summit Communication Tower
c u -PL20230004408 t /212025
BOARD OF ZONING APPEALS
COLLIER COLTNTY, FLORIDA
By:
Burt L. Saunders. Chairman
Attachments:
Exhibit "A" Legal Description
Exlibit "B" - Conceptual Site Plan
Exhibit "C" - Conditions,/Deviations9$
Page 2 of 2
eqo
Page 34 of 4027
EXHIBIT "A"
PROPERTY DESCRPIONS
PARf,I.{T PARCEL
(ofRctAL RECoRD 8O0l( 3796, PAG€ 672)
IRACT,t, OF COt RI GAIE ESTAIES, UNII NO. 3, ACCORONG fo rHE PIAT
IHEREOF. AS RECORO@ IN PLAT 8OO( +, PAGE 77 AND 76, OT .lHE PUEUC
RECORDS OF COTIJER COUNTY. TLO&DA.
TJCENSE PARCEL
(PRPARED By GEo|INE SJR!€}INC. tNC.)
1IIAT PART OF IRACT.+, COI.DB{ GAIE EST^TES, UNIT NO. 3. AS PER PLAT
I}iEREOF RECOROED IN PTAT 8OOl(
',
PAGE 77 OF'I}IE PUBIrc RICORDS OF
COIIJER CAJNTY, FIOHDA, STIJAIED lN SEC'!|ON 2, TOuNS+IP,19 SOJIH.
R^NGE 26 EAST OF SAID COIIIER COUNW' EBNG MORE PAR11CUIJRLY
DBCRIBED AS FOI.IOIIE:
COMMBTICE AT A FOUNO /t. X ,I. CONCREIE MONUMENT (NO.IDEN.IIRC^TION) AT
IHE S.IIERSECITON OF IHE SOUIH I.INE OF IRACT .I, GCI."OET GAIE ESTAIES,
UIIT NO. f,, AS PER PLAT THEREOF RECMOD IN PLAT BOO( 1, PAGE 77 ff
lHE PUBIJC RECORDS Of COTIJER COUNTY, FLORIDA, t{I}I I}IE IIEST ROAO
MGHT-OF.WAY EASEMA{T UNE OF YGBER BOLIIEVARD NORIH (60 TEEI IIIDE
PUBUC ROAD RIGHT-tr-WAY EASOTEN0 AS PER DESCR|PI|O{ RECORDED lN
OMqAL RECORO EOOI( 169, PACE I3O OF SA,IO PUBUC RECORDS, SAID POINT
BENG NOR1H E9'4O'50' $EST, A DISTANCE OF 5O.OO FET FROil lI{E
SOIJ]HEASf CORNER OF SAIO TRACT {; I}IE1{CE NORIH OO191O' EAST ALol.IG
SAl0 IEST RoAD RlctlT-Of-WAY EASEIIENT Ut{E FOR 22,t.7J FEET; IHENCE
NORIH E9'{0'50' tvET FOR 388.66 FIET TO IHE PoINT ff BEGINNING; ]HENCE
NoRIH 89'{0'50' viEST FOR 15.00 FEEf; ENCE NORIH 0019'10" EAST FoR
5O.0O FEEI; lHEtCf SotJIH E9'40'50' EAST FOR 15.00 FEET; 1HENCE SOIJ'IH
OO'I9'IO. Y€SI FOR 3O.OO FEET TO SAO POINT OF BEGSINING.
colrTAlNtNG +5o SQUARE FEET (0.010 ACRES), yoRE OR LESS.
20 FOOT }''DE NON-EXCLUSIE INGRESS A'.ID EGRESS UCt}{S€E
(PREPAREO BY GEOUNE SURIGTING, INC.)
IHAT PART OF IRACT .I, GOI..DE.I GAIE ESTAIES, UNIT NO. 3, AS PER PLAT
I}IEREOF RECOROED IN PI.AT BOOK 1, P^SE 77 OF I}IE PUBIrc RECORDS OF
9OIJJE CqVNt"y, FLOROA, gn'AID tN SECIION 2, IOtrNg{p ,t9 SolJI}|,
RAI{GE 26 E^ST OF SAID COIIJER COUNTY, LYNG WIHIN IO FEET OF BO1I{
SID€S OF A CENIBIJNE BENG MORE P^R]ICUIJRI-Y OCSCRIBED AS FOIIOIYS:
cof/MENcE AT A FOUNo +' X 4' COI{CREIE Mq{UMETT (NrtDS.lllRcAION) AIlHE SIIERSECIIO OF IHE SOUIH IJNE OF IRACT.I. GOIDE}.I GAIE ESI^IES,qrI No. J. AS pER pllT IHEFEoF RECORoED tN p[Ar BOOX {, PACE 77 (F
IHE PUBLIC RECoRDS of colJ.lER coUNTY, iLoRloA, W])l IltE tir€St nom
RIGHT-OF-IV Y EASA{ENT tlNE Of wEB BOUIEVARD NORIH (60 FEET irlD€
PUzuC RO^D RIGI{T-OF-WAY EASE}IEI.{T) AS PER O€SCRIPIIOiI RECOFDED INotFloAL RECORo EOO|( 169, PACE tf,O .)F SAID pUBLtC RECOROg SA|D pOtNT
BENG
'.IOR]H
89'{O'5O'
'AEST, A OSTANCE OF 3O.OO FEET FRorI IHE
SOU]}IEAST CORNER OF SND TRACT {; I}IENCE NORII.I OO'I9'IO'EAST
^LO
GSAO ITEST ROAD RIGHT-OF-WAY EASEMENT LINE FoR 22I.7J FEEr; IHEI,iCE
NOR'IH 69.,+0'50' ITEST FOR 3E8.66 FEET IO THE SC}IJIIIEAS' CORNER Of AN
Ls FqoI x 30 FooT UCENSEE PARCEL lHE{Cg NORI}| OO19'IO- EASI ALO..lcIHE E^ST IJNE OF SAIO UC€NSTF PARCE- FOR 17.75 FEET TO ]HE PON' OF
EECNNING OF lHE CENIERIJNE OF IHE HMEN O€SC'RIBED 20 F@T WDE
NO{-EXCLUE\E INGRESS AND EGRES5 UCENSEB IHENCE SOUI}I 89"IO'50'
EAST FOR 56.60 FEEI; IHENC€ NOR1H 7516'55' EAST FOR 95.20 FET;fiENq: soulH 76'{e'36' EAST FoR 62.00 FEEI: I}IENCE SqrIH 69?o,so.
EASr_ FOE 176.00 FEET To
^N
TMTERSECITON vt.tH SA|D YGST iOAD
Elqt-T-.qf-w4y EASBTR{T UNE AND tHE potNT cF IERMINUS oF I}tE tGEtN
DESCRIBEO CANIERUNE
coNTANtNG 7,906 SOUARE FEET (0.181 ACRES), MORE OR LESS.
Page I of2
qo
Page 35 of 4027
PROPERTY DESCRIPIIONS (CONNNUED)
5 FOOT II,IOE NON-D(CUJS\E UITI.ITY UCENSEE
(PREPAREO BY G€OtJNE SJRICYING, INC.)
IHAT PART 0f IRACT ,1, GOLDE{ GAIE ESTAIES. U IT No. 5, as PER PLAT
I}BEOF RECORD@ IN PL^T 8OO|( 1, P^C*.77 OF I}E PUBIJC RECORDS OF
COtIJER CoUNIY, FLORIoA, SITJAIED lN sEc'llori 2, Tollt{gaP ,19 SOUIH,
RANGf, 26 EAST OF SAIO COII.E COUNTY. LI,ING WTIHIN 2.5 FEET OF EOIH
SOES OT A CANERUNE EENG MORE PAR]IC1,}I,ARLY OESC&BED AS FQIO$S:
couMEIicE AT A FOUND 4' X 4' CONCRSIE nONUMR{T (NO-tDENllFlCAIt0N) AT
IHE IN'IESECIION Of IHE SOtJlI{ UNE OF IRACT +, GOI.oRI GAIE ESTAES,
UNIT NO. 3. AS PER PLAT'IHEREtr RECORO€O IN PLAT BOO( 4, PAcf.77 tr
IHE PUBUC RECORDS OF COTIIR COUNTY, FLORIDA, Y{TH l|f IIEST ROAD
RlGltT-oF-rY Y EASEUENT UNE 0F nEBER SOUIEVARo NOR]H (60 FET lnoE
PUAIC ROAO flCfir-Of-wAY EASOTRIT) AS PEF DESCffpIoN RECORDED !,1
OfRCIAL RECOfiO EOOK 169. PAGS IJO OF SAID PUBL'C RECOROS, SAD PONT
BENC NORIH 89'{0'50. II,EST. A OISIANCE OF 3O.OO FET FROU lHE
SqJ'IHEAST CORNER Of SAIO IRACT 4; IHENCE NOR1H OO]9'IO' E^ST AIOI,IG
SAl0 YiESt ROAD RIO{T-oF-wAY EAs€r,EN, LINE FoR 22{.73 FEEI; ItEiC€
NORIH 89.,10'50' S,EST FOR 3EE.66 FEr rO IHE SOUI}EAST CORTGR 0r AN
i5 FOOT X 30 FOOT I'CENSEE PARC& II{ENCE NORIH OOI9,IO. EAST ALOIIGI}C EAST IJNE OF SAID IJCENSEE PARCEL FOR 3O.OO FEET TO lxf NORIHEAST
CORNER 0F SAID IICE}ISEE PARCET-: IHE}ICE NOR'IH E9',1O'5O' tr€Sf ALONG ltlE
NORIH UNE Of, SAID UCENSEE PARCEL FOfi 12.50 FEET IO T{E PqNT OF
BEGINNING OF IlC CS,IIERUNE OF THE HERAN OESCRIB@ 5 FOOT f,IDE
NON-EXCUJS\E UNUTY UCAISEE "IHENCE NORIH OO19'1O' EAST FOR 6I.22
FEET; IHENCE NORIH 89r5'2t' EAST FoR 87.81 FEET: IHENCI sou'lH
77!0'12'EAST FOR 100.00 FEEI; IHEN€ SOUltl 5E55'52'EAST FOR ,l1.Oo
FEET; BAiCE SOUIH 8931'12' EAST FOR 178.00 FEE ?o AN IN]ERSECIION
I4IIH A IJI{E IXAT E PARAIIIL IIIIH AND OFFSEI 2.5 FEET ITEST OF S^ID
Y€Sr ROAD RlGfll-oF-WAY EaSATATT UNe ft{EICE NORII{ OO1910' EASI
ALOTIG SAID PARALIIL I,JNE FOR 58.00 FEEI TO AN INIERSECIIOI\I IUIH IHE
NORIH UNE Of SAID IRACT { AND IHE PqNT IBIdNUS Of ]HE HEREN
OESCRIEEO CSIIERUNE
cofiTAltlNc 2,620 souaRE FEET (0.060 Ac-REs), MoRE oR ]ESS.
IO FOOT $IDE NOiI-EXCLUSI\G UIIUTY UCENSfF
(PREPAREo By cgotlrE s_,R!ErNc. tNc.)
IUAT PART 0F IRACT,t, cOLDEl GAIE ESTAIES, UN]T NO. 3, AS pER PLAT
IIIREOF RECOROED IN PL^T BOOI( 1, P^CT ?7 OF lHE PUBIJC RECORDS OFgq.!E qopNlf, ttoHoA, sruAED tN sECIloN 2, ?ovrNsltp ,re souT{,
RANGE 26 EAST tr SAIO COTI.CR COTJNTY. LYING Itt'tTIIN 5.0 FEET OF BdIH
SO€S OF A CE{IERIJNE BENG MORE PAR]ICULARLY DESCRIBO AS FOIJ.OIYS:
CoutlElCE AT A FOTJND 4' X {' CONCREIE MoNUME{T (NO-|OE{IIRCAIoN'| ATII{E IN1ERSECIION Of IHE SOJ1H UNE OF IRACT {, GOIbE{ CIIC rSrINd,qryI NO. 3, AS pER PLAT IHgREtr RECORDED tN puT 8OOl< L qACE 77 qllf PUBUC RECORDS OF C0tLfR COJNTY, FLORIOA, t{tH ne rrsr noroRIEIr-OF-IYAY EASEMRIT lINg OF ITEBER BOUI.EVARD NORII{ (60 FEEr WD€PUBttC ROAD mGfiT-OF-tyAy EASEME{I) AS pER DESCRTPIION RECORDED NO'ROAL RECORD BOOX 169, PAGE .I3O i)F S{D PUBUC RECORD{ SAD_F<iIIT
BENG NoRIH 8e'to'so' vtBT, A SSIANCE OF 30.00 IEET mou T{Eso{JIHE\sJ coRNER 0F sAo TRACT 4; IHENCE NORIH OO19'1O- EAST A|_ONGSAID YiEST ROAO RGIT-OF-WAY EASEMENT UNE FOR 224.73 Itf,TI IICNE -
NORIH 89'{0'50' IIEST FOR 3E6.66 FET rO THE SOU'IIG^ST CORI.ER OF
^NLl_Foor I 30 FooT LtcB.ls€E pARc& IHENCE NoRtlt 89.{0'50- ylEsT AICNGItf soutH UNE 0F SAID ttcErsEE PARCEL FOR 1s.OO rgr ro rxes9lTHnEtI CoRNER 0F SAto UCA.ISEE P^RCEL IHRICE NORIH oo19'1o. EASTALONG IHE TYEST I.tlE f SAIO UCENqfr PARCEL FOR iZ.ZS rlgr rO +rPOO{T OF BEON}'IING Of IHE CRIIBUNE OF IHE HEREN DESCRIBED
'O
FOOT
!!0q Nq:Elqus\E u]lUTY IJCB{SEE; tHBlcE Nffi'tH Eg.{o'so. tCsT FoR16.50 FEE?]HE PqNT]ERMNUS oF I}IE lIBEil DSSCRIBED C8.,IBUNE.'-'
coNrAl}lNG l6J SQ{JARE FEET (O.OO{ ACRES), MORE OR LESS.
Page 2 of 2
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EXHIBIT *C"
CONDITIONS OF APPROVAL
l. The telecommunications tower is on a +/-4.99-acre parent tract, which contbrms to
Conditional Use Locational Criteria of the Rural Estates Sub Element of the Golden Gate
Area Master Plan of the Growth Management Plan because the parcel is no smaller than 2.25
acres and is adjacent to Collier Boulevard, which is classilied as an arterial. The parent tract
shall not be split or altered in any way that would render the tower location to become non-
compliant with the Conditional Use Locational Criteria of the Rural Estates Sub Element of
the Golden Gate Area Master Plan of the Growth Management Plan.
DEVIATIONS
Deviation #l - Relief from LDC section 5.05.09.F.2.c, which requires the tower to be separated
from abutting Estates zoned property to the north a minimum of 150, to instead allow an 84-foot
sepaEtion.
[23-CPS-0243 r/r 906212/ I I Page I of I
CAO
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ACFrOgBx8M6rlLAS_FChgOS7MJwURd2iVg8JbVXKRIRS... https://doc-Og-bc-apps-viewer.googleusercontent.com/viewer/sec...
verizon
July 30, 2024
Collier County Planning and Development Services
1660 Ringling Blvd., 1st Floor
Sarasota, Florida 34236
RE: FPL Summit Substation - Collocation Affidavit
To Whom It May Concern:
Verizon Wireless Network Design (“Verizon Wireless”) issued a search ring for a new site within the area
of Collier County, Florida, south of the intersection of Collier Boulevard and Golden Gate Boulevard West. A
diligent review of the area within the search ring found that there are no existing communication towers and no
buildings or structures tall enough to meet the antenna design of 145 feet above ground level.
If you have any further questions or concerns, please do not hesitate to contact me. Thank you for your
consideration.
Its: Associate Director - Verizon
Wireless Real Estate / Regulatory
Date: 7/30/2024
STATE OF Florida
COUNTY OF Palm Beach
Sworn to (or affirmed) and subscribed before me by means of [X] physical presence or [ ] online notarization this
30th day of July, 2024, by Jhonathan Montenegro, [X] who is personally known or [ ] has produced
as identification.
[Notary Seal]
I MARK BAESCH
I Notary Public • State of Florida
- Commission # HH 520700
My Comm. Expires Apr 27, 2028
I Bonded through National Notary Assn.
Print Name: Mark Baesch
Notary Public, State of: Florida
My Commission Number: HH 520700
My Commission Expires: April 27th, 2028
1 of 1 7/30/2024, 1:27 PM
Page 54 of 4027
RF Justification Package
FPL Summit Substation
Prepared by Verizon Wireless RF Engineering
William Compton
September, 2024
Page 55 of 4027
Capacity is the need for more wireless
resources.Cell sites have a limited amount
of resources to handle voice calls,data
connections,and data volume.When these
limits are reached,user experience quickly
degrades.This could mean customers may
no longer be able to make/receive calls nor
be able to browse the internet.It could also
mean that webpages will be very slow to
download.
Coverage is the need to expand
wireless service into an area that
either has no service or bad service.
The request for service often comes
from customers or emergency
personnel. Expansion of service
could mean improving the signal
levels in a large apartment complex
or new residential community. It
could also mean providing new
service along a newly built highway.
Introduction:
There are two main drivers that prompt the need for a new cell site.One is
coverage and the other is capacity.
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Capacity is the amount of resources a cell site has to handle customer demand.
We utilize sophisticated programs that use current usage trends to forecast
future capacity needs. Since it takes an average of (1-3) years to complete a cell
site project, we have to start the acquisition process several years in advance to
ensure the new cell site is in place before the existing cell site hits capacity limits.
Location, Location, Location. A capacity cell site needs to be as close as
possible to the center of the user population and network demand as that
ensures a more even traffic distribution around the cell. A typical cell site is
configured in a circular pie shape, with each slice (aka. sector) holding 33% of the
total cell site resources. Optimal performance is achieved when traffic is evenly
distributed across the 3 sectors. A new site placed too close to an existing cell
site generates unwanted interference to existing customers and does not
offload far away traffic and is therefore an ineffective capacity offload solution.
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Need Case for: FPL SUBSTATION
The existing network in eastern Collier County south of the intersection of Collier
Blvd. and Golden Gate Blvd. W has coverage and resulting capacity issues. The
proposed site will be surrounded by single family residential buildout on large
wooded lots which are very difficult to provide adequate service. This area
generates significant numbers of customer complaints due to coverage and
capacity issues. The proposed site will significantly enhance the coverage and
capacity need in the area and will bring significant network performance
improvements to the existing and future residents of this area. There are no
additional existing structures in the area that could support the installation of the
Verizon Wireless equipment needed .
Page 58 of 4027
LTE Current
Coverage
Proposed Site
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LTE Proposed
Coverage
Proposed Site
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Neighbor Sites with
VzW Installations
and Distance
G
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D3.1miles
2.6miles
1.8miles
4.1miles
3.4miles
3.1miles
3.7miles
3.5miles
2.2miles
I
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First Tier Neighbors and Proposed Site Information
Map Label Latitude Longitude FCC ASR FCC Structure Owner
Structure
Type
VzW
Centerline (ft)VzW Site Name
A 26.272146°-81.725683°Crown Castle Monopole 162 N Naples Fire Station
B 26.270231°-81.691585°Crown Castle Monopole 190 Randall Relo
C 26.257853°-81.689604°Crown Castle Monopole 135 AT&T CR 951
D 26.254447°-81.625161°1022178 Crown Castle Lattice 140 Crown Rock Road
E 26.228389°-81.632175°1208812 Golden Gate Fire Control Lattice 143 Baker
F 26.200486°-81.689624°SBA Monopine 135 Unity Faith
G 26.181613°-81.694378°1293475 American Towers Guyed 154 Tasha
H 26.209689°-81.740664°1272658 SBA 2012 TC Assets, LLC Monopole 143 Seagate Baptist Church
I 26.242771°-81.735891°1205615 SBA Towers II LLC Monopole 125 Vineyards Community Park
Proposed Site
26.232311°-81.686814°TBD TBD Monopole 145 FPL Substation
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TOWER PLACEMENT
EXHIBIT
Z1
SITE NAME:
FPL SUMMIT SUBSTATION
SITE No.: 5000046085
FUZE PROJECT #: 17003208
NORTH
SCALE: N.T.S.
TOWER PLACEMENT EXHIBIT 1
Z1
TOWER SEPARATION TABLE
(FROM EDGE OF BASEPLATE TO PROPERTY LINE)
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FP&L Summit Substation
Communication Tower
Neighborhood Information Meeting
April 16, 2024
Page 229 of 4027
Team
•James Johnston with Shutts & Bowen
•Mark Baesch with Verizon Wireless
•Bill Compton, Verizon Wireless RF Engineer
•Tim Young with Crown Castle on behalf of FP&L
•Jacqueline Gwynn with Smartlink
Page 230 of 4027
Request
•Conditional Use to permit installation of 150’ tall
monopole communication tower on property with
Estate future land use and zoning
•Communication tower will be owned by FP&L
with Verizon Wireless as anchor licensee
•Located at 191 Weber Boulevard North on FP&L
electric substation property
Electric substation use to remain
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Communication Tower
•150’ Monopole communication tower
Monopole design has reduced visual impacts
•Location abuts existing electric substation
•Accessed from Weber Boulevard through existing substation entrance
•Designed to accommodate two additional providers to prevent
communication tower proliferation in the area
•Set back from property lines -84’ to north, 239’ to south, 446’ to east,
and 211’ to west
•Designed by FP&L to meet transmission pole requirements, including
wind loading
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Verizon
•Existing coverage and capacity gap in the area
Significant customer complaints
•150’ tower height necessary to resolve coverage and capacity issues
Closest towers range in height from 125’ to 190’
Height permitted by code
•Closest existing tower is 1.8 miles away
No existing towers or structures in search ring on which Verizon antennas can be located
Antennas required in Estates zoning district to meet coverage and capacity needs
•Site will significantly enhance coverage and capacity and result in major network performance improvements
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Communication Tower Benefits
•Will improve coverage and capacity in the area
•Good wireless service is important for public safety
Over 80% of all 911 calls made from wireless devices
Improves E911
•Sited on an existing electric substation site
Fencing and mature tree canopy along perimeter provide buffering
and screening
•Unmanned facility so no impact to public services, including roads
•Certified appraiser studies show proximity to towers does not impact
property values
Collier County Property Appraiser does not take proximity to communication
towers into account in valuing property
Page 243 of 4027
Conditional Use Review Procedures
•Application submitted and under review by Collier
County staff
•Neighborhood Information Meeting to inform
neighborhood about application
•Public hearings
Planning Commission -makes recommendation to Collier County Board of Zoning Appeals (BCC)
•Not yet scheduled
•Board of Zoning Appeals (BCC)
•Final decision on conditional use application
•Not yet scheduled
Page 244 of 4027
Thank You
Questions?
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