Agenda 03/25/2025 Item #17B (Ordinance - Allow up to 400 dwelling units with affordable housing, up to 100,000 gross square feet of commercial and light industrial uses, and up to an additional 80,000 gross square3/25/2025
Item # 17.B
ID# 2025-720
Executive Summary
Recommendation to approve an Ordinance amending the Collier County Growth Management Plan, to create the
Tamiami Trail 50-Acre Mixed Use Subdistrict, to allow up to 400 dwelling units with affordable housing, up to 100,000
gross square feet of non-residential uses, and up to 80,000 gross square feet of mini-warehouse use. The subject property
is located north of Tamiami Trail East (U.S. 41), approximately 1,000 feet west of the intersection of Tamiami Trail East
and Recycling Way, in Section 18, Township 51 South, Range 27 East, Collier County, Florida, consisting of 50 acres.
(PL20230007471) (Companion to item 11A [MPUD-PL20230007470, Tamiami 58-Acre MPUD])
OBJECTIVE: For the Board to approve (adopt) the proposed small-scale amendment to the Growth Management Plan
(GMP) and approve said amendment for transmittal to the Florida Department of Commerce.
CONSIDERATIONS: The petition seeks to amend the Future Land Use Element (FLUE), specifically to create a new
subdistrict, Tamiami Trail 50-Acre Mixed Use Subdistrict, to allow a maximum of 400 residential rental units with 30
percent of the units (120) reserved for individuals earning at or below 100 percent of the Area Median Income (AMI) or
a maximum of 186 for-sale residential units with 15 percent of the units (28) reserved for individuals earning up to and
including 120 percent of the AMI; 80,000 square feet of mini-warehouse use; and, 100,000 square feet of other non-
residential uses (inclusive of hotel use), with a minimum requirement to construct 50,000 square feet, exclusive of the
mini-warehouse and hotel square footage.
The subject property is designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands and is located
within the Coastal High Hazard Area (CHHA), all as identified on the Future Land Use Map (FLUM). The Rural Fringe
Mixed Use District (RFMUD) within the Future Land Use Element (FLUE) was established in 2002, by Ordinance 02-
32, to address agricultural lands within the transitional area between Golden Gate Estates and the County’s urban area
and between the urban area and the agricultural lands and agricultural operations farther to the east. The land use
strategies developed and employed in the RFMUD direct incompatible land uses away from environmentally sensitive
lands. The Sending Lands are those lands within the RFMUD that have the highest degree of environmental value and
sensitivity and generally include significant wetlands, uplands, and habitat for listed species. The Receiving Lands are
those lands identified as being the most appropriate for development and to which residential units may be received
from areas designated as Sending Lands. The Coastal High Hazzard Area (CHHA) is the geographical area lying below
the elevation of the Category 1 storm surge line per the Southwest Florida Regional Planning Council’s Hurricane
Evacuation Study; increased density and expenditure of public infrastructure is discouraged in this area.
The 50-acre project site is zoned A, Rural Agricultural, and is partially within the Airport [zoning] Overlay and
undeveloped. Existing land uses in the surrounding area are a mix of residential, commercial, and industrial uses. The
companion Mixed Use Planned Unit Development (MPUD) rezone petition encompasses 58 acres whereas this GMP
amendment petition encompasses 50 acres. The remaining 8 acres are preserve and water management lands in the
MPUD.
On February 10, 2015, the Board directed staff to initiate the RFMUD restudy. The focus areas of the restudy included
complementary land uses, economic vitality, transportation and mobility, and environmental stewardship, all through a
public outreach effort.
The RFMUD restudy public outreach and staff assessment resulted in the RFMUD White Paper. The White Paper
provided the framework for the restudy effort conducted by staff and served to further inform the Collier County
Planning Commission and the public on those efforts. The RFMUD White Paper provided recommended GMP
amendments to improve the RFMUD and Transfer of Development Rights (TDR) Program by further protecting the
environment, conserving agricultural lands, addressing development characteristics, and establishing new development
standards. The Board directed staff to prepare many of the GMP amendments recommended in the RFMUD White
Paper.
In June 2023, the Board adopted restudy-based amendments to the RFMUD. Relevant to this petition, the RFMUD
Receiving Lands now allow the development of affordable housing projects at a maximum density of up to 12.2
dwelling units per acre, subject to Section 2.06.00 of the Land Development Code (LDC); neighborhood commercial
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3/25/2025
Item # 17.B
ID# 2025-720
uses within affordable housing projects (generally uses of the C-1, C-2, and C-3 zoning districts); and business and
industrial uses identified as Florida Qualified Target Industries. The FLUE states that all uses noted above require
implementing Land Development Code (LDC) regulations to provide design standards, development standards, and
locational criteria.
The implementing LDC regulations referenced above are currently being drafted. Generally, staff finds the proposed
neighborhood commercial uses, and business and industrial uses consistent with the intent of the FLUE language. The
proposed affordable housing income ranges and density are not consistent with LDC Section 2.06.00. However, staff
finds the proposed affordable housing consistent with past Board approvals intended to increase the supply of affordable
units within the County. Staff finds the project’s proposed development and design standards are reasonable absent the
adoption of the implementing LDC regulations. The companion petition (PL20230007470) to rezone the property from
A, Rural Agricultural to the Tamiami 58 Acre Mixed Use Planned Unit Development (MPUD) establishes the
development and design standards for the project.
Generally, when requesting a GMP amendment that increases residential density, the FLUE requires the use of Transfer
of Development Rights Credits to achieve that density, except when providing a “reasonably sufficient public benefit”
as determined by the Board. For recent approvals, the Board has determined the provision of affordable housing
provides such public benefit. As noted earlier, this petition includes a commitment to provide affordable housing.
Further, the petition proposes to increase residential density within the CHHA. Mitigation to reduce the impacts of
evacuation times resulting from projects within the CHHA is required by Policy 12.1.2 of the Conservation and Coastal
Management Element (CCME) of the GMP. The owner has committed to providing a towable generator to be used at a
hurricane evacuation shelter site to address the required mitigation.
The ordinance's title was amended for clarity to direct transmittal to the Department of Commerce and include its
severability, and by means of approving this agenda item, the Board recognizes the following ordinance title:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05,
AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING
THE LAND USE DESIGNATION OF PROPERTY FROM AGRICULTURAL/RURAL DESIGNATION,
RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS TO AGRICULTURAL/RURAL MIXED
USE DISTRICT, TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT, TO ALLOW UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF NON-
RESIDENTIAL USES, AND UP TO 80,000 GROSS SQUARE FEET OF MINI-WAREHOUSE USE; AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE
DATE. THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI TRAIL EAST,
APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL EAST AND
RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, CONSISTING OF 50
ACRES. (PL20230007471)
Per Chapter 163.3187, Part II, Florida Statutes, limitations are in place for this type of small-scale amendment, as
identified below, followed by staff comments [italicized in brackets].
Process for adoption of small scale comprehensive plan amendment.
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The amendment pertains to a property consisting
of 50.00acres.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local
government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific
small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the
small scale future land use map amendment shall be permissible under this section. [This amendment involves a site-
specific text and map location.]
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3/25/2025
Item # 17.B
ID# 2025-720
(c) The property that is the subject of the proposed amendment is not located within an area of critical state concern,
unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the
criteria of s. 420.0004 (3), and is located within an area of critical state concern designated by s. 380.0552 or by the
Administration Commission pursuant to s. 380.05 (1). [The subject property is not within an Area of Critical State
Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan
pursuant to s. 163.3177.[The amendment preserves the internal consistency between and among GMP elements.]
FINDINGS AND CONCLUSIONS: Based on review of this petition, including the supporting data and analysis, staff
makes the following findings and conclusions. Additional analysis is provided in the Staff Report to the CCPC.
• This petition proposes a small-scale Growth Management Plan amendment to create a mixed-use subdistrict in
the Agricultural/Rural Mixed Use District to allow: neighborhood commercial uses to serve the residents of the
development and surrounding area; business and industrial uses to promote economic development; and, mini-
warehouse use at a maximum intensity of 80,000 square feet to serve residents and businesses within the
development as well as surrounding area – all generally consistent with the RFMUD restudy-based
amendments, as directed by the Board.
• Approval of this development will assist Collier County in addressing the continued need for affordable
housing. If developed as a rental community the development will include up to 400 units with 30% of the
residential units (120 units) as affordable housing. If developed as a for-sale community the development will
include up to 186 units with 15% of the residential units (28 units) as affordable housing. Additionally, the
affordable housing commitment may be deemed to be a “public benefit” as required by the FLUE when
increasing density in the RFMUD and not utilizing TDRs to obtain that increase.
• To mitigate for proposing an increase in residential density within the CHHA, the owner has committed to
providing a towable generator to be used at a hurricane evacuation shelter site.
• This project required a review by the Environmental Advisory Council (EAC). The environmental data
provided with the submittal identified that the proposed project is within an area that has the potential to contain
a variety of protected animal species. The owner will be required to provide a listed species management plan
for the Bald eagle, Florida panther, Black bear, and all other listed species prior to issuance of the first SDP
and/or PPL.
• There are no transportation or public utility-related concerns as a result of this petition.
• There are no concerns about impacts on other public infrastructure.
• No historic or archaeological sites are affected by this amendment.
STAFF RECOMMENDATION TO THE COLLIER COUNTY PLANNING COMMISSION: That the Collier
County Planning Commission forward petition PL20230007471 Tamiami Trail 50-Acre Mixed Use Subdistrict GMPA
to the Board of County Commissioners with a recommendation to approve for adoption and transmit to the Florida
Department of Commerce and other statutorily required agencies.
COLLIER COUNTY PLANNING COMMISSION (CCPC)/ ENVIRONMENTAL ADVISORY COUNCIL
(EAC) RECOMMENDATION: The CCPC, also sitting as the EAC, heard this petition at their February 20, 2025,
meeting. The Planning Commission and EAC voted unanimously to forward the petition to the Board with a
recommendation of approval, subject to removing communication towers, food and kindred products, and rental of
railroad cars from the list of permitted uses; and modifying text related to rental and owner-occupied units. All revisions
are reflected in the Ordinance Exhibit “A.” There was one public speaker at the meeting that commented on safety and
traffic volumes on Tamiami Trail East but did not object to the petition.
This item is consistent with the Collier County Strategic Plan's objective to implement prudent and inclusive policy
development through effective planning for transportation, land use, and growth management.
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Item # 17.B
ID# 2025-720
FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal
advertising/public notice for the public hearings. Therefore, no fiscal impacts to Collier County result from the adoption
of this amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board and its transmittal to the
Florida Department of Commerce will commence the Department’s thirty-day (30) challenge period for any affected
person. Provided the small-scale amendment is not challenged, it becomes effective thirty-one (31) days after Board
adoption.
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the
procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of
the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated
by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
163.3177(1)(f), F.S. In addition, s. 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on
surveys, studies and data regarding the area, as applicable including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming uses
which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will strengthen and diversify the
community’s economy.
And FLUE map amendments shall also be based upon the following analysis per s. 163.3177(6)(a)8, F.S.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
Adoption hearing of the GMP amendment. -DDP
RECOMMENDATIONS: To adopt the Ordinance and transmit petition PL20230007471 to the Florida Department of
Commerce and other statutorily required agencies.
PREPARED BY: Prepared by: Michele R. Mosca, AICP, Planner III, Community Planning & Resiliency Division
ATTACHMENTS:
1. Tamiami Trail 50-Acre GMPA Ordinance - 022625
2. Tamiami Trail 50-Acre GMPA CCPC Staff Report
3. Tamiami Trail 50-Acre GMPA CCPC Package (1)
4. legal ad - agenda IDs 25-691 & 25-720 - Tamiami Trail 50 Acre Small Scale GMPA & PUDZ (PL20230007471 &
PL20230007470) BCC 3-25-2
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3/25/2025
Item # 17.B
ID# 2025-720
Page 4442 of 5415
ORDINANCE NO. 2025-
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN, FOR THE
UNINCORPORATED AREA OF COLLIER COTTNTY, FLORIDA,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT
AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING
THE LAND USE DESIGNATION OF PROPERTY FROM
AGRICULTURAL/RURAL DESIGNATION, RURAL FRINGE MIXED
USE DISTRICT-RECEIVING LANDS TO AGRICULTURAL/RURAL
MIXED USE DISTRICT, TAMIAMI TRAIL sO-ACRE MIXED USE
SUBDISTRICT, TO ALLOW UP TO 4OO DWELLING UNITS WITH
AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF
NON-RESIDENTIAL USES, AND UP TO 80,000 GROSS SQUARE
FEET OF MINI-WAREHOUSE USE; AND FURTHERMORE
DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT
TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING
FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI
TRAIL EAST, APPROXTMATELY 1,000 FEET WEST OF THE
INTERSECTION OF TAMIAMI TRAIL EAST AND RECYCLING
wAY, IN SECTION 18, TOWNSHTP 51 SOUTH, RANGE 27 EAST,
CONSISTING OF 50 ACRES . 1PL20230007 47 tl
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Alexis Crespo, AICP, Vice President of Planning for RVi Planning +
Landscape Architecture, Inc., and Richard D. Yovanovich, Esq., of Coleman, Yovanovich &
Koester, P.A., representing Tamiami Trail East Acreage, LLC requested an amendment to the
Future Land Use Element and Future Land Use Map and Map Series to create the Tamiami Trail
5O-Acre Mixed Use Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
[23-CMP-o I 2 07 I t9 | 17 7 5 I 1l 2t
Tamiami Trail 50-Acre Mixed Use Subdistrict I PL20230007471
31131202s
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Page 4443 of 5415
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
WHEREAS, the Collier County Planning Commission (CCPC) on February z}th,2025
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings conceming the proposed adoption of the
amendment to the Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on March 251h,2025; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COLINTY
COMMISSIONERS OF COLLIER COI.INTY, FLORIDA, thAt:
SECTION ONE:ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Future Land Use Element and Future Land Use Map and Map Series in accordance with Section
163.3184, Florida Statutes. The amendment is attached hereto as Exhibit "A" and incorporated
herein by reference.
TRANSMITTAL TO THE FLORIDA DEPARTMENT OF
COMMERCE
The Board of County Commissioners directs transmittal of the adopted amendment to the
Florida Department of Commerce.
SECTIONTHREE: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FOUR: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after Board approval. If timely challenged, this amendment shall become
effective on the date the state land planning agency or the Administration Commission enters a
final order determining this adopted amendment to be in compliance. No development orders,
[23-CMP-0l2}7llgl1775ll)21 2 of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict I PL20230007471
311312025
words underlined are additions, words stnrek*h*eugh are deletions.
o
SECTION TWO:
Page 4444 of 5415
development permits, or land uses dependent on this amendment may be issued or commence
before it has become effective.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this 25th day of March2025.
ATTEST:
CRYSTAL K. KINZEL, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:By:
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
Derek D. Perry
Assistant County Attorney
Attachment:
Exhibit 6'A" - Proposed Text Amendment and Map Amendment
[23-CMP-o I 207 I 19 | r77 s I t] 2r
Tamiami Trail 50-Acre Mixed Use Subdistrict 1PL20230001471
311312025
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Page 4445 of 5415
ExhibitA
FUTURE LAND USE ELEMENT
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TABLE OF CONTENTS
II. IMPLEMENTATION STRATEGY
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Belle Meade Hydrologic Enhancement Overlay Map
Airport Carlisle Mixed Use Subdistrict Map
Vanderbilt Beach Road Residential Subdistrict Map
US 4l East Overlay Maps
Tamiami Trail 5O-Acre Mixed Use Subdistrict Map
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Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use District
and Subdistricts for:
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A. AGRICULTI]RALIRURAL MIXED USE DISTRICT
l Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
3. Basik Drive Storage Commercial Subdistrict
4. Tamiami Trail 50-Acre Mixed Use Subdistrict
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TAMIAMI TRAIL sO-ACRE MIXED USE SUBDISTRICT
Page 4446 of 5415
FUTI]RE LAND USE DESIGNATION
DESCRIPTION SECTION
PL20230007471
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A. Agricultural./Rural Mixed Use District (page 86)
l. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict,
Corkscrew Island Neighborhood Commercial Subdistrict, Tamiami Trail 50-Acre Mixed Use
Subdistrict. and Rural Village within the Rural Fringe Mixed Use District, and based upon the
criteria set forth therein, respectively:
m. Industrial uses as provided for within the Rural-Industrial Subdistrict. Tamiami Trail 50=
Use Subdistrict. and for Research and Technology Parks within Rural Villages in the Rural Fringe
Mixed Use District, and based upon the criteria set forth therein, respectively;
4. Tamiami TrailSO-Acre Mixed Use Subdistrict
The Tamiami Trail 5O-Acre Mixed Use Subdistrict consists of approximately 50 acres and is located on the
north side of Tamiami Tra
Township 5l South. Range 27 East. It is depicted on the Thmiami Trail 50-Acre Mixed Use Subdistrict
A Develonmenf shall he in the form of a Planned I Init Develonment fPI ID) zoning district
b. Residential density shall be calculated on the entire Subdistrict acreage. Densiqy shall be
to. subsections c. and d. below.
c. Affordable housing rentals.
a rental the maximum den
dwelling units.
2. Fifteen percent (15%) of the dwellin units on the site develooment olan (SDP) or
Area Median Income (AMI) for Collier - and I 5Y" will be rent restricted for
hnrcehnldq enrnino rrn to and inc 10lrrdino 0ol" of the ANzII
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212512025 mrm 2 of 10
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Page 4447 of 5415
PL20230007471
time that a unit
ied households that
unit will be offered to a
This restriction shall remain in
from the date of the issuance of the Certificate of Occuoancv. AMI income
limits and rent limit adjustments will be made on an annual basis according to the
most recent Collier Countv aDproved "l Limits and Rent Limits" nublished
2024limits:
2024 Collier County lncome & Rent Limits for Affordable Housing
So|J(e H UD 2024 Med ian ln(omq Fiorida HoLEirg F naft e Corp lrr o(ne dld R eft Lim ts 'GroE renr, im Udes UIt:Iy r]lo$/afi e
affordable hou
1. If owner-occupied. the maximum fv in the Subdistrict is 3.7 DU/A. or 186
lnrcme Limit Rent Limit Nunber of Bedroqns in Urifd
1 2 14 2 lPetcentagQ Ar€
M.dialffi.
(ategory
l,lame
3U/o Ertrm€*y Lw s 21,930 s 25,050 s tt,2go s ssz S zoa S srE
$ :G,sso 41,750 S s2,150 S sua S 1,173 s 1,355Sff/,Very Lov
S t,qog 5 L,5276U/o i.la s 43,860 s 5o,1oo s 62,580 s 1,17q
5 oo,soo s g:,alo s t,seo 5 t,878 5 2,uo$ff/o LorV S 58,480
S 2,7t37n%M ed,an s 73,100 5 toa,:oo S 1,958 s 2,348
s 87,720 S 1oo,2oo s 125,150 s 2,349 S 2,817 S g,zss724%|.1 oderate
s rq6,ozo 5 2,7qt s 3,287 s 3,798
Collier
County
Median
Household
lncorne
sroq,sm
2024
tN%Gap S 1oz,l4o S tt6,9oo
units.
dwell units will be sold to
certified incomes are up to and includ inp 120Yo of the AMI for Collier County
mitted a od of30 ears from the
issuance of the certificate of occupancy and sold to households that oualifu for
the designated income thresholds.
4. Households shall occupy the as their orimarv residence as evidenced bv
maintenance of homestead exemption.
5 Prinr fn sqle nf qnrr nf thc rrnitc the owner will record a restrictive covenant in fhe
public records of Collier County identifuing the affordable units and the income
threshold oertainins to each unit. The will state that each unit will be
ld and uentl sold to
years of the issuance of thB Certificate of Occuoancv for each unit. The covenant
will also state that at least 30 days pri or to the sale of anv unit. the Countv's
Community and Human Services Divi will be notified in writins and orovided
documents for income verification and fication on forms acceotable to Collier
Words underlined are additions; Words s+uek+n+eugh are deletions*** **+ **,t *** are a break in text
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PL2023000141 1
CounLv. The closing on the sale may occur after the County confirms that the
household qualifies for the designated income thresholds.
site monitoring by the Couutu atib d9qc49e.
f. All dwelline units shall either be s or owner-occuoied and not a combination
thereof.
Subdistrict. exclusive of mini-warehouse use.
h. A maximum of 80.000 sross SF of m i-warehouse use is allowed in the Subdistrict.
l.A minimum of 50,000 sross SI olnett-residential uses shall be constructed. exclusive of
the mini-warehouse and hotel square footage.
k Allowable uses in the
two-way PM peak hour net external trips.
shall be su ect to a
qtrict nre limited to the followins'
1. Residential Uses
a) Single-family detached dwelling units.
b) Sinele-family attachcfulwclLns untts.
c) Townhouses.
d) Multi-family dwelling units.
2. Non-Uses
Commercial Professional and General Office Uses
a) Adult day care centers (Industrial Classification (SIC) 8322\ -
Sub
Code. Ord. No. 04-41. as amended (LDC). Section 2.03.04.A.1.c.1).
b) Barber shops (SIC 7241).
c) Beauty shops or salons (SIC 723 l).
LDC Section 2.03.04.A.1.c.2
e) Essential services - Subject to LDC Section 2.0 I .03 .
6361-6399 and 64 I I
h) Securit-v/commodit brokers (SIC 621 l).
i) Travel agencies (SIC 4724. no other transportation services).
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Page 4449 of 5415
PL20230007471
Commercial Convenience Uses
a) United States Postal services (SIC 431 l. except major distribution
center).
Commercial Intermediate Uses
a) Amusement and recreation services. indoor (SIC 7999 - martial arts.
fitness exercise only).
b) Animal specialty services. except veterinary (SIC 0752. excluding
outside kenneline).
c) Apparel and accessorv stores (SIC 5611 - 5699) with 5.000 SF or less of
gross floor area.
d) Auto and home supply stores (SIC 553 1) with 5.000 SF or less of gross
floor area.
e) Business associations (SIC 861 I ).
0 Drug stores (SIC 5912, limited to drug stores and pharmacies) in
conjunction with health services group and medical
laboratories/research/rehabil itative groups.
g) Eating places (SIC 5 8 12) with 6.000 SF or less of gross floor area.
h) Food stores (SIC 541 I - 5499. except poultry dealers).
i) General merchandise stores (SIC 533 1- 5399. except salvase stores and
surplus stores. with 5.000 SF or less of gross floor area).
sperm banks).
k) Home furniture and furnishings stores (SIC 5713- 5719) with 5.000
square feet or less ofgross floor area.
l) Household appliance stores (SIC 5722) with 5.000 square feet or less of
gross area.
m) Laundries. family and commercial (SIC 7211).
n) Membership oreanizations (SIC 861 I and 863 I ).
o) Musical instrument stores (SIC 5736) with 5.000 SF or less of sross floor
area.
p) Paint stores (SIC 523 1) with 5.000 SF or less of gross floor area.
q) Personal supply ices (SIC 1361 and7363\.
I fitness facilities c 7911
s) Political organ izations (SIC 865 1).
t) Radio. television and er electronics stores (SIC 5731) with
5,000 square feet or less of
-m 1629-
repair. leather goods repair. locksmith shop. picture framing. and
pocketbook repair only).
v) Retail services - miscellaneous (SIC 5921- 5963. except pawnshops and
Words underlined are additions; Words s+ruek+n+eugh are deletions
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212512025 mrm 5 of l0
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Page 4450 of 5415
PL2023000747 I
w)
gravestones. hot tubs. monuments. swimming pools. tombstones and
whirlpool baths). with 5.000 square feet or less of gross floor area.
Space research and technology{SIe 9661)
Ceneral Commercial Uses
from a public right-of-w'ay is prohibited.
2. Access to individual units whether direct or indirect must be
from the side of a building that is oriented internally.
3. No buildine shall exceed 100 feet in lensth when its outer walls
are located within 50' or less to a residential tract within. or
adjacent to. this Subdistrict.
4. No outdoor storage of any kind is permitted.
5. Storage units shall be utilized for storage purposes only.
the ResidentialA{on-Residential Tract. as depicted on the PUD
Master Plan. and must be set back a minimum of 150 feet from
the Tamiami Trail right-of-way.
I estate c 6512 and 653 1-65
Heavy Commercial Uses
constructron sIC 1521-1542
display, and no storage of materials or equipment.
b) Hotels and motels (SIC 7011)
storage of materials or heaw equipment.
Light Industrial Uses
a) Miscellaneous repair services (SIC 7622-7699) indoor onlv. with no
retail sales,andnoo@
contractors stc 1711-l indoor onl
with no outside display. and no storage of materials or equipment.
c) Heavv construction (SIC 161 I (hishwav and street construction\- 1622
(bridge. tunnel. and elevated highway construction). and1623 (water.
qnd cnmm/nnwcr line construction on For all uses
indoor only and with no outside storage of materials and heavy
equipment).
Economic Development Uses
a) Apparel and other finished products (SIC 23 I 1-2398).
sIC 7311-l3
including auction rooms (5999).
Words underlined are additions; Words ssu€k+hrough are deletions
*** *** *** *** are a break in text
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Page 4451 of 5415
PL2023000747 1
d) Depository and non-depository institutions (SIC 60 I 1 -6 1 63 ).
e) Drugs and medicines (SIC 2833-2835).
fl Electronic and other electrical equipment manufacturing (SIC 3612-
36ee).
(src 87ll-8748).
and fixtures
i) Industrial and commercial machinery atd computer equipmen
35 I 1-35 l9 and 3593-3599\.
j) Job training and vocational rehabilitation services (833 1).
k) Leather and leather products (SIC 3 1 3 I -3 I 98).
it stc 4111- 4113
m\ Lumber and wood prodrcts (.SIC 2421 .2426.2429. and 2431-2499\.
n) Measuring. analyzing. andcontrollinginstruments: photographic.
medical and optical soods: watches and clocks manufacturing (SIC
3812-3873]..
and rehabilitative centers SIC 8071
8072. 8092. 8093).
with no outside storage of materials or equipment.
q) Miscellaneous Services (SIC 8999).
r) Motion picture production (SlC 7812-7819).
s) Motor freight transportation and warehousing (.SIC 4212. 4213-4222.
4226 except oil and gas storage. and petroleum and chemical bulk
stations
t) Perfumes, cosmetics,and other toilet preparations (SIC 2844).
u) Printing, and allied industries $lC 21 | I -27 96)
v) Rubber and miscellaneous p ics nroducts (SIC 3021-3089). indoor
only, with no outside storcge of materials or equipment.
w) Soap: sranulated, liquid,cake. flake. and chip (SIC 2841).
'x'l Sfone clav slass and concrete nrnrlrrcfs /ql(- ??11 1))1 ?))q 2,)11
3251, 3253. 3255-3273. 3275. 3281. indoor only. with no outside storaee
of materials or equipment.
y\ Textile mill products (,SIC 2211-2221.2231. 2241-2259.2261-2269.
227 3 -2289. and 229 5 -229 8.
u c 3714 311 373r -l 31 51 3192
3199).
aa) Transporlation services (SIC 4724 (travel agencies): 4725 (tour
operators): 4729 (arrangement ofpassenger transportation): 473 1
and 4189, except stockyards (lianspoftation service
classified - furnishing transportation and services). For all uses. no
on site.
bb) Vocational schools (SIC 8243-8249).
Words underlined are additions; Words s+ru€k+hrough are deletions
212512025 mmt
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Page 4452 of 5415
PL2023000747 t
equipment).
dd) Wholesale trade nondurable goods (SIC 5 I I 1-5 I 59. 5181. 5 1 82. and
s l9l ).
Miscellaneous
SIC 822I
b) Government offices/buildinss (SIC 91 I I -9199) . 921 l. 9221. 9222.
9224 -9229. 93 t t . 9 4t I -9 4s I . 9 5 1 1 -9 532. 9 6 t 1 -9 66 1\.
c) Paper and allied products (SIC 2621.2631 - 2678).
d) Personal services(SIC 7215. 7216(non-industrialdrycleaningonly).
7217. 7218 (Industrial Launderers - not listed). 7219 (Laundry and
sarment services). 7221 (photo studio). and 7231 (Beaut shops. except
beaut_v schools).
other investment offrces (67 1 2-6799): and attorneys (8 I I I ).
Words underlined are additions; Words sH*ek{h+eugh are deletions*** *** *** *** are a break in teXt oa
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212512025 mrm 8 of l0
Page 4453 of 5415
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"*9
TAMIAMI TRAIL sO.ACRE MD(ED USE SUBDISTRICT
COLLIER COINTY. FLORIDA
ADOPTED-XXXX. XXXX
(Ord. fb. XXXX-X)
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Page 4455 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 1
January 23, 2025
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:
HEARING DATE:
SUBJECT:
ELEMENTS:
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT,
ZONING DIVISION, COMPREHENSIVE PLANNING SECTION
FEBRUARY 20, 2025
PL20230007471 GROWTH MANAGEMENT PLAN AMENDMENT (GMPA):
TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT (ADOPTION
HEARING)
COMPANION TO: MPUD-PL20230007470; TAMIAMI 58-ACRE MIXED USE
PLANNED UNIT DEVELOPMENT
FUTURE LAND USE ELEMENT
AGENT/OWNER:
Agents: Alexis Crespo, AICP Rich Yovanovich, Esq.
RVi Planning + Landscape Architecture, Inc. Coleman, Yovanovich, Koester, PLLC
28100 Bonita Grande Drive, Ste. 305 4001 Tamiami Trail North, Suite 300
Bonita Springs, FL 34135 Naples, FL 34103
Owner: Refer to the attached property ownership
list on page 10 of the Staff Report.
GEOGRAPHIC LOCATION:
The 50-acre subject property is located on the north side of Tamiami Trail East (US 41) and approximately
1,000 feet west of the intersection of Tamiami Trail East and Recycling Way, in Section 18, Township 51
South, Range 27 East, Collier County, Florida. (Refer to the location map and aerial map on page 2.)
Page 4456 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 2
January 23, 2025
SUBJECT SITE
Page 4457 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 3
January 23, 2025
REQUESTED ACTION:
The applicant proposes a small-scale Growth Management Plan (GMP) amendment to the Future Land
Use Element (FLUE), specifically to create a new subdistrict, the Tamiami Trail 50-Acre Mixed Use
Subdistrict. The applicant also proposes to amend the countywide Future Land Use Map (FLUM) and
create a new map (“Tamiami Trail 50-Acre Mixed Use Subdistrict”) in the FLUM series of the FLUE, to
identify the newly created Subdistrict. The proposed subdistrict text and map are attached as Exhibit “A”.
PURPOSE/DESCRIPTION OF PROJECT:
To redesignate the property from the Agricultural/Rural, Rural Fringe Mixed Use District, Receiving
Lands to Agricultural/Rural District, Tamiami Trail 50-Acre Mixed Use Subdistrict to allow a maximum
of 400 residential rental units with 30 percent of the units reserved for individuals earning at or below
100 percent of the Area Median Income (AMI) or a maximum of 186 for-sale residential units with 15
percent of the units reserved for individuals earning up to and including 120 percent of the AMI; 80,000
square feet of mini-warehouse use; and, 100,000 square feet of other non-residential uses (inclusive of
hotel use), with a minimum requirement to construct 50,000 square feet, exclusive of the mini-warehouse
and hotel square footage.
A companion petition (PL20230007470) would rezone the property from Rural Agricultural (A)
zoning district to Mixed Use Planned Unit Development (MPUD) zoning district to allow the proposed
residential and non-residential uses. Note: The companion MPUD rezone petition encompasses 58 acres
whereas this GMPA petition encompasses 50 acres. Those remaining 8 acres are preserve and water
management lands in the MPUD.
EXISTING CONDITIONS:
Subject Property:
The 50-acre site is designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands and
is located within the Coastal High Hazard Area (CHHA), all as identified on the FLUM. The subject
property is zoned A, Rural Agricultural, and is partially within the Airport Overlay, and undeveloped.
Surrounding Lands:
North – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District, Receiving
Lands, and located within the CHHA. Zoned: Rural Agricultural. Land Use: Vacant.
East – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District, Receiving
Lands, and located within the CHHA. Zoned: Rural Agricultural, and partially within the
Airport Overlay. Land Use: The lot abutting the subject site is vacant, and immediately east of
this parcel is a concrete batch plant – both parcels are owned by Cemex Construction
Materials Florida LLC. That easterly parcel is designated Agricultural/Rural, Rural Industrial
District and zoned I, Industrial. (Note: Lands east of the Cemex properties are zoned
Industrial and Commercial Mixed Planned Unit Development and developed with warehouse
and outdoor storage uses.)
South - (across Tamiami Trail East, a major arterial) – Future Land Use Designation: Agricultural/Rural,
Rural Fringe Mixed Use District, Neutral Lands, and located within the CHHA. Zoned: PUD
(Marco Shores Fiddler’s Creek), and partially within the Airport Overlay. Land Use:
Residential.
West – Future Land Use Designation: Agricultural/Rural, Rural Fringe Mixed Use District, Receiving
Lands, and located within the CHHA. Zoned: Rural Agricultural, and partially within the
Airport Overlay. Land Use: Vacant.
In summary, the existing land uses in the surrounding area are a mix of residential, commercial,
and industrial uses. Activity Center #18, at the intersection of Collier Boulevard and Tamiami Trail
East, is approximately 3 miles west of the subject property.
Page 4458 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 4
January 23, 2025
BACKGROUND AND ANALYSIS:
As noted above, the FLUM designation on this property is Agricultural/Rural, Rural Fringe Mixed
Use District, Receiving Lands and it is located within the Coastal High Hazard Area.
The Rural Fringe Mixed Use District (RFMUD) within the Future Land Use Element (FLUE)
was established in 2002, by Ordinance 02-32, to address agricultural lands within the transitional area
between Golden Gate Estates and the County’s urban area and between the urban area and the
agricultural lands and agricultural operations farther to the east. The land use strategies developed and
employed in the RFMUD direct incompatible land uses away from environmentally sensitive lands.
The Sending Lands are those lands within the RFMUD that have the highest degree of environmental
value and sensitivity and generally include significant wetlands, uplands, and habitat for listed species.
The Receiving Lands are those lands identified as being the most appropriate for development and to
which residential units may be received from areas designated as Sending Lands. The Coastal High
Hazzard Area (CHHA) is the geographical area lying below the elevation of the Category 1 storm surge
line per the Southwest Florida Regional Planning Council’s Hurricane Evacuation Study; increased
density and expenditure of public infrastructure is discouraged in this area.
On February 10, 2015, the Board directed staff to initiate the RFMUD restudy. The focus areas of the
restudy included complementary land uses, economic vitality, transportation and mobility, and
environmental stewardship, all through a public outreach effort.
The RFMUD restudy public outreach and staff assessment resulted in the RFMUD White Paper. The
White Paper provided the framework for the restudy effort conducted by staff and served to further
inform the Collier County Planning Commission and the public on those efforts. The RFMUD White
Paper provided recommended GMP amendments to improve the RFMUD and Transfer of
Development Rights (TDR) Program by further protecting the environment, conserving agricultural
lands, addressing development characteristics, and establishing new development standards.
In June 2023, the Board adopted restudy-based amendments to the RFMUD. Relevant to this petition,
the RFMUD Receiving Lands now allow the development of affordable housing projects at a maximum
density of up to 12.2 dwelling units per acre, subject to Section 2.06.00 of the Land Development Code
(LDC); neighborhood commercial uses within affordable housing projects (generally uses of the C-1,
C-2, and C-3 zoning district); and business and industrial uses identified as Florida Qualified Target
Industries. The FLUE states that all the uses noted above require implementing Land Development Code
(LDC) regulations to provide design standards, development standards, and locational criteria.
The proposed GMPA allows a maximum of 400 dwelling units with an affordable housing commitment
of 30% of the units to households earning between 80-100% of the AMI for rent restricted units or a
maximum of 186 for-sale units with an affordable housing commitment of 15 percent of the units
reserved for individuals earning up to and including 120 percent of the AMI; 80,000 square feet of mini-
warehouse use; and, 100,000 square feet of other non-residential uses – neighborhood commercial, hotel,
and business and industrial uses, with a minimum requirement to construct 50,000 square feet of
non-residential uses, exclusive of the proposed mini-warehouse and hotel square footage.
The implementing LDC regulations noted above are currently being drafted. Generally, staff finds
the proposed commercial, and business and industrial uses consistent with the intent of the FLUE
language. The proposed affordable housing income ranges and density are not consistent with LDC
Section 2.06.00. However, staff finds the proposed affordable housing consistent with past Board
approvals intended to increase the supply of affordable units within the County. Staff finds the project’s
proposed development and design standards are reasonable absent the adoption of the implementing LDC
regulations. There is a companion petition (PL20230007470) to rezone the property from Rural
Agricultural to the Tamiami 58 Acre Mixed Use Planned Unit Development (MPUD), which establishes
the development and design standards for the project.
Page 4459 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 5
January 23, 2025
Generally, when requesting a GMP amendment that increases residential density, the FLUE requires the
use of Transfer of Development Rights to achieve that density, except when providing a “reasonably
sufficient public benefit” as determined by the Board. For recent approvals, the Board has determined the
provision of affordable housing provides such public benefit. As noted earlier, this petition includes a
commitment to provide affordable housing.
Further, the petition proposes to increase residential density within the CHHA. Mitigation to reduce the
impacts of evacuation times resulting from projects within the CHHA is required by Policy 12.1.2 of the
Conservation and Coastal Management Element (CCME) of the GMP. The owner has committed to
providing a towable generator to be used at a hurricane evacuation shelter site to address the required
mitigation.
Compatibility:
FLUE Policy 5.6 requires new land uses to be compatible with, and complementary to, surrounding land
uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, a
compatibility analysis might include a review of allowed use intensities and densities, development
standards (building heights, setbacks, landscape buffers, etc.), building mass, building location, and
orientation, architectural features, amount and type of open space and location.
The area surrounding the proposed subdistrict is generally residential in nature with industrial and heavy
commercial uses located east of the project site, as identified in the Existing Conditions section of this
report. Planning principals support locating higher intensity development closer to major roadways, with
use intensities transitioning lower into residential neighborhoods. The subject project proposes to locate
the commercial and light industrial uses along the US 41 frontage and on the eastern portion of the
site to provide a transition from the Cemex parcel and concrete batch plant and warehouse and storage
uses located east of the site.
The RFMUD requires projects located along major public rights-of way to provide buffers that maintain
and enhance the rural character of the District. The standards for these buffers have not yet been
established for the RFMUD. To address the rural character of the area, the subject project has proposed an
enhanced buffer along the US 41 frontage that will include clustered canopy trees, a double row
hedge, and a meandering 3-5-foot-wide bed of ground covering. This commitment is reflected in the
companion MPUD rezone petition.
Additionally, a minimum setback of 150 feet from the US 41 frontage is provided for the mini-warehouse
facility to lessen the development impacts and provide a transition from the industrial uses located east of
the project.
Compatibility can be specifically addressed within the companion zoning petition, but staff finds that the
requested uses will be compatible with the surrounding area (at the level at which GMP amendments are
reviewed for compatibility) and, in accordance with best practices, that this is an appropriate location to
provide for this mixed-use development.
Needs Analysis:
Zonda conducted a market study analyzing market conditions for the subject site (defined submarkets,
drive-time analyses, and utilized demographic data from ESRI) with estimated population, use saturation,
and supply, which is included in the backup materials. Staff notes the following from the analysis:
•The market analysis was based on the following development scenario: 100,000 square feet of non-
residential uses (30,000 sq. ft. of retail (no grocery), 15,000 sq. ft. of medical/office, and 55,000
sq. ft. of light industrial); 400 low-rise multifamily apartments; and a 120 room Midscale tier hotel.
Page 4460 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 6
January 23, 2025
•In the Primary Market Area, the population is expected to increase by 4,614 people and 2,373
households over the next 5 years, per ESRI projections.
•Employment within 5-miles of the subject site is predominately within health care,
accommodations and food service, and retail trade sectors; salaries range from $37,633 to $70,912.
•In the South Collier Submarket, an additional 28,810 rental units can be supported during a
+5-year timeframe.
•In the Primary Market Area, an additional 187,134 square feet of retail space can be supported by
the projected population during a +5-year timeframe.
•In the Naples MSA – Office Submarket, an additional 26,077 square feet of office space can be
supported during a +5-year timeframe.
•In the Naples MSA – Industrial Submarket, an additional 76,500 square feet of industrial space can
be supported during a +5-year timeframe.
•In the Naples Hospitality Submarket there is a demand for the proposed 120 room Midscale tier
hotel at the project site.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163,
F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f)All mandatory and optional elements of the comprehensive plan and plan amendments shall be based
upon relevant and appropriate data and an analysis by the local government that may include, but not
be limited to, surveys, studies, community goals and vision, and other data available at the time of
adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an
appropriate way and to the extent necessary indicated by the data available on that particular subject at
the time of adoption of the plan or plan amendment at issue.
1.Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed
a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys,
data, and supporting documents for proposed plans and plan amendments shall be made available
for public inspection, and copies of such plans shall be made available to the public upon payment
of reasonable charges for reproduction. Support data or summaries are not subject to the compliance
review process, but the comprehensive plan must be clearly based on appropriate data. Support data
or summaries may be used to aid in the determination of compliance and consistency.
2.Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted may be
evaluated. However, the evaluation may not include whether one accepted methodology is better
than another. Original data collection by local governments is not required. However, local
governments may use original data so long as methodologies are professionally accepted.
3.The comprehensive plan shall be based upon permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and Demographic
Research or generated by the local government based upon a professionally acceptable
methodology. The plan must be based on at least the minimum amount of land required to
accommodate the medium projections as published by the Office of Economic and Demographic
Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including
related rules of the Administration Commission. Absent physical limitations on population growth,
population projections for each municipality, and the unincorporated area within a county must, at
a minimum, be reflective of each area’s proportional share of the total county population and the
total county population growth.
Page 4461 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 7
January 23, 2025
Section 163.3177(6)(a)2., Florida Statutes:
2.The future land use plan and plan amendments shall be based upon surveys, studies, and data
regarding the area, as applicable, including:
a.The amount of land required to accommodate anticipated growth.
b.The projected permanent and seasonal population of the area.
c.The character of undeveloped land.
d.The availability of water supplies, public facilities, and services.
e.The need for redevelopment, including the renewal of blighted areas and the elimination of
nonconforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g.The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
with s. 333.02.
h.The discouragement of urban sprawl.
i.The need for job creation, capital investment, and economic development that will strengthen
and diversify the community’s economy.
j.The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8., Florida Statutes:
(a)A future land use plan element designating proposed future general distribution, location, and extent of
the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation,
education, public facilities, and other categories of the public and private uses of land. The approximate
acreage and the general range of density or intensity of use shall be provided for the gross land area
included in each existing land use category. The element shall establish the long-term end toward which
land use programs and activities are ultimately directed.
8.Future land use map amendments shall be based upon the following analyses:
a.An analysis of the availability of facilities and services.
b.An analysis of the suitability of the plan amendment for its proposed use considering the
character of the undeveloped land, soils, topography, natural resources, and historic resources
on site.
c.An analysis of the minimum amount of land needed to achieve the goals and requirements of
this section.
The petitioner must provide appropriate and relevant data and analysis to address the statutory requirements
for a Plan Amendment. For this petition, a needs analysis was provided by the applicant.
Section 163.3187, Florida Statutes:
Process for adoption of small scale comprehensive plan amendment. (Requirements to qualify for the Small-
Scale amendment process.)
(1) A small scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site for the GMPA
comprises 50 acres (and +58 acres for the MPUD).]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan, but only proposes a land use change to the future land use
map for a site-specific small-scale development activity. However, text changes that relate directly to,
Page 4462 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 8
January 23, 2025
and are adopted simultaneously with, the small-scale future land use map amendment shall be
permissible under this section. [This amendment does include a text change to the Comprehensive
Plan and those text changes are directly related to the proposed future land use map amendment.]
(c)The property that is the subject of the proposed amendment is not located within an area of critical
state concern, unless the project subject to the proposed amendment involves the construction of
affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical
state concern designated by s. 380.0552 or by the Administration Commission pursuant to s.
380.05(1).[The subject property is not located within an Area of Critical State Concern.]
(4)Comprehensive plans may only be amended in such a way as to preserve the internal consistency
of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were
set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be
amendments. [This amendment preserves the internal consistency of the plan and is not a correction,
update, or modification of current costs which were set out as part of the comprehensive plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
An initial NIM was held on May 7, 2023, at the Collier County South Regional Library, 8065 Lely
Cultural Parkway, Naples, FL 34113. There were no members of the public present at the meeting.
The Administrative Code requires a second NIM be held when a petition materially changes from the
initial submittal and NIM. After the first NIM, the applicant revised the petition to include an additional
80,000 square feet of mini-warehouse use, and hotel use. As such, the petitioner conducted a second
NIM on January 6, 2025, at the Collier County South Regional Library, 8065 Lely Cultural Parkway,
Naples, FL 34113. The meeting began at approximately 5:35 p.m. and adjourned at approximately 5:55
p.m. There were two members of the public present online. The applicant’s agent, Alexis Crespo, AICP,
explained the request for the proposed rezone and the companion small scale Growth Management Plan
amendment. The attendees did not raise any concerns regarding the project.
The NIM documentation is included in the CCPC backup materials.
FINDINGS AND CONCLUSIONS:
•This petition proposes a small-scale Growth Management Plan amendment to create a mixed-use
subdistrict in the Agricultural/Rural Mixed Use District to allow: neighborhood commercial uses
to serve the residents of the development and surrounding area; business and industrial uses to
promote economic development; and, mini-warehouse use at a maximum intensity of 80,000 square
feet to serve residents and businesses within the development as well as surrounding area – all
generally consistent with the RFMUD restudy-based amendments, as directed by the Board.
•Approval of this development will assist Collier County in addressing the continued need for
affordable housing. If developed as a rental community the development will include up to 400
units with 30% of the residential units (120 units) as affordable housing. If developed as a for-
sale community the development will include up to 186 units with 15% of the residential units
(28 units) as affordable housing. Additionally, the affordable housing commitment may be
deemed to be a “public benefit” as required by the FLUE when increasing density in the RFMUD
and not utilizing TDRs to obtain that increase.
•To mitigate for proposing an increase in residential density within the CHHA, the owner has
committed to providing a towable generator to be used at a hurricane evacuation shelter site.
•This project requires a review by the Environmental Advisory Council (EAC). Environmental data
identified that the proposed project is in an area that has the potential to contain a variety of
protected animal species. The owner is required to provide a listed species management plan for
Page 4463 of 5415
PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 9
January 23, 2025
the Bald eagle, Florida panther, Black bear, and all other listed species prior to issuance of the first
SDP and/or PPL.
•There are no transportation or public utility-related concerns as a result of this petition.
•There are no concerns about impacts on other public infrastructure.
•No historic or archaeological sites are affected by this amendment.
LEGAL REVIEW: The County Attorney’s office reviewed the staff report on January 24, 2025. (DDP)
STAFF RECOMMENDATION:
Staff recommends the Collier County Planning Commission forward petition PL20230007471, Tamiami
Trail 50-Acre Mixed Use Subdistrict GMPA, to the Board of County Commissioners with a
recommendation of approval.
NOTE: This petition has been tentatively scheduled for the March 20, 2025, BCC meeting date.
Attachments:
1. Tamiami Trail 50-Acre GMPA Ordinance
2. Tamiami Trial 50-Acre GMPA CCPC Package
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PL20230007471
GMPA-PL20230007471, Tamiami Trail 50-Acre Mixed Use Subdistrict 10
January 23, 2025
TAMIAMI TRAIL 50- ACRE MIXED USE SUBDISTRICT
PROPERTY OWNERSHIP LIST
1. 00763320001
Property Owner: Andrew Beifus Jr.
Barbara B Drayton
104 Brandywyne Drive
Florham Park, NJ 07932
2. 00763560007
Property Owner: James W Craft & Sally J Craft
3535 3rd Ave SW
Naples, FL 34117
3. 00763882400
Property Owner: Paul A Cosentino Rev Trust
2011 NW 56th Street
Boca Raton, FL 33496
4. 00763882303
Property Owner: Paul A Cosentino Rev Trust
2011 NW 56th Street
Boca Raton, FL 33496
5. Portion of 00763882206
Property Owner: Georgina M Lopez Liv Trust
5871 SW 52nd Terrace
Miami, FL 33155
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TAMIAMI TRAIL 50-ACRE
GMPA
CCPC PACKAGE
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APPLICATION FORM
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The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing
deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the
applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the
application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning
Section at 239-252-2400.
APPLICANT CONTACT INFORMATION
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Application to Amend The Growth Management Plan
LDC subsection 10
Chapter 3 of the Administrative Code
Revised 2023 Page 1 of 8Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
www.colliercountyfl.gov/
NaNammee ofof PrProp opeerrty ty OOwwnneerr(s)(s):: ____________________________________________________________________________________________________________
NaNammee ofof AApppplliicant cant iiff ddiiffffeerreennt t ththaann oowwnneerr:: ____________________________________________________________________________________
AAddddrreess:ss: ___________________________________________________C _Ciity:ty: __________________________ SState: tate: _____________ _ ZZIIP: P: ____________________
TTeelleepphhon onee:: _______________________________________ _ CelCelll:: _______________________________________ _ FFaax:x: ______________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
NaNammee ofof AAggeennt:t: ________________________________________________________________________________________________________________________________
FiFirrmm:: __________________________________________________________________________________________________________________________________________________
AdAdddrreess:ss: ___________________________________________C_Ciity:ty: ______________________________ StaState:te: __________________ ZZIIP: P: ____________________
TTeelleepphhononee:: __________________________________________ CellCell:: _________________________________________ _ Fax: Fax: __________________________________
EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________
Name of Owner(s) of Records: ____________________________________________________
Address: __________________________City: _____________ State: _______ ZIP: __________
Telephone: ____________________ Cell: ____________________ Fax: ___________________
E-Mail Address: ________________________________________________________________
____________________________________________________________________________
*On an additional paper include the Name, Company, Address and Qualifications of all
consultants and other professionals providing information contained in this application,
as well as Qualifications of the Agent identified above
Multiple - See attached Property Owners List
Tamiami Trail East Acreage, LLC
3520 Kraft Road 201 Naples FL 34105
239-231-3311
jtomassetti@fl-star.com
Josephine Medina AICP & Richard Yovanovich, Esq.
RVi Planning + Landscape Architecture & Coleman, Yovanavich & Koester
28100 Bonita Grande Drive Suite 305Bonita Springs FL 34135
2399083421 9543760378
jmedina@rviplanning.com, ryovanovich@cyklawfirm.com
Multiple - See attached Property Owners List
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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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.
PERCENTAGE OF OWNERSHIP:NAME:
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:
leased :________Term of lease: ______yrs./mos.G.Date subject property acquired
If, Petitioner has option to buy, indicate date of option: ______________ and date option
terminates: ______________, or anticipated closing: _______________________.
NOTE:
H. 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.
SEE ATTACHED DISCLOSURES OF INTEREST
3/13/2023
4 See Deed
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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C.GENERAL LOCATION
A.PARCEL I.D. NUMBER:
B.LEGAL DESCRIPTION: (multi-line, fillable areas will hold as much text as needed)
F.TAZ:
D.Section: _______ Township: _______ Range: ________
E.PLANNING COMMUNITY: _______________________
G.SIZE IN ACRES: ______________H.ZONING:
I.FUTURE LAND USE MAP DESIGNATION(S): ______________________________________
J.SURROUNDING LAND USE PATTERN:
A.GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED:
DESCRIPTION OF PROPERTY
TYPE OF REQUEST
______ Housing Element ______ Recreation/Open Space
______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element
______ Aviation Sub-Element ______ Potable Water Sub-Element
______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element
______ Solid Waste Sub-Element ______ Drainage Sub-Element
______ Capital Improvement Element ______ CCME Element
______ Future Land Use Element ______ Golden Gate Master Plan
______ Immokalee Master Plan
B.AMEND PAGE (S): ____________ OF THE: ___________________________ ELEMENT
Multiple - See Attached Property Owners List
See Attached Legal Description
Along the north side of Tamiami Trail East (US-41) and 800 feet east of Basik Drive.
Residential, Agricultural, Industrial and Commercial
18 51 27
355
Rural Agricultural (A)
Rural Fringe Mixed Use District (RFMUD) - Receiving
50.0
4
81 Future Land Use
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to
Identify language to be added). (multi-line, fillable areas will hold as much text as needed)
C.AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM:
TO:
D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #)
E. DESCRIBE ADDITINAL CHANGES REQUESTED:
REQUIRED INFORMATION
Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with
subject property outlined.
Provide most recent aerial of site showing subject boundaries, source, and date.
Provide a map and summary table of existing land use and zoning within a radius of 300 feet from
boundaries of subject property.
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with
acreage totals for each land use designation on the subject property.
ENVIRONMENTAL
Provide most recent aerial and summary table of acreage of native habitats and soils occurring on
site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE,
COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE
INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE.
Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game &
Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or
known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian
rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property.
NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced
to 8-1/2 x 11 shall be provided of all aerials and/or maps.
LAND USE
FUTURE LAND USE DESIGNATION:
Please refer to Exhibit IV.B - Proposed Text Amendment.
Please refer to the Justification Narrative.
Tamiami Trail Mixed Use Subdistrict
4
4
4
4
4
Rural Fringe Mixed Use District - Recieving
N/A
4
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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PUBLIC FACILITIES
Provide the existing Level of Service Standard (LOS) and document the impact the proposed change
will have on the following public facilities:
GROWTH MANAGEMENT
INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING:
Is the proposed amendment located in an Area of Critical State Concern? (Reference , F.A.C.).
IF so, identify area located in ACSC.
Is the proposed amendment directly related to a proposed Development of Regional Impact
pursuant to Chapter 380 F.S.? (Reference , F.A.C.)
Is the proposed amendment directly related to a proposed Small Scale Development Activity
pursuant to Subsection 163.3187 (1)(c), F.S.? Does the proposed amendment create a significant
impact in population which is defined as a potential increase in County-wide population by than 5%
of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate
mitigation measures being proposed in conjunction with the proposed amendment.
Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a
specific land use designation and district identified (commercial, industrial, etc.) or is the proposed
land use a new land use designation or district? (Reference F.A.C.). If so, provide data and
analysis to support the suitability of land for the proposed use, and of environmentally sensitive land,
ground water and natural resources. (Reference , F.A.C.)
Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands,
with acreage totals for each land use designation on the subject property.
Potable Water
Sanitary Sewer
Arterial & Collector Roads; Name specific road and LOS
Drainage
Solid Waste
Parks: Community and Regional
If the proposed amendment involves an increase in residential density, or an increase in intensity for
commercial and/or industrial development that would cause the LOS for public facilities to fall below the
adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment.
N
N
N
Y
4
4
4
Tamiami Trail (US-41)
4
4
4
Page 4473 of 5415
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Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400
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SUPPLEMENTAL INFORMATION
(Reference Capital Improvement Element Objective 1 and Policies):
Provide a map showing the location of existing services and public facilities that will serve the
subject property (i.e. water, sewer, fire protection, police protection, schools and emergency.
Document proposed services and public facilities, identify provider, and describe the effect the
proposed change will have on schools, fire protection and emergency medical services.
Flood zone based on Flood Insurance Rate Map data (FIRM).
Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning
Maps) Coastal High Hazard Area, if applicable
High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified
on Collier County Zoning Maps).
$16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at
time of submittal. (Plus, proportionate share of advertising costs)
$9,000.00 non-refundable filing fee for a Small-Scale Amendment made payable to the Board of
County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs)
Proof of ownership (copy of deed)
Notarized Letter of Authorization if Agent is not the Owner (See attached form)
*If you have held a pre-application meeting within 9 months prior to submitted date and paid the
pre-application fee of $500.00 at the meeting, deduct that amount from the above application fee amount
when submitting your application. All pre-application fees are included in the total application submittal
fee if petition submitted within 9 months of pre-application meeting date. Otherwise the overage will be
applied to future proportionate share advertising costs.
*Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of
1”=400’ or at a scale as determined during the pre-application meeting.
*All attachments should be consistently referenced as attachments or exhibits, and should be labeled to
correlate to the application form, e.g. “Exhibit I.D.”
*Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps.
Some maps are available on the Zoning Division website depicting information herein:
F.OTHER
Identify the following areas relating to the subject
property:
Zoning Services Section: _________________ Comprehensive Planning Section: ________________
N
N
4
4
4
4
4
4
4
4
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12
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DISCLOSURE OF
INTEREST FORM
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Paul Cosentino 100%
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LETTER OF
AUTHORIZATION
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PL20230007471, PL20230007470
TAMIAMI TRAIL EAST ACREAGE, LLC
RVI Planning + Landscpae Architecture and Coleman, Yovanovich & Koester
Tamiami Trail East Acreage, LLC
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AFFIDAVIT OF AUTHORIZATION
FOR PETITION NUMBERS(S) ..:..Pl.2023000==:::::::::.1::::.:u..!!1.~Pl20230007~~~•::.:10~-----------------
I James w Craft (print name) as---------:::--::----:-:--:---(title, if
~pplicable) of ' (company, l~licable), ~ear or affirm
under oath, that I am the (choose one) ownert I applicantQontract purchaseruand that
1. 1 have full authority to secure the approval(s) requested and to impose coven_ants and restricti~ns ~n
the referenced property as a result of any action approved by the County m accordance with this
application and the Land Development Code;
2. All answers to the questions in this application and any sketches, data or other supplementary matter
attached hereto and made a part of this application are honest and true; .
3. 1 have authorized the staff of Collier County to enter upon the property during normal workmg hours
for the purpose of investigating and evaluating the request made through this application; and that
4. The property will be transferred, conveyed, sold or subdivided subject to the conditions and
restrictions imposed by the approved action.
s. We/I authorize RVJ + Landsq)aa Architecture and Coleman. Yovanovich & Koester to act as our/my representative
in any matters regarding this petition including 1 through 2 above.
*Notes:
• ff the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.
• If the appHcant is a Umited Uability Company (LL C.) or Umited Company (LC.), then the documents should
typically be signed by the Company's •Managing Member."
• If the applicant is a partnership, then typically a partner can sign on behalf of the partnership.
• If the applicant is a limited partnership, then the general partner must sign and be identified as the "general
partner' of the named partnership.
• If the applicant is a trust, then they must include the trustee's name and the words •as trustee".
• In each instance, first determine the applicanrs status, e.g., individual, corporate, trust, partnership, and then
use the appropriate format for that ownership.
Under penalties of perjury, I declare that I have read the foregoing Affidavit of Authorization and that
the facts/ In it are true~ /
• hJ 't)e,c_ /S-2-o l_']
Signature
STATE OF FLORIDA
COUNTY OF COLLIER
Date
The foregoing instrument was acknowleged before me by means of ~hysical presence or D online notarization this
.1l.. day ot-·C«,.e.,ro'()f C . 20~ by (printed name of owner or qualifier)
Such person(s) Notary Public must check applicable box:
~e personally known to me
D Has produced a current drivers license -------
Has produced as identification. ----...,,rq...__,.. ____ _
Notary Signature: --:,~___;:::;.____;:~~--=--~:::;_____;:::::,_ _____ _
CP\08-cOA-00115\ISS
REV 3/412020
--------------·
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l, AndrewBeifusJr. A 0!()v-hd r.r b16V+an I)pv ie (pfint name), aS(title, if'-applicable) of(company,under oath, that I am the (choose one) ownerappl icant l-lcontract purchaself applicable), swear or affirmrnand that:1. I have full authority to secure the approval(s) requested and to impose covenants and restrictions onthe referenced properly as a result of any action approved by the County in accordance with thisapplication and the Land Development Code;2. All answers to the questions in this application and any sketches, data or other supplementary matterattached hereto and made a part of this application are honest and true;3. I have authorized the staff of Collier County to enter upon the property during normal working hoursfor the purpose of investigating and evaluating the request made through this application; and that4. The pioperty will be transferred, conveyed, sold or subdivided subject to the conditions andrestrictions imposed by the approved action.5. We/l authorize to act as our/my representativein any matters regarding this petition including '1 through 2 above.Wofesi. lf the applicant is a corporation, then it is usually executed by the corp. pres. or v. pres.. tf the appticant is a Limited Liabitity Company (L.L.C.) or Limited C'ompany (L.C.), then the d'ocuments shoutdtypically be signed by the Company's "Managing Member.". lf the appticant is a partnership, then typicatly a paftner can sign on behalf of the partnership.. If the applicant is a timited partnership, then the general partner musf sign and be identified as the "generalpartner" of the named partnership.. tf the appticant is a trust, then they must include the trustee's name and the words "as trustee".. In each instance, first determine the applicant's sfafus, e.g., individual, corporate, trust, partnership, and thenuse the appropiriate format for that ownership.AFFIDAVIT OF AUTHORIZATIONFOR PETITION NUMBERS(S)Pt2023000747 1 , PL20230007470Under penatties of perjury, I declare that I have read theforegoing Affidavit of Authorization and thatN"vr,wrV,te-- A1, 2D 23DateSTATE OF FLORIDACOUNTY OF COLLIERThe foregoing instrument was acknowleged before me by means of gp(yt'A7;:;"";" ,V;"n;r/;;-,;€,;;l""ted name or owner or quaririer) "yl''Such person(s) Notary Public must check applicable box:{or.personally known to meff iias produced a current drivers licenseI nas producedNotary Signature:tt.![OFFICI^L SEALKATIiY G. Sl t/i(f,lEitlNOTMY PUBLIC . NEW JERSS/coMM *2058803i,ly Comm. E4iresAp'd 8,2024REV 3/4/20205\155cationf"r;,:ll11i $.';riPage 4505 of 5415
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PROPERTY OWNERS LIST
Page 4507 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777 •
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT
PROPERTY OWNERSHIP LIST
1. 00763320001
Property Owner: Andrew Beifus Jr.
Barbara B Drayton
104 Brandywyne Drive
Florham Park, NJ 07932
2. 00763560007
Property Owner: James W Craft & Sally J Craft
3535 3rd Ave SW
Naples, FL 34117
3. 00763882400
Property Owner: Paul A Cosentino Rev Trust
2011 NW 56th Street
Boca Raton, FL 33496
4. 00763882303
Property Owner: Paul A Cosentino Rev Trust
2011 NW 56th Street
Boca Raton, FL 33496
5. Portion of 00763882206
Property Owner: Georgina M Lopez Liv Trust
5871 SW 52nd Terrace
Miami, FL 33155
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WARRANTY DEEDS &
SUNBIZ INFORMATION
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LEGAL DESCRIPTION &
SKETCH OF DESCRIPTION
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K.E. TRASK, P.A.
LAND SURVEYORS
SHEET 1 OF 2
12345 BLASINGIM ROAD • FORT MYERS, FL 33966
A PARCEL LYING IN
SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA.
(50 ACRE PARCEL)
A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY OF COLLIER, LYING IN SECTION 18, TOWNSHIP
51 SOUTH, RANGE 27 EAST, BEING THE PARCELS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4445, PAGE 3149, OFFICIAL
RECORDS BOOK 4445, PAGE 3147, AND OFFICIAL RECORDS BOOK 5888, PAGE 3649, COLLIER COUNTY PUBLIC RECORDS,
AND PART OF THE PARCELS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4914, PAGE 1045, AND OFFICIAL RECORDS BOOK
977, PAGE 1133, SAID PUBLIC RECORDS, AND BEING FURTHER BOUNDED AND DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTH QUARTER CORNER OF SAID SECTION 18; THENCE S.88°05'48"E. ALONG THE NORTH LINE
OF SAID SECTION 18 FOR 657.42 FEET TO THE NORTHWEST CORNER OF SAID PARCEL AS DESCRIBED IN OFFICIAL
RECORDS BOOK 4914, PAGE 1045; THENCE LEAVING SAID SECTION LINE, S.00°37'14"W. ALONG THE WEST BOUNDARY
OF SAID PARCEL, FOR 408.57 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE S.00°37'14"W. ALONG SAID
BOUNDARY AND THE BOUNDARY OF SAID PARCELS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4445, PAGE 3149 AND
OFFICIAL RECORDS BOOK 4445, PAGE 3147, FOR 2183.30 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL AS
DESCRIBED IN OFFICIAL RECORDS BOOK 4445, PAGE 3147, AND THE NORTHERY RIGHT OF WAY LINE OF U.S. 41 –
TAMIAMI TRAIL (200.00 FOOT RIGHT OF WAY); THENCE S.54°21'06"E. ALONG SAID RIGHT OF WAY LINE FOR 1073.40
FEET TO THE SOUTHEAST CORNER OF SAID PARCEL AS DESCRIBED IN OFFICIAL RECORDS BOOK 977, PAGE 1133; THENCE
LEAVING SAID RIGHT OF WAY LINE, N.00°34'24"E. ALONG THE BOUNDARY OF SAID PARCEL, FOR 2779.77 FEET; THENCE
N.88°05'48"W. FOR 876.90 FEET TO THE POINT OF BEGINNING.
SAID PARCEL CONTAINS 2178000.00 SQUARE FEET OR 50.00 ACRES, MORE OR LESS.
BEARINGS ARE PLANE COORDINATE, FLORIDA EAST ZONE, NORTH AMERICAN DATUM OF 1983, BASED ON THE NORTH
LINE OF SECTION 18 AS BEARING S.88°05'48"E.
K.E. TRASK, P.A. AUGUST 7, 2023
FLORIDA LICENSED BUSINESS LB8450
KENNETH E. TRASK
PROFESSIONAL LAND SURVEYOR
FLORIDA LICENSE LS4684
Page 4521 of 5415
Page 4522 of 5415
JUSTIFICATION
NARRATIVE
Page 4523 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777 •
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT
JUSTIFICATION NARRATIVE
REVISED OCTOBER 2024
Tamiami Trail East Acreage, LLC, (“Applicant”) is requesting approval of a Small-Scale
Growth Management Plan Amendment (Map & Text) for the 50+/-acre subject property
(“Property”), generally located on the north side of Tamiami Trail East (US 41) approximately
3.5 miles south of Collier Boulevard and directly across from Fiddlers Creek in unincorporated
Collier County, Florida. The amendment will allow for the development of an infill, mixed use
project with affordable and workforce housing as well as employment-generating non-
residential uses.
The Property is currently designated Rural Fringe Mixed Use District (RFMUD) and is zoned
Agricultural (A). This site is also located within the Coastal High Hazard Area. The Rural
Fringe Mixed Use District allows for one (1) unit per five (5) gross acres (0.2 dwelling units
per acre). The Property is currently undeveloped and partially vegetated.
The Applicant is requesting a site-specific map and text amendment to the Future Land Use
Element to create the Tamiami Trail Mixed Use Subdistrict to allow up to 400 single-family,
townhome or multi-family dwelling units and 100,000 square feet of non-residential uses
(subject to conversion for self- and mini-storage uses and maximum trip cap).
Please note, the companion MPUD is comprised of 58+/-acres as it includes the site’s on-site
preserve area. The Applicant is not proposing to modify the future land use designation for
the portion of the site that will remain as preserve, thus the acreage for the GMPA is slightly
lesser than the companion rezoning request and qualifies as a “Small-Scale” Amendment.
The amendment will allow for the build-out of a mixed-use project that provides for market-
rate and affordable workforce housing in close proximity to on-site employment,
goods/services and available public infrastructure along this major arterial roadway. The
Subdistrict will provide appropriate transition from the existing intensive industrial and outdoor
storage uses to the developing surrounding residential uses.
The Applicant is proposing 30% affordable housing units if the project is rent-restricted. The
affordable rent-restricted units will include 15% priced at the 80% Area Median Income (AMI)
range, and the remaining 15% priced at or below the 100% AMI range.
If the project is income-restricted (“for sale”) instead of a rental project, 15% of the units on
the SDP or plat will be sold to households whose incomes are up to and including 120% of
the Area Median Income (AMI) for Collier County. This is consistent with the recently approved
Sabal Palm Road RPUD.
As outlined in detail below, the proposed text amendment will further the County’s stated goals
to:
• Provide affordable workforce housing to address gaps in the existing local
affordable housing supply;
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Tamiami Trail Mixed Use Subdistrict
Justification Narrative
• Efficiently use the County’s investment in public infrastructure by clustering
more dense and intense land uses along arterial roadways in areas where
adequate and available public facilities and infrastructure exist;
• Uphold the intent of the Rural Fringe Mixed Use District future land use
category by providing the necessary transition between the urban and
rural/agricultural and conservation designated areas of the County generally
north of the site via retaining the on-site preserve in the RFMUD land use
district.
• Uphold the intent of the Coastal High Hazard Area through the provision of
appropriate mitigation contributions to reduce the impacts of hurricane
evaluation time as requested by the Collier County Emergency Management
Division.
In addition to the contents of this application, the following planning analysis supports approval
of the proposed GMP Amendment and identifies the request’s appropriateness in relation to
the adopted Goals, Objectives and Policies in the GMP and the requirements set forth in
Chapter 163, Florida Statutes.
PROJECT HISTORY/BACKGROUND
The Property is currently in the Rural Agricultural (A) Zoning District. A portion of the property
has received a conditional use approval for earth mining (Res. 2000-469). The Property is
partially vegetated with lands disturbed relating to the earth mining along the US 41 frontage.
The site is accessed by an existing driveway from US 41, a state maintained major arterial
roadway that connects the entire Southwest Florida Region. Moreover, this segment of US 41
is the primary thoroughfare between the Cities of Naples and Marco Island, the County’s
primary urbanized areas.
SURROUNDING DEVELOPMENT PATTERN
The Property is located within a rapidly developing portion of the County as evidenced by the
property’s proximity to the Fiddler’s Creek DRI to the southwest and various residential,
industrial and commercial developments in close proximity along Tamiami Trail (US 41).
Please refer to Table 1 below, which provides an inventory of the immediately adjacent Future
Land Use Categories, zoning districts, and existing land uses.
TABLE 1: INVENTORY OF SURROUNDING LANDS
DIRECTION FUTURE LAND USE ZONING
DISTRICT EXISTING LAND USE
North Rural Fringe Mixed Use (RFMUD) –
Receiving Lands A Vacant
South Rural Fringe Mixed Use (RFMUD) –
Neutral Lands PUD
US-41 ROW, Residential
& Commercial
(Fiddler’s Creek)
East Rural Fringe Mixed Use (RFMUD) –
Receiving Lands A Vacant; Concrete Batch
Plant
Page 4525 of 5415
RVi Planning + Landscape Architecture | 3 of 7
Tamiami Trail Mixed Use Subdistrict
Justification Narrative
West Rural Fringe Mixed Use (RFMUD) –
Receiving Lands A
Vacant
The Fiddler’s Creek MPUD to the southwest of the Property is approaching buildout of the
entitled 6,000 dwellings units and 325,000 square feet of commercial uses. Of note, the
commercial component of the MPUD containing a Publix shopping center was recently
constructed less than ¼ from the subject property at Tamiami Trail and Sandpiper Lane, a
clear indication of the urbanizing nature of the area. The portion of the MPUD directly
southwest of the Property known as Esplanade by the Islands is under development for single
family and multifamily development.
A 140-foot-wide agriculturally zoned parcel that is currently undeveloped is located directly to
the east of the Property followed by a Cemex concrete batch plant, outdoor/indoor storage
and salvage yard.
Further to the east is the Basik CPUD which allows for 120,000 square feet of indoor storage,
50,000 square feet of office/commercial space and up to 350 outdoor storage spaces per
Ordinance 2023-07.
The surrounding development pattern is indicative of the urbanizing land use pattern
along US 41 in the vicinity of the Property. This development pattern results in an
increased need for goods and services and housing diversity to serve southern Collier
County, East Naples and Marco Island, in a compact, integrated mixed-use Subdistrict.
INFRASTRUCTURE
Access to the subject property is proposed via one connection point to US 41/Tamiami Trail.
As outlined in the Traffic Impact Statement (TIS) prepared by Trebilcock Consulting Solutions,
PA, all significantly impacted segments of US 41 are currently operating at acceptable level
of service in 2028, with or without project traffic.
Potable water and sanitary sewer for this project will be provided by Collier County Utilities
(CCU) through existing and future infrastructure located along Tamiami Trail.
Exhibit IV.E. demonstrates the property’s proximity to available public infrastructure including
parks, schools, fire, and EMS services. As evidenced by the available existing infrastructure,
and future infrastructure improvements, the subject property is an appropriate location which
can accommodate the addition of density and intensity and development pattern to effectively
utilize the County’s investment in public infrastructure in this area.
The supportive data and analysis confirm available public infrastructure and services
to support the proposed density and intensity, and indicates development of this site
will make efficient use of the public investment along this corridor.
ENVIRONMENTAL
As outlined in the Environmental Report prepared by Passarella & Associates, Inc., the site
consists of forested and non-forested upland. In addition to wetland areas that contain high
levels of exotic vegetation. Per the Florida Land Use, Cover and Forms Classification System
Page 4526 of 5415
RVi Planning + Landscape Architecture | 4 of 7
Tamiami Trail Mixed Use Subdistrict
Justification Narrative
(FLUCFCS), a total of 13 vegetative associations and land uses were identified on the
property. The dominant habitat type located on the property is Cypress/Pine/Cabbage Palm,
Disturbed (76-100% Exotics) (FLUCFCS Code 6249 E4), accounting for 25.1 percent of the
property.
The listed species survey conducted on the property documented one little blue heron was
observed in a cattle pond in the eastern region of the Property. A Bald Eagle Nest CO-037
was documented north of the project limits. No bald eagles were observed at the nest during
the site review. Additionally, two inflated wild pine air plants were documented during the
survey, which will be mitigated per agency requirements. The developer will coordinate with
Collier County and the USFWS regarding applicable guidelines and permitting requirements.
The forthcoming PUD application identifies any required preservation area in full compliance
with the GMP and LDC.
As noted above, the development will meet the required minimum preservation and vegetation
retention requirements detailed in the attached Environmental Report prepared by Passarella
and Associates. Based upon this information, the site is suitable for increased densities due
to a lack of environmental sensitivity and high levels of exotic vegetation.
A letter from the Florida Department of State, Division of Historical Resources, indicates no
significant archaeological or historical sites are recorded or likely to be present within the
subject property.
GMP ANALYSIS & CONSISTENCY
As noted above, the amendment will allow for the development of a combination of up to 400
market rate and affordable workforce housing units, which directly addresses the identified
demand for diversified housing to accommodate the County’s existing residents and projected
population growth. The enclosed Market Study further substantiates the need for this
amendment to meet housing needs in the County, as well as employment generating uses,
goods and services for the future residents and surrounding community.
Furthermore, the amendment will allow non-residential uses within the same development,
allowing for on-site employment, goods and services resulting in reduced vehicle miles
traveled. This is significant as travel costs are the second biggest expense after housing for
Collier County households. The amendment directly supports sound planning principles
through this compact mixed-use development program.
• GMP POLICY ANALYSIS
FLUE Policy 1.4: Through the magnitude, location and configuration of its
components, the Future Land Use Map shall be designed to coordinate land use
with the natural environment including topography, soil and other resources;
promote a sound economy; coordinate coastal population densities with the
Regional Hurricane Evacuation Plan; and discourage unacceptable levels of
urban sprawl.
The project proposes a mix of uses that promote a sound economy by locating highly
demanded affordable housing, employment and services in an area with infrastructure
and increasing development as evidenced by the surrounding lands.
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Tamiami Trail Mixed Use Subdistrict
Justification Narrative
Under the current Future Land Use Designation density can be raised to up to 12.5
dwelling unit per acre in accordance with the LDC 2.06.03. The proposed amendment
requests a maximum of 8 dwelling units per acre, lesser than the maximum threshold
deemed appropriate by the County. The request directly addresses the identified
demand for diversified housing to accommodate the County’s existing residents and
projected population growth, while also providing for non-residential needs of residents
and the area. Please also refer to the Market Study with supportive data for this
analysis.
FLUE Policy 5.6: New developments shall be compatible with, and
complementary to, the surrounding land uses, as set forth in the Land
Development Code
The project is compatible with and complementary to the surrounding residential,
industrial and commercial land uses. The proposed non-residential uses will be
complementary in providing goods, services and employment opportunities to the
surrounding residential uses, while providing a transition of intensity in consideration
of the industrial uses further east.
The closest residential land uses are in the Fiddler’s Creek MPUD which is located
southwest across Tamiami Trail and is further separated from the development by a
preservation tract. Thus, the development will not impact established residential areas.
The property is then directly adjacent to vacant agriculturally zoned tracts of land. The
mix of uses to be located within the companion MPUD have been selected to be by
there vary nature compatible with one another to assure compatibility within the MPUD
itself. Development regulations established within the companion MPUD such as
setbacks, buffers and maximum height will address further compatibility with the
surrounding land uses.
FLUE Policy 7.1: The County shall encourage developers and property owners to
connect their properties to fronting collector and arterial roads, except where no
such connection can be made without violating intersection spacing
requirements of the Land Development Code.
The project will be accessed via Tamiami Trail, a two-lane major arterial road
maintained by the Florida Department of Transportation. The roadway will operate at
an acceptable LOS upon buildout of this project.
FLUE Policy 7.2: The County shall encourage internal accesses or loop roads in
an effort to help reduce vehicle congestion on nearby collector and arterial roads
and minimize the need for traffic signals.
The proposed development will have only one access point along Tamiami Trail to
avoid conflicts with other driveways and connection points to US 41. Interconnections
to adjacent parcels is not appropriate based on the existing and planned land uses on
those properties.
Page 4528 of 5415
RVi Planning + Landscape Architecture | 6 of 7
Tamiami Trail Mixed Use Subdistrict
Justification Narrative
FLUE Policy 7.3: All new and existing developments shall be encouraged to
connect their local streets and/or interconnection points with adjoining
neighborhoods or other developments regardless of land use type. The
interconnection of local streets between developments is also addressed in
Policy 9.3 of the Transportation Element.
The adjacent land use are vacant agricultural lands that would not benefit from an
interconnection.
FLUE Policy 7.4: The County shall encourage new developments to provide
walkable communities with a blend of densities, common open spaces, civic
facilities and a range of housing prices and types.
Per LDC 6.06.02.A.2, the project will include 5-foot sidewalks located on either side of
the street and between units. The project will provide these multi-modal
interconnections between residential and the non-residential use areas. These
sidewalks provide residents with walkability within the project and will help reduce the
vehicle miles traveled. Additionally, the project will provide a range of housing prices
with the significant affordability component as outlined in the companion MPUD
application.
CCME Policy 6.1.1: For the County’s Urban Designated Area, Estates Designated
Area, Conservation Designated Area, and Agricultural/Rural Mixed Use District,
Rural-Industrial District and Rural-Settlement Area District as designated on the
FLUM, native vegetation shall be preserved through the application of the
following preservation and vegetation retention standards and criteria, unless
the development occurs within the Area of Critical State Concern (ACSC) where
the ACSC standards referenced in the Future Land Use Element shall apply.
The project will exceed the minimum required 6.90 acres of on-site native vegetation
as shown in the companion MPUD.
CCME Objective 7.1: The County shall direct incompatible land uses away from
listed animal species and their habitats. The County relies on the listing process
of State and Federal agencies to identify species that require special protection
because of their endangered, threatened, or species of special concern status.
Listed animal species are those species that the Florida Fish and Wildlife
Conservation Commission has designated as endangered, threatened, or
species of special concern, in accordance with Rules 68A-27.003, 68A-27.004,
and 68A-27.005, F.A.C. and those species designated by various federal agencies
as Endangered and Threatened species published in 50 CFR 17.
Within the environmental report, the listed species survey concluded that one little blue
heron was observed in a cattle pond in the eastern region of the Property. A Bald Eagle
Nest CO-037 was documented north of the project limits. No bald eagles were observed
at the nest during the site review. Additionally, two inflated wild pine air plants were
documented during the survey, which will be mitigated per agency requirements. The
developer will coordinate with Collier County, SFWMD and USFWS regarding
applicable guidelines and permitting requirements.
Page 4529 of 5415
RVi Planning + Landscape Architecture | 7 of 7
Tamiami Trail Mixed Use Subdistrict
Justification Narrative
CCME Policy 12.1.2: Land use plan amendments in the Category 1 hurricane
vulnerability zone shall only be considered if such increases in densities provide
appropriate mitigation to reduce the impacts of hurricane evacuation times.
The Applicant has coordinated with Collier County Emergency Management Division
to provide hurricane mitigation efforts for the increase in density in the form of a one-
time portable 45kw generator contribution.
CONCLUSION
In summary, the proposed site-specific text and map amendment is justified as follows:
1) The proposed amendment will provide an appropriate location for market rate and
affordable workforce housing to address the jobs-housing imbalance and lack of
affordable housing in Collier County.
2) The proposed amendment will reduce the impacts on transportation networks through
horizontally integrated, compact, mixed use development.
3) The proposed amendment is supported by appropriate utilization of public investment
in existing and available infrastructure.
4) The proposed amendment will facilitate a live-work opportunity in an urbanizing area
between East Naples and Marco Island, and allow residents to walk short distances
for goods, services, and employment.
5) The proposed amendment provides for a transitional intensity to intensive nearby
uses; proposes a mix of uses that will be fully integrated and compatible with each
other; and will be compatible with adjacent and approved developments.
Accordingly, the Applicant respectfully requests approval of this petition.
Page 4530 of 5415
EXISTING FUTURE LAND
USE MAP
Page 4531 of 5415
State of Florida, Maxar
Copyright RVI
Collier County, FL
01/24/2024
23001601
Tamiami Trail East Acreage, LLC
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT • CURRENT FUTURE LAND USE MAP
Information furnished regarding this property is from
sources deemed reliable. RVi has not made an
independent investigation of these sources and no
warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
TA
M
I
A
M
I
T
R
L
E
Legend
Coastal High Hazard Area
Tamiami Trail Mixed Use
Subdistrict
MPUD Boundary
Parcels
Basik Drive Storage
Commercial Subdistrict
Agricultural / Rural
Designation
RF-Neutral
RF-Receiving
Rural Industrial District
Urban Coastal Fringe
Subdistrict
Urban Residential Fringe
Subdistrict
Urban Residential Subdistrict
0 1,000500
FeetTRINITY PLB
A
R
C
I
S
D
R
Page 4532 of 5415
PROPOSED FUTURE
LAND USE MAP
Page 4533 of 5415
State of Florida, Maxar
Copyright RVI
Collier County, FL
01/24/2024
23001601
Tamiami Trail East Acreage, LLC
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT • PROPOSED FUTURE LAND USE MAP
Information furnished regarding this property is from
sources deemed reliable. RVi has not made an
independent investigation of these sources and no
warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
TA
M
I
A
M
I
T
R
L
E
Legend
Coastal High Hazard Area
Tamiami Trail Mixed Use
Subdistrict
MPUD Boundary
Parcels
Basik Drive Storage
Commercial Subdistrict
Agricultural / Rural
Designation
RF-Neutral
RF-Receiving
Rural Industrial District
Urban Coastal Fringe
Subdistrict
Urban Residential Fringe
Subdistrict
Urban Residential Subdistrict
Vanderbilt Beach Rd
Neighborhood Commercial
Subdis
0 1,000500
FeetTRINITY PLB
A
R
C
I
S
D
R
Page 4534 of 5415
EXISTING & PROPOSED
ZONING MAPS
Page 4535 of 5415
State of Florida, Maxar
Copyright RVI
Collier County, FL
01/24/2024
23001601
Tamiami Trail East Acreage, LLC
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT • CURRENT ZONING MAP
Information furnished regarding this property is from
sources deemed reliable. RVi has not made an
independent investigation of these sources and no
warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
TA
M
I
A
M
I
T
R
L
E
Legend
Coastal High Hazard Area
Tamiami Trail Mixed Use
Subdistrict
MPUD Boundary
RFMUO-NEUTRAL
RFMUO-RECEIVING
A
C-3
C-5
CPUD
I
MH
P
PUD
RPUD
TTRVC
VR
Parcels
0 1,000500
FeetTRINITY PLB
A
R
C
I
S
D
R
Page 4536 of 5415
State of Florida, Maxar
Copyright RVI
Collier County, FL
01/24/2024
23001601
Tamiami Trail East Acreage, LLC
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI TRAIL MIXED USE SUBDISTRICT • PROPOSED ZONING MAP
Information furnished regarding this property is from
sources deemed reliable. RVi has not made an
independent investigation of these sources and no
warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
TA
M
I
A
M
I
T
R
L
E
Legend
Coastal High Hazard Area
Tamiami Trail Mixed Use
Subdistrict
MPUD Boundary
RFMUO-NEUTRAL
RFMUO-RECEIVING
MPUD
A
C-3
C-5
CPUD
I
MH
P
PUD
RPUD
TTRVC
VR
Parcels
0 1,000500
FeetTRINITY PLB
A
R
C
I
S
D
R
Page 4537 of 5415
MAP OF PUBLIC
FACILITIES
Page 4538 of 5415
Legend C Subject_Boundary @ Educational_Facilities ®Emergency_Medical_Services
@ Fire_Stalions
@ Police_Stations_
CJ 1 Mile Buffer C 2 Mile Buffer c::I 3 Mile Buffer D Parcels
8
l 9 Collier County, FL�\fi PUBLIC FACILITIES MAP
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel 239 405. 7777
wW<N rviplanning corn
El 8/2212023
# 23001601
.:. Tamiami Trail East Acreage, LLC
2,500 5,000
Feet
lnfonnation furn/Shed re9arding th•s pro�rty IS from
sources deemed rehab le. RV1 has not made an 1ndep4!ndent 11wesbgation of these sources and no
wananty is made a!ii to the.-accuracy or
comp'eteni,ss. Thrs plant$ conoeptua1, sub,ect to change, and does not represent any regulatory
approval. Page 4539 of 5415
FLOOD ZONE MAP
Page 4540 of 5415
Page 4541 of 5415
ENVIRONMENTAL
REPORT AND EXHIBITS
Page 4542 of 5415
Project No. 23FSD3974
TAMIAMI 58-ACRE MPUD
COLLIER COUNTY ENVIRONMENTAL DATA REPORT
Revised September 2024
Prepared For:
Florida Star Development, LLC
7742 Alico Road
Fort Myers, Florida 33912
(239) 208-4079
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
Page 4543 of 5415
i
TABLE OF CONTENTS
Page
Introduction ....................................................................................................................................1
Environmental Data Authors .........................................................................................................1
Vegetation Descriptions .................................................................................................................2
Listed Species Survey ....................................................................................................................4
Native Vegetation Preservation .....................................................................................................5
References ......................................................................................................................................6
Page 4544 of 5415
ii
LIST OF TABLES
Page
Table 1. Native and Non-Native Habitat Types and Acreages ............................................ 5
Page 4545 of 5415
iii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map ......................................................................................... E1-1
Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1
Exhibit 3. Collier County Native Vegetation Map ............................................................. E3-1
Exhibit 4. Listed Species Survey Report ............................................................................ E4-1
Exhibit 5. Florida Black Bear Informational Pamphlet ...................................................... E5-1
Exhibit 6. FWCC List of Bear-Resistant Garbage Containers ........................................... E6-1
Page 4546 of 5415
1
INTRODUCTION
The following Environmental Data (ED) Report is provided in support of the zoning amendment
request for the Tamiami 58-Acre Master-Planned Unit Development (MPUD) (Project). The ED
report was prepared in accordance with the Collier County ED submittal requirements outlined in
Chapter 3.08.00 of the Collier County Land Development Code (LDC).
The Project totals 58.22± acres and is located in Section 18, Township 51 South, Range 27 East,
Collier County. More specifically, the Project is located approximately 4.3 miles southeast of the
intersection of Tamiami Trail East (U.S. 41) and Collier Boulevard (State Road 951) and is
immediately north of U.S. 41 (Exhibit 1).
The Project is bordered by agricultural land uses to the north, industrial land uses to the east, U.S.
41 to the south, and pastures utilized by cattle to the west (Exhibit 2).
The Project site is comprised of forested and non-forested upland wetland areas that contain high
levels of exotic vegetation, including earleaf acacia (Acacia auriculiformis) and Brazilian pepper
(Schinus terebinthifolia). The majority of the Project site is used for cattle grazing.
The southern 50± acres of the Project site are concurrently under review for an amendment to the
growth management plan and are collectively identified as the Tamiami Trail Mixed Use
Subdistrict (Exhibit 3).
The following ED includes details regarding the authors of this report, vegetation descriptions for
the various habitats on-site, results of the listed species survey, and the minimum native vegetation
preservation requirement.
ENVIRONMENTAL DATA AUTHORS
This report was prepared by Bethany Brosious and Myra Knowles. They both satisfy the
environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier
County LDC.
Mrs. Brosious is a Vice President and Senior Ecologist with Passarella & Associates, Inc. (PAI),
with 17 years of consulting experience in the environmental industry. She holds a Bachelor of
Science degree in Animal Sciences from the University of Florida and a Master of Science degree
in Environmental Sciences from Florida Gulf Coast University.
Ms. Knowles is an Ecologist with PAI, with research and consulting experience in the
environmental industry. She holds a Bachelor of Science degree in Environmental Science from
Florida State University and a Master of Professional Science degree in Tropical Marine
Ecosystem Management from the University of Miami.
Page 4547 of 5415
2
VEGETATION DESCRIPTIONS
The existing land use includes disturbed land with varying degrees of exotic infestation. The
vegetation associations for the Project were delineated using December 2021 rectified color aerials
and groundtruthing was conducted on March 10, 2023.
The vegetation associations and land use classifications were on the nomenclature of the Florida
Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida
Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance, and
“E” codes were used to identify levels of exotic species invasion (e.g., Brazilian pepper and earleaf
acacia). AutoCAD Map 3D 2021 software was used to determine the acreage of each mapped
polygon, produce summaries, and generate the FLUCFCS map (Exhibit 2).
A total of 13 vegetative associations on-site (i.e., FLUCFCS codes) were identified on the Project.
The dominant habitat type on the property is Cypress/Pine/Cabbage Palm, Disturbed (76-100%
Exotics) (FLUCFCS Code 6249 E4), accounting for 25.5 percent of the property (14.87± acres).
Other prominent habitat types include Improved Pasture (FLUCFCS Code 211) (17.0 percent),
Brazilian pepper (FLUCFCS Code 422) (14.8 percent), and Mixed Exotics (FLUCFCS Code 439)
(15.6 percent). Exotic vegetation documented on-site includes, but is not limited to, Brazilian
pepper, earleaf acacia, melaleuca (Melaleuca quinquenervia), and spermacoce (Spermacoce
verticillata). The Project site is dominated by exotic vegetation and contains minimal cover by
native vegetation species.
The Project site contains 20.60± acres of South Florida Water Management District jurisdictional
wetlands and 0.72± acre of other surface waters (OSWs) (Exhibit 2). The jurisdictional wetlands
identified by FLUCFCS code include Low Pasture (FLUCFCS Code 262); Cypress, Disturbed
(FLUCFCS Code 6219 E4); and Cypress/Pine/Cabbage Palm, Disturbed (FLUCFCS Code 6249
E4). The OSWs are identified as Ditch (FLUCFCS Code 514) and Borrow Area (FLUCFCS Code
742).
Descriptions for each FLUCFCS classification are outlined below.
Improved Pasture (FLUCFCS Code 211)
This land use consists of improved pasture utilized by cattle for grazing. The canopy is open, and
the sub-canopy is mostly open with scattered Brazilian pepper. The ground cover contains
Bermuda grass (Cynodon dactylon), bahiagrass (Paspalum notatum), smutgrass (Sporobolus
indicus), carpetweed (Phyla nodiflora), purple thistle (Cirsium horridulum), spermacoce, water
pennywort (Hydrocotyle umbellata), and caesarweed (Urena lobata).
Low Pasture (FLUCFCS Code 262)
This wetland land use consists of low pasture utilized by cattle. The canopy and sub-canopy are
open, while the ground cover includes dotted smartweed (Persicaria punctata), swamp flatsedge
(Cyperus ligularis), buttonweed (Diodia virginiana), water pennywort, and carpetweed.
Page 4548 of 5415
3
Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 4159 E4)
The canopy of this upland community consists of slash pine (Pinus elliottii) and has high amounts
of earleaf acacia, Java plum (Syzygium cumini), and melaleuca. In addition to the previous species,
the sub-canopy also includes Brazilian pepper and wax myrtle (Morella cerifera). The ground
cover is mostly open, but contains scattered peppervine (Nekemias arborea), caesarweed,
Bermuda grass, smutgrass, bahiagrass, spermacoce, earleaf acacia, and Java plum.
Brazilian Pepper (FLUCFCS Code 422)
This disturbed upland community consists primarily of Brazilian pepper in the canopy, sub-
canopy, and ground cover. Other species in the canopy and sub-canopy include scattered earleaf
acacia, Java plum, and bamboo (Bambusa vulgaris). Ground cover species also include scattered
Java plum and peppervine.
Mixed Exotics (FLUCFCS Code 439)
This disturbed upland community is comprised primarily of exotic vegetation. The canopy is
dominated by earleaf acacia, while the sub-canopy primarily includes Brazilian pepper and earleaf
acacia with widely scattered cabbage palm (Sabal palmetto). The ground cover is primarily open
with scattered bahiagrass, broomsedge (Andropogon virginicus), cabbage palm, earleaf acacia, and
muscadine grapevine (Vitis rotundifolia).
Ditch (FLUCFCS Code 514)
This land use consists of a roadside ditch. The canopy and sub-canopy are open, and a limited
amount of paragrass (Urochloa mutica) is located within the ground cover.
Cypress, Disturbed (76-100% Exotics) (FLUCFCS Code 6219 E4)
The canopy of this disturbed wetland community consists of scattered bald cypress (Taxodium
distichum) with large amounts of Brazilian pepper. In addition, the sub-canopy is dominated by
Brazilian pepper. The ground cover is comprised of Brazilian pepper and also contains Java plum,
peppervine, and zarzabacoa comun (Desmodium incanum).
Cypress/Pine/Cabbage Palm, Disturbed (76-100% Exotics) (FLUCFCS Code 6249 E4)
The canopy of this disturbed wetland community consists of a mix of slash pine and bald cypress
with large amounts of earleaf acacia, Java plum, and melaleuca. The sub-canopy is dominated by
Brazilian pepper, but also contains earleaf acacia, cabbage palm, Java plum, melaleuca, and wax
myrtle. The ground cover is primarily open with scattered swamp fern (Telmatoblechnum
serrulatum).
Disturbed Land (FLUCFCS Code 740)
This land use type consists of a historically disturbed area which includes an abandoned building.
The canopy is mostly open and contains widely scattered live oak (Quercus virginiana). The sub-
canopy is also mostly open and contains scattered Brazilian pepper. Ground cover consists of
Bermuda grass, bahiagrass, smutgrass, carpetweed, purple thistle, spermacoce, water pennywort,
and caesarweed.
Borrow Area (FLUCFCS Code 742)
This land use consists of a borrow area. The canopy, sub-canopy, and ground cover are open.
Page 4549 of 5415
4
Spoil Area (FLUCFCS Code 743)
This land use is comprised of scattered areas of spoil. The canopy and sub-canopy of this land use
are open, and the ground cover is comprised of Bermuda grass and spermacoce.
Berm (FLUCFCS Code 747)
This land use type consists of berms that abut the on-site ditches. The canopy and sub-canopy are
comprised of Brazilian pepper, earleaf acacia, and Java plum. The ground cover is mostly open
and contains caesarweed and Brazilian pepper.
Road (FLUCFCS Code 814)
This land use type consists of a paved roadway.
LISTED SPECIES SURVEY
A listed species survey was conducted by PAI on the Project in June 2023 to determine if the site
is being utilized by species listed by the Florida Fish and Wildlife Conservation Commission and
the U.S. Fish and Wildlife Services as threatened, endangered, or for wildlife and plant species
protected by Collier County.
During the survey, one little blue heron (Egretta caerulea) was observed in the borrow area in the
eastern region of the Project. Additionally, a bald eagle (Haliaeetus leucocephalus) nest (CO-037)
was documented in the northern portion of the Project. No eagles were observed at the nest during
the site review. The listed species survey methodology and results are provided as Exhibit 4.
The little blue heron is listed as a state-threatened species and is protected by the U.S. Migratory
Bird Treaty Act. The bald eagle was delisted as a state-threatened species in 2007 but is protected
under the Bald and Golden Eagle Protection Act.
Additionally, two inflated wild pine airplants (Tillandsia balbisiana) were also documented during
the survey. Inflated wild pine airplants are listed as threatened in the state of Florida by the Florida
Department of Agriculture and Consumer Services.
Although not a listed species, the following information has been included to address the Florida
black bear as it relates to the proposed Project. The informational brochure created by the Florida
Fish and Wildlife Conservation Commission (FWCC) and titled “A Guide to Living in Bear
Country,” provides background information on the identification, habits, and protection of the
Florida black bear (Ursus americanus floridanus) (Exhibit 5).
The brochure will be available to future residents and construction and maintenance
personnel. The brochure educates the public about the Florida black bear and how to discourage
bears around homes. The brochure also provides FWCC contact information for homeowners who
may experience bear problems. Residents will be provided with information on how to secure
their garbage containers to discourage bears from foraging in trash cans and dumpsters (Exhibit
6).
Page 4550 of 5415
5
Copies of the informational brochure and information on securing garbage containers, which will
be provided to homeowners and construction and maintenance personnel, are enclosed (Exhibits
5 and 6).
NATIVE VEGETATION PRESERVATION
The 58.22± acre Project is comprised of 24.95± acres of native vegetation. Areas comprised of
agricultural land uses, pine, Brazilian pepper or other mixed exotics, the on-site ditches, borrow
areas, spoil areas, berm, disturbed lands, and roadways were classified as non-native vegetation
and have been excluded from the native vegetation calculation.
Upon approval of the proposed amendment to the growth management plan for the Tamiami Trail
Mixed Use Subdistrict, Section 3.05.07.B.1 of the Collier County LDC will require retention of
25 percent of the native vegetation, or 5.14± acres (i.e., 20.55± acres of native vegetation x 25
percent = 5.14± acres) (Exhibit 3).
The remaining portion of the Project site is designated as Rural Fringe Mixed Use (RFMU) –
Receiving Land. Per Section 3.05.07.C.1.a of the Collier County LDC, 40 percent of the on-site
native vegetation is required to be preserved for residential development within the RFMU district.
For the proposed Project, this results in a preservation requirement of 1.76± acres (i.e., 4.40± acres
of native vegetation x 40 percent = 1.76± acres of required native vegetation preserve) (Exhibit 3).
Table 1 summarizes the native vegetation communities on-site and the native vegetation
preservation calculation.
Table 1. Native and Non-Native Habitat Types and Acreages
FLUCFCS
Code Description
Vegetation Acreage (±)
Native
Non-Native TTMU
Subdistrict
RFMU
District
211 Improved Pasture - - 9.88
262 Low Pasture - - 3.09
4159 E4 Pine, Disturbed (76-100% Exotics) 5.35 2.09 -
422 Brazilian Pepper - - 8.61
439 Mixed Exotics - - 9.08
514 Ditch - - 0.17
6219 E4 Cypress, Disturbed (76-100% Exotics) 2.64 - -
6249 E4 Cypress/Pine/Cabbage Palm, Disturbed
(76-100% Exotics) 12.56 2.31 -
740 Disturbed Land - - 0.86
742 Borrow Area - - 0.55
743 Spoil Area - - 0.58
747 Berm - - 0.42
Page 4551 of 5415
6
Table 1. (Continued)
FLUCFCS
Code Description
Vegetation Acreage (±)
Native
Non-Native TTMU
Subdistrict
RFMU
District
814 Road - - 0.03
Totals 20.55 4.40 33.27
Minimum Retained Native Vegetation Requirement for
Residential or Mixed-Use Development within Tamiami Trail
Mixed Use Subdistrict
(Native Vegetation Acreage, 20.55± Acre x 25 Percent) = 5.14±
acres
Minimum Retained Native Vegetation Requirement for
Residential or Mixed-Use Development within RFMU District
(Native Vegetation Acreage, 4.40± Acre x 40 Percent) = 1.76
±acres
Total Native Vegetation Preservation
Requirement = 6.9± acres (i.e., 5.14± acres +
1.76± acres = 6.9± acres)
RFMU – Rural Fringe Mixed Use
TTMU - Tamiami Trail Mixed Use
The applicant proposes to preserve and enhance a minimum of 9.98± acres of native vegetation in
the northern portion of the Project site, which exceeds the minimum native vegetation preservation
requirement by 3.08± acres. Please see the Master Concept Plan for the location of the on-site
preserve area. The location of the proposed preserve area was selected to provide buffering
between bald eagle nest CO-037 and the proposed development and is consistent with the
requirements of Section 3.05.07.A.4.a of the Collier County LDC.
Enhancement activities within the on-site preserve area will include the removal of exotic
vegetation and supplemental plantings of native vegetation where needed. In addition, the on-site
preserve area will be protected in perpetuity via a conservation easement.
REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
Page 4552 of 5415
EXHIBIT 1
PROJECT LOCATION MAP
Page 4553 of 5415
J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Environmental_Data_Report.aprx 10/18/2023 1:33 PM ElijahkREVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATEAUTO RANCH RDAUTO RANCH RDSORRENTOLNSORRENTOLNV ER O N AWAL
KCI
RV E R O NAWAL
KCI
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76TH AVE SE76TH AVE SE
TRINITY PLTRINITY PLT EXASAVET EXASAVELAAKSO LNLAAKSO LNMA RS H DRMARSHDR LAGER LNLAGER LNLAERTES LNLAERTES LN82ND AVE SE82ND AVE SE
LAFAYETTE LNLAFAYETTE LN84TH AVE SE84TH AVE SE
78TH AVE SE78TH AVE SE
80TH AVE SE80TH AVE SE
88TH AVE SE88TH AVE SE
86TH AVE SE86TH AVE SE
TOMATO RDTOMATO RD90TH AVE SE90TH AVE SE
92ND AVE SE92ND AVE SE
96TH AVE SE96TH AVE SE
94TH AVE SE94TH AVE SE
110TH AVE SE110TH AVE SE
118TH AVE SE118TH AVE SE
106TH AVE SE106TH AVE SE
114TH AVE SE114TH AVE SE
112TH AVE SE112TH AVE SE
108TH AVE SE108TH AVE SE
126TH AVE SE126TH AVE SE
116TH AVE SE116TH AVE SE
122ND AVE SE122ND AVE SE
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TALLAHASSEE JACKSONVILLE
DAYTONA BEACH
FORT LAUDERDALE
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
EXHIBIT 1. PROJECT LOCATION MAP
¶
PROJECT LOCATION
SEC 18, TWP 51 S, RNG 27 E
Page 4554 of 5415
EXHIBIT 2
AERIAL WITH FLUCFCS AND WETLANDS MAP
Page 4555 of 5415
P/L
211
(0.03 Ac.±)
747
(0.22 Ac.±)
6249E4
(0.14 Ac.±)
422
(1.05 Ac.±)
747
(0.08 Ac.±)514
(0.09 Ac.±)
439
(5.37 Ac.±)
422
(1.51 Ac.±)
439
(2.10 Ac.±)
422
(1.42 Ac.±)
439
(1.41 Ac.±)
6219E4
(1.82 Ac.±)
439
(0.20 Ac.±)422
(1.00 Ac.±)
747
(0.01 Ac.±)
262
(0.26 Ac.±)
6249E4
(14.73 Ac.±)
4159E4
(5.88 Ac.±)
262
(0.22 Ac.±)
422
(1.94 Ac.±)
6219E4
(0.21 Ac.±)
514
(0.04 Ac.±)
262
(0.77 Ac.±)
4159E4
(1.56 Ac.±)
211
(1.60 Ac.±)
262
(0.04 Ac.±)747
(0.04 Ac.±)
747
(0.06 Ac.±)814
(0.03 Ac.±)
740
(0.86 Ac.±)
743
(0.41 Ac.±)
262
(0.10 Ac.±)
262
(0.07 Ac.±)
6219E4
(0.61 Ac.±)
514
(0.04 Ac.±)
422
(1.69 Ac.±)
742
(0.19 Ac.±)
743
(0.10 Ac.±)
743
(0.02 Ac.±)
211
(8.12 Ac.±)
262
(0.01 Ac.±)
262
(0.11 Ac.±)
742
(0.15 Ac.±)
262
(1.36 Ac.±)
211
(0.13 Ac.±)
742
(0.21 Ac.±)
262
(0.15 Ac.±)
743
(0.05 Ac.±)~RECYCLING WAY~~T
A
M
I
A
M
I
T
R
A
I
L
E
~
747
(0.01 Ac.±)J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Ex 2 Aerial with FLUCFCS and Wetlands Map.dwg Tab: 11X17-C Oct 18, 2023 - 1:42pm Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974P.F.
B.B.
8/23/23
DATE
DATE
8/23/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
AERIAL WITH FLUCFCS AND WETLANDS MAP
SCALE: 1" = 300'
EXHIBIT 2
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
FLUCFCS LINES ESTIMATED FROM 1"=200' AERIAL
PHOTOGRAPHS AND LOCATIONS APPROXIMATED.
FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).
UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED
BY ANY REGULATORY AGENCY AND ARE SUBJECT TO
CHANGE.
LEGEND:
SFWMD WETLANDS
(20.60 Ac.±)
SFWMD "OTHER SURFACE WATERS"
(0.72 Ac.±)
Page 4556 of 5415
EXHIBIT 3
COLLIER COUNTY NATIVE VEGETATION MAP
Page 4557 of 5415
P/L
211
(0.03 Ac.±)
747
(0.22 Ac.±)
6249E4
(0.14 Ac.±)
422
(1.05 Ac.±)
747
(0.08 Ac.±)514
(0.09 Ac.±)
439
(5.37 Ac.±)
422
(1.51 Ac.±)
439
(2.10 Ac.±)
422
(1.42 Ac.±)
439
(1.41 Ac.±)
439
(0.20 Ac.±)422
(1.00 Ac.±)
747
(0.01 Ac.±)
262
(0.26 Ac.±)
4159E4
(5.88 Ac.±)
422
(1.94 Ac.±)
6219E4
(0.21 Ac.±)
514
(0.04 Ac.±)
262
(0.77 Ac.±)
211
(1.60 Ac.±)
262
(0.04 Ac.±)747
(0.04 Ac.±)
747
(0.06 Ac.±)814
(0.03 Ac.±)
740
(0.86 Ac.±)
743
(0.41 Ac.±)
262
(0.10 Ac.±)
262
(0.07 Ac.±)
514
(0.04 Ac.±)
422
(1.69 Ac.±)
742
(0.19 Ac.±)
743
(0.10 Ac.±)
743
(0.02 Ac.±)
211
(8.12 Ac.±)
262
(0.01 Ac.±)
262
(0.11 Ac.±)
742
(0.15 Ac.±)
262
(1.36 Ac.±)
211
(0.13 Ac.±)
742
(0.21 Ac.±)
262
(0.15 Ac.±)
743
(0.05 Ac.±)~RECYCLING WAY~~T
A
M
I
A
M
I
T
R
A
I
L
E
~
747
(0.01 Ac.±)
6219E4
(1.82 Ac.±)
6249E4
(14.73 Ac.±)
262
(0.22 Ac.±)
4159E4
(1.56 Ac.±)
6219E4
(0.61 Ac.±)J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Ex 3 Collier County Native Vegetation Map.dwg Tab: 11X17-C Oct 18, 2023 - 11:57am Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974E.K.
M.K.
10/13/23
DATE
DATE
10/13/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
COLLIER COUNTY NATIVE VEGETATION MAP
SCALE: 1" = 300'
EXHIBIT 3
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
FLUCFCS LINES ESTIMATED FROM 1"=200' AERIAL
PHOTOGRAPHS AND LOCATIONS APPROXIMATED.
FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).
UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED
BY ANY REGULATORY AGENCY AND ARE SUBJECT TO
CHANGE.
LEGEND:
SFWMD WETLANDS
(20.60 Ac.±)
SFWMD "OTHER SURFACE WATERS"
(0.72 Ac.±)
NATIVE VEGETATION WITHIN TAMIAMI
TRAIL MIXED USE SUBDISTRICT
(20.55 Ac.±)
NATIVE VEGETATION FOR RURAL
FRINGE MIXED USE DEVELOPMENT
(4.40 Ac.±)
Page 4558 of 5415
EXHIBIT 4
LISTED SPECIES SURVEY REPORT
Page 4559 of 5415
E4-1
TAMIAMI 58-ACRE MPUD
LISTED SPECIES SURVEY REPORT
Revised October 2023
1.0 INTRODUCTION
This report documents the listed species survey conducted by Passarella & Associates, Inc. for the
Tamiami 58-Acre Master-Planned Unit Development (MPUD) (Project).
The Project totals 58.22± acres and is located in Section 18, Township 51 South, Range 27 East,
Collier County. More specifically, the Parcel is located approximately 4.3 miles southeast of the
intersection of Tamiami Trail East (U.S. 41) and Collier Boulevard (State Road 951) and is
immediately north of U.S. 41 (Appendix A).
The Project is bordered by agricultural land uses to the north, industrial land uses to the east, U.S.
41 to the south, and pastures utilized by cattle to the west (Appendix B). The Project site is
comprised of forested and non-forested upland and wetland areas that contain high levels of cover
by exotic vegetation, including earleaf acacia (Acacia auriculiformis) and Brazilian pepper
(Schinus terebinthifolia). The majority of this Project site is used for cattle grazing.
2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY
A literature review and field survey were conducted to determine if the Project site was being
utilized by state or federally listed species as identified by the Florida Fish and Wildlife
Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as
endangered, threatened, or species of special concern. In addition, the Project site was surveyed
for plant species listed by the Florida Department of Agriculture and Consumer Services (FDACS)
and the USFWS as endangered, threatened, or commercially exploited; and for plant species that
are included on the Collier County Rare and Less Rare Plants lists (Land Development Code
Section 3.04.03).
2.1 Literature Review
The literature review involved an examination of available information on listed species in
the Project’s geographical region. The literature sources reviewed included the FWCC’s
Florida’s Endangered and Threatened Species (2022); Florida Atlas of Breeding Sites for
Herons and Their Allies (Runde et al. 1991); National Bald Eagle Management Guidelines
(USFWS 2007); Landscape-Scale Conservation for the Florida Panther (Kautz et al. 2006);
the Audubon EagleWatch database of bald eagle (Haliaeetus leucocephalus) nest
locations; and database information from the USFWS and the FWCC for telemetry
locations of the Florida panther (Puma concolor coryi), bald eagle, red-cockaded
woodpecker (Picoides borealis) (RCW), and wading bird rookeries (e.g., wood stork
(Mycteria americana)) in Collier County.
Page 4560 of 5415
E4-2
2.2 Field Survey
The field survey was conducted during daylight hours by qualified ecologists walking
parallel belt transects across the Project site. Transects were spaced to ensure that sufficient
visual coverage of ground and flora was obtained. At regular intervals, the ecologists
stopped, remained quiet, and listened for wildlife vocalizations. The survey was conducted
with the aid of 8x or 10x power binoculars.
3.0 RESULTS
3.1 Literature Review
According to the Audubon EagleWatch and FWCC databases, a bald eagle nest (CO-037)
is located in the northern portion of the Project site (Appendix C). The bald eagle was
delisted under the federal Endangered Species Act in 2007, but it is still protected under
the Bald and Golden Eagle Protection Act (BGEPA).
The Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991) and
the FWCC database were referenced for the locations of breeding colonies for both listed
and non-listed wading birds including, but not limited to, snowy egret (Egretta thula),
roseate spoonbill (Platalea ajaja), little blue heron (Egretta caerulea), and tri-colored
heron (Egretta tricolor). According to these sources, there are no wading bird colonies on-
site or in the vicinity of the Project site (Appendix C).
The USFWS Draft Standard Local Operating Procedures for Wood Storks recognizes a 30-
kilometer (18.6-mile) zone surrounding a colony as a core foraging area (CFA) (USFWS
2002). The Project is not located within the CFAs of any documented wood stork colonies
but contains wetland habitat and surface waters that may be considered suitable foraging
habitat (Appendix D). The wood stork is a state and federally listed threatened species.
The Project is located within the USFWS consultation area for the RCW (Appendix E).
The FWCC database indicates that the nearest RCW occurrence is approximately 3.9 miles
east of the Project site. The Project and adjacent surrounding properties contain potential
RCW habitat which includes forested habitat with pines (Pinus spp.) in the canopy. The
RCW is a state and federally listed endangered species.
The Project is located within the USFWS consultation area for the crested caracara
(Caracara cheriway) (Appendix F) and contains limited nesting and foraging habitat. The
crested caracara is a state and federally listed threatened species.
The Project is located within the USFWS Secondary Zone for the Florida panther
(Appendix G). Per the FWCC database, historical panther telemetry has been recorded on-
site and within the vicinity of the Project. The most recent telemetry recorded was from
Florida Panther (FP) 193 on April 30, 2014 (Appendix C). The status of FP 193 is
Page 4561 of 5415
E4-3
unknown, as its collar failed on July 1, 2019. The Florida panther is a state and federally
listed endangered species.
The Project is located within the USFWS consultation area for the Florida bonneted bat
(Eumops floridanus) (Appendix H). The Project site contains potential Florida bonneted
bat roosting and foraging habitat. The Florida bonneted bat is a state and federally listed
endangered species.
3.2 Field Survey
The field survey was conducted on June 9, 2023. During the survey, temperatures ranged
from the low to mid-80s with winds ranging from five to ten miles per hour and mostly
clear skies.
During the survey, one little blue heron was observed in a cattle pond in the eastern region
of the Project and a bald eagle nest (CO-037) was documented in the northern portion of
the Project (Appendix I). No eagles were observed at the nest during the site review.
The little blue heron is listed as a state-threatened species. The bald eagle was delisted in
2007 but is protected under the BGEPA.
Additionally, two inflated wild pine air plants (Tillandsia balbisiana) were also
documented during the survey (Appendix I). Inflated wild pine air plants are listed as
threatened in the state of Florida by the FDACS and are included on the Collier County
Less Rare plant list.
4.0 SUMMARY
The literature search and review of agency databases identified no wading bird rookeries located
on-site, and the Project is not located within the CFA of any documented wood stork colonies.
The Project is located within the USFWS consultation area for the RCW, the crested caracara, and
the Florida bonneted bat. The Project is located within the Secondary Zone of the USFWS Florida
Panther Focus Area. Historical telemetry from FP 193 was last recorded on-site in 2014.
The field survey documented one little blue heron on-site and two inflated wild pine air plants
within the Project limits. In addition, Bald Eagle Nest CO-037 was documented along the northern
Project boundary; however, no eagles were observed at the nest.
5.0 REFERENCES
Florida Fish and Wildlife Conservation Commission. 2022. Florida’s Endangered and Threatened
Species. Official Lists, Bureau of Non-Game Wildlife, Division of Wildlife. Florida Fish
and Wildlife Conservation Commission. Tallahassee, Florida.
Page 4562 of 5415
E4-4
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti,
R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale
conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages
118-133
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee, Florida.
U.S. Fish and Wildlife Service. 2002. Draft Standard Local Operating Procedures for Endangered
Species - Wood Storks. South Florida Ecological Services Office.
U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines.
Page 4563 of 5415
APPENDIX A
PROJECT LOCATION MAP
Page 4564 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:38 PM ElijahkREVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATEAUTO RANCH RDAUTO RANCH RDSORRENTOLNSORRENTOLNVER ONAWAL
KCI
RVE R ONAWAL
KCI
RMANATEE RDMANATEE RD
M A INSA IL DRMAINSAILDR 26TH ST SE26TH ST SESHOLT ZS T
SHOLT ZS T
76TH AVE SE76TH AVE SE
TRINITY PLTRINITY PLT EXAS AVET EXAS AVELAAKSO LNLAAKSO LNMA RS H DRMARSHDR LAGER LNLAGER LNLAERTES LNLAERTES LN82ND AVE SE82ND AVE SE
LAFAYETTE LNLAFAYETTE LN84TH AVE SE84TH AVE SE
78TH AVE SE78TH AVE SE
80TH AVE SE80TH AVE SE
88TH AVE SE88TH AVE SE
86TH AVE SE86TH AVE SE
TOMATO RDTOMATO RD90TH AVE SE90TH AVE SE
92ND AVE SE92ND AVE SE
96TH AVE SE96TH AVE SE
94TH AVE SE94TH AVE SE
110TH AVE SE110TH AVE SE
118TH AVE SE118TH AVE SE
106TH AVE SE106TH AVE SE
114TH AVE SE114TH AVE SE
112TH AVE SE112TH AVE SE
108TH AVE SE108TH AVE SE
126TH AVE SE126TH AVE SE
116TH AVE SE116TH AVE SE
122ND AVE SE122ND AVE SE
F
L
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A
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^^^
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MIAMI
TAMPA
NAPLES
ORLANDO
KEY WEST
SARASOTA
PENSACOLA
FORT MYERS
VERO BEACH
LAKE PLACID
PANAMA CITY
GAINESVILLE
TALLAHASSEE JACKSONVILLE
DAYTONA BEACH
FORT LAUDERDALE
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX A. PROJECT LOCATION MAP
¶
PROJECT LOCATION
SEC 18, TWP 51 S, RNG 27 E
Page 4565 of 5415
APPENDIX B
AERIAL WITH BOUNDARY
Page 4566 of 5415
13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:33 PM ElijahkDRAWING No.
SHEET No.
DRAWN BY
REVIEWED BY
REVISED
DATE
DATE
DATEBARCIS
DRBARCIS
DR
TA
M
I
A
M
I
T
R
L
E
TA
M
I
A
M
I
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BASIKDRBASIKDRBELLAT ESOR
O STBELLAT ES OR O STR IO
P
O NACECTR IO
P
O NACECTRECYCLINGWAYRECYCLINGWAYLEGEND
TAMIAMI 58-ACRE MPUD
8/23/23B.B.
8/23/23P.F.
APPENDIX B
23FSD3974
AERIAL WITH BOUNDARY
TAMIAMI 58-ACRE MPUD
0 150 300
Feet
¶
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED
THROUGH THE COLLIER COUNTY PROPERTY
APPRAISER'S OFFICE WITH A FLIGHT DATE OF
DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS,
INC. DRAWING NO. 23-16SR-COPY.dwg DATED
AUGUST 22, 2023.
PROJECT LOCATION
Page 4567 of 5415
APPENDIX C
DOCUMENTED OCCURRENCES OF LISTED SPECIES
Page 4568 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:32 PM ElijahkDRAWN BY
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REVISED
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!(
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AA
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BA
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F
I
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L
D
DRRATTLESNAKE HAMMOCK
SAN MARCO DR¿À951 (/41
LEGEND
TAMIAMI 58-ACRE MPUD
A BALD EAGLE NEST LOCATION
!(FLORIDA PANTHER LOCATION
!H RED-COCKADED WOODPECKER LOCATION
l SCRUB JAY LOCATION
!F WADING BIRD LOCATION
TAMIAMI 58-ACRE MPUD
APPENDIX C. DOCUMENTED OCCURRENCES OF LISTED SPECIES 8/23/23B.B.
8/23/23P.F.
0 1 2
Miles
¶
NOTES:
EAGLE NEST LOCATIONS WERE ACQUIRED
FROM THE AUDUBON EAGLEWATCH ON
FEBRUARY 2023.
PANTHER TELEMETRY WAS ACQUIRED
FROM THE FWCC ON SEPTEMBER 2021
AND SEPTEMBER 2022 AND IS CURRENT
TO MAY 2022.
RED-COCKADED WOODPECKER LOCATIONS
WERE ACQUIRED FROM THE FWCC ON
AUGUST 2022.
SCRUB JAY LOCATIONS WERE ACQUIRED
FROM THE USFWS ON AUGUST 2022.
WADING BIRD ROOKERIES WERE ACQUIRED
FROM THE FWCC ON AUGUST 2022 AND
ARE CURRENT TO 1999.
PROJECT LOCATION
Page 4569 of 5415
APPENDIX D
FLORIDA WOOD STORK NESTING COLONIES
AND 18.6 MILE CORE FORAGING AREAS
Page 4570 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:29 PM ElijahkDRAWN BY
REVIEWED BY
REVISED
DATE
DATE
DATE
kj
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kj
Gulf
of
Mexico LIVINGSTONRDTERRY ST
CRAYTONRDBIRDON RDRADIO RD
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T
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R
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GRADE
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VANDERBILT BEACH RD
AIRPORT-PULLING RDGOLDEN GATE BLVD
SAN MARCO DROIL WELL RD
EVERGLADES BLVD¿À849
¿À951
¿À858
¿À837
¿À29
¿À846
(/41
§¨¦75 C O L L I E R
C O L L I E R
L E E
L E E
LEGEND
TAMIAMI 58-ACRE MPUD
kj WOOD STORK NEST COLONIES
18.6 MILE CORE FORAGING AREAS
619018
BARRON COLLIER
COLLIER - HENDRY
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
AND 18.6 MILE CORE FORAGING AREAS
APPENDIX D. FLORIDA WOOD STORK NESTING COLONIES
0 3 6
Miles
¶
NOTES:
FLORIDA WOOD STORK NESTING
COLONIES WERE ACQUIRED FROM
THE USFWS ON DECEMBER 2021
AND ARE CURRENT TO 2019.
PROJECT LOCATION
Page 4571 of 5415
APPENDIX E
RCW CONSULTATION AREA WITH LOCATIONS
Page 4572 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:24 PM ElijahkREVISED DATE
REVIEWED BY
DRAWN BY DATE
DATE
!H
!H
!H
!H
!H
!H !H
!H !H
!H
!H
!H!H
!H!H
!H
!H
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of
Mexico
(/41
C O L L I E R
C O L L I E R
L E E
L E E
§¨¦75
APPENDIX E. RCW CONSULTATION AREA WITH LOCATIONS
TAMIAMI 58-ACRE MPUD
LEGEND
TAMIAMI 58-ACRE MPUD
!H FWCC RCW LOCATION
RCW CONSULTATION AREA
8/23/23B.B.
8/23/23P.F.
0 2 4
Miles
¶
NOTES:
RED-COCKADED WOODPECKER LOCATIONS
WERE ACQUIRED FROM THE FWCC ON
AUGUST 2022.
RED-COCKADED WOODPECKER
CONSULTATION AREA WAS ACQUIRED
FROM THE USFWS ON AUGUST 2022.
PROJECT LOCATION
Page 4573 of 5415
APPENDIX F
CRESTED CARACARA CONSULTATION AREA WITH LOCATIONS
Page 4574 of 5415
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:21 PM Elijahk[`
Gulf
of
Mexico
(/41
C O L L I E R
C O L L I E R
L E E
L E E
§¨¦75
LEGEND
TAMIAMI 58-ACRE MPUD
[`CRESTED CARACARA LOCATION
CRESTED CARACARA CONSULTATION AREA
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX F. CRESTED CARACARA CONSULTATION AREA
WITH LOCATIONS
NOTES:
CRESTED CARACARA LOCATIONS WERE
ACQUIRED FROM THE USFWS ON
AUGUST 2022 AND ARE CURRENT
TO 2022.
CRESTED CARACARA CONSULTATION
AREA WAS ACQUIRED FROM THE USFWS
ON AUGUST 2022.
0 2 4
Miles
¶
PROJECT LOCATION
Page 4575 of 5415
APPENDIX G
PANTHER ZONES WITH PANTHER FOCUS AREA
Page 4576 of 5415
¿À952
¿À92
¿À951
¿À90
(/41
C O L L I E R
C O L L I E R
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
NOTES:
PANTHER FOCUS AREA WAS ACQUIRED
FROM THE USFWS FTP SITE MARCH 2007.
PANTHER ZONES WERE ACQUIRED FROM
THE USFWS WEBSITE ON SEPTEMBER
2021 AND ARE CURRENT TO 2017.
APPENDIX G. PANTHER ZONES WITH PANTHER FOCUS AREA
P.F.
B.B.
8/23/23
8/23/23TAMIAMI 58-ACRE MPUD
0 0.5 1
Miles
¶
PROJECT LOCATION
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:20 PM ElijahkLEGEND
TAMIAMI 58-ACRE MPUD
PANTHER FOCUS AREA
FLORIDA PANTHER ZONES
PRIMARY ZONE
SECONDARY ZONE
Page 4577 of 5415
APPENDIX H
FLORIDA BONNETED BAT CONSULTATION AREA
AND PROPOSED CRITICAL HABITAT MAP
Page 4578 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:19 PM ElijahkREVISED DATE
REVIEWED BY
DRAWN BY DATE
DATE
Gulf
of
Mexico
C O L L I E R
C O L L I E R
L E E
L E E
(/41
§¨¦75
LEGEND
TAMIAMI 58-ACRE MPUD
FLORIDA BONNETED BAT CONSULTATION AREA
FLORIDA BONNETED BAT PROPOSED CRITICAL HABITAT
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX H. FLORIDA BONNETED BAT CONSULTATION
AREA AND PROPOSED CRITICAL HABITAT MAP
0 2 4
Miles
¶
NOTES:
FLORIDA BONNETED BAT CONSULTATION
AREA WAS ACQUIRED FROM THE USFWS
ON AUGUST 2022.
FLORIDA BONNETED BAT PROPOSED
CRITICAL HABITAT WAS ACQUIRED FROM
THE USFWS ON JANUARY 2023.
PROJECT LOCATION
Page 4579 of 5415
APPENDIX I
AERIAL WITH LISTED SPECIES LOCATIONS
Page 4580 of 5415
~RECYCLING WAY~~T
A
M
I
A
M
I
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A
I
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E
~
BALD EAGLE
NEST CO-037
TIL BAL
LBHE
TIL BAL
P/L
J:\2023\23fsd3974\LSS\LSS_082323\Appendix I Aerial with Listed Species Locations Map.dwg Tab: 11X17-C Oct 18, 2023 - 2:39pm Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974P.F.
B.B.
8/23/23
DATE
DATE
8/23/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
AERIAL WITH LISTED SPECIES LOCATIONS
SCALE: 1" = 300'
APPENDIX I
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2022.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
LEGEND:
LITTLE BLUE HERON
TILLANDSIA BALBISIANA
(WILD PINE)
BALD EAGLE NEST CO-037
330' RADIUS
660' RADIUS
APPROXIMATE LOCATION OF
WALKED SURVEY TRANSECTS
LBHE
TIL BAL
Page 4581 of 5415
EXHIBIT 5
FLORIDA BLACK BEAR INFORMATIONAL PAMPHLET
Page 4582 of 5415
If you are experiencing bear problems, please
contact the nearest FWC regional office.
North Central, Lake City 386-758-0525
Northeast, Ocala 352-732-1225
Northwest, Panama City 850-265-3676
South, West Palm Beach 561-625-5122
Southwest, Lakeland 863-648-3200
If you suspect illegal activity, call FWC’s Wildlife Alert
Hotline at 1-888-404-3922.
Cover photo by Ashley Hockenberry
A guide to living in
bear country
printed on recycled paper
Discouraging bears at home
Properly storing or securing residential garbage and
other attractants is a proven method of discouraging
bears and preventing bear problems around homes,
farms and neighborhoods.
The following items attract bears and should
be protected by an electric fence, wildlife resistant
containers or stored in a secure place, such as a
garage or sturdy shed:
n Trash and recycling containers
n Bird and squirrel feeders
n Game feeders
n Pet foods and bowls
n Barbeque grills and smokers
n Pets and small livestock
n Livestock feed
n Compost piles
n Beehives
n Fruit and nut-bearing trees and shrubs
Help conserve black bears by
purchasing a Conserve Wildlife
license plate at your local tax
collector’s office or online at
BuyAPlate.com.
Secure common bear attractants
n Use electric fencing to protect gardens,
compost piles, apiaries and livestock.
n Store garbage and recyclables in bear-
resistant containers or in a secure area until
morning of pick up.
n Feed pets indoors or bring food dishes inside
before dark. Store pet and livestock feed in
bear-resistant containers.
n Remove bird and wildlife feeders. Ensure the
area is free of all seed, corn or other wild
animal feed.
n Keep orchards and gardens tidy. Remove
rotten fruit and harvest all nuts, fruits and
vegetables when ripe.
n Clean meat smokers and barbeque grills with
a degreasing detergent. Properly dispose of
food remnants after each use.
Learn more about black bears with the Florida
Black Bear Curriculum Guide. The guide is designed to
educate teachers and students in grades 3-8 and offers
a comprehensive series of lessons on Florida’s black
bear.
To learn more about black bears and for tips on
how to reduce bear attractants, as well as instructions
for electric fencing, suggestions for bear-resistant
containers, information about the Conserve Wildlife
license tag or the curriculum guide, visit
MyFWC.com/bear.
Bear ranges in Florida
Milt FoxJessica TicePage 4583 of 5415
Charles TowneAshley HockenberryIf you live in Florida, you
should know
Black bears are at a crossroads in the Sunshine
State. Since the 1980s, Florida’s bear population has
been increasing in most areas of the state while the
human population is rapidly expanding. As a result,
bears and humans are encountering each other more
than ever.
Calls to the Florida Fish and Wildlife
Conservation Commission (FWC) about black bear
and human encounters have increased from 1,000 in
2001 to over 2,500 in 2008. The most common calls
refer to bear sightings and bears in garbage.
The mere presence of a black bear does not
represent a problem. In fact, living in bear country
can provide unique and rewarding experiences for
residents.
However, when black bears have access to pet
food, garbage, birdseed, livestock feed or other
sources of food, they quickly learn to associate people
with food. Bears often are fed by humans, either
intentionally or unintentionally. Once they become
more comfortable around people, that familiarity may
become a problem for both people and bears. Those
bears are often killed, either by vehicle collisions, illegal
shooting or as a result of bear management actions.
People ask why problem bears can’t simply be
relocated to a “wilderness area where they won’t
bother anyone.” Unfortunately, areas that are large
and remote enough for bears to avoid people are rare
in Florida. Relocated bears typically leave the new
area, either to return to their original home or to leave
an area already occupied by other bears. Some bears
will wander through unfamiliar areas and cross busy
roads, creating a danger to the bear and to motorists.
In addition, bears that do remain in the relocation area
often exhibit the same behavior, which just shifts the
problem to a new location. As a result, relocation is
not a desirable or effective solution to bear conflicts.
Wildlife biologists can provide technical advice to
residents who live in bear country to help them take
actions that will discourage bears from becoming a
problem. The FWC is committed to ensuring the long-
term well-being of the black bear, while addressing the
property damage and safety concerns of residents and
visitors.
If a bear comes into your yard
If you encounter a bear at close range, remain standing
upright, back up slowly and speak to the bear in a calm,
assertive voice.
n Do not intentionally feed or attract bears. If a
bear is eating something on your property, take
note of what it is and secure it after the bear has
left the area.
n Never approach or surprise a bear. Keep as much
distance between you and the bear as possible.
n Make sure you are in a secure area, and the bear
has a clear escape route to leave the area; then
yell, bang pots and pans or use an air horn to
scare the bear away.
n Do not turn your back, play dead, or run from
the bear. Back away slowly into a house, car or
building.
n Report any bear that is threatening the safety of
humans, pets or livestock, or causing property
damage, to the FWC (see back panel).
Climbing trees is a bear’s natural escape route.
If the bear climbs a tree, keep people and pets away.
When things quiet down, the bear will come down the
tree and leave. This usually happens after dark, when
the bear feels safe.
Did you know?
Black bears are shy animals and generally not
agressive towards people. When a bear stands on
its hind legs, it is merely trying to get a better view,
rather than acting in a threatening way. A bear may
huff, snap its jaws and swat the ground if it feels
threatened.
Black bears might “bluff charge” when cornered,
threatened or stealing food. Stand your ground and
then slowly back away. Always respect bears – they
are large and powerful wild animals.
The bear facts
Black bears are the only species of bear in Florida
and they once roamed the state’s entire 34.5 million
acres.
n FWC biologists estimate there are 2,500-3,000
black bears in Florida.
n Florida bears are black with a brown muzzle
and may have a white chest marking called a
blaze.
n Adult black bears weigh 150-400 pounds;
males are usually larger than females. The
largest male bear on record in Florida
weighed 624 pounds; the largest female
weighed 342 pounds.
n Female bears have their first litter at about
31/2 years of age and generally have one to
three cubs every other year.
n In Florida the breeding season runs from
June to August and cubs are born
about seven months later, in late January or
early February.
n Bears of all ages are excellent climbers and
will climb trees when they are frightened.
n About 80 percent of a black bear’s diet comes
from plants (e.g., fruits, nuts, berries), 15
percent from insects and 5 percent from meat.
Ashley HockenberryAshley Hockenberry
It is illegal to intentionally place food
or garbage out that attracts bears and
causes conflicts. Anything that attracts
dogs, cats or raccoons also will attract
bears!
Page 4584 of 5415
EXHIBIT 6
FWCC LIST OF BEAR-RESISTANT GARBAGE CONTAINERS
Page 4585 of 5415
BEAR RESISTANT TRASH CONTAINERS (prices last updated October 2012)
Residential Poly Carts WITH automatic locking lids AND designed for fully-automated waste pick-up
Residential Poly Carts and Cans WITH automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
Kodiak
Products
1-800-519-1172
Info@Kodiak-Products.com
http://www.kodiak-
products.com/
Passed IGBT a
96 gallon
1 Contact Kodiak Products Contact Kodiak
Products $270.00
96 gallon
300 Contact Kodiak Products Contact Kodiak
Products $237.00
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
Toter, Inc
Statesville, NC
1-800-424-0422
toter@toter.com
http://www.toter.com
Passed IGBT a
96 gallon 50 $197 $750 (for minimum
50 cans order) $212.00
Page 4586 of 5415
Residential Poly Carts and Cans WITH automatic locking lids
Residential Poly Carts and Cans WITHOUT automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
BearSaver
1-800-851-3887
Fax: 909-605-7780
sales@bearsaver.com
http://www.bearsaver.com
Passed IGBT a
32 gallon 20 Contact BearSaver Contact BearSaver Contact BearSaver
65 gallon 20 $159 $473 $182.65
96 gallon 24 $170 $863 $205.96
BearProof,
Inc.
234 S. Golden Dr.
Silt, CO 81652
970-309-2460
Fax: 970-876-0420
Info@BearProofInc.com
http://www.bearproofinc.com
32 gallon 1
$663 each
(for 1-4 cans)
$638 each
(for 5+ cans)
$291.59 $954.59 – 929.59b
65 gallon 1
$404 each
(for 1-4 cans)
$379 each (for 5+ cans)
$237.97 $641.97 – 616.97b
96 gallon 1
$416 each
(for 1-4 cans)
$391 each (for 5+ cans)
$265.90 $947.80 – 656.90b
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
The
Growler
Sanford, FL
407-519-0766
dennisbooth@cfl.rr.com
http://www.thegrowlercan.com
Passed IGBTP a
32
gallon 1 $179
(Discounts if buying >3)
Free in central FL
or $34
$189 in central FL
or $221
64
gallon 1 $189
(Discounts if buying >3)
Free in central FL
or $85
$189 in central FL
or $274
95
gallon 1 $209
(Discounts if buying >3)
Free in central FL
or $100
$209 in central FL
or $309
Page 4587 of 5415
Residential Poly Carts and Cans WITHOUT automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container b
Solid
Waste
Systems
7855 E. Lark Dr.
Parker, CO 80138
Phone: 303-840-3390/
1-800-944-7973
Fax: 303-840-3460
solidws@comcast.net
http://www.bearproofsystems.c
om/
Passed IGBTP a
65
gallon 1 $172 $128 $300
95
gallon 1 $190 $200 $390
BEARicuda
Bins
1-877-232-7428
Fax: 860-540-0611
kevin@bearicuda.com
http://www.bearicuda.com
32
gallon 1 $189 each (for 1-3 cans)
$185 each (for 4+ cans) $75 $226.50 – 222.50b
64
gallon 1 $199 each (for 1-3 cans)
$165 each (for 4+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
95
gallon 1 $219 each (for 1-3 cans)
$209 each (for 4+ cans) $169 $303 - $251.25b
DAWG,
Inc.
25 Lassy Court
Terryville, CT 06786
1-800-935-3294
bgalvin@dawginc.com
http://www.dawginc.com
Passed IGBTP a
32
gallon 1 $183 $67.50 (for 1 can)
$412 (for 16 cans)
$250.50 -
$208.75c
64
gallon 1 $192 $158 (for 1 can)
$439 (for 12 cans) $350 – 228.60c
95
gallon 1 $208 $186 (for 1 can)
$382 (for 8 cans) $394 – $255.75c
Page 4588 of 5415
Residential Poly Carts and Cans WITHOUT automatic locking lids
a Product has passed the Interagency Grizzly Bear Committee Testing Program (IGBTP) with captive bears at the Living with Wildlife Foundation.
b The “ Estimated Cost per Container” column is showing = amount for shipping divided by (÷) the minimum amount that has to be purchased plus
(+) the price per container. Therefore, it is showing the cost of one can. Each company has their own minimum order of cans that has to be
purchased. Hence, the price provided in the last column is NOT the total cost of the full order.
c Costs depend on the amount of cans being purchased (shipping costs decreases the more cans purchased)
d Costs depend on the “type” of order you place (assembled or with hardware kit)
NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped.
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container b
Bear
Proofing-
R-US
Phone: 704-435-8297/
704-466-8010
bearproofing.r.us@gmail.com
http://bearproofingr-us.com/
96 gallon 1 $132
$333 if
pre-assembled
$282 with hardware
kit
$465 – 414d
Page 4589 of 5415
Residential Poly Carts and Cans WITH screw on lids
Company Contact Info Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container a
DAWG, Inc.
25 Lassy Court
Terryville, CT 06786
Phone: 800-935-3294
bgalvin@dawginc.com
http://www.dawginc.com
20 gallon 1 $38 Contact DAWG, Inc. Contact DAWG,
Inc.
30 gallon 1 $62
$65
(for 1 can)
$461.50
(for 24 cans)
$124 - $78.22b
BEARicuda
Bins
Phone: 877-232-7428
Fax: 860-540-0611
kevin@bearicuda.com
http://www.bearicuda.com
50 gallon 1 $235 (for 1-5 cans)
$225 (for 6+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
95 gallon 1 $265 (for 1-5 cans)
$239 (for 6+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
BEARier Bins
John Burpee
1-888-433-6920
Fax 888-778-5869
info@bearierbins.com
30 gallon 1 $65 Contact BEARier Bins Contact BEARier
Bins
a The “ Estimated Cost per Container” column is showing = amount for shipping divided by (÷) the minimum amount that has to be purchased plus
(+) the price per container. Therefore, it is showing the cost of one can.
Each company has their own minimum order of cans that has to be purchased. Hence, the price provided in the last column is NOT the
total cost of the full order.
NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped.
Page 4590 of 5415
Other Recreational / Residential Trash Storage Containers
See the following companies (listed above) for more options: BearSaver, Bear Proof Inc., Bear Proofing-R-US, Bear Proof Systems
*For shipping costs contact the corresponding company
Company Contact Info/
Testing Status Description Size
Price per
container
without shipping
BearGuard
P.O. Box 89
Tahoe City, CA 96145
Phone/Fax: 530-581-2211
sales@bearguardinfo.com
http://www.bearguardinfo.com
Passed IGBTP a
Metal trashcan enclosure –
internal lock with key
*closed for the winter months
Holds two 32 gallon
round cans $1,099
Holds two 32 gallon
rectangular cans $999
Haul-All
Equipment Ltd.
1-888-428-5255
Fax: 403-328-9956
sales@haulall.com
http://www.haulall.com/contain.htm
Passed IGBTP a
Metal trashcan enclosure –
with automatic latching door
Holds two 32 gallon
round cans
Contact company
for pricing
Smoky Metal
Works
1014 Old Knoxville Hwy
Sevierville, TN 37862
965-908-4248
sam@smokymetalworks.com
www.smokymetalworks.com
Wire mesh metal -
trashcan enclosure with clip or
lock on door
Holds two 32 gallon
round cans $375
a Product has passed the Interagency Grizzly Bear Committee Testing Program (IGBTP) with captive bears at the Living with Wildlife Foundation
Page 4591 of 5415
Animal Resistant Dumpsters
There are many more companies who sell animal resistant dumpsters, this is just a sample.
All companies listed passed the Interagency Grizzly Bear Committee Testing Program with captive bears at the Living with Wildlife Foundation.
For shipping costs, please contact the corresponding company.
Company Contact Info/
Testing Status Description Design
Price per
container
without shipping
Capital Industries,
Inc.
5801 Third Avenue South
Seattle, WA 98108
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sales@capitalind.com
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Various -
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contact
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pricing
Haul-All Equipment
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1-888-428-5255
Fax: 403-328-9956
sales@haulall.com
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Page 4592 of 5415
Company Contact Info/
Testing Status Description Design
Price per
container
without shipping
Robertson
Enterprises
Robertson Enterprises
P.O. Box 1711
Cody, WY 82414
307-587-2925 ext:12
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Colorado
Correctional
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2862 S. Circle Dr.
Colorado Springs, CO 80906
1-800-685-7891
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Jamestown
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2855 Girts Rd. Jamestown, NY 14701
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UltraTec.
7278 Justin Way
Mentor, OH 44060
1-800-585-8723
http://www.industrialinterface.com/compan
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Enterprise Sales
540 Southeast 9th Avenue Ontario, OR
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Page 4593 of 5415
PUBLIC FACILITIES LEVEL
OF SERVICE ANALYSIS
Page 4594 of 5415
Tamiami Trail Mixed Use Subdistrict GMPA
Public Facilities Analysis
Page 1 of 3
Tamiami Trail Mixed Use Subdistrict
Exhibit IV.E - Public Facilities Level of Service Analysis
The proposed text amendment is site-specific and only applies to the subject property known as
Tamiami Trail Mixed Use Subdistrict, located along the north side of Tamiami Trail. The subject
property is in the Rural Fringe Mixed Use District - Receiving, which permits up to 1 dwelling unit
per 5 acre (0.20 dwelling units per acre), or a maximum of 10 dwelling units (DUs) on the 50 +/-
acre subject parcel.
The following public facilities analysis evaluates the project impacts on potable water,
wastewater, drainage, parks, schools, roadways, fire/EMS, and solid waste. The source for the
LOS information is the 2023 AUIR.
SOLID WASTE
Adopted Level of Service Standard:
Two (2) years of constructed line cell capacity.
Ten (10) years of permittable capacity
Existing Demand:
10 DU X 2.5 X 0.64 tons per capita = 16 tons/year
Proposed Increase in Demand:
400 DU x 2.5 x 0.64 tons per capita = 640 tons/year
Adopted Level of Service Standard = 130 GPD/person/day for Collier County Utilities
Two (2) years of constructed lined cell capacity: 590,880 tons
Available lined cell capacity: 3,689,282 tons
Ten (10) years of permittable capacity: 3,088,013 tons
Toral remaining permitted capacity: 12,665,407
The proposed GMP amendment results in a total solid waste demand of 640 tons per year. The estimated
date of exhausted capacity is 37 years or 2060. The proposed amendment will not create any LOS issues
in the 5-year planning horizon. This Project will have no significant impact on solid waste capacity is
available in Collier County.
POTABLE WATER
Adopted Level of Service Standard = 130 GPD/person/day for Collier County Utilities
Proposed Increase in Demand:
400 DU x 130 GPD x 2.5 = 130,000 GPD
TOTAL = 130,000 GPD
Permitted Capacity: 52.00 MGD
Page 4595 of 5415
Tamiami Trail Mixed Use Subdistrict GMPA
Public Facilities Analysis
Page 3 of 3
Required Plant Capacity FY33: 46.36 MGD
The proposed GMP amendment results in total potable water demand of 130,000 GPD. The property is
located within the Collier County potable water service area. The County has existing plant capacity of
approximately 52 MGD. The proposed amendment will not create any LOS issues in the 5-year planning
horizon. This Project will have no significant impact on the potable water system and capacity is available
in Collier County.
SANITARY SEWER
Adopted Level of Service Standard = 90 GPD/person/day
Proposed Increase in Demand:
400 DU x 90 GPD x 2.5 = 90,000 GPD
TOTAL = 90,000 GPD
Permitted Capacity: 16.0 MGD
Required Plant Capacity FY33: 12.00 MGD
The proposed GMP amendment results in a total sanitary sewer demand of 90,000 GPD. The subdistrict
is located in the South Sewer Service Area of the Collier County Water/Sewer District. There is
adequate capacity to serve the project.
ARTERIAL AND COLLECTOR ROADS
Please refer to the Traffic Impact Statement for discussions of the project’s impact on level of service for
arterial and collector roadways within the project’s radius of development influence.
DRAINAGE
The County has adopted a LOS standard for private developments which requires development to occur
consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-27,
and LDC Ordinance 2004-41, as may be amended. The single project within the proposed subdistrict has
been issued a surface water management permit by the South Florida Water Management District which
has established criteria for the volume of water stored on site as well as the quality of the water which may
be discharged from the site. The development within the subdistrict is consistent with the County LOS
standards.
COMMUNITY & REGIONAL PARKS
The proposed 400 dwelling units will pay park impact fees to mitigate for impacts on this
public facility.
No adverse impacts to Community or Regional Parks result from the amendment of the
subdistrict.
SCHOOLS
The proposed 400 dwelling units will pay school impact fees to mitigate for their impacts. No adverse
Page 4596 of 5415
Tamiami Trail Mixed Use Subdistrict GMPA
Public Facilities Analysis
Page 3 of 3
impacts to schools result from the creation of the subdistrict.
FIRE CONTROL AND EMS
The proposed project lies within the Greater Naples Fire and Rescue District. The
Greater Naples Fire and Rescue District - Station #23 is located at 6055 Collier Blvd.,
which is approximately 3.7 miles from the property boundary. No significant impacts to
Fire Control level of service are anticipated due to the proposed project. Estimated
impact fees for EMS and fire would be determined at time of SDP based on each unit.
Sheriff, Fire Protection and EMS Services location/address of facilities
intended to serve the project are:
• North Collier Fire and Rescue District - Station #23 6055 Collier Blvd.
• Collier County Sheriff – District 5 – East Naples/ Everglades City Substation 13245
Tamiami Trail East #100.
Page 4597 of 5415
TRAFFIC IMPACT
STATEMENT
Page 4598 of 5415
Traffic Impact Statement
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict MPUD/GMPA Application
Collier County, Florida
2/12/2024
Prepared for: Prepared by:
RVi Planning + Landscape Architecture
28100 Bonita Grande Dr., Suite 305
Bonita Springs, FL 34135
Phone: 239-376-0378
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* – Major Study – $1,500.00 Fee
Note – *to be collected at time of first submittal
Page 4599 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 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 4600 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Trip Distribution and Assignment ................................................................................................... 5
Future Background Traffic Volumes ............................................................................................. 10
Existing and Future Roadway Conditions Without Project .......................................................... 11
Future Conditions With Project .................................................................................................... 13
Site Access Management .............................................................................................................. 15
Improvement Analysis .................................................................................................................. 15
Mitigation of Impact ..................................................................................................................... 15
Appendices
Appendix A: Project Master Site Plan .......................................................................................... 16
Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 18
Appendix C: ITE Trip Generation .................................................................................................. 26
Appendix D: FDOT Generalized Level of Service Tables .............................................................. 52
Appendix E: 48 Hour Volume Counts........................................................................................... 55
Appendix F: D1RPM TAZ 2972 Input ............................................................................................ 64
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Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
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Project Description
This petition seeks a growth management plan amendment (GMPA) and to rezone to Master Planned Unit
Development (MPUD), on property located within eastern Collier County, to be known for zoning as
Tamiami 58-Acre MPUD and in the GMP as Tamiami Trail Mixed Use Subdistrict. The property is within
Section 18, Township 51S, Range 27E and consists of ±57 acres.
Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan.
The PUD will consist of 400 multi-family dwelling units and 100,000 square feet (SF) of commercial use.
A methodology memorandum was transmitted via email to the Collier County Transportation Planning
staff on July 5, 2023 (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)).
The project access connection to the surrounding roadway network is proposed as a direct connection
onto US 41 East. A detailed evaluation will be performed at the time of site development permitting.
The analysis year is 2028.
Figure 1 – Project Location Map Greenway Rd Project
Location
N Auto Ranch Rd Manatee Rd.
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Trebilcock Consulting Solutions, PA Page | 5
Trip Generation
The PUD is treated for trip generation purposes as 400 multi-family homes, and mixed retail uses
totaling 100,000 SF.
The Institute of Transportation Engineers (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. Internal capture
is consistent with the technique and limits in the ITE Trip Generation Handbook 3rd. ed. (see internal trip
tables in Appendix C).
Pass by capture for the retail use is limited by Collier County to 25% of the retail trips or 10% of the
adjacent street traffic from which pass-by capture is possible in the analysis year. The analysis year
adjacent peak hour volume is 347 peak direction (Table 3), estimated two-way 620 (D=0.56, see
Appendix D). Ten percent of that is more than the volume used in Table 1. Estimating the background
two-way traffic presumes that pass by capture would be possible from US 41 E traffic in both directions
given traffic can enter the site from both directions.
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 net new increase in external trips at project buildout condition is 382 PM peak hour two-
way trips (adjusted).
Trip Distribution and Assignment
The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2972) to the
District 1 Regional Planning Model (D1RPM) containing 400 multi-family dwelling units and a mix of
service and industrial employees consistent with 140,000 SF of industrial park (information at the time
of model set up). Appendix F contains a table showing the development of household attributes and an
exhibit showing the location of the zones whose household attributes were averaged to describe the
homes in the new zone. Figure 2 shows the distribution percentages produced by the adopted model in
the immediate vicinity of the project.
The companion PDF file Exhibit A contains a plot of distribution percentages further from the project.
The combination of page size and font size is not intended to be legible when printed, but to legibly
display needed information without overlap when viewed sufficiently enlarged in any PDF viewer.
Page 4603 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 6
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
Strip Retail Plaza
(<40K)822 1000 SF 30 2 2 2 Total 1,496 85 85 170 35 24 59
Internal 21.8 14 23 37 16.9 6 4 10
Retail 1 External 71 62 133 29 20 49
Pass-By 25.0 18 15 33 25.0 7 5 12
Net New 53 47 100 22 15 37
Multifamily
Housing (Low-
Rise) Not Close
to Rail Transit
220 Dwelling
Units 400 2 2 2 2,639 122 71 193 35 112 147
Residential
Total Internal 17.1 23 10 33 2.0 0 3 3
External 99 61 160 35 109 144
Business Park 770 1000 SF 55 2 2 2 1,300 22 64 86 66 12 78
General Office
Building 710 1000 SF 7.5 2 2 2 122 3 16 19 16 2 18
Medical/ Dental
Office Building-
Stand- Alone
720 1000 SF 7.5 2 2 2 214 8 19 27 18 5 23
Office/
Industrial Total 70 Total 1,636 33 99 132 100 19 119
Internal 7.6 3 7 10 9.2 6 5 11
External 30 92 122 94 14 108
Total 5,771 240 255 495 170 155 325
Internal 679 16.2 40 40 80 7.4 12 12 24
Total External 5,092 200 215 415 158 143 301
Pass-By 224 8.0 18 15 33 4.0 7 5 12
Net New 4,868 182 200 382 151 138 289
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE Trip Generation Handbook 3rd. Ed.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture Rate is Average of AM and PM rates.
Daily Pass-by Capture rate is 10% less than the peak hour pass-by capture rate.
Rate (1) or Eqn.
(2)
Table 1 - Trip Generation
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Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
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Figure 2 - Trip Distribution
Page 4605 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 8
In Table 2, the distribution percentages are the averages of those at the segment endpoints in Figure 2
or Exhibit A.
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. It also provides information on Manatee Rd.,
though it is a local road.
For arterials and collectors, roadway configuration and minimum standard service volumes are from the
2023 AUIR.
Service volumes on arterial and collector facilities are normally used to determine when an impending
level of service deficiency should trigger the need for additional lanes. When traffic volumes become a
concern on local roads they can be analyzed for potential traffic calming solutions.
The County has not suggested that either (widening or traffic calming) is their intent for Manatee Rd.,
but they did require comparing its future traffic volumes with a “service volume.” The recommendation
below is in response to a service volume suggestion by the County for which no justification was
provided.
Manatee Rd
• Posted speed limit 25 mph
• Criteria 2023 FDOT Q/LOS Handbook and 2020 FDOT Context Classification Guide
• Context - C4 - General Urban
• LOS D - 870 x 0.9 (non-state) x 1.05 (exclusive RT lane at signalized intersections) = 822
• Recommended: 800 vph. Compare this with Shadowlawn Drive (800 vph) - 25 mph roadway
with elementary school and numerous driveway cuts).
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.
Page 4606 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID #Roadway LinkFrom ToPercent 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- dardPeak Hour Peak Direct- ion Service Volume (3)Signif- icance Thres- hold (%) (4)Peak Direct- ion Project Traffic as Per- centage of Service VolumeSignif- icant Impact Y/N95.1Tamiami Trail EastCollier BoulevardManatee Road40.1 73 80 6DE310032.6No95.1Tamiami Trail EastManatee RoadJoseph Lane54.9 100 110 6DE310033.5Yes95.2Tamiami Trail EastJoseph LaneGreenway Road64.4 117 129 4DD200026.5Yes95.3Tamiami Trail EastGreenway RoadProject Entrance82.1 149 165 2UD1075215.3Yes95.3Tamiami Trail EastProject EntranceAuto Ranch Rd16.6 33 30 2UD107523.1Yes95.3Tamiami Trail EastAuto Ranch RdSan Marco Drive4.91092UD107520.9No####Manatee RoadCollier BoulevardTamiami Trail East7.814 16 2UD80032.0NoNotes:1) Average of the endpoint values, Figure 2 and Exhibit A.2) Percentage times PM peak hour net new external directional project traffic totals Table 1.3) 2023 AUIR and prior agreement on Manatee Rd capacity.4) Collier County TIS GuidelinesPage 4607 of 5415
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Future Background Traffic Volumes
Tables 3 through 5 contain the significantly impacted road segments as identified in Table 2.
The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. The
existing condition for Manatee Rd. is based on 48-hour volume counts conducted on February 8 and 9,
2023 (see Appendix E), factored to peak season condition. The volumes collected at two locations at
either end of Manatee Rd. are averaged.
In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR
(2023 Excel workbook not available) 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).
The county minimum of two percent is used for Manatee Rd.
Table 3 – Future Background Traffic
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Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
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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.
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
significantly impacted roadway segments.
Existing and future roadway conditions are illustrated in Table 4. The significantly impacted 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.
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Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024 Trebilcock Consulting Solutions, PA Page | 12 Table 4 – Existing and Future Roadway Conditions 20282028 2028 2028 2028AUIR 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/ No95.1Tamiami Trail EastManatee RoadJoseph Lane6D 3100 1030 0.33No6DNo3100 1397 0.45No95.2Tamiami Trail EastJoseph LaneGreenway Road4D 2000 1030 0.52No4DNo2000 1318 0.66No95.3Tamiami Trail EastGreenway RoadProject Entrance2U 1075 250 0.23No2UNo1075 347 0.32No95.3Tamiami Trail EastProject EntranceAuto Ranch Rd2U 1075 250 0.23No2UNo1075 347 0.32NoNotes:1) 2023 AUIR 2)2023 AUIR or committed improvement3)Table 3Page 4610 of 5415
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Future Conditions With Project
Table 5 adds the project traffic volumes developed in Table 2 to the 2028 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 significantly impacted 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).
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Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024 Trebilcock Consulting Solutions, PA Page | 14 Table 5 -Future Roadway Total Traffic Conditions 20282028 2028 2028AUIR 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/ No95.1Tamiami Trail EastManatee RoadJoseph Lane1397N/E100 110 0.56 1397 1098 1497 1208 1497 3100 0.48No95.2Tamiami Trail EastJoseph LaneGreenway Road1318N/E117 129 0.56 1318 1036 1435 1165 1435 2000 0.72No95.3Tamiami Trail EastGreenway RoadProject Entrance347N/E149 165 0.56 347 273 496 438 496 1075 0.46No95.3Tamiami Trail EastProject EntranceAuto Ranch Rd347N/E33 30380 1075 0.35NoNotes:1) Table 32) Table 23) Appendix D4) Table 4Page 4612 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
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Site Access Management
The site connection to US 41 East will be analyzed at the site development approval stage.
The posted speed is 60 mph. Left and right turn lanes are recommended based on travel speed.
The recommended deceleration length including taper 405 feet.
As an unsignalized intersection, the recommended turn lane lengths are:
Eastbound Left Turn
• Maximum volume = 182 * 82.1% = 149 vehicles.
• Two minute queue = 149 / 30 * 25 feet = 124.5 round to 125 feet
• Total length = 125 + 405 = 530 feet.
Westbound Right Turn
• Maximum volume = 182 * 17.9% = 33 vehicles.
• Assuming Free flow condition (but a minimum queue of one vehicle), total length = 405 + 25 =
430 feet.
Improvement Analysis
Based on the results illustrated within this traffic analysis, the proposed project has a significant impact
on segments of US 41 E. All significantly impacted segments are currently operating at acceptable level
of service and all will operate at acceptable level of service in 2028 with or without project traffic.
The maximum total daily trip generation for the MPUD shall not exceed 382 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.
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Appendix A:
Project Master Site Plan
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Appendix B:
Initial Meeting Checklist (Methodology Meeting)
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Appendix C:
ITE Trip Generation
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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
Strip Retail Plaza
(<40K)822 1000 SF 30 2 2 2 Total 1,496 85 85 170 35 24 59
Internal 21.8 14 23 37 16.9 6 4 10
Retail 1 External 71 62 133 29 20 49
Pass-By 25.0 18 15 33 25.0 7 5 12
Net New 53 47 100 22 15 37
Multifamily
Housing (Low-
Rise) Not Close
to Rail Transit
220 Dwelling
Units 400 2 2 2 2,639 122 71 193 35 112 147
Residential
Total Internal 17.1 23 10 33 2.0 0 3 3
External 99 61 160 35 109 144
Business Park 770 1000 SF 55 2 2 2 1,300 22 64 86 66 12 78
General Office
Building 710 1000 SF 7.5 2 2 2 122 3 16 19 16 2 18
Medical/ Dental
Office Building-
Stand- Alone
720 1000 SF 7.5 2 2 2 214 8 19 27 18 5 23
Office/
Industrial Total 70 Total 1,636 33 99 132 100 19 119
Internal 7.6 3 7 10 9.2 6 5 11
External 30 92 122 94 14 108
Total 5,771 240 255 495 170 155 325
Internal 679 16.2 40 40 80 7.4 12 12 24
Total External 5,092 200 215 415 158 143 301
Pass-By 224 8.0 18 15 33 4.0 7 5 12
Net New 4,868 182 200 382 151 138 289
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE Trip Generation Handbook 3rd. Ed.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture Rate is Average of AM and PM rates.
Daily Pass-by Capture rate is 10% less than the peak hour pass-by capture rate.
Rate (1) or Eqn.
(2)
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AM Internal Capture
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 28 63 0 1 0 Office 32 23 0 0 0
Retail 29 13 0 14 0 Retail 4 50 0 2 0
Restaurant 31 14 0 4 3 Restaurant 14 8 0 5 4
Cinema/
Entertain-
ment
0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0
Residential 2 1 20 0 0 Residential 3 17 20 0 0
Hotel 75 14 9 0 0 Hotel 3 4 6 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 5.3 12.0 0.0 0.2 0.0 19 Office 11.2 0.0 0.0 0.0 0.0
Retail 7.0 3.1 0.0 3.4 0.0 24 Retail 4.0 0.0 0.0 0.7 0.0
Restaurant 0.0 0.0 0.0 0.0 0.0 0 Restaurant 14.0 2.8 0.0 1.8 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0
Residential 2.2 1.1 22.4 0.0 0.0 112 Residential 3.0 6.0 0.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 3.0 1.4 0.0 0.0 0.0
Total
Entering
Trips
100 35 0 0 35 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 5 0 0 0 0 5 Office 100 19 6 5 9.2
Retail 4 0 0 0 0 4 Retail 35 24 6 4 16.9
Restaurant 0 0 0 0 0 0 Restaurant 0 0 0 0 0.0
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 2 1 0 0 0 3 Residential 35 112 0 3 2.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 6 6 0 0 0 0 12 Total 170 155 12 12 7.4
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
Constrained Internal Trips
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PM Internal Capture
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 20 4 0 2 0 Office 8 2 1 4 0
Retail 2 29 4 26 5 Retail 31 29 26 46 17
Restaurant 3 41 8 18 7 Restaurant 30 50 32 16 71
Cinema/
Entertain-
ment
2 21 31 8 2
Cinema/
Entertain-
ment
6 4 3 4 1
Residential 4 42 21 0 3 Residential 57 10 14 0 12
Hotel 0 16 68 0 2 Hotel 0 2 5 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 19.8 4.0 0.0 2.0 0.0 99 Office 6.8 0.0 0.0 4.9 0.0
Retail 1.7 24.7 3.4 22.1 4.3 85 Retail 10.2 0.0 0.0 56.1 0.0
Restaurant 0.0 0.0 0.0 0.0 0.0 0 Restaurant 9.9 42.5 0.0 19.5 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
2.0 3.4 0.0 4.9 0.0
Residential 2.8 29.8 14.9 0.0 2.1 71 Residential 18.8 8.5 0.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.7 0.0 0.0 0.0
Total
Entering
Trips
33 85 0 0 122 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 6 0 0 1 0 7 Office 33 99 3 7 7.6
Retail 1 0 0 22 0 23 Retail 85 85 14 23 21.8
Restaurant 0 0 0 0 0 0 Restaurant 0 0 0 0 0.0
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 2 8 0 0 0 10 Residential 122 71 23 10 17.1
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 3 14 0 0 23 0 40 Total 240 255 40 40 16.2
Constrained Internal Trips
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
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Appendix D:
FDOT Generalized Level of Service Tables
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Appendix E:
48 Hour Volume Counts
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Appendix F:
D1RPM TAZ 2972 Input
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Land Use
Tami-
ami 57
Acres Units
Employ-
ees per
KSF SF MF
Indust-
rial
Employ-
ees
Com-
mercial
Employ-
ees
Service
Employ-
ees Students
Single Family
Attached Dwelling
Units
200 DUs 200
Multi-Family
Dwelling Units 200 DUs 200
Office 42,000 SF 4 168
Industrial 98,000 SF 2 196
Total 0 400 196 0 168 0
Guidance on ratios and employee type: FDOT Transportation Site Impact Handbook Exhibit 19
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TAZ 15 TAZ 10 CC COUNTY
NAME ZONE ST
CNTY SFDU
SF
PCT
VAC
SF
PCT
VNP
SF POP
SF
POP
DU
SF 0
AUTO
SF 1
AUTO
SF 2
AUTO
MF
DU
MF
PCT
VAC
MF PCT
VNP
MF
POP
MF
POP
DU
MF 0
AUTO
MF 1
AUTO
MF 2
AUTO
Source 1 2832 2198 8 COLLIER 2832 12021 2473 14 34 5346 2.16 3 49 48 82 5 37 177 2.16 0 2 98
Source 2 2482 1883 8 COLLIER 2482 12021 651 9 10 1057 1.62 10 36 54 183 8 12 294 1.61 0 11 89
Source 3 2483 1884 8 COLLIER 2483 12021 534 9 9 867 1.62 25 8 67 107 12 12 172 1.61 4 3 93
Source
AVERAGE 11 18 1.8 13 31 56 8 20 1.79 1 5 93
New 2972 8 COLLIER 2972 12021 0 11 18 0 1.8 13 31 56 400 8 20 717 1.79 1 5 93
TAZ 15 RESD
HHLD
RESD
POP
POP P
HHLD
HH IN-
COME
HH INC
INDEX
HHLD
SIZE
WRKR
P
HHLD
WORK-
ERS
IND
EMP
COMM
EMP
SERV
EMP
TOT
EMP
HM
DU
HM
OCC
HM
POP SCHOOL
UNI-
VERS-
ITY
SHORT
PARK
LONG
PARK
Source 1 2832 2555 5523 2.16 60388 976 2.29 1.04 2657 0 4 99 103 0 0 0 0 0 0 0
Source 2 2482 834 1351 1.62 51953 839 1.66 0.76 634 16 85 41 142 19 87 33 0 0 0 0
Source 3 2483 641 1039 1.62 25286 409 1.66 0.76 487 0 254 464 718 0 0 0 0 0 0 0
Source
AVERAGE 45876 741 1.87 0.85
New 2972 400 717 1.79 45876 741 1.87 0.85 340 196 0 168 364 0 0 0 0 0 0 0
Page 4666 of 5415
MARKET STUDY
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Tamiami 57 Acres Rezoning GMPA
RVi Planning for FL Star
September 2024
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Key Findings 4
Tamiami 57 PUDZ & GMPA Overview 9
Retail Supply vs Demand 27
Office Analysis 33
Industrial Analysis 41
Multifamily Market Trends 50
Multifamily Market Supply 58
Multifamily Market Demand 65
Hotel Overview 71
Hotel Trends 79
Hotel Supply and Demand 88
Economic & Demographic Overview 95
Appendix 108
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3
Tamiami 57 Rezoning GMPA – FL Star
Background/Objectives, Key Contacts & Limiting Conditions
BACKGROUND & OBJECTIVES
As we understand it, your team is planning a 400-unit multifamily and
commercial development ("Subject") on approximately 57 acres on the
northern side of Tamiami Trail, just east of Bella Tesoro Street, in Collier
County, Florida. The new proposed development will require an amendment
to the Growth Management Plan as well as a zoning change. Collier County
requires a market study that supports the need for additional multifamily
rental and commercial development within the MSA, submarket, and at the
Subject site to support these amendments. Zonda was previously engaged to
complete this market study. The Client is now also proposing a hotel for the
site that will require a needs assessment for this component, in addition to
the existing study. You are seeking an assessment of current hotel demand
versus existing supply to support the additional hotel rooms. Our role at
Zonda is to provide you with data, analysis, and conclusions for this
effort.
Client is responsible for representations about the development plans,
marketing expectations and for disclosure of any significant information that
might affect the ultimate realization of the projected results. There will
usually be differences between projected and actual results because events
and circumstances frequently do not occur as expected, and the difference
may be material. We have no responsibility to update our report for events
and circumstances occurring after the date of our report. Payment of any
and all of our fees and expenses is not in any way contingent upon any
factor other than our providing services related to this report.
LIMITING CONDITIONS
The following key team members participated on this analysis:
Tim Sullivan, Chief Advisory Officer, oversees our Advisory
practice. With over 40 years of experience, Mr. Sullivan is an expert in
residential and mixed-use feasibility studies, strategic planning and
product development, and regularly conducts market analyses around
the United States and internationally.
Susan Heffron, Vice President, managed the overall engagement. She
is based in Charlotte, North Carolina and has over 23 years of real
estate experience in the public and private sectors. She has worked in
market research and analysis, entitlements, land use, and community
planning, and process and program management for a wide variety of
projects throughout the country, including performing in-house market
research for three national homebuilders.
Emmalyn Terracciano, Research Associate. Ms. Terracciano is based in
Providence, RI and has eight years of experience in quantitative and
qualitative data analysis. Emmalyn’s work has been published in an
academic journal, demonstrating her ability to perform quality
research. Emmalyn holds a master’s degree in Urban & Regional
Planning.
Additional support was provided as needed.
KEY CONTACTS
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4
Key Findings
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5
Zonda’s research and analysis throughout Collier County indicate sufficient market demand for the development of 400 low-rise
multifamily units at the Subject property as proposed. This is based on several factors, including:
In the immediate vicinity of the Subject, there are limited straight zoned parcels; most are incorporated into PUD developments. As
there is limited existing zoning in the immediate area that could accommodate the proposed development without modifications to
either zoning or existing PUDs, the proposed change is appropriate.
In the South Collier County submarket, occupancy has declined since peaking in the fourth quarter of 2021 to 94% in the second quarter
of 2023. However, occupancy remains above historical averages, indicating that the submarket can support more residential supply in
order to satisfy demand in the area.
Annual rental rates sharply increased during 2021 and much of 2022, peaking at nearly 47% annual growth rate in the second quarter of
2022. Although rental appreciation cooled significantly in the first quarter of 2023 to a robust 5%, there was a slight uptick in the second
quarter of 2023, increasing more than 7%. For product built since 2000, monthly rent in South Collier averages $2,408 per month, a rent
premium of about 2.3% over the market average rent of $2,354. This premium, coupled with the continued growth in rents, highlights
the strength and desirability of the South Collier submarket for multifamily development.
In late 2022, there were no traditional rental communities reporting the use of concessions to incentivize the leasing of units. Incentives
have increased in the first half of 2023, with more than 7% of units offering a nominal concession that average 2.1% of base rent. Strong
rent growth, healthy occupancies, and limited concessions highlight the desirability and strength of the South Collier Submarket.
Zonda’s proprietary rental demand model for the South Collier Submarket indicates steady demand over the next five years, averaging
5,762 units annually. Based on geographic land constraints, such as the multiple nature preserves, waterways, and coastlines, as well as
the developed nature of much of the western edge of the Submarket, projects such as the Subject will help to fulfill these needs.
Home affordability in Collier County declined significantly in 2022 due to rising prices and rising interest rates; it is projected to fall again
in 2023 to near record low affordability. Moody’s forecasts the Affordability Index to rise slowly through 2027. Should it continue as
forecasted, this trend will represent one of the longest periods of unaffordability in the area. The development of multi-family units at
the Subject will help provide housing to those unable to purchase a home due to unattainable home purchase prices.
Summary of Key Findings
Key Findings
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6
Further, Zonda’s analysis indicates sufficient support for the rezoning change at the Subject for 100,000 square feet of commercial space,
including 30% retail (non-grocery) (30,000 square feet), 15% 50/50 medical / office (7,500 square feet each), and 55% light industrial run
as a business park (55,000 square feet). This is based on several factors, including:
Based on the expected population growth and current consumer spending, the projected retail spending growth for the PMA is nearly
$576.5 million by 2028. All retail categories are expected to grow, including apparel and services, pets, and household furnishings and
improvement. Even more significant is the growth in expected demand in food categories within a 15-minute drivetime of the Subject;
food away from home (restaurants, fast food, fast casual establishments, etc.) is expected to grow by over $26.2 million but food
consumed at home is forecasted to increase by more than $51 million over the next five years. Average consumer spending by
households in these categories is expected to increase approximately $3,600 between 2023 and 2028. For 2023, the PMA needed an
additional 148,866 square feet of retail space to meet consumer spending demands. An additional 187,134 square feet of retail space will
be required to address the needs of households within the 15-minute drivetime of the Subject. The 64,000 maximum square footage
proposed for the Site will address this gap.
Zonda reviewed vacant commercial inventory within a three-mile radius of the Subject. The only vacant commercial is at the Publix-
anchored Shoppes at Fiddler’s Creek plaza. There are three outparcels available for development, which could be food service or a small
strip center. There is also an 11.69-acre parcel that will likely be developed into a neighborhood center that draws traffic from the
neighboring Publix (thus, an expansion of the current developed Publix plaza). While the future development of this commercial will
come with additional household growth to the submarket, it is highly unlikely to be sufficient for the expected demand in the next five to
ten years. The 30,000 square feet of retail space proposed at the Subject is supportable given the expected population growth and
existing and approved commercial space in the defined trade area.
Projections for professional business services job are relatively strong in the Naples MSA, with nearly 6,500 jobs expected to be added
over the next five years in this category alone. The Leisure/Hospitality and Professional Business Services sectors represent the largest
office-oriented employment base in the Naples MSA currently (93,000 jobs combined). In total, jobs in office-oriented fields total 97,000
jobs as of 2023, a 13% increase versus 2019 despite the impacts of COVID-19. Going forward, Woods & Poole projects a net increase of
2,100 office-oriented jobs through 2035 (a 1.9% annual average increase). These job growth forecasts will lead to additional demand for
office space within the region and the Subject’s submarket.
Summary of Key Findings
Key Findings
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7
Summary of Key Findings
Key Findings
Projections for wholesale trade job growth are strong in the Naples MSA over the next decade, with nearly 780 jobs expected to be
added over the next five years in this category alone. Despite contraction in 2022 through 2024 in the Construction, Manufacturing,
and Transportation/Warehouse/Utilities industries, net growth over the next decade is expected to remain positive in the Naples MSA.
As the metro area grows, it is possible these job growth projections could prove conservative.
Part of the analysis requires a supply / demand reconciliation based on current approved industrial developments within the
submarket. Within the Outlying Collier County submarket, there are four active PUDs with an industrial component. These PUDs are
generally located north of the Subject near the intersections of Collier Boulevard and I-76, on the edge of the Submarket boundary.
Zonda’s industrial demand model indicates support for an additional 1.6M square feet of industrial space in Outlying Collier County over
the next five years. The remaining approved industrial development (by square foot) is insufficient to meet that demand, thus providing
further support for the Subject property.
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8
Zonda’s analysis in the Naples Hospitality Submarket indicates sufficient market demand for the development of a Midscale tier hotel at
the Subject property. This is based on several factors, including:
The Subject’s location offers convenient access to a variety of tourist activities within a ten to 20-minute drive. This includes several golf
courses, state parks, and public beaches.
There is a low concentration of hotels/lodging businesses with a ten-minute drive of the Subject. Three of the five local hotels are aging,
built in 2003 or earlier.
In the Naples Hospitality Submarket, Midscale and Economy tier hotel rooms comprised 15% of all rooms and 18% of all available room
nights as of 2023. Most rooms in the submarket are in the Luxury and Upper Upscale tier. The Subject hotel is in the Midscale tier and
will provide a more affordable option for guests compared to most properties in the submarket.
Occupancy in the Midscale and Economy tier in the Naples Hospitality Submarket rebounded after 2020 and remained above the
historical average rate, peaking at 60.4% in 2022.
CoStar projects the average daily rate (ADR) and revenue per available room (RevPAR) will increase in the submarket over the next five
years by 5.6% and 3.4% on average, respectively.
Available room nights declined for four consecutive years in the Midscale and Economy tier in the Naples Hospitality Submarket. Despite
declining supply, demand increased in both 2021 and 2022. New hotel rooms at the Subject will aid in recovering Midscale supply in the
coming years. Overall, CoStar projects supply and demand will increase over the next two years by 13.9% and 5.9%, respectively.
Summary of Key Findings
Key Findings
Page 4675 of 5415
Tamiami 57 Rezoning GMPA – FL Star
9
Tamiami 57 AcrePUDZ & GMPAOverview
Page 4676 of 5415
10
Tamiami 57 Rezoning GMPA – FL Star
The Tamiami 58 Acres PUDZ & Tamiami Trail Mixed Use
Subdistrict GMPA will include five parcels totaling
approximately 58 acres; nearly 50 acres of the property
are contemplated for the GMPA . The site is located on
Tamiami Trail East, approximately one-quarter mile
southeast of Bella Tesoro Street and Esplanade by the
Islands. The property is currently designated Agriculture
per the County’s current zoning regulations and future land
use designations.
Source: Rvi Planning
Subject Location
Tamiami 58 Acre PUDZ & GMPA Overview
Page 4677 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
The GMPA boundary for the Subject site is 50-acres. The proposed development will include a maximum of 100,000 square feet of non-
residential uses, including 30% retail (non-grocery) (30,000 square feet), 15% 50/50 medical / office (7,500 square feet each), and 55%
light industrial run as a business park (55,000 square feet). The residential component will include 400 low-rise multifamily apartments.
Source: Robau & Associates
Subject Site Plan
Tamiami 58 Acre PUDZ & GMPA Overview
Page 4678 of 5415
12
Tamiami 57 Rezoning GMPA – FL Star
Surrounding land uses include a mix of
residential, commercial, and vacant land as
well as industrial land uses to the east.
Commercial uses in the area include a
convenience stores with gas pumps, a Publix
Grocery store, several small businesses, and
an urgent care. Most adjoining PUDs and
zoning classifications are compatible with
the proposed land use at the Subject.
Source: Google Earth, Collier County
Subject Location
Tamiami 58 Acre PUDZ & GMPA Overview
Commercial
Residential
Industrial
Golf Course
Commercial
Vacant Land
Page 4679 of 5415
13
Tamiami 57 Rezoning GMPA – FL Star
Collier County Zoning
Tamiami 58 Acre PUDZ & GMPA Overview
Zonda completed an audit of Collier County Zoning to identify if there
was opportunity for the development of the Subject in the area that
would not require zoning modifications. Much of Collier County is
zoned open space or agricultural in the lesser developed regions of the
County, with planned unit development zoning in the heavily populated
areas between the coast and Interstate 75. Commercial zoning
classifications, including ones that could support uses such as those
proposed at the Subject, are primarily located along Tamiami Trail and
in other small pockets between Tamiami Trail and I-75, while industrial
zonings are primarily north of the Subject, to the east of the Naples
Airport on Radio Road, and to the east of Goodlette Frank Road on the
north side of Pine Ridge Road. Straight zoned residential lands are
scattered through much of the eastern portion of the County, along
Tamiami Trail, and west of I-75.
Source: Collier CountyPage 4680 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Surrounding Zoning
Tamiami 58 Acre PUDZ & GMPA Overview
Zonda also completed an audit of Collier County Zoning in closer
proximity to the Subject to identify if there was opportunity for
the development of the Subject in the area that would not
require zoning modifications. In the immediate vicinity of the
Subject, much of the land on the northern side of Tamiami Trail is
currently zoned agricultural while the southern side is primarily
planned unit development. There are, however, nearby pockets of
developed land that have comparable zoning designations that
incorporate the uses proposed at the Subject; this includes
several commercial tracts, residential, and civic/institutional uses.
Adjacent to the Subject is a utilized industrial tract.
Source: Collier CountyPage 4681 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Per the Collier County Approved PUD List, dated January
2024, there are 203 active PUD developments in the County
as well 177 PUDs that are classified as “Built Out.” Combined,
these PUDs account for more than 32 million square feet of
commercial space and 3.8 million square feet of industrial
space. Approximately 45% of commercial square feet is
developed in active PUD developments while more than 70%
of industrial space is developed.
Source: Collier County
Collier County Planned Unit Developments, Commercial and Industrial Zoning
Tamiami 58 Acre PUDZ & GMPA Overview
PUD Status
Total
Commercial
SF
Developed
Commercial
SF
Total
Industrial
SF
Developed
Industrial
SF
Active 24,170,799 10,930,425 3,783,100 2,666,418
Built Out 8,628,141 6,406,403 69,880 58,480
Grand Total 32,798,940 17,336,828 3,852,980 2,724,898
Page 4682 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Within the Rural Lands Stewardship Area, there are approximately
12,996 multi-family dwelling units allowed; of these 478 have been
developed. Specific to “Affordable Housing,” there are 882 affordable
units allowed, but to date, none have been developed. There is more
than 1.1 million square feet of commercial space allowed, nearly 1.1
million square feet of retail and services uses, and more than 1.3
million square feet of industrial/warehouse; developed totals include
235,000 square feet of retail/services uses and more than 420,000
square feet of industrial/warehouse. Lastly, there are 300 hotel units
allowed, exclusively in Ave Maria, but none have been developed. For
additional details on these areas, please see following page, as well as
the appendix.
Source: Collier County
Collier County SRA Overlays
Tamiami 58 Acre PUDZ & GMPA Overview
Page 4683 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Collier County SRA Overlays
Tamiami 58 Acre PUDZ & GMPA Overview
SRA Name Allowed/Developed MFDU Total DUs (Mix)Affordable
Housing
Hotel
Units
Retail/Service
SqFt
Office
SqFt
Medical
SqFt
Industrial/
Warehouse
Warehouse
SqFt
Commercial
SqFt
Ave Maria, Town of Allowed 2,150 11,000 300 1,078,943 --711,000 40,400 -
Ave Maria, Town of Developed 478 4,141 -235,222 --420,353 40,400 -
Bellmar Village Allowed 2,200 2,750 -------
Bellmar Village Developed
Bellmar Village Min/Max Min 10%Max Total Combined
Big Cypress, Town of Allowed 3,546 4,432 882 -comm'l #comm'l #-650,000 --
Big Cypress, Town of Developed
Big Cypress, Town of Min/Max Min 10%Min 2,427 Min 882
Brightshore Village Allowed 1,600 2,000 Comm'l #Comm'l #--100,000 -
Brightshore Village Developed
Brightshore Village Min/Max Min 10%Max Total Combined Max 100K
Collier Rod & Gun
Allowed -225
Collier Rod & Gun
Developed
Collier Rod & Gun
Min/Max
Hyde Park Village Allowed 1,000 1,800 -----30,000
Hyde Park Village Developed 75
Hyde Park Village Min/Max Min 300,
Max Total Combined
Rivergrass Village Allowed 2,500 2,500 -------
Rivergrass Village Developed -
Rivergrass Village Min/Max Min 250 Max Total Combined
Allowed Totals 12,996 24,707 882 300 1,078,943 --1,361,000 140,400 30,000
Developed Totals 478 4,216 --235,222 --420,353 40,400 -
Stewardship Receiving Areas (SRAs)
Commercial
SqFt
-
-
85,000
Min 68,750,
753,440
Min 753,440
120,000
Min 106K, max
5,000
Min 2,250, max
45,000
100,000
Min 62.5K, Max
1,108,440
-
Page 4684 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Collier County Land Uses
Tamiami 58 Acre PUDZ & GMPA Overview
Large swaths of Collier County
have conservation designation
land use. Other dominant future
land use classifications in Collier
County include urban residential,
agricultural, residential estates,
and agricultural/rural mixed-use
districts. In 2021, there were only
766 vacant commercial properties
in all of Collier County; this
represents 0.3% of all parcels and
less than 3.5% of all vacant
parcels. Similarly, there were
only 133 vacant industrial parcels
(0.05% of all parcels); there were
21,129 vacant residential
properties at the same time (7.4%
of all parcels).
Source: Collier County, https://www.colliercountyfl.gov/home/showpublisheddocument/91411/637557210850130000
The 2022 Collier County Economic, Demographic, & Community ProfilePage 4685 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
The future land use designations in the immediate vicinity of the Subject are heavily focused in rural classifications and is indicated as a
rural fringe mixed use district that includes both sending and receiving lands. Other land use designations in the area include mixed use
activity center, industrial, urban residential fringe, and urban coastal fringe.
Surrounding Land Uses
Tamiami 58 Acre PUDZ & GMPA Overview
Source: Collier County
Estates
Receiving
Lands
Sending
Lands
Urban
Residential
Subdistrict
Conservation
Page 4686 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Collier County Parcel Inventory
Tamiami 58 Acre PUDZ & GMPA Overview
Source: Collier County
Comparably sized parcels in Collier County were analyzed to determine if there was an opportunity to accommodate the proposed uses
at the Subject that would not require a rezoning or growth plan amendment. Based on Collier County’s Assessor Data, accessed on
August 15, 2023, there are currently four parcels within the County meet the following requirements to accommodate the relocation:
•The parcel must be sized between over 30 acres
•The parcel must be vacant but developable (i.e., not internal roadways, common open space, roadways, etc.)
•The parcel must currently have a commercial, industrial, or residential land use code per the assessor’s records
One of these parcels (PID 26095006145), is now developed. As a result of this limited data set, Zonda also reviewed all parcels that could
be assembled to meet the above requirements; in addition to those requirements, Zonda only considered adjacent parcels under a single
ownership. This assessment added an additional 17 parcels.
An in-depth review of these parcels/assemblages indicates that only one potential site, PID 48586001022, and one assemblage (PIDs
00411360009, 00411400008, and 00410920000) would not require a rezoning but would likely require an PUD amendment. The first
site is a portion of the Hacienda Lakes PUD that includes commercial and multi-family square footage but does not allocate any square
footage to industrial uses as proposed for the Subject. The larger assemblage is part of the San Marino PUD. Per the County’s PUD Master
List (dated October 3, 2023), San Marino is comprised of 1,321 residential units on 823 acres, including 212.8 conservation acres. Of the
total units, 350 multi-family units have been constructed in the PUD.
A detailed list of these parcels is on the following page.
Page 4687 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Collier County Parcel Inventory
Tamiami 58 Acre PUDZ & GMPA Overview
Source: Collier County
Parcel ID Use
Code Zoning Future
Land Use
Total
Acres Owner Name Parcel Address
61730240001 0 A AG/RF-N 8 Buckley Enterprises Near Della Drive
61730280003 0 A AG/RF-N 8 Buckley Enterprises Near Della Drive
61730320002 0 A AG/RF-N 16 Buckley Enterprises Near Della Drive
61731800000 0 A AG/RF-N 16 Buckley Enterprises Near Della Drive
61731880004 0 A AG/RF-N 16 Buckley Enterprises Near Della Drive
61731680000 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
61731720009 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
61731760001 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
61734040003 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
61734080005 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
61734560004 0 A AG/RF-N 16 John L Cowan Trust Near Della Drive
00118640006 40 I UR 31.1 St. Immokalee LLC Seminole Crossing Trail
22671005360 0 A AG 31.6 Ave Maria Stewardship Near Massa Way
55425006003 0 PUD UR 35.11 Associated Real Estate SW Near Triangle Boulevard
00732800002 10 PUD UC 36.25 Rookery Bay Business Park Collier Boulevard
48586001022 10 MPUD U R F 79.64 Hacienda Lakes of Naples 3591 Hacienda Lakes Parkway
26095006145 40 (Now
Developed)
PUD
CBIIZO
I 61.27 City Gates Naples 3841 City Gate Blvd.
Page 4688 of 5415
Tamiami 57 Rezoning GMPA – FL Star
22 Source: ESRI
Traffic Count Map
Tamiami 58 Acre PUDZ & GMPA Overview
The Subject parcels are located
approximately 11 miles south of
Interstate 75, along East Tamiami
Trail . As the area to the southwest of
the site is primarily preservation
land, there is limited traffic data in
the area. However, to the north of
the Subject, both Tamiami Trail and
Collier Boulevard have significant
average daily traffic volumes.
Connecting the area to I-75, Collier
Boulevard north of Tamiami Trail
averages more than 36,000 cars a
day, while to the south, heading to
Marco Island, there are between
24,000 and 38,000 cars per day. As
Tamiami Trail heads northwest to
Naples, approximately 12 miles away,
traffic counts within five miles of the
Site increase from 22,000 vehicles
per day to more than 43,000.
Subject
Page 4689 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Employment by Census Tract and Drive-Time Map
Tamiami 58 Acre PUDZ & GMPA Overview
The Subject is located is within 45 minutes of many of
Southwest Florida’s top employment destinations.
Much of developed Collier County is within 45 minutes
of the Subject, while areas such as Bonita Springs and
Estero in Lee County are also within 45 minutes.
Numerous healthcare employers including Lee Health
Coconut Point, as well as most facilities in the NCH
Healthcare System and Arthrex, are conveniently
located within 15 to 30 minutes of the Site. Both
Florida Gulf Coast University and Southwest Florida
International Airport are 45 minutes from the Subject.
This location bodes well for the success of the project.
Source: ESRI; Zonda, FGCU Regional Economic Research Institute
30 Minutes
15 Minutes
45 Minutes
East Naples
Fort Myers
Marco Island
Big Cypress
National Preserve
Subject
Naples
Estero
Bonita Springs
Florida Panther
National Wildlife
Picayune Strand
State Forest
Rank Company Employees
1 Lee Health 14,028
2 Lee County School District 11,003
3 Publix Super Market 9,768
4 Lee County Local Government 9,142
5 NCH Healthcare System 8,159
6 Walmart 7,286
7 Collier County School District 5,756
8 Collier County Local Government 5,173
9 Arthrex 4,087
10 Marriott International, Inc.3,620
11 Bayfront Health 2,801
12 Charlotte County Local Government 2,614
13 McDonald's 2,613
14 Home Depot 2,497
15 Charlotte County School District 2,152
16 Winn-Dixie 1,899
17 Hope Hospice 1,838
18 Chico's Fas Inc.1,552
19 Florida Gulf Coast University 1,519
20 Bloomin' Brands, Inc.1,395
Top Southwest Florida Employers
Page 4690 of 5415
Tamiami 57 Rezoning GMPA – FL Star
24
Employment Concentration and Commute Patterns
Tamiami 58 Acre PUDZ & GMPA Overview
In 2020, on the heels of the COVID-19 pandemic, most residents (61.3%) within five miles of the Subject commuted less than 25 miles,
predominately to the northwest to Naples, Bonita Springs, and Fort Myers; approximately 13% commuted southwest to Marco Island.
The color-concentrated areas on the map to the right indicate the highest proportion of commuter destinations for residents. There are
nearly 2,400 individuals that commute into the area for work indicating an opportunity for the Subject to attract renters who would prefer
a shorter commute. Employment is heavily concentrated in Accommodations and Food Services, Retail Trade, and Heath Care sectors;
combined these sectors account for for nearly 44% of all employment in the area.
Source: Census Bureau
Subject
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Tamiami 57 Rezoning GMPA – FL Star
Wage and Rent Comparison by Industry
Tamiami 58 Acre PUDZ & GMPA Overview
Residents who live within five miles of the Subject are employed primarily in Heath Care, Accommodations and Food Services, and
Retail Trade sectors. The Florida Housing Data Clearinghouse reported that the 2022 average hourly wage for these segments range from
$18 to $34, resulting in average annual wages that range from $37,633 to $70,912.
Source: Census Bureau , Florida Housing Data Clearinghouse
Industry
2022 Average
Hourly Wage
(2023 $)
2022 Average
Annual Wage
(2023 $)
Maximum
Affordable Rent
(30% of Income)
HUD 2BR Fair
Market Rent
% Income
Needed for 2 BR
FMR
# of Workers in
2022
2023 3-Person
Median Income
Annual Wage as
Percent of 3-
Person AMI
Accommodation And Food Services $18 $37,633 $941 $1,795 57%21,434 $89,900 42%
Administrative And Waste Services $26 $54,145 $1,354 $1,795 40%10,978 $89,900 60%
Agriculture, Forestry, Fishing And Hunting $19 $40,427 $1,011 $1,795 53%2,578 $89,900 45%
Arts, Entertainment, And Recreation $25 $52,221 $1,306 $1,795 41%8,256 $89,900 58%
Construction $31 $64,609 $1,615 $1,795 33%19,092 $89,900 72%
Durable Goods Manufacturing $36 $75,304 $1,883 $1,795 29%4,071 $89,900 84%
Educational And Health Services $33 $68,458 $1,711 $1,795 31%30,277 $89,900 76%
Educational Services $30 $61,629 $1,541 $1,795 35%8,003 $89,900 69%
Finance And Insurance $95 $197,789 $4,945 $1,795 11%4,595 $89,900 220%
Financial Activities $63 $130,753 $3,269 $1,795 16%9,507 $89,900 145%
Goods Producing $31 $63,849 $1,596 $1,795 34%26,855 $89,900 71%
Health Care And Social Assistance $34 $70,912 $1,773 $1,795 30%22,274 $89,900 79%
Information $52 $107,678 $2,692 $1,795 20%1,160 $89,900 120%
Leisure And Hospitality $20 $41,690 $1,042 $1,795 52%29,689 $89,900 46%
Management Of Companies And Enterprises $131 $273,259 $6,831 $1,795 8%513 $89,900 304%
Manufacturing $35 $72,688 $1,817 $1,795 30%5,158 $89,900 81%
Mining, Quarrying, And Oil And Gas Extraction $36 $74,780 $1,869 $1,795 29%28 $89,900 83%
Natural Resources And Mining $20 $40,791 $1,020 $1,795 53%2,606 $89,900 45%
Nondurable Goods Manufacturing $30 $62,887 $1,572 $1,795 34%1,087 $89,900 70%
Other Services $23 $47,578 $1,189 $1,795 45%6,962 $89,900 53%
Professional And Business Services $40 $83,432 $2,086 $1,795 26%19,126 $89,900 93%
Professional And Technical Services $54 $112,790 $2,820 $1,795 19%7,635 $89,900 125%
Public Administration $38 $79,558 $1,989 $1,795 27%5,574 $89,900 88%
Real Estate And Rental And Leasing $33 $68,045 $1,701 $1,795 32%4,912 $89,900 76%
Retail Trade $24 $49,642 $1,241 $1,795 43%22,015 $89,900 55%
Service-Providing $32 $67,411 $1,685 $1,795 32%132,589 $89,900 75%
Trade,Transportation, And Utilities $30 $61,809 $1,545 $1,795 35%29,997 $89,900 69%
Transportation And Warehousing $32 $67,192 $1,680 $1,795 32%3,246 $89,900 75%
Utilities $50 $104,388 $2,610 $1,795 21%194 $89,900 116%
Wholesale Trade $55 $115,118 $2,878 $1,795 19%4,542 $89,900 128%
Page 4692 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Regional Location
Tamiami 58 Acre PUDZ & GMPA Overview
Source: Google Maps
Manatee ES
and MS
The Subject is located on Highway 41 (Tamiami Trail), less than five miles southeast of Collier Boulevard, allowing for easy access to I-75.
These transportation corridors allow for easy access to Naples, Bonita Springs, and Fort Myers to the north, and Marco Island to the south.
The site is located less than three miles from a its current assigned elementary and middle schools as well as a Publix grocery store and
pharmacy, several local retail establishments, and an urgent care facility at the Shoppes at Fiddle Creek. With more than 1,300 homes
planned for Fiddler’s Creek in addition to the nearly 1,500 homes currently occupied, additional retail, like that proposed at the Subject, will
be necessary to support these households. As proposed, the Subject is compatible with, and complementary to, these uses and will meet
future demand.
Page 4693 of 5415
Tamiami 57 Rezoning GMPA – FL Star
27
Retail Supply vs. Demand
Page 4694 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Methodology
Retail Supply vs. Demand
Zonda completed a multi-phased analysis to determine the demand for additional retail space within the Subject’s submarket. The
proposed development will include a maximum of 30,000 square feet of retail space with no grocery component. Per the International
Council of Shopping Centers, a 30,000 square foot center falls under the “Strip/Convenience” center category.
According to ICSC, a Strip/Convenience Center is an “attached row of stores or service outlets managed as a coherent retail entity, with on-site
parking usually located in front of the stores. A strip center may be configured in a straight line or have an “L” or “U” shape”. The typical trade
area size is less than a mile, per ICSC. However, due to the small amount of retail centers within a one-mile radius of the Subject, Zonda
expanded the trade area to a 15-minute drive time boundary to define the target market area for the Subject.
Zonda’s retail analysis was completed as follows:
Reconciled retail demand
with existing and planned
supply to determine if
existing entitlements and
projects are sufficient to
meet the projected
population growth within
the Subject’s trade area.
Performed a retail gap
analysis based on today’s
population (2023) and
expected population over
the next five (2028) years.
Determine projected
population growth within
the 15-minute drive time
of the Subject per ESRI
data.
Page 4695 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Primary Market Area
Retail Supply vs. Demand
To complete a retail analysis for the
Subject, Zonda determined the
Primary Market Area (PMA) as a 15-
minute drive time from the Subject.
Over the next five years, the
population is expected to grow by
1.73% per year while households are
expected to grow by 1.99% per year.
This increased population will
support additional commercial
development in the local market.
Further, median household income is
expected to grow by 3.95% per year,
thus increasing the local spending
power as well. It is important to note
that these population growth
forecasts do not account for any
changes in future land use
(additional residential housing) and
are based on annual census
community surveys only. Given the
growth trajectory in Collier County
to the east, it is likely that additional
residential developments will
continue along Tamiami Trail East,
thus increasing the population
greater than projected.
Primary Market Area (2028 Est.)
Population: 56,255
Households: 25,333
Avg. HH Size: 2.17
Median HH Income: $81,231
Per Capita Income: $59,929
Primary Market Area (2023)
Population: 51,641
Households: 22,960
Avg. HH Size: 2.19
Median HH Income: $67,834
Per Capita Income: $48,974Primary Market Area
(PMA)
Source: ESRI
15 Minutes
Page 4696 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Retail Demand
Retail Supply vs. Demand
Based on the expected population growth and current consumer spending, the projected retail spending growth for the PMA is nearly
$476.5 million by 2028. All retail categories are expected to grow, including apparel and services, pets, and household furnishings and
improvement. Even more significant is the growth in expected demand in food categories within a 15-minute drivetime of the Subject; food
away from home (restaurants, fast food, fast casual establishments, etc.) is expected to grow by over $26.2 million but food consumed at home
is forecasted to increase by more than $51 million over the next five years. Average consumer spending by households in these categories is
expected to increase approximately $3,600 between 2023 and 2028.
For 2023, the PMA needed an additional 148,866 square feet of retail space to meet consumer spending demands. An additional 187,134
square feet of retail space will be required to address the needs of households within the 15-minute drivetime of the Subject. The proposed
strip center at the Subject site would serve as a good location for future restaurants (sit-down or fast casual), neighborhood services (vet care,
pet supplies, insurance / financial services), and small boutique retailers.
Minimum Store Size
2023
Consumer
Spending
2023
Consumer
Spending by
Household
2023
Additional
Square Feet
Needed
2028
Forecasted
Demand
2028
Forecasted
Demand by
Household
2028
Additional
Square Feet
Needed
Projected
Spending
Growth
Apparel and Services < 10,000 square feet $41,779,923 $2,004 66,011 $56,308,153 $2,431 81,810 $14,528,230
Computer < 1,000 square feet $5,972,115 $286 0 $8,066,239 $348 87 $2,094,124
Pets < 1,000 square feet $25,398,526 $1,218 1,317 $33,935,140 $1,465 1,745 $8,536,614
Toys/Games/Crafts/Hobbies < 2,500 square feet $3,447,979 $165 7,185 $4,631,499 $200 9,015 $1,183,520
Household Furnishings and Equipment < 10,000 square feet $40,516,024 $1,943 18,916 $54,509,408 $2,353 27,176 $13,993,384
Personal Care Products < 5,000 square feet $11,426,671 $548 16,470 $15,402,023 $665 18,378 $3,975,352
Retail Spending $128,541,238 $6,165 109,899 $172,852,462 $7,462 138,211 $44,311,224
Food at Home < 2,500 squaree feet $150,026,348 $7,196 16,078 $202,013,511 $8,721 17,673 $51,987,163
Food Away from Home < 5,000 square feet $75,427,266 $3,618 22,889 $101,636,413 $4,387 31,250 $26,209,147
Food Spending $225,453,614 $10,814 38,967 $303,649,924 $13,108 48,923 $78,196,310
Totals $353,994,852 $16,979 148,866 $476,502,386 $20,570 187,134 $122,507,534
Retail Demand
Source: ESRI, Bureau of Labor Statistics Consumer Expenditures SurveysPage 4697 of 5415
31
Tamiami 57 Rezoning GMPA – FL Star
Retail Supply
Retail Supply vs. Demand
Zonda also reviewed the retail establishments within the 15-minute drivetime that are able to service the current and future
population. According to ESRI, 33.7% of all businesses are services, 10.2% operate in the Finance, Insurance, and Real Estate industries,
and 22.3% operate in the retail trade industry, as defined by SIC Codes. Just 0.4% of all businesses operate in the Apparel & Accessory
Stores and 1.3% in the Furniture & Home Furnishings categories, which are two of the categories with the strongest current and future
consumer spending outside of Food Spending categories.
Further, Eating & Drinking Places are just 7.7% of businesses, and spending in that category is expected to grow by 34% over the next
five years. The surrounding restaurants are located primarily in private country clubs and are not available to the general public, yet they
are classified as a business. The current retail landscape is not sufficient to service current and projected retail demand in the Subject’s
submarket.
Category Number of
Businesses Percent Number of
Employees Percent
Home Improvement 18 1.6%226 1.8%
General Merchandise Stores 11 1.0%554 4.3%
Food Stores 41 3.7%1,143 8.9%
Auto Dealers & Gas Stations 18 1.6%91 0.7%
Apparel & Accessory Stores 5 0.4%21 0.2%
Furniture & Home Furnishings 15 1.3%46 0.4%
Eating & Drinking Places 86 7.7%1,323 10.3%
Miscellaneous Retail 55 4.9%465 3.6%
Retail Trade Summary 249 22.2%3,869 30.2%
Source: ESRI, Data Axel, Inc.Page 4698 of 5415
32
Tamiami 57 Rezoning GMPA – FL Star
Approved Undeveloped Commercial Space in PMA
Retail Analysis
Zonda reviewed vacant commercial inventory within a three-mile radius of the Subject. The only vacant commercial is at the Publix-
anchored Shoppes at Fiddler’s Creek plaza. There are three outparcels available for development, which could be food service or a small strip
center. There is also an 11.69-acre parcel that will likely be developed into a neighborhood center that draws traffic from the neighboring
Publix (thus, an expansion of the current developed Publix plaza). While the future development of this commercial will come with additional
household growth to the submarket, it is highly unlikely to be sufficient for the expected demand in the next five to ten years. The 30,000
square feet of retail space proposed at the Subject is supportable given the expected population growth and existing and approved
commercial space in the defined trade area.
Source: Collier County
Parcel Acreage Approved SF DevelopedRemaining PUD Owner Land Use Code Retail Use
32433201266 1.5 Marco Shores / Fiddler's Creek FC Oyster Harbor LLC 10 - Vacant Commercial Outparcel
32433201282 1.7 Marco Shores / Fiddler's Creek FC Oyster Harbor LLC 10 - Vacant Commercial Outparcel
32433201305 1.6 Marco Shores / Fiddler's Creek FC Oyster Harbor LLC 10 - Vacant Commercial Outparcel
32433201305 11.69 Marco Shores / Fiddler's Creek FCC Preserve 10 - Vacant Commercial Neighborhood Center
Total 16.49 325,000 88,216 236,784
325,000 88,216 236,784
Retail Conclusion
While the future development of this commercial will come with additional household growth to the submarket, it is highly unlike ly to be
sufficient for the expected demand in the next five to ten years. The 30,000 square feet of retail space proposed at the Subject is
supportable given the expected population growth and existing and approved commercial space in the defined trade area.
Page 4699 of 5415
Tamiami 57 Rezoning GMPA – FL Star
33
Office Analysis
Page 4700 of 5415
34
Tamiami 57 Rezoning GMPA – FL Star
Methodology
Office Analysis
Zonda completed a similar analysis to determine if commercial office space is supportable at the Subject property, currently proposed
at 15,000 square feet. The analysis was completed as follows:
Reviewed current and
projected
employment within
the Naples MSA.
Based on
employment by job
category, calculated
current and projected
office demand for the
MSA through 2028.
Applied a
conservative capture
rate to the Subject
property.
Reconciled office
demand with existing
and planned supply
to determine if
existing entitlements
and projects are
sufficient to meet the
projected future
office demand within
the Naples MSA.
Page 4701 of 5415
35
Tamiami 57 Rezoning GMPA – FL Star
Naples MSA – Office Submarkets Definition
Office Analysis
According to CoStar, the Subject property is
located in the Outlying Collier County
submarket.
Source: CoStar
Lely
Outlying
Collier
County
Marco
Island
East
Naples
Naples
North
Naples
Golden
Gate
Page 4702 of 5415
36
Tamiami 57 Rezoning GMPA – FL Star
Year
Low High Low High Year
2023 100.0%100.0%1.0%3.0%2023 87,556 87,556 1,751
2024 100.0%100.0%1.0%3.0%2024 87,592 87,592 1,752
2025 100.0%100.0%1.0%3.0%2025 303,178 303,178 6,064
2026 100.0%100.0%1.0%3.0%2026 275,530 275,530 5,511
2027 100.0%100.0%1.0%3.0%2027 276,360 276,360 5,527
2028 100.0%100.0%1.0%3.0%2028 273,636 273,636 5,473
Source: Zonda, Woods & Poole, National Assoc of Realtors AVERAGE:217,309 217,309 4,346
TOTAL:1,303,852 1,303,852 26,077
ZONDA Office Buildout for Subject Property
Office Size and Demand (SF) Capture Rates
ZONDA Office Buildout for Subject Property
Office Size and Demand (SF)
Estimated Annual Capture:
Collier County (%)
Estimated Annual Capture:
Subject Property (SUBJECT) (%)Naples MSA Office
Demand (SF)
Collier County
Demand (SF)
Total Office
Demand (SF)
SUBJECT
Demand Indicates 26,000 of Office Space Could be Absorbed at Subject by 2028
Office Analysis
Supportable Square Feet
26,000 SF
The demand analysis below is based on job growth projections per Woods & Poole by industry for the Naples MSA, then refined by
applying low and high capture (%) estimates for the Subject. The tables below represent demand (average of low and high capture %) for
office space annually through 2028. Zonda’s job growth-based demand model supports an average of 4,346 square feet of office space at the
Subject Project annually, for a total of 26,077 square feet during a +/- five-year timeframe. This estimate is based on a very conservative
capture rate of 1 – 3% annually of all office demand within the MSA at the Subject, which equates to 26,000 square feet by 2028. This is
significantly higher than the proposed 15,000 square feet of office space proposed at the Subject.
Page 4703 of 5415
Tamiami 57 Rezoning GMPA – FL Star
37
Office Oriented Job Growth By Industry
Office Analysis
Projections for professional business services job are relatively strong in the Naples MSA, with nearly 6,500 jobs expected to be added
over the next five years in this category alone. The Leisure/Hospitality and Professional Business Services sectors represent the largest
office-oriented employment base in the Naples MSA currently (93,000 jobs combined). In total, jobs in office-oriented fields total 97,000
jobs as of 2023, a 13% increase versus 2019 despite the impacts of COVID-19. Going forward, Woods & Poole projects a net increase of
2,100 office-oriented jobs through 2035 (a 1.9% annual average increase).
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
80.0
90.0
'10 '11 '12 '13 '14 '15 '16 '17 '18 '19 '20 '21 '22 '23 '24 '25 '26 '27 '28 '29 '30 '31 '32 '33 '34 '35Number of Employees (Thousands)Information Finance Activities Prof./ Business Services Government
'10 '11 '12 '13 '14 '15 '16 '17 '18 '19 '20 '21 '22 '23 '24 '25 '26 '27 '28 '29 '30 '31 '32 '33 '34 '35
Information 2.06 2.05 2.01 2.07 2.11 2.11 2.21 2.19 2.08 2.10 2.02 1.96 2.06 2.10 2.15 2.16 2.17 2.18 2.19 2.20 2.22 2.23 2.24 2.25 2.26 2.27
Finance Activities 11.00 12.16 12.47 13.02 12.88 13.23 13.91 14.36 15.42 14.94 18.09 19.27 18.69 18.40 18.11 18.86 19.60 20.32 21.03 21.73 22.42 23.09 23.75 24.40 25.05 25.69
Prof./ Business Services 38.90 40.28 41.70 43.61 46.75 49.62 50.65 52.27 54.14 54.07 57.97 60.65 61.37 61.73 62.09 63.73 65.10 66.48 67.84 69.24 70.67 72.06 73.46 74.85 76.26 77.68
Government 13.60 13.42 13.29 13.31 13.29 13.50 13.84 14.06 14.19 14.58 13.87 13.50 14.41 14.86 15.32 15.46 15.61 15.75 15.90 16.04 16.19 16.34 16.48 16.63 16.78 16.93
% Change Information -4.7%-0.2%-2.0%3.0%1.6%0.1%4.9%-1.3%-5.0%1.3%-3.9%-3.3%5.1%2.4%2.3%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.5%0.4%0.5%0.4%
% Change Finance Activities -1.3%10.6%2.5%4.4%-1.1%2.7%5.1%3.2%7.4%-3.1%21.1%6.6%-3.0%-1.6%-1.6%4.1%3.9%3.7%3.5%3.3%3.2%3.0%2.9%2.7%2.7%2.6%
% Change Prof/Bus Services 4.8%3.5%3.5%4.6%7.2%6.2%2.1%3.2%3.6%-0.1%7.2%4.6%1.2%0.6%0.6%2.6%2.1%2.1%2.0%2.1%2.1%2.0%1.9%1.9%1.9%1.9%
% Change Government 0.0%-1.3%-1.0%0.1%-0.2%1.5%2.6%1.6%0.9%2.7%-4.9%-2.7%6.7%3.2%3.1%0.9%0.9%0.9%0.9%0.9%0.9%0.9%0.9%0.9%0.9%0.9%
Page 4704 of 5415
Tamiami 57 Rezoning GMPA – FL Star
38
Office Demand Growth From 2022 To 2023
Office Analysis
By the end of 2023, Zonda’s employment-based demand model yields approximately 1,751 square feet of supportable office space
demanded at the Subject Property.
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 18,691 50%9,346 18,400 50%9,200 (146)(29,100)
Information 2,055 25%514 2,104 25%526 12 2,450
Professional/Business Services 61,367 50%30,684 61,726 50%30,863 180 35,900
Education/Health Services 30,427 20%6,085 31,325 20%6,265 180 35,920
Leisure/Hospitality 35,057 5%1,753 36,624 5%1,831 78 15,670
Other Services 17,559 10%1,756 17,950 10%1,795 39 7,820
Government 14,409 20%2,882 14,863 20%2,973 91 18,160
Non-Traditional Office Users
Mining 3,460 2.0%69 3,559 2.0%71 2 396
Construction 23,481 2.0%470 23,396 2.0%468 (2)(340)
Manufacturing 5,897 2.0%118 5,861 2.0%117 (1)(144)
Wholesale Trade 5,980 2.0%120 6,120 2.0%122 3 560
Retail Trade 26,020 2.0%520 26,235 2.0%525 4 860
Transportation/Utilities 6,993 2.0%140 6,844 2.0%137 (3)(596)
Total 251,396 15%54,455 255,007 15%54,893 438 87,556
Annual Average 87,556
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)87,556 - 87,556
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)876 - 2,627
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):1,751
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2022 to 2023
2022 2023 2022 to 2023
Page 4705 of 5415
Tamiami 57 Rezoning GMPA – FL Star
39
Office Demand Growth From 2027 To 2028
Office Analysis
Due to the projected job growth in the MSA over the next five years, particularly in the Professional & Business Services sector, Zonda’s
employment-based demand model yields approximately 5,473 square feet of supportable office space demanded annually at the
Subject Property by 2028.
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 20,321 50%10,161 21,034 50%10,517 357 71,300
Information 2,184 25%546 2,194 25%549 3 500
Professional/Business Services 66,483 50%33,242 67,842 50%33,921 680 135,900
Education/Health Services 35,228 20%7,046 36,275 20%7,255 209 41,880
Leisure/Hospitality 40,750 5%2,038 41,608 5%2,080 43 8,580
Other Services 19,250 10%1,925 19,553 10%1,955 30 6,060
Government 15,751 20%3,150 15,896 20%3,179 29 5,800
Non-Traditional Office Users
Mining 3,648 2.0%73 3,645 2.0%73 (0)(12)
Construction 23,806 2.0%476 23,971 2.0%479 3 660
Manufacturing 6,073 2.0%121 6,157 2.0%123 2 336
Wholesale Trade 6,744 2.0%135 6,900 2.0%138 3 624
Retail Trade 27,602 2.0%552 27,957 2.0%559 7 1,420
Transportation/Utilities 7,132 2.0%143 7,279 2.0%146 3 588
Total 274,972 15%59,606 280,311 15%60,975 1,368 273,636
Annual Average 273,636
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)273,636 - 273,636
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)2,736 - 8,209
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):5,473
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2027 to 2028
2027 2028 2027 to 2028
Page 4706 of 5415
40
Tamiami 57 Rezoning GMPA – FL Star
Future Office Supply
Retail Analysis
According to CoStar, there are four office properties under construction, or approximately 117,000 square feet. According to Zonda’s
demand modeling, in 2023 there is sufficient demand for 87,000 square feet of new office space and nearly 275,000 square feet in 2028. The
current supply does not appear sufficient to meet demand over the coming years. Further, none of the future supply is in the Subject’s
submarket of Outlying Collier County, providing further support for the Subject development as proposed.
Source: CoStar
Property Name Address Bldg Sqft Stories Start Complete
1 The Mark on 8th 201 8th Street South 34,398 1 Apr-22 Dec-23
2 3080 Tamiami Trail E 29,125 3 Nov-21 Oct-23
3 LinTree Medical Arts 15457 Collier Boulevard 23,825 1 Apr-22 Oct-23
4 Bldg 200 6750 Immokalee Road 20,000 1 Jul-21 May-24
5 Bay Pines Medical Center 6100 Trail Blvd 10,000 2 Jul-22 Oct-23
Total 117,348
Page 4707 of 5415
Tamiami 57 Rezoning GMPA – FL Star
41
Industrial Analysis
Page 4708 of 5415
42
Tamiami 57 Rezoning GMPA – FL Star
Methodology
Industrial Analysis
Zonda completed a similar analysis to determine if industrial / flex space is supportable at the Subject property, currently proposed at
55,000 square feet. The analysis was completed as follows:
Reviewed current and
projected
employment within
the Naples MSA.
Based on
employment by job
category, calculated
current and projected
office demand for the
MSA through 2028.
Applied a
conservative capture
rate to the Subject
property.
Reconciled office
demand with existing
and planned supply
to determine if
existing entitlements
and projects are
sufficient to meet the
projected future
industrial/flex
demand within the
Naples MSA.
Page 4709 of 5415
43
Tamiami 57 Rezoning GMPA – FL Star
Naples MSA – Industrial Submarkets Definition
Industrial Analysis
According to CoStar, the Subject property
is located in the Outlying Collier County
submarket. Zonda used the Outlying
Collier County submarket as the defined
market area for the Subject for the
industrial demand and supply analysis.
Source: CoStar
Lely
Outlying
Collier
County
Marco
Island
East
Naples
Naples
North
Naples
Golden
Gate
Page 4710 of 5415
44
Tamiami 57 Rezoning GMPA – FL Star
Year
Low High Low High Year
2023 25.0%30.0%1.0%2.0%2023 397,171 109,222 1,688
2024 25.0%30.0%4.0%5.0%2024 398,429 109,568 4,980
2025 25.0%30.0%4.0%5.0%2025 1,064,489 292,734 13,306
2026 25.0%30.0%5.0%7.0%2026 1,018,708 280,145 17,063
2027 27.5%32.0%5.0%7.0%2027 1,012,010 301,073 18,292
2028 27.5%32.0%5.0%7.0%2028 1,009,443 300,309 18,246
AVERAGE:813,414 230,186 10,511
TOTAL:5,693,895 1,611,304 73,576
Market:
For Perspective - CoStar Market Data
Outlying Collier County market share of Naples MSA 24.0%
Outlying Collier County vacancy rate 1.2%
Avg. Annual Inventory Growth in Naples MSA (2018 - 2022)75,556
Inventory Growth in Naplesl MSA (2022)33,262
Avg. Annual Inventory Growth in Naples MSA (2023P - 2027P)271,877
Subject:Naples MSA Under Construction (Current)24,000
Average Absorption in Naples MSA (2018 - 2022)64,389
Absorption in Naples MSA (2022)36,162
Average Absorption in Naples MSA (2023P - 2027P)245,231
Zonda Estimated Buildout for SUBJECT
Industrial Size and Demand (SF)
Naples MSA Industrial
Demand (SF)
Total Industrial Demand (SF)
SUBJECT PROPERTY
Outlying Collier County
Demand (SF)
Zonda Estimated Buildout for SUBJECT
Industrial Size and Demand (SF) Capture Rates
Estimated Annual Capture: Estimated Annual Capture:
Assumptions/ Rationale:
Zonda assumes a small (1% - 2%) capture in the near-term (2023) since the site is in the
planning process during this time. Assuming leasing and sales activity begins in 2024, the
Subject Site's capture as a percentage of Outlying Collier Countyis 4.0%-7.0% from 2024 to
2028 since industrial development activity will likely push further east towards the Subject
Site.
The Outlying Collier County submarket comprises 24% of the total industrial inventory in the
Naples MSA, though current indicators suggest an even stronger capture in terms of
industrial development: annual deliveries over the past year represents 27.5% inventory
growth in the submarket. Construction activity is currently muted in the MSA, likley due to
financing constraints. Zonda estimates a 25% to 32% of the overall market over the next five
years, and future capture rates will likley increase given the availability of developable land.
Demand Indicates 76,500 of Industrial Space Could be Absorbed at Subject by 2028
Office Analysis
Zonda’s demand analysis below is based on job growth projections per Woods & Poole by industry for the Naples MSA, then refined by
applying low and high capture (%) estimates for the Subject. The tables below represent demand (average of low and high capture %) for
industrial space annually through 2028. Zonda’s job growth-based demand model supports an average of 10,511 square feet of industrial
space at the Subject Project annually, for a total of 73,576 square feet during a +/- five-year timeframe. This estimate is based on a very
conservative capture rate of 4% - 7% annually of the Eastern Collier County submarket industrial demand at the Subject, which equates to
76,576 square feet by 2028. This is significantly higher than the proposed 55,000 square feet of industrial space proposed at the Subject.
Page 4711 of 5415
Tamiami 57 Rezoning GMPA – FL Star
45
0.0
5.0
10.0
15.0
20.0
25.0
30.0
'18 '19 '20 '21 '22 '23 '24 '25 '26 '27 '28 '29 '30 '31 '32 '33 '34 '35Number of Employees (Thousands)Construction Manufacturing Wholesale Trade Trans./Warehouse/Utilities
Industrial Oriented Job Growth By Industry
Industrial Analysis
Projections for wholesale trade job growth are strong in the Naples MSA over the next decade, with nearly 780 jobs expected to be
added over the next five years in this category alone. Despite contraction in 2022 through 2024 in the Construction, Manufacturing, and
Transportation/Warehouse/Utilities industries, net growth over the next decade is expected to remain positive in the Naples MSA. As the
metro area grows, it is possible these job growth projections could prove conservative.
'18 '19 '20 '21 '22 '23 '24 '25 '26 '27 '28 '29 '30 '31 '32 '33 '34 '35
Construction 21.89 22.48 22.47 23.65 23.48 23.40 23.31 23.48 23.64 23.81 23.97 24.14 24.30 24.47 24.63 24.79 24.96 25.12
Manufacturing 5.01 5.42 5.76 5.97 5.90 5.86 5.83 5.91 5.99 6.07 6.16 6.24 6.33 6.42 6.50 6.59 6.68 6.77
Wholesale Trade 5.14 5.56 5.51 5.70 5.98 6.12 6.26 6.43 6.59 6.74 6.90 7.06 7.21 7.37 7.54 7.70 7.87 8.05
Trans./Warehouse/Utilities 5.52 5.99 6.80 7.29 6.99 6.84 6.70 6.84 6.99 7.13 7.28 7.43 7.58 7.73 7.88 8.04 8.19 8.35
% Change Construction 11.3%2.7%0.0%5.3%-0.7%-0.4%-0.4%0.7%0.7%0.7%0.7%0.7%0.7%0.7%0.7%0.7%0.7%0.7%
% Change Manufacturing 5.4%8.0%6.3%3.6%-1.2%-0.6%-0.6%1.5%1.4%1.4%1.4%1.4%1.4%1.4%1.4%1.4%1.4%1.3%
% Change Wholesale Trade 6.7%8.1%-1.0%3.5%4.9%2.3%2.3%2.7%2.5%2.4%2.3%2.3%2.2%2.2%2.2%2.2%2.2%2.2%
% Trans./Warehouse/Utilities 14.1%8.6%13.6%7.2%-4.1%-2.1%-2.2%2.2%2.1%2.1%2.1%2.1%2.0%2.0%2.0%2.0%1.9%1.9%
Source: Woods & Poole Page 4712 of 5415
Tamiami 57 Rezoning GMPA – FL Star
46
Industrial Demand Growth From 2022 To 2023
Industrial Analysis
By the end of 2023, Zonda’s employment-based demand model yields approximately 1,688 square feet of supportable industrial space
demanded at the Subject Property.
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth
in Industrial
Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 18,691 1%187 18,400 1%184 (3)(4,947)
Information 2,055 10%206 2,104 10%210 5 8,330
Professional/Business Services 61,367 5%3,068 61,726 5%3,086 18 30,515
Education/Health Services 30,427 5%1,521 31,325 5%1,566 45 76,330
Leisure/Hospitality 35,057 2%701 36,624 2%732 31 53,278
Other Services 17,559 10%1,756 17,950 10%1,795 39 66,470
Government 14,409 5%720 14,863 5%743 23 38,590
Non-Traditional Office Users
Mining 3,460 20%692 3,559 20%712 20 33,660
Construction 23,481 20%4,696 23,396 20%4,679 (17)(28,900)
Manufacturing 5,897 90%5,307 5,861 90%5,275 (32)(55,080)
Wholesale Trade 5,980 90%5,382 6,120 90%5,508 126 214,200
Retail Trade 26,020 25%6,505 26,235 25%6,559 54 91,375
Transportation/Utilities 6,993 50%3,497 6,844 50%3,422 (75)(126,650)
Total 251,396 26%34,239 255,007 26%34,472 234 397,171
Annual Average 397,171
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)25.0% - 30.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)99,293 - 119,151
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/1.0% - 2.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)993 - 2,383
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):1,688
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - ZONDA / WOODS AND POOLE MODEL
Naples MSA
2022 to 2023
2022 2023 2022 to 2023
Page 4713 of 5415
Tamiami 57 Rezoning GMPA – FL Star
47
Industrial Demand Growth From 2027 To 2028
Industrial Analysis
Due to the growth of the Outlying Collier County industrial submarket over the next five years combined with future job growth
projections, Zonda’s employment-based demand model yields approximately 18,246 square feet of supportable industrial space
demanded annually at the Subject Property by 2028.
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth in
Industrial Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 20,321 1%203 21,034 1%210 7 12,121
Information 2,184 10%218 2,194 10%219 1 1,700
Professional/Business Services 66,483 5%3,324 67,842 5%3,392 68 115,515
Education/Health Services 35,228 5%1,761 36,275 5%1,814 52 88,995
Leisure/Hospitality 40,750 2%815 41,608 2%832 17 29,172
Other Services 19,250 10%1,925 19,553 10%1,955 30 51,510
Government 15,751 5%788 15,896 5%795 7 12,325
Non-Traditional Office Users
Mining 3,648 20%730 3,645 20%729 (1)(1,020)
Construction 23,806 20%4,761 23,971 20%4,794 33 56,100
Manufacturing 6,073 90%5,466 6,157 90%5,541 76 128,520
Wholesale Trade 6,744 90%6,070 6,900 90%6,210 140 238,680
Retail Trade 27,602 25%6,901 27,957 25%6,989 89 150,875
Transportation/Utilities 7,132 50%3,566 7,279 50%3,640 73 124,950
Total 274,972 26%36,527 280,311 26%37,121 594 1,009,443
Annual Average 1,009,443
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)27.5% - 32.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)277,597 - 323,022
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/5.0% - 7.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)13,880 - 22,612
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):18,246
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - ZONDA / WOODS AND POOLE MODEL
Naples MSA
2027 to 2028
2027 2028 2027 to 2028
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48
Industrial Supply
Industrial Analysis
Part of the analysis requires a supply / demand reconciliation based on current approved industrial developments within the
submarket. Within the Outlying Collier County submarket, there are four active PUDs with an industrial component. These PUDs are
generally located north of the Subject near the intersections of Collier Boulevard and I-76, on the edge of the Submarket boundary.
Zonda’s industrial demand model indicates support for an additional 1.6M square feet of industrial space in Outlying Collier County over
the next five years. The remaining approved industrial development (by square foot) is insufficient to meet that demand, thus providing
further support for the Subject property.
Name Status Total Size Commercial
Sq.Ft.
Commercial
Developed
Remaining
Commercial
Industrial
Total Acres
Industrial
Developed
Acres
Industrial
Acres
Remaining
Industrial
Total Sq.Ft.
Industrial
Developed
Sq.Ft.
Industrial
Remaining
City Gate Active 419.6 936,000 -31,446 904,554 96 -TBD 1,920,000 -1,105,867 814,133
Whitelake Industrial Corporate Park Active 144.4 96,165 0 96,165 134 -30 103 TBD -457,360 TBD
Warren Brothers Active 666.7 0 0 0 43 -43 0 --0
Tollgate Active 100.23 348,600 -88,226 260,374 50 -tbd 550,000 -325,427 224,573
Totals 1,261,093 1,038,706
Five-Year Demand Per Zonda Modeling 1,611,304
Additional Supply Needed in Outlying Collier County 572,598
Page 4715 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Future Industrial Supply
Industrial Analysis
According to CoStar, there are only two industrial properties under construction, or approximately 31,550 square feet. According to
Zonda’s demand modeling, in 2023 there is sufficient demand for 100,000 square feet of new industrial space in the Outlying Collier County
submarket and approximately 300,000 square feet in 2028. The current supply does not appear sufficient to meet demand over the coming
years. Further, none of the future supply is in the Subject’s submarket of Outlying Collier County, providing further support for the Subject
development as proposed.
Source: CoStar
Bldg Sqft Stories Start Complete
1 5705 Taylor Road 23,750 1 Jun-22 Oct-23
2 2447 A Pine Street 7,800 1 May-21 Nov-23
Total 31,550
Address
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Multifamily Market Trends
Page 4717 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
In assessing the multi-family market and recognizing the mobility of renters to seek out affordable, safe housing in proximity to areas of
employment, Zonda analyzed market trends within Collier County as well as the Southern Collier County Submarket; these boundaries
are shown on the maps below. The analysis of both market areas allow for a comparison of market conditions at a macro level, tying
Zonda’s assessment of the property to county-wide economic and demographic data, to micro-level market conditions to determine a
comprehensive understanding of the Subject’s position in the overall market.
For market supply and demand, Zonda specifically analyzed the South Collier County Submarket in detail to fully understand the Subject’s
position in the more localized economy.
Source: ESRI, MPF
Multifamily Market Area Boundaries
Multifamily Market Trends
Subject
SubjectCollier Blvd.Collier Blvd.Page 4718 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Absorption / Supply – Naples MSA
Multifamily Apartment Trends
The Naples MSA demand levels outpaced supply throughout 2021 due to significant job and population growth. As demand increased,
occupancy levels significantly increased, reaching 98.8% in the fourth quarter of 2021; occupancy declined to a still healthy 95% in the third
quarter of 2022 before rebounding and stabilizing at 95%. The Leisure and Hospitality sector’s economic expansion post-pandemic and
strong migration trends from retirees and working professionals contributed to the strong demand levels and high occupancy rates.
90%
91%
92%
93%
94%
95%
96%
97%
98%
99%
100%
-500
0
500
1,000
1,500
2,000
2,500
2019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2OccupancySupply / DemandNaples-Immokalee-Marco Island, FL Supply Naples-Immokalee-Marco Island, FL Demand Naples-Immokalee-Marco Island, FL OccupancySource: MPF Research
Supply / Demand - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
Naples-Immokalee-Marco Island, FL Supply 786 776 778 560 385 296 320 562 865 954 915 906 832 874 930 964
Naples-Immokalee-Marco Island, FL Demand 282 298 557 -40 434 335 397 1,601 1,993 1,987 1,559 610 -168 -1 170 429
Naples-Immokalee-Marco Island, FL Occupancy 93.6%94.5%95.3%93.5%93.9%94.7%95.6%97.1%98.3%98.8%98.4%96.7%95.1%96.0%96.0%95.1%Page 4719 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Absorption / Supply – South Collier County Submarket
Multifamily Apartment Trends
In the South Collier County submarket, occupancy has declined more than four percent since peaking in the fourth quarter of 2021 to
94.1% in the second quarter of 2023. However, occupancy remains above historical averages, indicating that the submarket can support
more supply in order to satisfy demand in the area.
90%
91%
92%
93%
94%
95%
96%
97%
98%
99%
-1,000
-500
0
500
1,000
1,500
2,000
2018 Q32018 Q42019 Q12019 Q22019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2OccupancySupply / DemandSouth Collier County Supply South Collier County Demand South Collier County OccupancySource: MPF Research
Supply / Demand - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
South Collier County Supply 515 548 617 468 362 296 320 454 649 664 544 410 210 100 150 300
South Collier County Demand 368 282 527 168 284 214 349 988 1,342 1,426 974 243 -376 -506 -325 36
South Collier County Occupancy 93.6%93.7%94.5%92.9%93.3%93.2%94.8%96.5%97.9%98.3%97.6%95.6%94.3%94.5%94.7%94.1%Page 4720 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Occupancy – South Collier County Submarket
Multifamily Apartment Trends
South Collier County’s occupancy levels increased throughout 2021, reaching over 98% by the fourth quarter of 2021, for all multifamily
communities regardless of age. Although occupancy for units built since 2000 generally surpasses the overall market average, this trend
inverted in early 2021, when newer units were occupied at slightly lower rates than the market average. However, this difference was
minor, averaging less than 1% over a two-year period. Through the second quarter of 2023, occupancy regardless of age stabilized in the
Submarket at 94%.
90.0%
91.0%
92.0%
93.0%
94.0%
95.0%
96.0%
97.0%
98.0%
99.0%2019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2OccupancySouth Collier County South Collier County (2000+ Product)Source: MPF Research
Occupancy - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
South Collier County 93.6%93.7%94.5%92.9%93.3%93.2%94.8%96.5%97.9%98.3%97.6%95.6%94.3%94.5%94.7%94.1%
2000+ Product 93.7%93.7%94.7%92.9%95.1%94.1%94.3%95.4%97.2%98.3%97.2%94.5%93.1%95.1%94.8%94.0%
Page 4721 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Rent Growth – South Collier County Submarket
Multifamily Apartment Trends
Annual rental rates sharply increased during 2021 and much of 2022, peaking at nearly 47% annual growth rate in the second quarter of
2022. Although rental appreciation cooled significantly in the first quarter of 2023 to a robust 5%, there was a slight uptick in the second
quarter of 2023, increasing more than 7%. For product built since 2000, monthly rent in South Collier averages $2,408 per month, a rent
premium of about 2.3% over the market average rent of $2,354. This premium, coupled with the continued growth in rents, highlights the
strength and desirability of the South Collier submarket.
$0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
-10.0%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%2019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2Rent ChangeSouth Collier County Quarterly % Rent Change South Collier County Annual % Rent Change
South Collier County Rent South Collier County 2000+ Product RentSource: MPF Research
Rent Change - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
South Collier County Quarterly % Rent Change -1.0%-0.1%-2.1%-2.7%1.6%2.8%4.5%9.4%14.1%16.5%2.5%-0.1%-0.7%3.3%4.8%-4.5%
South Collier County Annual % Rent Change 0.3%-1.9%-2.9%-5.8%-5.0%-3.3%3.8%19.1%29.3%43.9%46.9%35.4%18.3%5.1%7.4%2.5%
Page 4722 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Pipeline – Under Construction – South Collier County Submarket
Multifamily Apartment Trends
Nearly 62% of the units under construction in the Naples MSA during the second quarter of 2023 were in the South Collier County
submarket. Prior to 2022, units under construction in the South Collier County submarket averaged less than 700, declining to less than
425 by the end of 2019. However, over the past six quarters, apartments under construction have averaged 1,306 units in approximately
seven communities. While this may seem like a large number of units, it is worth noting that many of these complexes are located more
than five miles from the Subject, including several communities that are in central Naples.
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
0
500
1,000
1,500
2,000
2,500
3,000
2019 Q22019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2South Collier County as a % of Naples-Immokalee-Marco Island, FLUnits Under ConstructionSouth Collier County as a % of Naples-Immokalee-Marco Island, FL South Collier County Naples-Immokalee-Marco Island, FLSource: MPF Research
Units Under Construction - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
South Collier County 602 416 864 864 784 764 644 810 535 670 1,259 1,259 1,184 1,462 1,412 1,262
South Collier County as a % of Naples-Immokalee-Marco Island, FL 96.3%58.9%74.9%74.9%73.0%52.5%39.3%40.9%33.5%40.4%49.5%46.5%49.4%59.6%61.0%61.7%
Naples-Immokalee-Marco Island, FL 625 706 1,154 1,154 1,074 1,454 1,638 1,982 1,599 1,660 2,541 2,708 2,399 2,451 2,314 2,047
Page 4723 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Concessions – South Collier County Submarket
Multifamily Apartment Trends
At the onset of the COVID-19 pandemic, more than 65% of South Collier County units offered concessions; this remained at an elevated
level through much of 2020 and 2021. In late 2022, there were no communities that were reporting the use of concessions to incentivize
the leasing of units. Incentives have increased in the first half of 2023, with more than 7% of units offering a nominal concession that
average 2.1% of base rent. Strong rent growth, healthy occupancies, and limited concessions highlight the desirability and strength of the
South Collier Submarket.
Concessions - Four Years of Quarterly History
2019
Q3
2019
Q4
2020
Q1
2020
Q2
2020
Q3
2020
Q4
2021
Q1
2021
Q2
2021
Q3
2021
Q4
2022
Q1
2022
Q2
2022
Q3
2022
Q4
2023
Q1
2023
Q2
South Collier County Average Concession 1.8%2.7%7.7%5.3%8.4%4.4%5.2%6.2%4.1%3.0%1.6%1.8%0.8%0.0%1.6%2.1%
South Collier County % Units Offering Concession 30.1%47.5%35.9%65.2%47.0%51.3%38.6%18.0%11.0%7.2%9.2%10.0%8.7%0.0%1.9%7.3%
0%
10%
20%
30%
40%
50%
60%
70%
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%2019 Q32019 Q42020 Q12020 Q22020 Q32020 Q42021 Q12021 Q22021 Q32021 Q42022 Q12022 Q22022 Q32022 Q42023 Q12023 Q2% of Units Offering ConcessionsAverage ConcessionSouth Collier County Average Concession South Collier County % Units Offering ConcessionSource: MPF Research
Page 4724 of 5415
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Multifamily Market Supply
Page 4725 of 5415
59
Tamiami 57 Rezoning GMPA – FL Star
As previously noted, in assessing the multi-family market and recognizing the mobility of renters to seek out affordable, safe housing in
proximity to areas of employment, Zonda analyzed market trends within Collier County as well as the Southern Collier County
Submarket; these boundaries are shown on the maps below. However, as it relates to market supply and future demand, Zonda
specifically analyzed the South Collier County Submarket (as shown on the map to the right below) in detail to fully understand the
Subject’s position in the more localized economy.
Source: ESRI, MPF
Multifamily Market Supply Area Boundaries
Multifamily Market Supply
Subject
SubjectCollier Blvd.Collier Blvd.Page 4726 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Existing Rental Communities
Multifamily Market Supply
Traditional rental communities in the South Collier
Submarket are primarily located north and west of the
Subject but do enjoy similar access to major transportation
corridors. Combined, these projects account for nearly
5,800 apartments units, with 600 of the units in lease up or
under renovation and represent primarily market rate
properties. Properties range from Class A to Class D and
include traditional garden style or wrap apartments. There
are no purpose-built communities identified in the
Submarket. Across all classes of apartments, the average
occupancy is 92% though October 2023 (the most recent
survey date). Effective rents range from $1,258 to $2,661
and averages $2,141 or $2.24 per square foot for an average
992 square foot unit.
MainSail Apartments Marco Shores is one of the closest
apartment communities to the Subject. This community,
located adjacent to Marco Island Executive Airport and
Hammock Bay Golf and Country Club, is currently in lease-up.
There are 100 units in the complex, with an average unit size
of 957 square feet, and a net effective rent of $2,396. The
community is approximately 65% leased.
A detailed list of these projects is on the following page.
Source: MPF
Subject
Page 4727 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Existing Rental Communities - Continued
Multifamily Market Supply
Name Occupancy Effective
Rent
Total
Units
Year
Built Address City Stories Property Status Property
Style
River Reach 91.2%$2,021 556 1988 2000 River Reach Dr Naples 2 Stabilized Garden
Advenir at Aventine 88.6%$2,281 350 2001 9300 Marino Cir Naples 3 Stabilized Garden
Springs at Hammock Cove 92.9%$2,326 340 2020 4360 Petal Dr Naples 2 Stabilized Garden
Edge 75 91.3%$2,484 320 2021 120 Bedzel Cir Naples 4 Stabilized Garden
Lago 94.1%$2,483 320 2021 10200 Sweetgrass Cir Naples 4 Stabilized Garden
Aster At Lely Resort 95.1%$2,040 308 2014 8120 Acacia Street Naples 3 Stabilized Garden
Legacy Naples 93.1%$2,661 304 2020 7557 Campania Way Naples 4 Stabilized Garden
Inspira 92.1%$2,596 304 2018 7425 Inspira Circle Naples 4 Stabilized Garden
Sierra Grande 93.7%$2,369 300 2014 6975 Sierra Club Cir Naples 4 Stabilized Wrap
Marea 38.0%$2,472 300 2023 3350 Putney Ct Naples 4 Lease-Up Garden
Tuscan Isle 100.0%$1,258 298 2002 8650 Weir Dr Naples 3 Stabilized Garden
Milano Lakes 93.2%$2,440 296 2018 3713 Milano Lakes Cir Naples 4 Stabilized Garden
Meadow Lakes 92.1%$2,243 252 1997 105 Manor Blvd Naples 2 Stabilized Garden
The Point at Naples 93.6%$2,372 248 1997 2155 Great Blue Dr Naples 3 Stabilized Garden
Briar Landings at the Enclave 98.3%$1,938 240 1991 1385 Wildwood Lakes Blvd Naples 2 Stabilized Garden
Whistler's Cove 98.3%$1,384 240 1998 11400 Whistlers Cove Blvd Naples 3 Stabilized Garden
The Crest at Naples 79.0%$2,523 224 2021 11496 Sumter Grove Cir Naples 2 Stabilized Garden
Wild Pines of Naples 68.0%$1,691 200 1974 2580 Wild Pines Ln Naples 2 Under Renovation Garden
Naples 701 94.2%$1,395 188 1980 3531 Plantation Way Naples 2 Stabilized Garden
MainSail Apartments Marco Shores 65.0%$2,396 100 2022 1771 Mainsail Dr Naples 4 Lease-Up Garden
Shadowwood 100.0%$2,167 96 1989 6475 Seawolf Ct Naples 2 Stabilized Garden
92.0%$2,141 5,784 2006
Avg.
Occupancy
Across
Stabilized
Communities
Avg. Rent
Across
Stabilized
Communities
Total Units
in South
Collier
County
Avg. Year
Built
Page 4728 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Existing Rental Communities - Continued
Multifamily Market Supply
Property Name Occupancy Total Units Property Address City
Amberlin TBD 188 8630 Amberlin Way Naples Naples
Briarwood- Lago Apartments (Lago)95%320 10200 Sweetgrass Circle. Naples Naples
College Park 100%210 6420 College Park Cir Naples
George Washington Carver Apt 100%70 350 10th St N Naples Naples
Goodlette Arms 100%242 950 Goodlette Rd N Naples
Gordon River Apartments - (Still Water)98%96 1400 5th Ave N. Naples Naples
Jade at Olde Naples 98%104 402 11th St N Naples
Jasmine Cay 100%73 100 Jasmine Circle Naples Naples
Osprey's Landing 100%176 100 Ospreys Landing Naples
Saddlebrook Village 100%140 8685 Saddlebrook Cir Naples
Villas of Capri 100%235 7725 Tara Cir Naples
Senior housing and subsidized apartments account for an additional 1,854 apartments in the South Collier Submarket. However, as it
relates to market supply and future demand, Zonda specifically analyzed the South Collier County Submarket’s market rate and income
restricted (but not subsidized) existing units and development pipeline.
Page 4729 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Future Rental Communities - Planned and Under Construction
Multifamily Market Supply
In the South Collier County Submarket, there are six rental
projects either under construction and not yet leasing or
pre-planned. Communities are located along the same
corridors as much of the existing apartment stock in the
area. These future communities total nearly 1,300 units, with
projects that range in size from 82 to 303 units. Future
projects in the submarket are primarily garden style, but also
include a wrap-style community and a podium-style
community.
One pre-planned community is near the Subject. As
proposed, Enbrook, a traditional garden-style apartment
community will have approximately 526 total units. As this
community is still pre-planned, there is limited information
available. Future communities are more than 4.5 miles from
the Subject.
A detailed list of these projects in on the following page.
Source: MPF
Subject
Page 4730 of 5415
Tamiami 57 Rezoning GMPA – FL Star
64
Future Rental Communities - Planned and Under Construction – Continued
Multifamily Market Supply
Name Total
Units
Year
Built Address City Stories Property Status Property
Style
Fiori 303 2024 8552 Collier Blvd Naples 4 Under Construction Garden
Ascent 270 2025 1950 Mayfair St Naples 15 Under Construction Wrap
Hammock Park 265 2024 Collier Blvd & Rattlesnake Hammock Rd Lely Resort 4 Under Construction Garden
Altis Santa Barbara 242 2024 4670 Santa Barbara Blvd Naples 5 Under Construction Garden
Camden Landing 127 2801 Thomasson Dr East Naples 4 Pre-Planned Podium
EKOS on Santa Barbara 82 2024 4640 Santa Barbara Blvd Naples 4 Under Construction Garden
1,289
Total
Future
Units in
South
Collier
Page 4731 of 5415
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Multifamily MarketDemand
Page 4732 of 5415
66
Tamiami 57 Rezoning GMPA – FL Star
As previously noted, Zonda analyzed market trends within Collier County as well as the South Collier County Submarket to determine
future residential demand with the South Collier County Submarket; these boundaries are shown on the maps below.
Source: ESRI, MPF
Multifamily Market Demand Area Boundaries
Multifamily Market Demand
Subject
SubjectCollier Blvd.Collier Blvd.Page 4733 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
Demand Modeling
Multifamily Market Demand
Zonda’s proprietary rental demand model for the South Collier Submarket indicates steady demand over the next five years, averaging
5,762 units annually. Based on geographic land constraints, such as the multiple nature preserves, waterways, and coastlines, as well as
the developed nature of much of the western edge of the Submarket, projects such as the Subject will help to fulfill these needs. While
anticipated rental rates have not yet been established, they will confirm with market conditions as well as the commitments of the GMPA .
RENTAL DEMAND MODEL FLOW CHART:
South Collier County
Demand Drivers Rental Demand
Rental Demand by Individual Catagories
Estimated Number Total
of Households Rental
(2027)Filters / Ratios Demand
Minus ( - )Total By Price
Buy vs. Rent Annual (Adjusted by By Age By Life Stage
Current Number Demand Market)
of Households
(2022)2023 -5,525 $1,050 to $1,500 Under25 Young Families
Buy New vs. Resale 2024 -5,629 $1,500 to $2,250 25 to34 Growing Families
Equals ( = )2025 -5,757 $2,250 to $3,000 35 to44 Mature Families
2026 -5,888 $3,000 to $4,500 45 to54 Couples <45
Annual New Household Income 2027 -5,998 $4,500 to $5,975 55 to64 Singles
Household by Avg -5,762 $5,975 or Greater 65 to74 Empty Nester
Grow th Age of Householder Total -28,808 75 &Greater Retirees
Implied Home Sources
Price from * Economy.com
Income Levels * Esri
* Zonda Adjusted
Housing Expenditures * US Census Zonda Adjustments
as a Percentage
of Income
Page 4734 of 5415
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Tamiami 57 Rezoning GMPA – FL Star
▬ Five-Year Average Demand by Rent Range ▬Demand ▬ Demand by Age and Income (Absolute Numbers) ▬▬ Demand by LifeStage (Absolute Numbers) ▬
Annual Household
Income Range
HH by
Income
% of Total
HH
Rent Range
Affordability*
2023 to
2027
% of Annual
Demand
Under
25
25 to
34
35 to
44
45 to
54
55 to
64
65 to
74
75 &
Greater
Young
Families
Growing
Families
Mature
Families
Couples
<45 Singles Empty
Nester Retirees
Income $25,000 - $34,999 6,107 7.1%$750 to $1,050 926 16.1%35 99 89 85 114 185 317 76 57 54 60 80 95 502
Income $35,000 - $49,999 8,191 9.5%$1,050 to $1,500 1,684 29.2%64 179 189 158 221 323 550 147 111 103 114 152 183 873
Income $50,000 - $74,999 14,436 16.7%$1,500 to $2,250 824 14.3%26 95 96 98 122 182 204 75 63 60 57 78 104 386
Income $75,000 - $99,999 10,810 12.5%$2,250 to $3,000 781 13.6%17 85 105 101 121 177 176 73 66 61 52 73 104 352
Income $100,000 - $149,999 14,618 16.9%$3,000 to $4,500 824 14.3%11 85 119 129 147 185 150 77 79 75 53 78 127 335
Income $150,000 - $199,999 7,983 9.2%$4,500 to $5,975 248 4.3%1 17 39 41 49 56 44 21 25 25 13 22 42 101
Income $200,000 +15,249 17.6%$5,975 or Greater 474 8.2%1 28 58 68 97 119 103 32 40 45 20 36 80 222
Average Demand ($25K+)77,394 89.6%$750 +-5,762 100.0%155 589 694 680 870 1,228 1,544 502 441 421 370 519 735 2,772
Zonda’s demand model forecasts demand for an average of 5,762 rental units per year in the South Collier County Submarket. The
largest demand for apartments in the Submarket are forecasted to come from households earning between $35,000 and $50,000; this
price band is expected to account for more than 1,600 units per year, or 29.2% of annual demand.
Demand Modeling
Multifamily Market Demand
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Demand Modeling
Multifamily Market Demand
The greatest proportion of the projected rental demand over the next five years will come from Empty Nesters and Retirees, followed by
Families, which aligns with the demographic trends of the area. Based on Zonda’s research in the market, current renters in the
competitive set are likely to be a mixed renter profile including singles, couples without children, and retirees.
2023 2024 2025 2026 2027
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Hypothetical Rental Demand by Year and LifeStage
Young Families Growing Families Mature Families Couples <45 Singles Empty Nester Retirees
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Demand Modeling
Multifamily Market Demand
Most rental demand in the South Collier County Submarket is for units priced between $1,500 to $2,250, followed by $750 to $1,050.
However, demand is relatively equally split between all remaining price bands lower than $4,500 per month.
0
10
20
30
40
50
60
70
80
90
100
110
120
2023 2024 2025 2026 2027
Hypothetical Rental Demand by Price Point
$750 to $1,050 $1,050 to $1,500 $1,500 to $2,250 $2,250 to $3,000 $3,000 to $4,500 $4,500 to $5,975 $5,975+
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HotelOverview
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Source: ESRI
Traffic Count Map
Hotel Overview
The Subject is located on the north side of Tamiami Trail
East, to the west of Recycling Way and east of Bella
Tesoro Street. Tamiami Trail is a major transportation
corridor connecting Fort Myers, Bonita Springs, Naples,
and the larger Gulf Coast region. Despite this, traffic
volume is relatively low within a ten-mile drive of the
Subject, particularly going southeast on Tamiami Trail.
Traffic increases at the intersection of Tamiami Trail and
Collier Boulevard and toward Naples Manor, ranging from
11,000 to 45,000 vehicles per day. These areas have
considerably more commercial development than the
parcels to the east of the site, including shopping plazas
and resorts. As such, the Subject has convenient access to
transportation corridors that will bring guests to shopping,
dining, and tourism activities without having the impacts
of high traffic volume and road noise in the immediate
vicinity.
10 Minutes
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Proximity to Tourism Activities
Hotel Overview
Within a ten-minute drive of the Subject, future guests
will have access to a variety of tourism activities.
According to Collier County’s FY2023 Tourism Impact
report, the primary reason that visitors traveled to the
area was for visiting family and friends, with the top
travel parties consisting of couples and families. The
variety of activities within a ten-minute drive renders
the Subject a convenient location for this range of travel
groups; this includes plenty of golf courses, community
and state parks, and a National Wildlife Refuge. Beaches
are also nearby, including Marco Island public beach
access, which is within a 20-minute drive.
Source: ESRI; Zonda; Naples, Marco Island, Everglades CVB
Marco Island
Picayune Strand
State Forest
Port of the Islands
Keewaydin Island
Beach Ten Thousand
Islands NWR Canoe
Trails
Eagle Lake
Community Park
10 Minutes
Rookery Bay
Aquatic Preserve
Collier-Seminole
State Park
Naples Manor
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Proximity to Other Hotel/Lodging Businesses
Hotel Overview
There is a relatively low concentration of businesses with SIC codes
related to hotels and lodging within a ten-minute drive of the
Subject compared to areas closer to Naples. Lely Resort is a major
lodging destination in the area, as displayed with the darker shading
in the map to the right. Much of this is due to long-term or private
rentals, however, Coral Falls Resort and GreenLink Golf Villas are
available for traditional room rentals within the resort. Other hotels
within a ten-minute drive of the Subject include Conty’s Motel,
Staybridge Suites Naples-Marco Island, and Hampton Inn & Suites
Naples South, which is located just outside of the ten-minute drive
window.
This totals to just 391 rooms across five lodging businesses. Among
these hotels, the average year built is 2000. Two are newer;
Staybridge Suites was completed in 2019 and Hampton Inn opened
this year. The Subject will likely compete with Staybridge Suites and
the Hampton Inn which are in similar tiers. Further details on local
hotels/lodging businesses can be found on the next page. Note: data
was not available for the total number of rooms at Conty’s Motel.
Zonda believes the site is an appropriate location for the Subject’s
proposed hotel, providing guests updated, attainably priced lodging
while increasing room supply in the immediate area.
10 Minutes
Source: ESRI, Hotel Websites, cvent.comPage 4741 of 5415
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Proximity to Other Hotel/Lodging Businesses (Cont.)
Hotel Overview
Source: ESRI, Hotel Websites, cvent.com
Company/Business Name Address Hotel Brand
Year
Built
Year
Remodeled Hotel Tier
Hotel Guest
Rooms
Singles Doubles Suites
Conty's Motel 11238 Tamiami Trl E Independent 1957 N/A Economy N/A N/A N/A N/A
Coral Falls Resort 9165 Celeste Dr Independent 2003 N/A Midscale 64 0 0 64
GreenLinks Golf Villas 7995 Mahogany Run Independent 2000 2004 Upscale 100 0 0 100
Staybridge Suites Naples-Marco Island 9401 Triangle Blvd IHG 2019 N/A Midscale 103 0 0 103
Hampton Inn & Suites Naples South 5146 Tamiami Trail E Hilton 2024 N/A Upper Midscale 124 N/A N/A N/A
2000
Average
Year
Built
2004
Average Year
Remodeled
391
Total Rooms
Room Configuration
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Hotel/Lodging Sales
Hotel Overview
There is a relatively low concentration of hotel and lodging sales
within a ten-minute drive of the Subject. Of the selected hotels
with traditional room rentals, sales total $5.8 million and range
from $251,000 to over $2 million per hotel. There are several
other lodging businesses in the local area that contribute to a
higher total sales volume; these include the Lely Resort (with
long-term and private rentals) and multiple RV resorts.
Staybridge Suites Naples-Marco Island, located near the
intersection of Tamiami Trail and Collier Boulevard, reported the
highest annual sales at nearly $2.1 million. This hotel is in the
same tier (Midscale) that is proposed for the Subject and will
likely be a direct competitor. The Subject will provide much
needed Midscale hotel rooms while increasing hotel/lodging
revenue in the local area.
Source: ESRI, Hotel Websites, cvent.com
10 Minutes
Company/Business Name Hotel Tier Annual Sales
Conty's Motel Economy $251,000
Coral Falls Resort Midscale $1,001,000
GreenLinks Golf Villas Upscale $1,918,000
Staybridge Suites Naples-Marco Island Midscale $2,085,000
Hampton Inn & Suites Naples South Upper Midscale $501,000
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Regional Location
Hotel Overview
Source: Google Earth
Physicians
Regional
Medical Center
The Subject’s location along Tamiami Trail East allows for convenient access to a variety of services. Within a 15-minute drive, future
guests will be able to reach several golf courses, casual dining, coffee, grocery stores, big box retailers, and healthcare. The area boasts
plenty of outdoor recreation opportunities, including the Naples Botanical Garden, Collier-Seminole State Park, and Picayune Strand State
Forest. Marco Island, which contains Upscale and Luxury hotels, is within a 20-minute drive. Guests will have the opportunity to access
beaches in the regional area while staying in a more cost-conscious hotel. The hotels in proximity to the Subject are labeled with numbers
on the map below and detailed on the next page.
1
2
3
4
5
Naples
Botanical
Garden
IndustrialCollier-Seminole
State Park
Picayune Strand
State ForestKeewaydin
Island
Turtle Beach
Lely Resort
Marco Island
Keewaydin
Island Beach
Rookery Bay
Aquatic Preserve
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Regional Location (Cont.)
Hotel Overview
Source: ESRI, Hotel Websites, cvent.com
Map No.Company/Business Name Address
Year
Built
Year
Remodeled Hotel Tier
Hotel Guest
Rooms
1 Conty's Motel 11238 Tamiami Trl E 1957 N/A Economy N/A
2 Coral Falls Resort 9165 Celeste Dr 2003 N/A Midscale 64
3 GreenLinks Golf Villas 7995 Mahogany Run 2000 2004 Upscale 100
4 Staybridge Suites Naples-Marco Island 9401 Triangle Blvd 2019 N/A Midscale 103
5 Hampton Inn & Suites Naples South 5146 Tamiami Trail E 2024 N/A Upper Midscale 124
2000
Average
Year Built
2004
Average Year
Remodeled
391
Total Rooms
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Hotel Trends
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The Subject is in the Naples Hospitality Submarket, as defined by CoStar.
This submarket is considerably larger than the boundaries used for
understanding the site’s local area, which allows the Subject to be
benchmarked and compared to similar properties in the market. Note:
much of the area was impacted by Hurricane Ian in late 2022, including
hotels that were forced to temporarily shut down for renovations or repairs.
This impacted metrics in 2022 and 2023.
Naples Hospitality Submarket
Hotel Trends
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Across all hotel types, the Naples Hospitality Submarket recovered well from the impacts of both the COVID-19 pandemic and Hurricane
Ian over the last three years. Occupancy remained relatively stable from 2022 through 2023, with peak occupancy of nearly 70% reported
year-to-date. CoStar projects occupancy will decline over the next five years, remaining below the historical average of 64.14%. The
Average Daily Rate (ADR) increased significantly (25.7%) so far this year and CoStar forecasts ADR to continue rising from 2024 through
2028, reaching a high of $479.91. The revenue per available room (RevPAR) also increased significantly YTD. CoStar anticipates RevPAR will
decelerate but continue increasing by an average of 5.66% over the next five years.
Overall Annual Comparison
Hotel Trends
Source: Costar
Year Percent % Change Per Room % Change Per Room % Change
2014 65.90%2.60%$227.00 9.80%$149.52 12.70%
2015 65.10%-1.10%$239.47 5.50%$155.94 12.70%
2016 61.10%-6.20%$247.65 3.40%$151.29 -3.00%
2017 65.70%7.60%$243.62 -1.60%$160.17 5.90%
2018 63.90%-2.80%$262.44 7.70%$167.76 4.70%
2019 63.30%-1.00%$270.79 3.20%$171.36 2.10%
2020 46.60%-26.40%$257.79 -4.80%$120.10 -29.90%
2021 65.70%41.00%$312.27 21.20%$205.19 70.80%
2022 69.70%6.10%$332.20 6.40%$231.70 12.90%
2023 68.60%-1.60%$317.00 -4.60%$217.50 -6.10%
YTD 69.90%-4.80%$418.28 25.70%$292.31 19.70%
2024 (F)62.60%-8.70%$385.57 21.60%$241.55 11.10%
2025 (F)59.40%-5.20%$433.68 12.50%$257.46 6.60%
2026 (F)59.70%0.50%$470.04 8.40%$280.40 8.90%
2027 (F)59.50%-0.20%$474.04 0.90%$282.26 0.70%
2028 (F)59.40%-0.20%$479.91 1.20%$285.21 1.00%
Overall Hotel Performance
Occupancy ADR RevPAR
4,730 Total Rooms and 660 Rooms Under Construction
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Occupancy in the Naples Hospitality Submarket has followed seasonal patterns over time, with the highest occupancies reported during
the winter months and the lowest occupancies during summer months. The submarket’s ten-year average occupancy is 63.6%, but was
slightly higher (nearly 67%), pre-pandemic. Year -to-date, occupancy is averaging 62.1%. Notably, the submarket reported year-over-year
(YOY) declines in occupancy, averaging 6.2%, since October 2023. CoStar projects occupancy will decline over the next five years to an
annual average of 59.1%.
Hotel Occupancy
Hotel Trends
Source: Costar
-200.0%
-100.0%
0.0%
100.0%
200.0%
300.0%
400.0%
500.0%
600.0%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%Jan 2018Apr 2018Jul 2018Oct 2018Jan 2019Apr 2019Jul 2019Oct 2019Jan 2020Apr 2020Jul 2020Oct 2020Jan 2021Apr 2021Jul 2021Oct 2021Jan 2022Apr 2022Jul 2022Oct 2022Jan 2023Apr 2023Jul 2023Oct 2023Jan 2024Apr 2024Jul 2024Oct 2024Jan 2025Apr 2025Jul 2025Oct 2025Jan 2026Apr 2026Jul 2026Oct 2026Jan 2027Apr 2027Jul 2027Oct 2027Jan 2028Apr 2028Jul 2028Oct 2028Jan 2029Apr 2029Jul 2029Occupancy Forecasted Occupancy Occupancy Chg (YOY)Forecasted Occupancy Chg (YOY)
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Similar to occupancy, the average daily rate (ADR) in the Naples Hospitality Submarket has followed a pattern of seasonality overtime.
ADR peaked at $519.10 during March 2024. As of July 2024, ADR was at $246.70. This is lower than the historical average of $259.16, but
higher than the pre-pandemic average of $227.56, indicating that the market has rebounded across hotel types. Going forward, CoStar
forecasts ADR will continue increasing YOY for the next five years, averaging $389.20.
Average Daily Rate
Hotel Trends
Source: Costar
-100.0%
-50.0%
0.0%
50.0%
100.0%
150.0%
200.0%
250.0%
$0.00
$100.00
$200.00
$300.00
$400.00
$500.00
$600.00
$700.00
Jan 2018Apr 2018Jul 2018Oct 2018Jan 2019Apr 2019Jul 2019Oct 2019Jan 2020Apr 2020Jul 2020Oct 2020Jan 2021Apr 2021Jul 2021Oct 2021Jan 2022Apr 2022Jul 2022Oct 2022Jan 2023Apr 2023Jul 2023Oct 2023Jan 2024Apr 2024Jul 2024Oct 2024Jan 2025Apr 2025Jul 2025Oct 2025Jan 2026Apr 2026Jul 2026Oct 2026Jan 2027Apr 2027Jul 2027Oct 2027Jan 2028Apr 2028Jul 2028Oct 2028Jan 2029Apr 2029Jul 2029ADR Forecasted ADR ADR Chg (YOY)Forecasted ADR Chg (YOY)
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In the Naples Hospitality Submarket, the revenue per available room (RevPAR) increased by an annual average of 13.3% YOY from
November 2023 through June 2024 before declining slightly in July. RevPAR peaked at $399.28 during March of this year, a 26.8% YOY
increase. CoStar anticipates YOY declines through December 2024 before RevPAR increases from January 2025 through August 2029. The
average RevPAR is projected to be $238.39, which is higher than the historical average of $173.39.
RevPAR
Hotel Trends
Source: Costar
-500.0%
0.0%
500.0%
1000.0%
1500.0%
2000.0%
$0.00
$50.00
$100.00
$150.00
$200.00
$250.00
$300.00
$350.00
$400.00
$450.00
$500.00
Jan 2018Apr 2018Jul 2018Oct 2018Jan 2019Apr 2019Jul 2019Oct 2019Jan 2020Apr 2020Jul 2020Oct 2020Jan 2021Apr 2021Jul 2021Oct 2021Jan 2022Apr 2022Jul 2022Oct 2022Jan 2023Apr 2023Jul 2023Oct 2023Jan 2024Apr 2024Jul 2024Oct 2024Jan 2025Apr 2025Jul 2025Oct 2025Jan 2026Apr 2026Jul 2026Oct 2026Jan 2027Apr 2027Jul 2027Oct 2027Jan 2028Apr 2028Jul 2028Oct 2028Jan 2029Apr 2029Jul 2029RevPAR Forecasted Rev PAR RevPAR Chg (YOY)Forecasted Rev PAR Chg (YOY)
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Midscale and Economy tier hotels reported average daily occupancy of 50.3% from 2014 through 2019. Occupancy rebounded after 2020
and remained above the historical average rate, peaking at 60.4% in 2022. ADR increased by 6.2% in 2021 and by 7.3% in 2022, however,
ADR peaked at $101.86 during 2018. Growth in RevPAR was more significant, averaging nearly 42% from 2021 through 2022. The Midscale
and Economy tier comprises 16% of all hotel rooms in the Naples Hospitality Submarket and there are no rooms currently under
construction. Note: there was no available CoStar data for this tier from 2023 through 2024 (YTD).
Performance Annual Comparison – Midscale and Economy Tier
Hotel Trends
Source: Costar
Year Percent % Change Per Room % Change Per Room % Change
2014 47.00%-4.40%$83.82 13.10%$39.16 8.20%
2015 45.80%-2.50%$88.36 6.00%$40.50 3.40%
2016 46.50%1.50%$88.66 0.30%$41.26 1.90%
2017 57.90%24.50%$94.72 6.80%$54.87 33.00%
2018 54.10%-6.50%$101.86 7.50%$56.01 18.10%
2019 50.40%-6.90%$95.12 -6.60%$47.92 -13.10%
2020 44.10%-12.50%$90.66 -4.70%$39.97 -16.60%
2021 58.00%31.60%$96.30 6.20%$55.87 39.80%
2022 60.40%34.20%$94.44 7.30%$57.08 44.10%
742 Total Rooms and No Rooms Under Construction
Occupancy ADR RevPAR
Midscale and Economy Hotel Performance
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Upscale and Upper Midscale hotels typically outperform Midscale and Economy hotels in the Naples Hospitality Submarket. Average
occupancy peaked at nearly 78% during 2022, well above the ten-year average of 65.9%. Occupancy remained strong at 70.5% in 2023 and
declined slightly to 68.8% YTD. ADR and RevPAR also grew significantly in 2022, increasing by 28% and 43%, respectively. YTD, ADR is at
$186.20 and RevPAR is at $128.09. The Upscale and Upper Midscale tier represents 31% of all rooms in the submarket and there are no
rooms under construction at this time.
Performance Annual Comparison – Upscale and Upper Midscale
Hotel Trends
Source: Costar
Year Percent % Change Per Room % Change Per Room % Change
2014 59.30%5.50%$106.12 9.50%$62.97 15.50%
2015 68.70%15.80%$113.25 6.70%$77.81 23.60%
2016 61.50%-10.50%$118.21 4.40%$72.69 -6.60%
2017 70.60%14.90%$119.78 1.30%$84.60 16.40%
2018 69.80%-1.20%$128.25 7.10%$89.53 5.80%
2019 63.10%-9.60%$122.58 -4.40%$77.36 -13.60%
2020 47.30%-25.10%$117.10 -4.50%$55.38 -28.40%
2021 68.70%45.30%$128.59 9.80%$88.37 59.60%
2022 76.70%11.70%$164.62 28.00%$126.34 43.00%
2023 70.50%-8.20%$171.13 4.00%$120.60 -4.50%
YTD 68.80%-8.40%$186.20 -1.30%$128.09 -9.60%
1,455 Total Rooms and No Rooms Under Construction
Upscale and Upper Midscale Hotel Performance
Occupancy ADR RevPAR
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Luxury and Upper Upscale tier hotels dominate the Naples Hospitality submarket, accounting for 54% of all hotel rooms. This tier also
has the highest ten-year average occupancy (67.4%) and the highest YTD occupancy (74.9%). Both ADR and RevPAR peaked in 2022 at
$511.18 and $346.46, respectively, and declined in 2023. These metrics appear to be recovering in 2024 with ADR at $588.31 and RevPAR
at $440.49 YTD. The Luxury and Upper Upscale tier represents all of the hotel rooms currently under construction with 660 rooms.
Performance Annual Comparison – Luxury and Upper Upscale
Hotel Trends
Source: Costar
Year Percent % Change Per Room % Change Per Room % Change
2014 75.80%2.90%$301.25 7.90%$228.37 11.00%
2015 70.90%-6.50%$328.90 9.20%$233.09 2.10%
2016 66.80%-5.70%$346.17 5.30%$231.31 -0.80%
2017 66.70%-0.10%$354.83 2.50%$236.82 2.40%
2018 65.50%-1.80%$381.32 7.50%$249.81 5.50%
2019 68.70%4.90%$383.18 0.50%$263.24 5.40%
2020 47.10%-31.40%$387.60 1.20%$182.62 -30.60%
2021 66.70%41.50%$473.28 22.10%$315.61 72.80%
2022 67.80%1.60%$511.18 8.00%$346.46 9.80%
2023 70.50%4.00%$465.43 -8.90%$328.21 -5.30%
YTD 74.90%-0.10%$588.31 18.30%$440.49 18.20%
2,533 Total Rooms and 660 Rooms Under Construction
Luxury and Upper Upscale Hotel Performance
Occupancy ADR RevPAR
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Hotel Supply and Demand
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There are approximately 42 hotel properties totaling 4,730 rooms in the Naples Hospitality Submarket. The Subject is planned for
roughly 120 rooms, which is above the average number of rooms for hotels within the submarket (113 rooms) and considerably above the
national average (90 rooms). Year to date, occupancy across hotel tiers is at nearly 70%, which is 4.8% lower than the occupancy rate
during the same period in 2023. Despite a decline in occupancy, ADR grew by 25.7% and RevPAR by 19.7%. Both metrics are above the
submarket’s historical averages year to date, with ADR at $418.28 and RevPAR at $292.31. CoStar projects occupancy will decline to an
average of 59.5% through 2028 in the Naples Hospitality Submarket. ADR and RevPAR are expected to increase over the next five years by
5.6% and 3.4% on average, respectively.
According to CoStar, demolition has outpaced new construction over the last three years. All units currently under construction (660
rooms) are within the Luxury & Upper Upscale tier. The Subject hotel is in the Midscale tier and will provide a more affordable option for
guests compared to most properties in the submarket.
Market Summary
Supply and Demand
Source: Costar
Class Rooms 12 Month
Occupancy 12 Month ADR 12 Month RevPAR 12 Month
Delivered
Units Under
Construction
Luxury & Upper Upscale 2,533 71.1%$527.08 $374.62 0 660
Upscale & Upper Midscale 1,455 66.8%$168.80 $112.81 24 0
Midscale & Economy 742 - - - 0 0
Total 4,730 66.9%$370.47 $247.84 24 660
Average Trend Current Three Month Year To Date 12 Month Historical Average Forecast Average
Occupancy 63.9%63.3%69.9%66.9%62.9%59.5%
Occupancy Change -1.1%-2.9%-4.8%-4.9%1.4%-2.1%
ADR $282.82 $305.34 $418.28 $370.47 $316.51 $464.31
ADR Change 2.9%16.5%25.7%24.9%6.6%5.6%
RevPAR $180.68 $193.34 $292.31 $247.84 $199.20 $276.29
RevPAR Change 1.7%13.1%19.7%18.8%8.1%3.4%
Market Summary
4,730 Total Rooms and 660 Rooms Under Construction
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In 2023, the Naples Hospitality Submarket reported over 1.5 million available room nights across all hotel tiers, a decline of 6.3% from
the previous year. At the same time, demand declined by 7.9%. CoStar projects supply and demand will recover over the next two years as
new rooms come to market, increasing by an average of 13.9% and 5.9%, respectively.
Hotel Annual Comparison – Overall
Supply and Demand
Source: Costar
Year Available Rooms Change % Change Occupied Rooms Change % Change
2014 1,516,940 21,369 1.40%999,187 39,325 4.10%
2015 1,517,700 760 0.10%988,305 -10,882 -1.10%
2016 1,451,833 -65,867 -4.30%886,936 -101,369 -10.30%
2017 1,447,517 -4,316 -0.30%951,671 64,735 7.30%
2018 1,391,886 -55,631 -3.80%889,732 -61,939 -6.50%
2019 1,604,348 212,462 15.30%1,015,264 125,532 14.10%
2020 1,688,301 83,953 5.20%786,591 -228,673 -22.50%
2021 1,715,865 27,564 1.60%1,127,451 340,860 43.30%
2022 1,619,319 96,546 -5.60%1,129,406 1,955 0.20%
2023 1,516,669 -102,650 -6.30%1,040,621 -88,785 -7.90%
YTD 965,383 122,613 14.50%674,640 56,015 9.10%
2024 (F)1,759,888 243,219 16.00%1,101,507 61,886 5.90%
2025 (F)1,966,962 207,074 11.80%1,167,742 65,235 5.90%
2026 (F)1,966,962 0 0.00%1,173,392 5,650 0.50%
2027 (F)1,966,962 0 0.00%1,171,208 -2,184 -0.20%
2028 (F)1,966,962 0 0.00%1,168,948 -2,260 -0.20%
Overall Hotel Supply and Demand
Supply Demand
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Midscale and Economy tier rooms comprised nearly 18% of available room nights in 2023 in the Naples Hospitality Submarket. Available
room nights declined by 9.2% from the previous year. Notably, supply of available room nights in this tier declined for four consecutive
years. Demand data from 2023 through present was not available through CoStar for the submarket, however, occupied room nights
increased in 2021 and 2022 while supply decreased. Supply in the Midscale and Economy tier declined at a higher rate last year than supply
in the other tiers.
Hotel Annual Comparison – Midscale and Economy
Supply and Demand
Source: Costar
Year Available Rooms Change % Change Occupied Rooms Change % Change
2014 317,550 -5,900 -1.80%149,231 -9,732 -6.10%
2015 317,550 0 0.00%145,552 -3,679 -2.50%
2016 317,550 0 0.00%147,760 2,208 1.50%
2017 317,550 0 0.00%183,942 36,182 24.50%
2018 317,794 244 0.10%172,035 -11,907 -6.50%
2019 359,362 41,568 13.10%181,042 9,007 5.20%
2020 321,100 -38,262 -10.60%141,572 -39,470 -21.80%
2021 307,330 -13,770 -4.30%178,315 36,743 26.00%
2022 298,130 -9,200 -3.00%191,279 12,964 7.30%
2023 270,830 -27,300 -9.20% - - -
YTD 157,304 0 0.00% - - -
Midscale and Economy Hotel Supply and Demand
Supply Demand
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Available room nights in the Upscale and Upper Midscale tier remained relatively stable in the Naples Hospitality Submarket in 2023. At
the same time, occupied room nights declined by 8.2% after two consecutive years of strong demand. Year to date, supply increased by
over 1,400 rooms while demand continued to decline. This tier was impacted by hotel closures in recent years, including the sale of the
Collins Hotel, resulting in a loss of nearly 140 rooms.
Hotel Annual Comparison – Upscale and Upper Midscale
Supply and Demand
Source: Costar
Year Available Rooms Change % Change Occupied Rooms Change % Change
2014 359,980 0 0.00%213,547 11,218 5.50%
2015 360,224 334 0.10%247,496 33,949 15.90%
2016 351,959 -8,265 -2.30%216,430 -31,066 -12.60%
2017 349,339 -2,620 -0.70%246,722 30,292 14.00%
2018 326,583 -22,756 -6.50%227,991 -18,731 -7.60%
2019 376,744 50,161 15.40%237,761 9,770 4.30%
2020 469,559 92,815 24.60%222,083 -15,678 -6.60%
2021 482,530 12,971 2.80%331,616 109,533 49.30%
2022 475,814 -6,716 -1.40%365,158 33,542 10.10%
2023 475,639 -175 0.00%335,209 -29,949 -8.20%
YTD 277,084 1,416 0.50%190,619 -16,404 -7.90%
Upscale and Upper Midscale Hotel Supply and Demand
Supply Demand
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Luxury and Upper Upscale is the most prominent hotel tier, comprising over 50% of all rooms in the Naples Hospitality Submarket. Like
the Midscale and Economy tier, available room nights declined substantially in 2023, down nearly 9% from the previous year. Occupied
room nights also declined for the second year in a row, dropping by 5.2% in 2023. However, year to date, both supply and demand have
increased. All 660 rooms currently under construction are in the Luxury and Upper Upscale tier, which may result in oversupply in the
coming years. This is not necessarily concerning for the Subject, which is proposed to be in the Midscale tier.
Hotel Annual Comparison – Luxury and Upper Upscale
Supply and Demand
Source: Costar
Year Available Rooms Change % Change Occupied Rooms Change % Change
2014 839,500 27,269 3.40%636,409 37,839 6.30%
2015 839,926 426 0.10%595,257 -41,152 -6.50%
2016 782,324 -57,602 -6.90%522,746 -72,511 -12.20%
2017 780,628 -1,696 -0.20%521,007 -1,739 -0.30%
2018 747,509 -33,119 -4.20%489,706 31,301 -6.00%
2019 868,242 120,733 16.20%596,461 106,755 21.80%
2020 897,642 29,400 3.40%422,936 -173,525 -29.10%
2021 926,005 28,363 3.20%617,520 194,584 46.00%
2022 845,375 -80,630 -8.70%572,969 -44,551 -7.20%
2023 770,200 -75,175 -8.90%543,124 -29,845 -5.20%
YTD 530,995 121,197 29.60%397,569 90,434 29.40%
Luxury and Upper Upscale Hotel Supply and Demand
Supply Demand
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There are two hotel projects under construction or recently opened in the
Naples Hospitality Submarket. Great Wolf Lodge Naples opened in September
2024 and has 500 rooms. The Perry Hotel Naples, which is further from the
Subject, is anticipated to open in October of this year and will have 160
rooms. Combined, these new projects account for 240,900 future room nights
by 2026. Both hotels are in the Upper Upscale tier and have strong amenities
such as pools, restaurants, a waterpark, and waterfront views.
Hotels Under Construction
Hotel Supply and Demand
Map
Number Property Name Class Rooms Stories Start Complete
1 Great Wolf Lodge Naples Upper Upscale 500 7 Jul-22 Sep-24
2 The Perry Hotel Naples Upper Upscale 160 7 Oct-22 Oct-24
660
Hotels Planned or Under Construction
Total Rooms Under Construction Total Future Room Nights by 2026 - 240,900
(If all hotels are completed as planned)
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Economic & Demographic Overview
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Population and Household Comparison
Economic & Demographic Overview
Within Collier County, the 2022 estimated population was 387,209 people, representing 163,141 households. Over the next five years,
household formation is expected to slightly outpace population growth at an estimated 1% annual household growth, or approximately
7,765 new households. Population in the County is expected to increase 0.9% over this same time, adding more than 16,900 individuals.
This growth is driven by in-migration of older households that are retiring to the area; more information on this trend is highlighted on the
next page.
Source: ESRI
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387,209
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
Collier County
Total Population (2022)
163,141
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
Collier County
Total Households (2022)
0.9%
0.0%
0.1%
0.2%
0.3%
0.4%
0.5%
0.6%
0.7%
0.8%
0.9%
1.0%
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Collier County
Annual Population Change (2022 -2027)
Annual Change % Annual Growth
1.0%
0.0%
0.1%
0.2%
0.3%
0.4%
0.5%
0.6%
0.7%
0.8%
0.9%
1.0%
0
200
400
600
800
1,000
1,200
1,400
1,600
1,800
Collier County
Annual Household Change (2022 -2027)
Annual Change % Annual Growth
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Age Comparison
Economic & Demographic Overview
Retirees make up the largest population segment in Collier County, followed by children and pre-retirees between 55 to 64. Over the
next five years, individuals aged 35- to 44-year-olds followed by retirees are forecasted to experience the greatest increases in the County,
increasing 9.6% and 9.2% respectively.
Source: ESRIPage 4764 of 5415
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Housing
Economic & Demographic Overview
In 2022, there were approximately 240,000 total housing units in Collier County, of which nearly 168,000 are occupied. Based on a total
population of 387,209, there are an average of 2.37 persons per household. There are 1.62 persons per total dwelling units in the County.
While the total population in Collier County is projected to grow 4.4% by 2027, both persons by household and persons per total dwelling
unit are forecasted to increase less than 1%.
Source: ESRI
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2.37
0
0.5
1
1.5
2
2.5
Collier County
Persons Per Household (2022)
1.62
0
0.2
0.4
0.6
0.8
1
1.2
1.4
1.6
1.8
Collier County
Persons Per Total Dwelling Unit (2022)
125,766
41,971
71,972
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
Owner Occupied Units Renter Occupied Units Vacant Housing Units
Housings Units (2022)
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Area Median Income (AMI) Affordable Housing Ranges
Economic & Demographic Overview
Source: HUD
Based on HUD’s median family income of $100,700, the 2023 Income Limits by Persons in Family are shown below. The Client is
proposing to amend the GMPA to allow for 400 market-rate apartment units with 30% of those units designated as affordable housing;
this results in approximately 120 units with income restrictions. Of these designated units, 10% will address households making up to
80% of the County Area Median Income (“AMI”) while 20% will be designated for households earning up to 120% AMI.
Based on AMI categories, the 2023 Rent Limits by Persons by Bedroom range from $524 to $4,053. Based on targeting households that
make up to 80% of the County AMI, potential rents limits for these 40 units can range between $1,398 and $2,316; for 120%, it ranges
from $2,097 to $3,3,474. As proposed, units at the Subject will fall within these thresholds, as annually adjusted for the AMI.
AMI Category 1 Person Limit ($)2 Person Limit ($)3 Person Limit ($)4 Person Limit ($)
30%$20,970 $23,970 $26,970 $29,940
50%$34,950 $39,950 $44,950 $49,900
60%$41,940 $47,940 $53,940 $59,880
80%$55,920 $63,920 $71,920 $79,840
120%$83,880 $95,880 $107,880 $119,760
140%$97,860 $111,860 $125,860 $139,720
Collier County Housing Income Limits, 2023
AMI Category 0 Bedroom Limit ($)1 Bedroom Limit ($)2 Bedroom Limit ($)3 Bedroom Limit ($)4 Bedroom Limit ($)
30%$524 $561 $674 $778 $868
50%$873 $936 $1,123 $1,297 $1,447
60%$1,048 $1,123 $1,348 $1,557 $1,737
80%$1,398 $1,498 $1,798 $2,076 $2,316
120%$2,097 $2,247 $2,697 $3,114 $3,474
140%$2,446 $2,621 $3,146 $3,633 $4,053
Collier County Housing Rent Limits, 2023
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Income and Net Worth
Economic & Demographic Overview
The highest median household income and net worth in Southwest Florida is in Collier County; this County represents one of the most
affluent in the entire state of Florida. In 2022, the median household income in Collier County was approximately $20,000 more than the
state of Florida and $15,000 more than neighboring Lee County. The older demographic, combined with higher earning potential, resulted
in a median net worth in the County that was $144,000 more than Florida as a whole and $75,000 than Lee County. Over the next five
years, income is projected to increase for all households earning more than $75,000, with the most notable increases in households
earning between $150,000 and $199,999.
Source: ESRI
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$85K
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
$80,000
$90,000
Collier County
HH. Income (2022)
$304K
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
Collier County
Net Worth (2022)
-27.6%-28.7%-22.1%-14.9%
-3.6%
5.5%
20.0%
38.5%
22.9%
-40.0%
-30.0%
-20.0%
-10.0%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
Less than
$15,000
$15,000 to
$24,999
$25,000 to
$34,999
$35,000 to
$49,999
$50,000 to
$74,999
$75,000 to
$99,999
$100,000 to
$149,999
$150,000 to
$199,999
$200,000
or Greater
Change in Household Income (2022 to 2027)
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Annual Employment Growth vs. Unemployment – Collier County
Economic & Demographic Overview
Employment growth in Collier County was robust following the COVID-19 pandemic, with the region adding more than 17,000 positions
in 2021 and 2022. Zonda projects employment growth to continue over the next five years, albeit at slower pace than average for the
County. The County’s unemployment rate ended 2022 at 2.8% and is projected to below 4% through 2027. Even as a destination for
retirees, employment growth and a stable, low unemployment rate are generally good indicators of the overall strength of the economy in
Collier County.
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
9.0%
10.0%
11.0%
12.0%
-12,500
-10,000
-7,500
-5,000
-2,500
0
2,500
5,000
7,500
10,000
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F Unemployment RateAnnual Non-Farm Employment GrowthPrior Year Change Unemployment RateSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Non-Farm Employment 123,142 129,725 135,942 142,508 145,483 150,825 155,408 148,317 156,367 165,375 166,520 169,369 172,287 174,754 177,154
Prior Year Change 4,600 6,583 6,217 6,567 2,975 5,342 4,583 (7,092)8,050 9,008 1,145 2,849 2,918 2,467 2,400
Annual % Change 3.9%5.3%4.8%4.8%2.1%3.7%3.0%-4.6%5.4%5.8%0.7%1.7%1.7%1.4%1.4%
Unemployment Rate 7.4%6.2%5.3%4.7%4.2%3.6%3.2%7.4%3.7%2.8%3.1%3.8%3.9%3.9%3.9%
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L12M Job Growth by Sector – Collier County
Economic & Demographic Overview
Job growth in Collier County was led by Education & Health Services, while Leisure & Hospitality, a highly seasonal sector that was
heavily impacted by the effects from Hurricane Ian in September 2023, lost more than 1,600 positions over the past twelve months.
Much of these losses are from two hotels that experienced significant damages as well as the numerous establishments that were
destroyed. Even with these losses, Leisure & Hospitality remains the second largest sector in Collier County, driven by the numerous
restaurants, resorts, golf courses, and tourist destinations in the area. As businesses have begun to rebuild, other sectors such as
Construction & Mining and Trade, Transportation, and Utilities have experienced considerable job growth.
144 41
-105
366
1,058
412
-1,614
222
-288
412
-2,000
-1,500
-1,000
-500
0
500
1,000
1,500
Financial
Activities
Information Professional &
Business Services
Construction &
Mining
Education &
Health Services
Government Leisure &
Hospitality
Manufacturing Other Services Trade, Transp.
and UtilitiesAnnual Non-Farm Employment GrowthSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)
Category Financial
Activities Information
Professional &
Business
Services
Construction &
Mining
Education &
Health Services Government Leisure &
Hospitality Manufacturing Other Services Trade, Transp.
and Utilities
Current Month (May-2023)10,276 1,391 20,764 19,113 25,956 14,148 27,794 5,581 9,188 31,410
Current Month (May-2022)10,131 1,351 20,869 18,747 24,898 13,736 29,408 5,358 9,477 30,998
12-Month Change 144 41 -105 366 1,058 412 -1,614 222 -288 412
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Historical Household Growth – Collier County
Economic & Demographic Overview
Collier County experienced record household growth in 2021; in 2022, although well above average, household growth slowed
considerably, adding more than 3,400 households. As much of this decline was a result of the devastation associated with Hurricane Ian,
Moody’s forecasts that increased household growth will rebound in 2023 and remain above average through 2027.
0
1,000
2,000
3,000
4,000
5,000
6,000
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FAnnual Household GrowthSource: Moody's Analytics; U.S. Census Bureau (BOC)
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Total Households 139,749 142,231 144,121 145,733 146,741 147,455 150,246 152,384 157,927 161,361 166,822 171,994 177,075 182,301 187,664
Prior Year Change 2,720 2,482 1,890 1,612 1,008 713 2,791 2,138 5,544 3,434 5,461 5,173 5,080 5,227 5,363
Annual % Change 2.0%1.8%1.3%1.1%0.7%0.5%1.9%1.4%3.6%2.2%3.4%3.1%3.0%3.0%2.9%
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Historical Population Growth – Collier County
Economic & Demographic Overview
While household growth in Collier County slowed in 2022, overall population growth was well above average at almost 15,000 people.
Moody’s forecasts that while the area’s population growth will continue to exceed historical averages, it will not be as dramatic in 2023,
and will return to more normalized growth through 2027.
0
2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FAnnual Population GrowthSource: Moody's Analytics; U.S. Census Bureau (BOC)
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Total Population 337,864 344,578 350,702 356,615 361,033 364,330 369,801 377,423 386,812 401,657 412,814 421,531 429,712 438,163 447,248
Prior Year Change 6,182 6,714 6,124 5,913 4,418 3,296 5,471 7,622 9,389 14,845 11,157 8,717 8,181 8,451 9,084
Annual % Change 1.9%2.0%1.8%1.7%1.2%0.9%1.5%2.1%2.5%3.8%2.8%2.1%1.9%2.0%2.1%
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Historical Income Growth – Collier County
Economic & Demographic Overview
Median income in Collier County has generally well outpaced the median income for the United States as a whole; in 2022, however,
income in these two geographies was nearly identical. This equalization was due to back-to-back declines in median household income in
Collier County that was unmatched by the nation as a whole. Moody’s forecasts that median income in Collier County will continue to
increase through 2027, remaining comparable to the median income for the United States.
$60,000
$62,500
$65,000
$67,500
$70,000
$72,500
$75,000
$77,500
$80,000
$82,500
$85,000
$87,500
$90,000
-12%
-10%
-8%
-6%
-4%
-2%
0%
2%
4%
6%
8%
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F Median IncomeAnnual Change in Median IncomeAnnual % Change Median Income (Real)US Median Income
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Median Income (Real)$71,758 $72,930 $73,034 $73,712 $74,494 $76,531 $81,950 $82,158 $75,755 $71,596 $72,740 $74,086 $74,653 $75,559 $76,180
Annual % Change 1.9%1.6%0.1%0.9%1.1%2.7%7.1%0.3%-7.8%-5.5%1.6%1.8%0.8%1.2%0.8%
Median Income - United States $65,200 $65,216 $65,583 $65,634 $66,814 $66,066 $70,317 $70,897 $71,164 $70,210 $72,096 $73,244 $73,886 $74,521 $75,162
Annual % Change -0.6%0.0%0.6%0.1%1.8%-1.1%6.4%0.8%0.4%-1.3%2.7%1.6%0.9%0.9%0.9%
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Residential permit issuances in Collier County are historically driven by single family permits, although there were near record multi-
family permits recorded in 2021. Moody’s forecasts that permits will decline in 2023, primarily due to a 14% decline in multi-family
permits. Permits are then forecasted to rebound through 2027, with mixed performance from the multi-family sector and generally stable
single-family permits.
Residential Permit Issuances – Collier County
Economic & Demographic Overview
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FResidential Building PermitsSFD Building Permits MF Building Permits Historical AverageSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Total Building Permits 2,678 3,610 4,060 3,829 4,194 4,386 3,991 4,473 6,766 5,497 4,904 6,040 6,487 6,482 6,082
Annual % Change 66.1%34.8%12.5%-5.7%9.5%4.6%-9.0%12.1%51.3%-18.8%-10.8%23.2%7.4%-0.1%-6.2%
SFD Building Permits 1,760 2,477 3,078 2,892 2,930 3,253 3,300 3,256 4,380 3,524 3,207 3,723 4,288 4,636 4,631
Annual % Change 35.8%40.7%24.3%-6.0%1.3%11.0%1.4%-1.3%34.5%-19.6%-9.0%16.1%15.2%8.1%-0.1%
MF Building Permits 918 1,133 982 937 1,264 1,133 691 1,217 2,386 1,974 1,697 2,317 2,198 1,846 1,451
Annual % Change 190.5%23.4%-13.3%-4.6%34.9%-10.4%-39.0%76.1%96.1%-17.3%-14.0%36.5%-5.1%-16.0%-21.4%
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Home affordability in Collier County declined significantly in 2022 due to rising prices and rising interest rates; it is projected to fall again
in 2023 to near record low affordability. Moody’s forecasts the Affordability Index to rise slowly through 2027. Should it continue as
forecasted, this trend will represent one of the longest periods of unaffordability in the area. The development of multi-family units at the
Subject will help provide housing to those unable to purchase a home due to unattainable home purchase prices.
Affordability – Collier County
Economic & Demographic Overview
76 72
58
47
54
90
151
137 137 140
114
93 90 93 92 90
107 105
87
57 53
61 65 65 66
0
25
50
75
100
125
150
175
2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FAffordability IndexSource: Moody's Analytics; National Association of Realtors (NAR)
Collier, FL County - Moody's Analytics Five-Year Forecast
Category 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F
Affordability Index 114.4 93.5 89.9 93.0 92.3 90.2 107.0 104.7 87.5 57.2 53.0 60.6 64.5 65.4 66.4
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Appendix
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Collier County Apartment Rental Availability
Appendix
https://www.colliercountyhousing.com/wp-content/uploads/Jan-2024-Apartment-Survey-020724-1355.pdfPage 4776 of 5415
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Collier County Apartment Rental Availability
Appendix
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2024 Office Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 18,400 50%9,200 18,108 50%9,054 (146)(29,200)
Information 2,104 25%526 2,153 25%538 12 2,450
Professional/Business Services 61,726 50%30,863 62,085 50%31,043 179 35,900
Education/Health Services 31,325 20%6,265 32,224 20%6,445 180 35,960
Leisure/Hospitality 36,624 5%1,831 38,191 5%1,910 78 15,670
Other Services 17,950 10%1,795 18,342 10%1,834 39 7,840
Government 14,863 20%2,973 15,319 20%3,064 91 18,240
Non-Traditional Office Users
Mining 3,559 2.0%71 3,657 2.0%73 2 392
Construction 23,396 2.0%468 23,310 2.0%466 (2)(344)
Manufacturing 5,861 2.0%117 5,826 2.0%117 (1)(140)
Wholesale Trade 6,120 2.0%122 6,260 2.0%125 3 560
Retail Trade 26,235 2.0%525 26,450 2.0%529 4 860
Transportation/Utilities 6,844 2.0%137 6,695 2.0%134 (3)(596)
Total 255,007 15%54,893 258,620 15%55,331 438 87,592
Annual Average 87,592
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)87,592 - 87,592
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)876 - 2,628
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):1,752
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2023 to 2024
2023 2024 2023 to 2024
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2025 Office Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 18,108 50%9,054 18,858 50%9,429 375 75,000
Information 2,153 25%538 2,163 25%541 3 500
Professional/Business Services 62,085 50%31,043 63,730 50%31,865 823 164,500
Education/Health Services 32,224 20%6,445 33,201 20%6,640 195 39,080
Leisure/Hospitality 38,191 5%1,910 39,042 5%1,952 43 8,510
Other Services 18,342 10%1,834 18,645 10%1,865 30 6,060
Government 15,319 20%3,064 15,461 20%3,092 28 5,680
Non-Traditional Office Users
Mining 3,657 2.0%73 3,654 2.0%73 (0)(12)
Construction 23,310 2.0%466 23,476 2.0%470 3 664
Manufacturing 5,826 2.0%117 5,911 2.0%118 2 340
Wholesale Trade 6,260 2.0%125 6,427 2.0%129 3 668
Retail Trade 26,450 2.0%529 26,853 2.0%537 8 1,612
Transportation/Utilities 6,695 2.0%134 6,839 2.0%137 3 576
Total 258,620 15%55,331 264,260 15%56,847 1,516 303,178
Annual Average 303,178
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)303,178 - 303,178
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)3,032 - 9,095
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):6,064
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2024 to 2025
2024 2025 2024 to 2025
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2026 Office Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 18,858 50%9,429 19,596 50%9,798 369 73,800
Information 2,163 25%541 2,173 25%543 3 500
Professional/Business Services 63,730 50%31,865 65,100 50%32,550 685 137,000
Education/Health Services 33,201 20%6,640 34,204 20%6,841 201 40,120
Leisure/Hospitality 39,042 5%1,952 39,895 5%1,995 43 8,530
Other Services 18,645 10%1,865 18,948 10%1,895 30 6,060
Government 15,461 20%3,092 15,606 20%3,121 29 5,800
Non-Traditional Office Users
Mining 3,654 2.0%73 3,650 2.0%73 (0)(16)
Construction 23,476 2.0%470 23,641 2.0%473 3 660
Manufacturing 5,911 2.0%118 5,992 2.0%120 2 324
Wholesale Trade 6,427 2.0%129 6,587 2.0%132 3 640
Retail Trade 26,853 2.0%537 27,235 2.0%545 8 1,528
Transportation/Utilities 6,839 2.0%137 6,985 2.0%140 3 584
Total 264,260 15%56,847 269,612 15%58,225 1,378 275,530
Annual Average 275,530
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)275,530 - 275,530
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)2,755 - 8,266
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):5,511
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2025 to 2026
2025 2026 2025 to 2026
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2027 Office Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Office Buildings
2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in Office
Buildings
No. Employed in
Office Buildings
Total Emp.
Growth in Office
Buildings
New Office Space
Needed 4/
Traditional Office Users
Finance Activities 19,596 50%9,798 20,321 50%10,161 363 72,500
Information 2,173 25%543 2,184 25%546 3 550
Professional/Business Services 65,100 50%32,550 66,483 50%33,242 692 138,300
Education/Health Services 34,204 20%6,841 35,228 20%7,046 205 40,960
Leisure/Hospitality 39,895 5%1,995 40,750 5%2,038 43 8,550
Other Services 18,948 10%1,895 19,250 10%1,925 30 6,040
Government 15,606 20%3,121 15,751 20%3,150 29 5,800
Non-Traditional Office Users
Mining 3,650 2.0%73 3,648 2.0%73 (0)(8)
Construction 23,641 2.0%473 23,806 2.0%476 3 660
Manufacturing 5,992 2.0%120 6,073 2.0%121 2 324
Wholesale Trade 6,587 2.0%132 6,744 2.0%135 3 628
Retail Trade 27,235 2.0%545 27,602 2.0%552 7 1,468
Transportation/Utilities 6,985 2.0%140 7,132 2.0%143 3 588
Total 269,612 15%58,225 274,972 15%59,606 1,382 276,360
Annual Average 276,360
Estimated Annual Capture: COLLIER COUNTY (%)100.0% - 100.0%
Notes:Est. Annual Office Space Absorption: COLLIER COUNTY (SF)276,360 - 276,360
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT PROPERTY (%) 5/1.0% - 3.0%
2/ Zonda Estimate Est. Annual Office Space Absorption: SUBJECT PROPERT (SF)2,764 - 8,291
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):5,527
4/ Assumes 200 square feet per employee for traditional office users
and 200 square feet per employee for non-traditional office users.
5/ Reflects estimated capture rate of the Subject site capture of office inventory
ESTIMATED DEMAND FOR OFFICE SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples, FL MSA
2026 to 2027
2026 2027 2026 to 2027
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2024 Industrial Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth in
Industrial Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 18,400 1%184 18,108 1%181 (3)(4,964)
Information 2,104 10%210 2,153 10%215 5 8,330
Professional/Business Services 61,726 5%3,086 62,085 5%3,104 18 30,515
Education/Health Services 31,325 5%1,566 32,224 5%1,611 45 76,415
Leisure/Hospitality 36,624 2%732 38,191 2%764 31 53,278
Other Services 17,950 10%1,795 18,342 10%1,834 39 66,640
Government 14,863 5%743 15,319 5%766 23 38,760
Non-Traditional Office Users
Mining 3,559 20%712 3,657 20%731 20 33,320
Construction 23,396 20%4,679 23,310 20%4,662 (17)(29,240)
Manufacturing 5,861 90%5,275 5,826 90%5,243 (32)(53,550)
Wholesale Trade 6,120 90%5,508 6,260 90%5,634 126 214,200
Retail Trade 26,235 25%6,559 26,450 25%6,613 54 91,375
Transportation/Utilities 6,844 50%3,422 6,695 50%3,348 (74)(126,650)
Total 255,007 26%34,472 258,620 26%34,707 234 398,429
Annual Average 398,429
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)25.0% - 30.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)99,607 - 119,529
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/4.0% - 5.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)3,984 - 5,976
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):4,980
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples MSA
2023 to 2024
2023 2024 2023 to 2024
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2025 Industrial Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth in
Industrial Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 18,108 1%181 18,858 1%189 8 12,750
Information 2,153 10%215 2,163 10%216 1 1,700
Professional/Business Services 62,085 5%3,104 63,730 5%3,187 82 139,825
Education/Health Services 32,224 5%1,611 33,201 5%1,660 49 83,045
Leisure/Hospitality 38,191 2%764 39,042 2%781 17 28,934
Other Services 18,342 10%1,834 18,645 10%1,865 30 51,510
Government 15,319 5%766 15,461 5%773 7 12,070
Non-Traditional Office Users
Mining 3,657 20%731 3,654 20%731 (1)(1,020)
Construction 23,310 20%4,662 23,476 20%4,695 33 56,440
Manufacturing 5,826 90%5,243 5,911 90%5,320 77 130,050
Wholesale Trade 6,260 90%5,634 6,427 90%5,784 150 255,510
Retail Trade 26,450 25%6,613 26,853 25%6,713 101 171,275
Transportation/Utilities 6,695 50%3,348 6,839 50%3,420 72 122,400
Total 258,620 26%34,707 264,260 26%35,333 626 1,064,489
Annual Average 1,064,489
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)25.0% - 30.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)266,122 - 319,347
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/4.0% - 5.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)10,645 - 15,967
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):13,306
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples MSA
2024 to 2025
2024 2025 2024 to 2025
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2026 Industrial Demand
Appendix
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth
in Industrial
Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 18,858 1%189 19,596 1%196 7 12,546
Information 2,163 10%216 2,173 10%217 1 1,700
Professional/Business Services 63,730 5%3,187 65,100 5%3,255 69 116,450
Education/Health Services 33,201 5%1,660 34,204 5%1,710 50 85,255
Leisure/Hospitality 39,042 2%781 39,895 2%798 17 29,002
Other Services 18,645 10%1,865 18,948 10%1,895 30 51,510
Government 15,461 5%773 15,606 5%780 7 12,325
Non-Traditional Office Users
Mining 3,654 20%731 3,650 20%730 (1)(1,360)
Construction 23,476 20%4,695 23,641 20%4,728 33 56,100
Manufacturing 5,911 90%5,320 5,992 90%5,393 73 123,930
Wholesale Trade 6,427 90%5,784 6,587 90%5,928 144 244,800
Retail Trade 26,853 25%6,713 27,235 25%6,809 96 162,350
Transportation/Utilities 6,839 50%3,420 6,985 50%3,493 73 124,100
Total 264,260 26%35,333 269,612 26%35,932 599 1,018,708
Annual Average 1,018,708
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)25.0% - 30.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)254,677 - 305,612
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/5.0% - 7.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)12,734 - 21,393
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):17,063
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples MSA
2025 to 2026
2025 2026 2025 to 2026
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Appendix
Industry
Total
Employment 1/
Occupied in
Industrial
Buildings 2/
No. Employed in
Office Buildings
Total
Employment 3/
Occupied in
Industrial
Buildings
No. Employed in
Industrial Buildings
Total Emp. Growth
in Industrial
Buildings
New Industrial Space
Needed 4/
Traditional Office Users
Finance Activities 19,596 1%196 20,321 1%203 7 12,325
Information 2,173 10%217 2,184 10%218 1 1,870
Professional/Business Services 65,100 5%3,255 66,483 5%3,324 69 117,555
Education/Health Services 34,204 5%1,710 35,228 5%1,761 51 87,040
Leisure/Hospitality 39,895 2%798 40,750 2%815 17 29,070
Other Services 18,948 10%1,895 19,250 10%1,925 30 51,340
Government 15,606 5%780 15,751 5%788 7 12,325
Non-Traditional Office Users
Mining 3,650 20%730 3,648 20%730 (0)(680)
Construction 23,641 20%4,728 23,806 20%4,761 33 56,100
Manufacturing 5,992 90%5,393 6,073 90%5,466 73 123,930
Wholesale Trade 6,587 90%5,928 6,744 90%6,070 141 240,210
Retail Trade 27,235 25%6,809 27,602 25%6,901 92 155,975
Transportation/Utilities 6,985 50%3,493 7,132 50%3,566 74 124,950
Total 269,612 26%35,932 274,972 26%36,527 595 1,012,010
Annual Average 1,012,010
Estimated Annual Capture: OUTLYING COLLIER COUNTY (%)27.5% - 32.0%
Notes:Est. Annual Industrial Space Absorption: OUTLYING COLLIER COUNTY (SF)278,303 - 323,843
1/ Per Woods and Poole Economics, Inc.Estimated Annual Capture: SUBJECT (%) 5/5.0% - 7.0%
2/ Zonda Estimate Est. Annual Industrial Space Absorption: SUBJECT (SF)13,915 - 22,669
3/ Per Woods and Poole Economics, Inc.Annual Average (SF):18,292
4/ Assumes 1,700 square feet per employee for traditional industrial users
and 1,700 square feet per employee for non-traditional industrial users.
5/ Reflects estimated capture rate of the Subject's capture of industrial inventory
ESTIMATED DEMAND FOR INDUSTRIAL SPACE (BASED ON EMPLOYMENT GROWTH) - MEYERS/ WOODS AND POOLE MODEL
Naples MSA
2026 to 2027
2026 2027 2026 to 2027
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Collier County SRA
Appendix
Collier County Planning
SRA Name Allowed/Developed MFDU Total DUs
(Mix)
Affordable
Housing
Hotel
Units
Retail/Service
SqFt
Ave Maria, Town of Allowed 2,150 11,000 300 1,078,943
Ave Maria, Town of Developed 478 4,141 -235,222
Bellmar Village Allowed 2,200 2,750 --
Bellmar Village Developed
Bellmar Village Min/Max Min 10%Max Total
Combined
Big Cypress, Town of Allowed 3,546 4,432 882 -comm'l #
Big Cypress, Town of Developed
Big Cypress, Town of Min/Max Min 10%Min 2,427 Min 882
Brightshore Village Allowed 1,600 2,000 Comm'l #
Brightshore Village Developed
Brightshore Village Min/Max Min 10%Max Total
Combined
Collier Rod & Gun
Club CRD
Allowed -225
Collier Rod & Gun
Club CRD
Developed
Collier Rod & Gun
Club CRD
Min/Max
Hyde Park Village Allowed 1,000 1,800 --
Hyde Park Village Developed 75
Hyde Park Village Min/Max Min 300,
Max
1,000
Max Total
Combined
Rivergrass Village Allowed 2,500 2,500 --
Rivergrass Village Developed -
Rivergrass Village Min/Max Min 250 Max Total
Combined
Allowed Totals 12,996 24,707 882 300 1,078,943
Developed Totals 478 4,216 --235,222
NOTE: Some Totals may not equal the sum of the components due to the Minimums and Maximums required or allowed.
ALF/CCRC = Assisted Living Facility/Continuing Care Comp Planning = K = thousand
SqFt = Square Feet Max = Maximum CRD = Compact Rural Development
SFDU = Single Family Dwelling Unit BCC = Board of County FAR = Floor Area Ratio
MFDU = Multi-Family Dwelling Unit TAZ = Traffic Analysis Zone Comm'l = Commercial
Abbreviations:
SRA = Stewardship Receiving Area Res. # = Resolution Number Min = Minimum
3,738 --
Min 62.5K, Max
100K
21,089 1,475 1,108,440
2,250 300 100,000
75
Max 1,500 FAR for
Comm'l sqft
Min 2,250, max
5,000
1,500 -45,000
225 5,000
Min 10% SF,
10% attached
Max 300 Min 106K, max
120K
Min 10% SF,
10% attached
Min 753,440
1,800 300 120,000
3,989 300 753,440
Min 10% SF,
10% attached
Min 68,750,
Max 85K
3,663 --
2,475 300 85,000
Stewardship Receiving Areas (SRAs)
SFDU ALF/CCRC
Units
Commercial
SqFt
8,850 275 -
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Collier County SRA
Appendix
Collier County Planning
SRA Name Allowed/Developed Office
SqFt
Medical
SqFt
Civic
SqFt
Industrial/
Warehouse
SqFt
Warehouse
SqFt
Recreational
Building SqFt
Commercial
SqFt
University
Students
Oratory
SqFt
Course
Holes
Ave Maria, Town of Allowed --184,000 711,000 40,400 --6,000 63
Ave Maria, Town of Developed --22,319 420,353 40,400 --1,900 18
Bellmar Village Allowed --27,500 -------
Bellmar Village Developed
Bellmar Village Min/Max Min
27,500
Big Cypress, Town of Allowed comm'l #-86,000 650,000 -----
Big Cypress, Town of Developed
Big Cypress, Town of Min/Max Min
66,480
Brightshore Village Allowed Comm'l #-20,000 -100,000 ----
Brightshore Village Developed
Brightshore Village Min/Max Min 20K Max 100K
Collier Rod & Gun
Club CRD
Allowed
Collier Rod & Gun
Club CRD
Developed
Collier Rod & Gun
Club CRD
Min/Max
Hyde Park Village Allowed --18,000 -15,000 30,000 ---
Hyde Park Village Developed
Hyde Park Village Min/Max Min
18,000
Rivergrass Village Allowed --25,000 ------18
Rivergrass Village Developed
Rivergrass Village Min/Max min
25,000
Allowed Totals --360,500 1,361,000 140,400 15,000 30,000 6,000 -81
Developed Totals --22,319 420,353 40,400 --1,900 -18
Stewardship Receiving Areas (SRAs)
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Collier County SRA
Appendix
Collier County Planning
SRA Name Allowed/Developed Res. #
BCC
Approval
Date
Estimated
Build
Out Year
Total
Acres
2000 TAZ
(Comp
Planning)
Ave Maria, Town of Allowed 05-123 6/14/2005 2027 5,026.94 387, 387.2,
389.1
Ave Maria, Town of Developed
Bellmar Village Allowed 21-120 6/8/2021 2033 999.74 386.3,
386.4
Bellmar Village Developed
Bellmar Village Min/Max
Big Cypress, Town of Allowed 23-127 6/27/2023 2043 1,544.46 386.3,
386.4
Big Cypress, Town of Developed
Big Cypress, Town of Min/Max
Brightshore Village Allowed 22-209 12/13/2022 2034 681.50 392
Brightshore Village Developed
Brightshore Village Min/Max
Collier Rod & Gun
Club CRD
Allowed 23-183 10/10/2023 2028 259.60 386.1
Collier Rod & Gun
Club CRD
Developed
Collier Rod & Gun
Club CRD
Min/Max
Hyde Park Village Allowed 20-102 6/9/2020 2030 642.52 390.1
Hyde Park Village Developed
Hyde Park Village Min/Max
Rivergrass Village Allowed 20-24 1/28/2020 2032 997.53 390.2,
386.3,
386.4
Rivergrass Village Developed
Rivergrass Village Min/Max
Allowed Totals 10,152.29
Developed Totals
Stewardship Receiving Areas (SRAs)
Page 4791 of 5415
Thank you!
Zonda
435 S. Cedros Ave, Suite 304
Solana Beach, CA 92075
(877) 966-3210
Page 4792 of 5415
NIM #1 SUMMARY
Page 4793 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
Memorandum
To: Michele Mosca & Nancy Gundlach, Collier County Growth
Management Division
From: Alexis Crespo, RVi Planning + Landscape Architecture, Inc.
Date: May 7, 2024
Subject: Tamiami Trail Mixed Use District GMPA & Tamiami Trail 58-Acre
MPUD (PL20230007470 & 20230007471)
Neighborhood Information Meeting Summary
RVI Planning + Landscape Architecture, Inc. and Tamiami Trail East Acreage, LLC conducted
a neighborhood informational meeting (NIM) for the Tamiami Trail Mixed Use District GMPA
& Tamiami Trail 58-Acre MPUD on Tuesday, May 7, 2024, at 5:30 p.m. at the Collier County
South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL, 34113.
No attendees came to the meeting or attended via Zoom, other than the Applicant, Property
Owner, Consultant Team, and a member of Collier County Staff. A copy of the legal notice,
affidavit of publication, a copy of the letter sent to the surrounding property owners and a list
of the surrounding property owners are attached as Exhibit “A”.
The meeting concluded at approximately 5:45 pm.
Page 4794 of 5415
Page 4795 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
April 22, 2024
RE: Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA
PL20230007470 & PL20230007471
Dear Property Owner:
Please be advised that Tamiami Trail East Acreage, LLC has filed two concurrent applications
(PL20230007470 & PL20230007471) with Collier County. These applications are seeking
approval of: (1) a Growth Management Plan Amendment (GMPA) for a site-specific
amendment to the Future Land Use Element and Map to create the Tamiami Trail Mixed Use
Subdistrict; and (2) a Planned Unit Development Rezone (PUDZ). The Applications will allow
for the development of up 100,000 square feet of commerce park uses, and 400 dwelling units
on the subject property, of which 40 dwelling units will be affordable housing units priced for
households earning up to 80% of the Area Median Income and 80 dwelling units will be
affordable housing units priced for households earning up to 120% of the Area Median
Income.
The Tamiami 58-acres Mixed Use Planned Unit Development (MPUD) Property totals 58 +/-
acres. The portion of the Property containing the Tamiami Trial Mixed Use Subdistrict totals
50 +/- acres. The Property is generally on the north side of Tamiami Trail East (US-41) and
800+/- feet west of Basik Drive in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information
Meeting will be held to provide you an opportunity to hear a presentation about these
applications and ask questions. The Neighborhood Information Meeting will be held on
Tuesday, May 7, 2024, at 5:30 p.m. at the Collier County South Regional Library, 8065
Lely Cultural Pkwy, Naples, FL 34113, Meeting Room A.
Attending virtually is also available via Zoom. Please visit www.zoom.us, click on “Join A
Meeting” in the top right corner, and enter Zoom Meeting ID: 871 1240 7708, Passcode:
0000.
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.
Should you have questions prior to the meeting, please contact me directly at (239) 908-
3421 or JMedina@RViPlanning.com
Thank you,
RVi Planning + Landscape Architecture
Josephine Medina, AICP
Project Manager
Page 4796 of 5415
RVi Planning + Landscape Architecture | 2 of 2
Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA
PL20230007470 & PL20230007471
Page 4797 of 5415
1NAME1NAME2NAME3NAME4NAME5NAME6ADDISON, PAMELA GAYE15518 RIO PONACE CTNAPLES, FL 34114---0AHERN, JAMES8982 SHENENDOAH CIRCLENAPLES, FL 34113---0ALLTEL COMMUNICATIONS INCPO BOX 2549ADDISON, TX 75001---0ALVINE, ROBERT J27 ORION VIEW DRWEST GREENWICH, RI 02817---0ASHER, FREDERICK & NORMA8917 LELY ISLAND CIRNAPLES, FL 34113---2613BAIO, GERARD J15503 RIO PONACE CTNAPLES, FL 34114---0BARATTO, JOSEPH15478 RIO PONACE CTNAPLES, FL 34114---0BARBARA JOYCE MCCARTHY TRUST523 101ST AVE NNAPLES, FL 34108---3202BARBIERI WADE LLC3935 TREASUE COVE CIRCLENAPLES, FL 34114---0BEIFUS JR, ANDREW104 BRANDYWYNE DRFLORHAM PARK, NJ 07932---0BISHOP, ALLERT C18019 GREENWOOD DRNAPLES, FL 34114---0BOULDER WEST APTS #9 LLC4 DARK HORSE DRW YELLOWSTONE, MT 59758---0BRUCE BAGSHAW TRUST8500 STATE ROUTE 124HILLSBORO, OH 45133---0BUGAI, BRADLEY P & LYNNE M15500 RIO PONACE CTNAPLES, FL 34114---0CEMEX CONSTRUCTION MATERIALSPO BOX 2883WEST PALM BEACH, FL 33402---0CHESTER JAY CHESSLO TRUST32121 EUPHORIA DRNAPLES, FL 34114---0CLAYTON D & KATHLEEN L KRUSE2885 HORSESHOE DRIVE SBURLINGTON, WI 53105---0COLLIER CNTY3535 3RD AVE SWNAPLES, FL 34104---0CRAFT, JAMES WSALLY J CRAFTNAPLES, FL 34117---0CURRENTS CDD2301 NORTHEAST 37TH STFORT LAUDERDALE, FL 33308---0DALE HADEL FAMILY TRUST501 TIGER TAIL CTMARCO ISLAND, FL 34145---0DESIMONE, VINCENT & SONIA15474 RIO PONACE CTNAPLES, FL 34114---0DEY, KEVIN D & NANCY3939 SKYWAY DRNAPLES, FL 34112---0DICKENS, RORY & JANET E530 S COLLIER BLVD #1103MARCO ISLAND, FL 34145---0DJP LAND TRUST873 3RD ST SNAPLES, FL 34102---0DONAHUE, MICHAEL427 PAPAYA STREETBOX 117GOODLAND, FL 34140---0DONITHAN, KINCH & JAMI15484 RIO PONACE CTNAPLES, FL 34114---0DWYER, ANDREW ERIN & WANDA C15479 RIO PONACE CTNAPLES, FL 34114---0ESPLANADE BY THE ISLANDS28100 BONITA GRANDE DRIVE STE 102STE 102BONITA SPRINGS, FL 34135---0FERRIS, STEPHEN DUNCAN9471 LAGOMAR CTNAPLES, FL 34114---0FLOATING INTEREST CORPPO BOX 716MARCO ISLAND, FL 34146---0G W FISHELL PAINTING INCPO BOX 223MARCO ISLAND, FL 34146---223GEIER, DANIEL JAY & BRENDA15514 RIO PONACE CTNAPLES, FL 34114---0GEORGE, NANCY L2345 LANTERN LNNAPLES, FL 34102---0GEORGINA M LOPEZ LIV TRUST5871 SW 52ND TERRMIAMI, FL 33155---0GIBSON FAMILY TRUST8800 MUSTANG ISLAND CIRNAPLES, FL 34113---0GILGORE, GARY S & BETH E15250 ARPINO CTNAPLES, FL 34114---0GIURA FAMILY TRUST939 73RD STBROOKLYN, NY 11228---0GRIFFIN III, JOHN A15491 RIO PONACE CTNAPLES, FL 34114---0GSI NAPLES 220 BASIK DRIVE INC6805 MORRISON BLVDSTE 250CHARLOTTE, NC 28211---0HABITAT FOR HUMANITY11145 TAMIAMI TRL ENAPLES, FL 34113---7753HERMAN, MITCHELL8939 REDONDA DRNAPLES, FL 34114---0HICKS, KATHY ANN15499 RIO PONACE CTNAPLES, FL 34114---0HIDE OUT STORAGE LLC3910 WINDOLYN CIR SMEMPHIS, TN 38133---0HUNT FAMILY TRUST580 TRIPOLI CTMARCO ISLAND, FL 34145---0INTERNATIONAL CAPITAL20 N MARTINGALE RDSTE 180SCHAUMBURG, IL 60173---0JANE E MEYERING FAMILY TRUSTPO BOX 314BYRON CENTER, MI 49315---0JEAN M TAYLOR REV TRUST1330 CAXAMBAS CTMARCO ISLAND, FL 34145---0JOI TRUST15470 RIO PONACE CTNAPLES, FL 34114---0KBR VENTURES LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0KERNAN FAMILY TRUST700 LA PENINSULA BLVD #106NAPLES, FL 34113---0KILPATRICK, MICHAEL14531 STILLWATER WAYNAPLES, FL 34114---0KOHLI, SUNNY15488 RIO PONACE CTNAPLES, FL 34114---0KUESTER FAMILY REV LIV TRUST35150 320TH STREETRICHVILLE, MN 56576---0KURT T SATRYB TRUST7611 CRIBBINS RDGREENWOOD, MI 48006---0LAND ART REAL ESTATE LLC537 TONBRIDGE CTPERRYSBURG, OH 43551---5210LE TRE SORELLE NAPLES CORP471 MUNROE AVESLEEPY HOLLOW, NY 10591---0Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition:PL20230007471 & PL20230007470 | Buffer: 1000' | Date: 3/11/24 | Site Location: Tamiami 57 Acres Copy of POList_1000.xlsPage 4798 of 5415
2LEVY NAPLES HOLDING LLC4131 W HALLANDALE BEACH BLVDHOLLYWOOD, FL 33023---4449LINDSEY FAMILY TRUST2418 CHICORY LNNAPLES, FL 34105---0MADISON, MORTON JAMES15507 RIO PONACE CTNAPLES, FL 34114---0MARKOVICAN, JOSIF & VIORIKA15487 RIO PONACE CTNAPLES, FL 34114---0MATTLIND LLCPO BOX 452SMYRNA, DE 19977---0MICHAEL L BAYSINGER TRUST13303 COCHRAN RDMARION, IL 62959---0MOLINARO JR, PIETRO & AMY S15510 RIO PONACE CTNAPLES, FL 34114---0MOLOCZYJ ET AL, JOSEPH2300 S PARK AVESTREAMWOOD, IL 60107---2972NAPLES BIG CYPRESS INDUSTRIAL PARK CONDO ASSOCIATION INC PARK CONDO ASSOCIATION INC STE 215NAPLES, FL 34104---0NBC LAND HOLDINGS LLC2338 IMMOKALEE RD STE 109NAPLES, FL 34110---0NBC LAND HOLDINGS LLC7593 CORDOBA CIRNAPLES, FL 34109---0NBC NORTH LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0NBC RV LLC2338 IMMOKALEE RD, STE 109NAPLES, FL 34110---0NELSON, ROBERT JEREMIAH1630 N COPELAND DRMARCO ISLAND, FL 34145---0ODUM, TIMOTHY I1202 LUDLAM CTMARCO ISLAND, FL 34145---0OPALACZ, MARK P & SHARON M16784 KELLER LAKE DRORLAND HILLS, IL 60487---0PANOS, PHILIP J14310 MANCHESTER DRNAPLES, FL 34114---0PAUL A COSENTINO REV TRUST2011 NW 56TH STBOCA RATON, FL 33496---0PAUL J STANFORD R/L TRUST191 LOTHROP RDGROSSE POINTE FA, MI 48236---0PAVICHEVICH, MICHAEL BORIS720 S COLLIER BLVD #904MARCO ISLAND, FL 34145---0PIGNATA III, JOSEPH PETER3937 SAPPHIRE WAYNAPLES, FL 34114---0PRATUS, JONATHAN172 GULFSTREAM STREETMARCO ISLAND, FL 34145---0PROPERTY RESERVE INCPO BOX 511196SALT LAKE CITY, UT 84151---1196REIMAN, ROBERT K & SHARON LPO BOX 862MARCO ISLAND, FL 34146---0REMBERTON FAMILY TRUST3812 ISALA DEL SOL WAYNAPLES, FL 34114---0RENNER, DAVID A12434 BACK MASSILLON ROADORRVILLE, OH 44667---0RIALTO WAY GROUP LLC1263 RIALTO WAY # 201NAPLES, FL 34114---0RISBARA III, ROCCO C287 BLACK POINT RDSCARBOROUGH, ME 04074---0RITORNARO, JOSEPH & JULIE15511 RIO PONACE CTNAPLES, FL 34114---3157RULI, ENIS15492 RIO PONACE CTNAPLES, FL 34114---0SHEA, RODERICK B14672 KELSON CIRNAPLES, FL 34114---0SHNIPER, SAMUEL & PAMELA1061 BOND CTMARCO ISLAND, FL 34145---4509SIMMS, ANTHONY JOHN236 SEMINOLE CTMARCO ISLAND, FL 34145---4118SMYRNA READY MIX CONCRETE LLC1000 HOLLINGHEAD CIRMURFREESBORO, TN 37129---0STIRS INVSTMNT GROUP LLC1547 CAXAMBAS COURTMARCO ISLAND, FL 34145---0STORMWIND PROPERTIES LLC4150 98TH AVE SFARGO, ND 58104---0TAYLOR MORRISON OF FLA INC551 N CATTLEMEN RD STE 200SARASOTA, FL 34232---0TGL ENTERPRISES INC315 NEW MARKET RD EIMMOKALEE, FL 34142---3509TODD E HENSLEY REV TRUST1290 RIVERHEAD AVEMARCO ISLAND, FL 34145---0TOMIN, CAROLYN B3823 COTTON GREEN PATH DRNAPLES, FL 34114---9479WAS, MICHAELPO BOX 120CLARENDON HILLS, IL 60514---0WIEROWSKI, NANCY & JAMES6486 WARWICK AVENAPLES, FL 34113---0WILLENBORG, ROBERT G1302 MINI HILLS DREFFINGHAM, IL 62401---0NBC HIDEOUT CONDOMINIUM195 BASIK DRNAPLES, FL 34114Copy of POList_1000.xlsPage 4799 of 5415
NIM #2 SUMMARY
Page 4800 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
Memorandum
To: Michele Mosca & Nancy Gundlach, Collier County Growth
Management Division
From: Alexis Crespo, RVi Planning + Landscape Architecture, Inc.
Date: January 8, 2025
Subject: Tamiami Trail Mixed Use District GMPA & Tamiami Trail 58-Acre
MPUD (PL20230007470 & 20230007471)
Neighborhood Information Meeting #2 Summary
RVI Planning + Landscape Architecture, Inc. and Tamiami Trail East Acreage, LLC conducted
a neighborhood informational meeting (NIM) for the Tamiami Trail Mixed Use District GMPA
& Tamiami Trail 58-Acre MPUD on Monday, January 6, 2025, at 5:30 p.m. at the Collier
County South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL,
34113.
One (1) attendee came to the meeting via Zoom, other than the Applicant, Property Owners,
Consultant Team, and members of Collier County Staff. A copy of the legal notice, affidavit of
publication, a copy of the letter sent to the surrounding property owners and a list of the
surrounding property owners are attached as Exhibit “A”. A copy of the PowerPoint presented
is attached as Exhibit “B” and the audio recording is attached as Exhibit “C”. The sole attendee
was Robert Stoico.
Following a brief presentation outlining the project, the following questions were asked by Mr.
Stoico and property owner Paul Cosentino, along with the Applicant’s responses.
Question 1: What is the property currently used for?
RESPONSE: The property is vacant.
Question 2: Where is the concrete batch plant in relation to the property?
RESPONSE: The concrete batch plant is to the east of the site (with location
pointed out on screen).
Question 3: Will the proposed residential uses be impacted by the concrete batch plant?
RESPONSE: There will be buffers along the property line closest to the batch
plant to include shrubs and plantings. Also, the majority of the eastern property
line is intended for non-residential uses for a compatible transition. A minor
portion of the eastern boundary is designated as residential.
Question 4: Where will the residential units go? Will this be housing for service industry
workers?
Page 4801 of 5415
RVi Planning + Landscape Architecture | 2 of 2
RESPONSE: The Applicant pointed to the residential tracts. Yes, a portion of the
units will be rent- or sales-price restricted to meet the County’s affordability
requirements. That is a fair statement.
Question 5: Do you have lakes/stormwater on the property and how will stormwater work?
RESPONSE: The plan has dry detention areas as well as lakes that will capture
the stormwater and allow the water to be cleaned prior to leaving the site. The
stormwater will be designed to meet all water quality standards and ensure the
water leaves the site at the same rate as prior to development.
Question 6: Can the units be rented or for sale?
RESPONSE: Yes, they can be for sale or rented.
Question 7: What is the status of the Army Corps of Engineers (ACOE) permit? When will you
be able to start construction? By Fall of 2025?
RESPONSE: The Applicant has applied for the ACOE permit and it is under
review concurrently with the rezoning. Fall of 2025 is realistic for start of
construction.
Question 8: I live in Esplanade of the Islands. How will this project impact my property?
RESPONSE: We believe this project will be an enhancement to the area. This
will be mixed use and not heavy industrial. It has been well designed with an
enhanced buffer along Tamiami Trail. The mini-warehouse use requires a
substantial setback from Tamiami Trail.
Question 9: What will the mini-warehouse look like? Will it be buildings with garage doors?
How big will the units be?
RESPONSE: The intended mini-warehouse use is intended to look like the newer
prototypes that look like office buildings with the units accessed internal to the
building. We have not designed the building yet, and there may be some
overhead doors, but the intent is not for one-story buildings with garage doors
to access each unit externally. We have not determined the internal unit sizes at
this time.
Question 9: Are there plans to expand Tamiami Trail in this area?
RESPONSE: There are no specific plans currently to widen the road.
Question 10: Are there plans for a gas station on this property.
RESPONSE: No.
The Agent thanked attendees for their questions and provided contact information for future
questions. The meeting concluded at approximately 5:50 pm.
Page 4802 of 5415
Page 4803 of 5415
Page 4804 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
December 19, 2024
RE: Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA PL20230007470 & PL20230007471
Dear Property Owner:
Please be advised that Tamiami Trail East Acreage, LLC has filed two concurrent
applications (PL20230007470 & PL20230007471) with Collier County. These applications
are seeking approval of: (1) a Growth Management Plan Amendment (GMPA) for a site-
specific amendment to the Future Land Use Element and Map to create the Tamiami Trail
Mixed Use Subdistrict; and (2) a Planned Unit Development Rezone (PUDZ). The
Applications will allow for the development of up to 180,000 square feet of non-residential
uses, and 400 dwelling units on the subject property.
The Tamiami 58-acres Mixed Use Planned Unit Development (MPUD) Property totals 58 +/-
acres. The portion of the Property containing the Tamiami Trial Mixed Use Subdistrict totals
50 +/- acres. The Property is generally on the north side of Tamiami Trail East (US-41) and
800+/- feet west of Basik Drive in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information
Meeting will be held to provide you an opportunity to hear a presentation about these
applications and ask questions. The Neighborhood Information Meeting will be held on
Monday, January 6, 2025, at 5:30 p.m. at the Collier County South Regional Library,
8065 Lely Cultural Pkwy, Naples, FL 34113, Meeting Room B.
Attending virtually is also available via Zoom. Please visit www.zoom.us, click on “Join A
Meeting” in the top right corner, and enter Zoom Meeting ID: 884 1017 6128, Passcode:
113439.
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.
Should you have questions prior to the meeting, please contact me directly at (239) 850-
8525 or acrespo@RViPlanning.com
Thank you,
RVi Planning + Landscape Architecture
Alexis Crespo, AICP
Vice President of Planning
Page 4805 of 5415
RVi Planning + Landscape Architecture | 2 of 2
Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA
PL20230007470 & PL20230007471
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1NAME1NAME2NAME3NAME4NAME5NAME6ADDISON, PAMELA GAYE15518 RIO PONACE CTNAPLES, FL 34114---0AHERN, JAMES8982 SHENENDOAH CIRCLENAPLES, FL 34113---0ALLTEL COMMUNICATIONS INCPO BOX 2549ADDISON, TX 75001---0ALVINE, ROBERT J27 ORION VIEW DRWEST GREENWICH, RI 02817---0ASHER, FREDERICK & NORMA8917 LELY ISLAND CIRNAPLES, FL 34113---2613BAIO, GERARD J15503 RIO PONACE CTNAPLES, FL 34114---0BARATTO, JOSEPH15478 RIO PONACE CTNAPLES, FL 34114---0BARBARA JOYCE MCCARTHY TRUST523 101ST AVE NNAPLES, FL 34108---3202BARBIERI WADE LLC3935 TREASUE COVE CIRCLENAPLES, FL 34114---0BEIFUS JR, ANDREW104 BRANDYWYNE DRFLORHAM PARK, NJ 07932---0BISHOP, ALLERT C18019 GREENWOOD DRNAPLES, FL 34114---0BOULDER WEST APTS #9 LLC4 DARK HORSE DRW YELLOWSTONE, MT 59758---0BRUCE BAGSHAW TRUST8500 STATE ROUTE 124HILLSBORO, OH 45133---0BUGAI, BRADLEY P & LYNNE M15500 RIO PONACE CTNAPLES, FL 34114---0CEMEX CONSTRUCTION MATERIALSPO BOX 2883WEST PALM BEACH, FL 33402---0CHESTER JAY CHESSLO TRUST32121 EUPHORIA DRNAPLES, FL 34114---0CLAYTON D & KATHLEEN L KRUSE2885 HORSESHOE DRIVE SBURLINGTON, WI 53105---0COLLIER CNTY3535 3RD AVE SWNAPLES, FL 34104---0CRAFT, JAMES WSALLY J CRAFTNAPLES, FL 34117---0CURRENTS CDD2301 NORTHEAST 37TH STFORT LAUDERDALE, FL 33308---0DALE HADEL FAMILY TRUST501 TIGER TAIL CTMARCO ISLAND, FL 34145---0DESIMONE, VINCENT & SONIA15474 RIO PONACE CTNAPLES, FL 34114---0DEY, KEVIN D & NANCY3939 SKYWAY DRNAPLES, FL 34112---0DICKENS, RORY & JANET E530 S COLLIER BLVD #1103MARCO ISLAND, FL 34145---0DJP LAND TRUST873 3RD ST SNAPLES, FL 34102---0DONAHUE, MICHAEL427 PAPAYA STREETBOX 117GOODLAND, FL 34140---0DONITHAN, KINCH & JAMI15484 RIO PONACE CTNAPLES, FL 34114---0DWYER, ANDREW ERIN & WANDA C15479 RIO PONACE CTNAPLES, FL 34114---0ESPLANADE BY THE ISLANDS28100 BONITA GRANDE DRIVE STE 102STE 102BONITA SPRINGS, FL 34135---0FERRIS, STEPHEN DUNCAN9471 LAGOMAR CTNAPLES, FL 34114---0FLOATING INTEREST CORPPO BOX 716MARCO ISLAND, FL 34146---0G W FISHELL PAINTING INCPO BOX 223MARCO ISLAND, FL 34146---223GEIER, DANIEL JAY & BRENDA15514 RIO PONACE CTNAPLES, FL 34114---0GEORGE, NANCY L2345 LANTERN LNNAPLES, FL 34102---0GEORGINA M LOPEZ LIV TRUST5871 SW 52ND TERRMIAMI, FL 33155---0GIBSON FAMILY TRUST8800 MUSTANG ISLAND CIRNAPLES, FL 34113---0GILGORE, GARY S & BETH E15250 ARPINO CTNAPLES, FL 34114---0GIURA FAMILY TRUST939 73RD STBROOKLYN, NY 11228---0GRIFFIN III, JOHN A15491 RIO PONACE CTNAPLES, FL 34114---0GSI NAPLES 220 BASIK DRIVE INC6805 MORRISON BLVDSTE 250CHARLOTTE, NC 28211---0HABITAT FOR HUMANITY11145 TAMIAMI TRL ENAPLES, FL 34113---7753HERMAN, MITCHELL8939 REDONDA DRNAPLES, FL 34114---0HICKS, KATHY ANN15499 RIO PONACE CTNAPLES, FL 34114---0HIDE OUT STORAGE LLC3910 WINDOLYN CIR SMEMPHIS, TN 38133---0HUNT FAMILY TRUST580 TRIPOLI CTMARCO ISLAND, FL 34145---0INTERNATIONAL CAPITAL20 N MARTINGALE RDSTE 180SCHAUMBURG, IL 60173---0JANE E MEYERING FAMILY TRUSTPO BOX 314BYRON CENTER, MI 49315---0JEAN M TAYLOR REV TRUST1330 CAXAMBAS CTMARCO ISLAND, FL 34145---0JOI TRUST15470 RIO PONACE CTNAPLES, FL 34114---0KBR VENTURES LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0KERNAN FAMILY TRUST700 LA PENINSULA BLVD #106NAPLES, FL 34113---0KILPATRICK, MICHAEL14531 STILLWATER WAYNAPLES, FL 34114---0KOHLI, SUNNY15488 RIO PONACE CTNAPLES, FL 34114---0KUESTER FAMILY REV LIV TRUST35150 320TH STREETRICHVILLE, MN 56576---0KURT T SATRYB TRUST7611 CRIBBINS RDGREENWOOD, MI 48006---0LAND ART REAL ESTATE LLC537 TONBRIDGE CTPERRYSBURG, OH 43551---5210LE TRE SORELLE NAPLES CORP471 MUNROE AVESLEEPY HOLLOW, NY 10591---0Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition:PL20230007471 & PL20230007470 | Buffer: 1000' | Date: 3/11/24 | Site Location: Tamiami 57 Acres Copy of POList_1000.xlsPage 4807 of 5415
2LEVY NAPLES HOLDING LLC4131 W HALLANDALE BEACH BLVDHOLLYWOOD, FL 33023---4449LINDSEY FAMILY TRUST2418 CHICORY LNNAPLES, FL 34105---0MADISON, MORTON JAMES15507 RIO PONACE CTNAPLES, FL 34114---0MARKOVICAN, JOSIF & VIORIKA15487 RIO PONACE CTNAPLES, FL 34114---0MATTLIND LLCPO BOX 452SMYRNA, DE 19977---0MICHAEL L BAYSINGER TRUST13303 COCHRAN RDMARION, IL 62959---0MOLINARO JR, PIETRO & AMY S15510 RIO PONACE CTNAPLES, FL 34114---0MOLOCZYJ ET AL, JOSEPH2300 S PARK AVESTREAMWOOD, IL 60107---2972NAPLES BIG CYPRESS INDUSTRIAL PARK CONDO ASSOCIATION INC PARK CONDO ASSOCIATION INC STE 215NAPLES, FL 34104---0NBC LAND HOLDINGS LLC2338 IMMOKALEE RD STE 109NAPLES, FL 34110---0NBC LAND HOLDINGS LLC7593 CORDOBA CIRNAPLES, FL 34109---0NBC NORTH LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0NBC RV LLC2338 IMMOKALEE RD, STE 109NAPLES, FL 34110---0NELSON, ROBERT JEREMIAH1630 N COPELAND DRMARCO ISLAND, FL 34145---0ODUM, TIMOTHY I1202 LUDLAM CTMARCO ISLAND, FL 34145---0OPALACZ, MARK P & SHARON M16784 KELLER LAKE DRORLAND HILLS, IL 60487---0PANOS, PHILIP J14310 MANCHESTER DRNAPLES, FL 34114---0PAUL A COSENTINO REV TRUST2011 NW 56TH STBOCA RATON, FL 33496---0PAUL J STANFORD R/L TRUST191 LOTHROP RDGROSSE POINTE FA, MI 48236---0PAVICHEVICH, MICHAEL BORIS720 S COLLIER BLVD #904MARCO ISLAND, FL 34145---0PIGNATA III, JOSEPH PETER3937 SAPPHIRE WAYNAPLES, FL 34114---0PRATUS, JONATHAN172 GULFSTREAM STREETMARCO ISLAND, FL 34145---0PROPERTY RESERVE INCPO BOX 511196SALT LAKE CITY, UT 84151---1196REIMAN, ROBERT K & SHARON LPO BOX 862MARCO ISLAND, FL 34146---0REMBERTON FAMILY TRUST3812 ISALA DEL SOL WAYNAPLES, FL 34114---0RENNER, DAVID A12434 BACK MASSILLON ROADORRVILLE, OH 44667---0RIALTO WAY GROUP LLC1263 RIALTO WAY # 201NAPLES, FL 34114---0RISBARA III, ROCCO C287 BLACK POINT RDSCARBOROUGH, ME 04074---0RITORNARO, JOSEPH & JULIE15511 RIO PONACE CTNAPLES, FL 34114---3157RULI, ENIS15492 RIO PONACE CTNAPLES, FL 34114---0SHEA, RODERICK B14672 KELSON CIRNAPLES, FL 34114---0SHNIPER, SAMUEL & PAMELA1061 BOND CTMARCO ISLAND, FL 34145---4509SIMMS, ANTHONY JOHN236 SEMINOLE CTMARCO ISLAND, FL 34145---4118SMYRNA READY MIX CONCRETE LLC1000 HOLLINGHEAD CIRMURFREESBORO, TN 37129---0STIRS INVSTMNT GROUP LLC1547 CAXAMBAS COURTMARCO ISLAND, FL 34145---0STORMWIND PROPERTIES LLC4150 98TH AVE SFARGO, ND 58104---0TAYLOR MORRISON OF FLA INC551 N CATTLEMEN RD STE 200SARASOTA, FL 34232---0TGL ENTERPRISES INC315 NEW MARKET RD EIMMOKALEE, FL 34142---3509TODD E HENSLEY REV TRUST1290 RIVERHEAD AVEMARCO ISLAND, FL 34145---0TOMIN, CAROLYN B3823 COTTON GREEN PATH DRNAPLES, FL 34114---9479WAS, MICHAELPO BOX 120CLARENDON HILLS, IL 60514---0WIEROWSKI, NANCY & JAMES6486 WARWICK AVENAPLES, FL 34113---0WILLENBORG, ROBERT G1302 MINI HILLS DREFFINGHAM, IL 62401---0NBC HIDEOUT CONDOMINIUM195 BASIK DRNAPLES, FL 34114Copy of POList_1000.xlsPage 4808 of 5415
TAMIAMI-58 ACRE(PUDZ)& TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT (GMPA)
NEIGHBORHOOD INFORMATION MEETING
JANUARY 6 , 2025
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TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT 2
ZOOM TUTORIAL
Welcome to our HYBRID ZOOM Neighborhood Meeting!
Please keep your speaker on MUTE during our brief presentation
Following the presentation, we will open the meeting for Q&A
Please type in questions using the “Chat” Tool – we will read these aloud and respond
Please use the “raise hand” tool to indicate desire to speak after we go through written questions
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ZOOM TUTORIAL
MUTE BUTTON CHAT TOOL
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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4
ZOOM TUTORIAL
RAISE HAND TOOL
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5
PROPERTY OVERVIEW
58.22+/-acres
Tamiami Trail East
Vacant/Previously approved for mining
Zoned Rural Agricultural (A)
Rural Fringed Mixed Use (RFMUD) - Receiving
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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CURRENT FUTURE LAND USE AND ZONING MAP
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Current FLUM Current Zoning
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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PROPOSED FUTURE LAND USE AND ZONING MAP
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Proposed Future Land Use Proposed Zoning
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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GMPA & PUD REZONING REQUEST
Rezone 58 +/- Acres from A to MPUD and creation of the Tamiami Trail 50-Acre Mixed Use Subdistrict
Maximum of 400 dwelling units (6.9 dwelling units/acre)
If developed as a rental community, 30% of units will be reserved for affordable housing (120 units)
If developed as a “for sale” community, 15% of the units will be reserved for affordable housing (60 units)
Maximum of 180,000 SF of non-residential uses
Up to 100,000 SF of commercial, office or light industrial/economic development uses
Up to 80,000 SF of mini-warehouse uses
Deviation for interior street design
10.94-acre preserve area along NW property line
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
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MAY 7, 2024 10
FLORIDA STAR DEVELOPMENT QUALITY
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
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COUNTY PROCESS:
GMPA & Planned Development Rezone
Planning
Environmental
Traffic, Utilities & Supportive Infrastructure
Schools
Local Construction Plan Approval, State & Federal Permits
Detailed Site Plan, Allows for actual construction activities to commence
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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NEXT STEPS:
Planning Commission Hearing – February 20th
Board of County Commissioners Hearing – March 25th
File Development Order Application & Apply for Permits
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on March 25, 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, FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING
THE LAND USE DESIGNATION OF PROPERTY FROM AGRICULTURAL/RURAL DESIGNATION,
RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS TO AGRICULTURAL/RURAL MIXED
USE DISTRICT, TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT, TO ALLOW UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF NON -
RESIDENTIAL USES, AND UP TO 80,000 GROSS SQUARE FEET OF MINI-WAREHOUSE USE, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI
TRAIL EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL
EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST,
CONSISTING OF 50 ACRES. [PL20230007471]
AND
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 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 A RURAL AGRICULTURAL (A) ZONING
DISTRICT PARTLY WITHIN THE AIRPORT ZONING OVERLAY TO A MIXED USE PLANNED UNIT
DEVELOPMENT (MPUD) ZONING DISTRICT PARTLY WITHIN THE AIRPORT ZONING OVERLAY
TO BE KNOWN AS TAMIAMI 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,00 0 GROSS SQUARE FEET OF
COMMERCIAL AND LIGHT INDUSTRIAL USES, AND UP TO AN ADDITIONAL 80,000 GROSS
SQUARE FEET OF MINI-WAREHOUSE USE, ON PROPERTY LOCATED NORTH OF TAMIAMI TRAIL
EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL EAST
AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, IN COLLIER
COUNTY, FLORIDA, CONSISTING OF 58.22± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230007470]
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A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials 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 is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, plea se call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
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BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Jennifer Hansen
Deputy Clerk (SEAL)
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