Agenda 04/08/2025 Item # 9B (Ordinance - Amending Ord. 2021-18 the NC Square Mixed-Use PUD)4/8/2025
Item # 9.B
ID# 2024-2208
Executive Summary
This item requires ex-parte disclosure to be provided by the Commission members. Should a hearing be held on this
item, all participants are required to be sworn in. Recommendation to approve an Ordinance amending Ordinance
Number 2021-18, the NC Square Mixed-Use Planned Unit Development, to decrease the commercial uses from 44,400
square feet to 36,500 square feet of gross floor area, remove the 12,000-square-foot daycare use and increase the
maximum residential units from 129 to 205 with affordable housing. The property is located at the southwest corner of
Immokalee Road and Catawba Street, approximately 1.6 miles west of Wilson Boulevard in Section 29, Township 48
South, Range 27 East, Collier County, Florida, consisting of 24.4± acres, and provides an effective date. (Companion to
Item 9.A.)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced
petition, render a decision regarding this rezoning petition, and ensure the project is in harmony with all the applicable
codes and regulations to ensure that the community's interests are maintained.
CONSIDERATIONS: The property is located at the southwest corner of Immokalee Road and Catawba Street,
approximately 1.6 miles west of Wilson Boulevard in Section 29, Township 48 South, Range 27 East, Collier County,
Florida, consisting of 24.4± acres. This petition seeks to amend Ordinance Number 2021-18, the NC Square Mixed-Use
Planned Unit Development, to decrease the commercial uses from 44,400 square feet to 36,500 square feet of gross floor
area, remove the 12,000-square-foot daycare use and increase the maximum residential units from 129 to 205 with
affordable housing. The subject property is comprised of two parcels and is owned by HAA Capital, LLC.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
PUDR-PL20230017979, NC Square, on February 20, 2025, and voted 6-0 to forward this petition to the Board with a
recommendation of approval. There were no changes to the PUD; however, there was opposition at the CCPC meeting,
and letters of objection were received. As such, this petition will be placed on the Regular Agenda.
This item advances the Collier County Strategic Plan Objective within Community Development to support
comprehensive affordable housing opportunities.
FISCAL IMPACT: The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset
the impact of each new development on public facilities. These impact fees are used to fund projects identified in the
Capital Improvement Element of the Growth Management Plan (GMP) as needed to maintain the adopted Level of
Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit
review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the
Planning Commission to analyze this petition.
GROWTH MANAGEMENT IMPACT:
The companion GMPA (PL20230017980- NC Square Mixed Use Overlay) is submitted as a small-scale
comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). According to Florida
Statutes, the request is heard only once by the Collier County Planning Commission (CCPC) and the Board. If the
Board approves, the proposed ordinance is adopted and transmitted to the Florida Department of Commerce.
The GMP amendment requested is approximately 24.4± acres and is located at the southwest corner of Immokalee
Road and Catawba Street, approximately 1.6 miles west of Wilson Boulevard in section 29, township 48 south,
range 27 east, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and
Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission
(CCPC), is found in the proposed Ordinance’s Exhibit “A.”
The process for adopting a small-scale comprehensive plan amendment requires (in part) that the following
statutory standards be met [followed by staff analysis in bracketed and italicized text].
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ID# 2024-2208
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains
to a 24.4-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of
the local government’s comprehensive plan but only proposes a land-use change to the future land-use
map for a site-specific small-scale development activity. However, text changes that relate directly to and
are adopted simultaneously with the small-scale future land use map amendment shall be permissible
under this section. [This amendment is for a site-specific Future Land Use Map change and directly
related text changes.]
(c) The property that is the subject of the proposed amendment is not located within an area of critical
state concern unless the project subject to the proposed amendment involves the construction of affordable
housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern
designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject
property is not within an Area of Critical State Concern.]
(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan
pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is
approved.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff
makes the following findings and conclusions:
The purpose of this GMPA and companion PUDZ zoning petition is to decrease the commercial uses
from 44,400 square feet to 36,500 square feet of gross floor area, remove the 12,000 square foot daycare
use, and increase the maximum residential units from 129 to 205.
There are no adverse environmental impacts
· No historical or archaeological sites are affected by this amendment.
There is only one concern about impacts on other public infrastructure: the CCPC has required this
new project to connect to public water and sewers.
The use is generally compatible with surrounding development based upon the high-level review
conducted for a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUE and map. The complete
staff analysis of this petition is provided in the CCPC Staff Report.
Transportation Element: In evaluating this project, staff reviewed the applicant’s June 26, 2024, Traffic Impact
Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP)
using the 2023 and Draft 2024 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications, conditional use
petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall
countywide density or intensity of permissible development, with consideration of their impact on the
overall County transportation system, and shall not approve any petition or application that would directly
access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway
segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to operate below an
adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved. A petition or application has significant impacts if the traffic impact
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ID# 2024-2208
statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or
exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is considered significant up to the point where it is equal to or
exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project’s significant impacts on all
roadways.”
Staff finding: According to the TIS provided with this petition, the proposed development will generate a projected
total of +/- 267 PM peak hour, 2-way trips on the adjacent roadway segments of Immokalee Road. This represents
a reduction of (+/- 200 fewer) PM peak hour trips on the adjacent road network. The proposed trips generated by
this development will occur on the following adjacent roadway links according to the current 2023 and draft 2024
AUIR:
Roadway/
Link
Link 2023
AUIR
LOS
2024
AUIR
LOS
(Draft)
Current Peak
Hour Peak
Direction
Volume/Peak
Direction
2023
Remaining
Capacity
2024
Remaining
Capacity
(Draft)
Immokalee
Road/43.2
Logan Blvd
to Collier
Blvd.
F F 3,200/East
(352)
Existing Trip
Bank Deficient
(428)
Existing Trip
Bank Deficient
Immokalee
Road/44.0
Collier Blvd
to Wilson
Blvd.
E F 3,300/East
20
Expected Trip
Bank Deficient
2024
(423)
Existing Trip
Bank Deficient
Immokalee
Road/45.0
Wilson to
Oil Well
Road
D E 3,300/East
414
Expected Trip
Bank Deficient
2030
(82)
Existing Trip
Bank Deficient
Collier
Blvd/30.1
Immokalee
Road to
Vanderbilt
Beach Road
D C 3,000/North 744
787
Wilson
Blvd/118.0
Immokalee
Road to
Golden Gate
Blvd.
B C 900/South 463 365
Randall
Blvd/132.0
Immokalee
Road to 8th
Street NE
D F 900/East
92
Expected Trip
Bank Deficient
2029
(279)
Existing Trip
Bank Deficient
1. The petitioner provided the June 26, 2024 Traffic Impact Statement as the P.M. Peak Hour/Peak Direction Project Traffic source.
Staff notes the following regarding the adjacent road network and scheduled improvements: Randall Boulevard
from Immokalee Road to 8th is a committed link widening improvement; phase one and two of the Vanderbilt
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Beach Road Extension are scheduled for construction within the Five-Year Capital Improvement Element and are
anticipated to provide relief to the Immokalee Road corridor and this network.
Florida Statute 163.3180 bullet points:
• Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share
when applicable. The above-noted improvements are projected to address the impact of development.
• Facilities determined to be deficient with existing, committed, and vested trips plus projected background traffic
from any source other than the development shall be removed from the proportionate share calculation.
• The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining
entity.
• Applicant must receive a credit for the anticipated road impact fees.
• Applicant will pay the required Collier County road impact fees as building permits are issued for the project.
Based on the TIS provided by the applicant, the 2023 and 2024 AUIRs, the road network improvements noted
above, and the proposed PUD Amendment are projected to generate +/- 200 fewer PM peak hour trips on the
road network compared to the currently approved PUD, and Florida State Statute 163.3180 the subject PUD
can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Transportation Planning staff finds this petition consistent with the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff have found this
project consistent with the Conservation & Coastal Management Element (CCME). The project site consists of
24.40 acres of native vegetation. A minimum of 6.10 (25%) acres of native vegetation shall be placed under
preservation and dedicated to Collier County.
GMP Conclusion: The PUDR is inconsistent with the GMP unless the Board approves the companion
GMPA first or concurrently with the PUDR, and the uses and intensities align.
LEGAL CONSIDERATIONS:
This is an amendment to the existing NC Square Mixed Use Planned Unit Development (Ordinance No. 2021-18).
The burden falls upon the applicant for the amendment to prove that the proposal is consistent with all of the
criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denial
that such denial is not arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the
amendment does not meet one or more of the listed criteria.
Criteria for PUD Amendments
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and
other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other
instruments or for amendments in those proposed, particularly as they may relate to arrangements or
provisions to be made for the continuing operation and maintenance of such areas and facilities that
are not to be provided or maintained at public expense? Findings and recommendations of this type
shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed PUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include
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restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the
development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the
adequacy of available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with PUD regulations, or as to desirable modifications of such regulations in
the particular case, based on determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and
the Growth Management Plan elements?
10. Will the proposed PUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested PUD Rezone result in the possible creation of an isolated district unrelated to
adjacent and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment
necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic
deemed incompatible with surrounding land uses because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in
accordance with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with
existing zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the County?
23. Consider: Whether it is impossible to find other adequate sites in the County for the proposed use in
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districts already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would
be required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
25. Consider: The impact of development resulting from the proposed PUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier
County Growth Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the PUD rezone request that the Board of
County Commissioners deem important in protecting public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials
supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from
interested persons, and the oral testimony presented at the Board hearing as these items relate to these criteria.
Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the
applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. This item
has been approved as to form and legality and requires an affirmative vote of four for Board approval (HFAC)
RECOMMENDATIONS: To approve the applicant’s request to amend the MPUD, subject to the approval of the
companion GMPA. Furthermore, the rezone seeks to rescind the previous Affordable Housing Agreement between
Collier County and Immokalee Square, LLC. As such, staff recommends terminating the existing Affordable Housing
Agreement if the PUDR is approved; see Attachment B – Termination Agreement.
PREPARED BY: Timothy Finn, AICP, Planner III, Zoning Division
ATTACHMENTS:
1. Staff Report - NC Square MPUD PUDR
2. Supplemental Staff Report 2-3-2025 - NC Square MPUD PUDR
3. Attachment A - Proposed Ordinance
4. Attachment B - Termination Agreement 11-18-24
5. Attachment C - Approved Waiver - NC Square
6. Attachment D - Opposition Letters
7. Attachment E - Backup Materials
8. Attachment F - Hearing Advertising Signs
9. Attachment G - Revised Hearing Advertising Signs
10. legal ad - agenda IDs 24-2273 & 24-2208 - NC Square GMPA & PUDR-PL20230017980, PL20230017979 - 4-8-25 BCC
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PUDR-PL20230017979 NC Square MPUD Page 1 of 23
Revised: December 19, 2024
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT
HEARING DATE: JANUARY 16, 2025
SUBJECT: PUDR-PL20230017979; NC SQUARE MIXED-USE PLANNED UNIT
DEVELOPMENT (MPUD) REZONE
COMPANION ITEM: PL20230017980; NC SQUARE MIXED-USE
OVERLAY GROWTH MANAGEMENT PLAN (GMPA)
AMENDMENT
______________________________________________________________________________
PROPERTY OWNER/AGENTS:
Owner:
HAA Capital, LLC
2055 Trade Center Way
Naples, FL 34108
Agents:
Jessica Harrelson, AICP Richard D. Yovanovich, Esq
Peninsula Engineering Coleman, Yovanovich & Koester, P.A.
2600 Golden Gate Parkway 4001 Tamiami Trail N, Suite 300
Naples, FL 34105 Naples, FL 34103
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider a
petition amending Ordinance Number 2021-18, as amended, the NC Square Mixed-Use Planned
Unit Development to decrease the commercial uses from 44,400 square feet to 36,500 square feet
of gross floor area, remove the daycare use, and increase the maximum residential units from
129 to 249 with affordable housing. Furthermore, a companion Growth Management Plan
Amendment (GMPA-PL20230017980) is requested to achieve the requested changes.
GEOGRAPHIC LOCATION:
The property is located at the southwest corner of Immokalee Road and Catawba Street,
approximately 1.6 miles west of Wilson Boulevard in Section 29, Township 48 South, Range 27
East, Collier County, Florida, consisting of 24.4± acres (See the Location Map on page 2 of this
Staff Report.)
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Revised: December 19, 2024
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Revised: December 19, 2024
PURPOSE AND DESCRIPTION OF PROJECT:
The site consists of two vacant and undeveloped parcels. These parcels front Immokalee Rd
(Parcel Nos. 00214160008 and 00214000003); they are zoned NC Square Mixed-Use Planned
Unit Development by Ordinance 2021-18.
The property owner requests that the PUD be amended to decrease the commercial uses from
44,400 square feet to 36,500 square feet of gross floor area, remove the daycare use, and increase
the maximum residential units from 129 to 249 with affordable housing. See the draft Ordinance,
Attachment A, for the requested changes.
Approximately 24.4± acres were zoned NC Square MPUD by Ordinance 21-18, approved on
April 27, 2021, which permitted 44,400 square feet of commercial uses, a 12,000 square foot
daycare, and a minimum of 120 and a maximum of 129 dwelling units with an affordable
housing agreement. The rezone further seeks to rescind the previous Affordable Housing
Agreement between Collier County and Immokalee Square, LLC. It is important to note that the
Board of County Commissioners will be asked to terminate the existing Affordable Housing
Agreement if the PUDR is approved, see Attachment B – Termination Agreement.
The top exhibit below shows the arrangement of commercial uses, residential uses, preserve area,
and access currently approved for the NC Square MPUD per Ordinance 21-18, followed by the
proposed Master Plan.
Master Plan Exhibit from NC Square MPUD (See Attachment E for Ordinance 21-18)
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PUDR-PL20230017979 NC Square MPUD Page 4 of 23
Revised: December 19, 2024
Proposed Master Plan for NC Square MPUD (See Attachment A for Draft Ordinance)
Per Ordinance 21-18 for the NC Square MPUD, the approved maximum zoned building height
for townhouses is 35 feet, 40 feet for multi-family or 42 feet for townhouses, and 47 feet for
multi-family maximum actual height, including architectural appurtenances. For commercial
uses, the approved maximum zoned building height is 35 feet, with an actual height of 42 feet.
The proposed PUD rezoning increases the density from 129 dwelling units (5.3 residential
dwelling units per acre) to 249 dwelling units (10.2 dwelling units per acre), decreases the
commercial uses from 44,400 square feet to 36,500 square feet of gross floor area, and removes
the daycare use. It is also important to note that currently, the PUD is limited to 463 two-way,
AM peak hour trips and 467 two-way, PM peak hour trips. The proposed PUD rezoning
decreases the trip generation rates to 226 two-way AM peak hour trips and 267 two-way PM
peak hour trips. Moreover, the companion GMPA petition (PL20230017980) seeks to achieve
the requested changes.
One additional deviation is requested. (See page 20 of the staff report for the deviation
discussion)
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PUDR-PL20230017979 NC Square MPUD Page 5 of 23
Revised: December 19, 2024
SURROUNDING LAND USE AND ZONING:
North: Immokalee Road, a six-lane road, South Florida Water Management
District (SFWMD) Cocohatchee Canal, and then a residential community
with a golf course, Twin Eagles with a zoning designation of A-MHO
RFMUD-Receiving
East: Undeveloped and developed landscape business with a zoning designation
of A-MHO RFMUD-Receiving
South: A landscape business and single-family residential known as Valencia
Trails with a zoning designation of A-MHO RFMUD-Receiving
West: Developed with single-family residential known as Valencia Trials, with a
zoning designation of A-MHO RFMUD-Receiving
Source: Aerial Photo (Peninsula Engineering)
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PUDR-PL20230017979 NC Square MPUD Page 6 of 23
Revised: December 19, 2024
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The 24.4±-acre subject site is currently vacant and
designated on the Future Land Use Map (FLUM) as Agricultural/Rural Designation,
Agricultural/Rural Mixed-Use District, NC Square Mixed-Use Overlay. The purpose of this
Agricultural/Rural Mixed-Use District is to protect and encourage agricultural activities,
conserve and preserve environmentally sensitive areas, provide for low-density residential
development, and other uses identified under the Agricultural/Rural Designation and the purpose
of the NC Square Overlay is to allow a minimum of 120 affordable housing residential units not
to exceed a maximum of 129 affordable housing residential units, a daycare center and allow
neighborhood commercial uses to serve surrounding residential areas and passerby-traffic.
Staff has reviewed the proposed project and have found that though there is a decrease in the
number of units that are intended to be affordable, the unit's commitment to lower incomes
ranging from 80%-100% of the area median income allows better opportunities to find more
permanent housing within Collier County. Regarding mobility, the subject property is located
along Immokalee Rd, which, based on the traffic impact statement, the proposed change will
result in a net reduction in overall traffic. Specifically, the proposed amendment produces 226
and 267 AM and PM peak hour net new two-way trips, respectively, which are under the
established 463 and 467 (AM and PM) two-way peak hour net trips established by the existing
approvals from 2021. The reduction in commercial square footage acknowledges the change in
need within the market area and a focus more on residential units. Lastly, an environmental
assessment was done by Environmental planning staff, and they identified the proposed changes
will not affect the previously identified and established preserve areas, making the proposed
changes consistent with the existing approvals.
During the Neighborhood Information Meeting (NIM) held back in July, multiple residents of
Valencia Trails expressed their opposition to this proposed project. The concerns raised by the
residents of the neighboring community included traffic, access to the signalized intersection on
Immokalee Rd, line of sight concerns, and environmental concerns. Furthermore, the residents
have organized and provided multiple letters of objection as well as a petition signed by multiple
members of the community in opposition to the proposed changes. (See Attachment D –
Opposition Letters)
Comprehensive Planning Staff believes that the petitioner has provided appropriate and relevant
data and analysis to address the statutory requirements for a Plan Amendment identified below;
however, based on all of the information provided, the proposal is in the upper limits of what
should or could be accepted by staff based on the results of the RFMUD restudy. Therefore, the
zoning staff's opinion is that the proposed density be reduced from a density of 10.2 units an
acre, or a total of 249 units, to 8 units an acre, or a total of 195 units, with the same commitments
for affordability as proposed. Staff believes that this would be more consistent with the goals and
policies of the RFMU overlay district and would also lend itself to be more compatible with the
adjacent Single-Family Residential development.
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Revised: December 19, 2024
Transportation Element: In evaluating this project, staff reviewed the applicant’s June 26,
2024, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of
the Growth Management Plan (GMP) using the 2023 and Draft 2024 Annual Update and
Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment
that is deficient as identified in the current AUIR, or which significantly impacts a
roadway segment or adjacent roadway segment that is currently operating and/or is
projected to operate below an adopted Level of Service Standard within the five year
AUIR planning period, unless specific mitigating stipulations are also approved. A
petition or application has significant impacts if the traffic impact statement reveals that
any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the
applicant and submitted as part of the traffic impact statement that addresses the
project’s significant impacts on all roadways.”
Staff findings: According to the Traffic Impact Study (TIS) provided with this petition the
proposed development will generate a projected total of +/- 267 PM peak hour, 2-way trips on
the adjacent roadway segments of Immokalee Road. This represents a reduction of (+/- 200
fewer) PM peak hour trips on the adjacent road network.
The proposed trips generated by this development will occur on the following adjacent roadway
links according to the current 2023 and draft 2024 AUIR:
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Revised: December 19, 2024
Roadway/Link Link 2023
AUIR
LOS
2024
AUIR
LOS
(Draft)
Current
Peak Hour
Peak
Direction
Volume/Peak
Direction
2023
Remaining
Capacity
2024
Remaining
Capacity
(Draft)
Immokalee
Road/43.2
Logan
Blvd to
Collier
Blvd
F F 3,200/East (352)
Existing
Trip Bank
Deficient
(428)
Existing
Trip Bank
Deficient
Immokalee
Road/44.0
Collier
Blvd to
Wilson
Blvd
E F 3,300/East 20
Expected
Trip Bank
Deficient
2024
(423)
Existing
Trip Bank
Deficient
Immokalee
Road/45.0
Wilson to
Oil Well
Road
D E 3,300/East 414
Expected
Trip Bank
Deficient
2030
(82)
Existing
Trip Bank
Deficient
Collier
Blvd/30.1
Immokalee
Road to
Vanderbilt
Beach
Road
D C 3,000/North 744
787
Wilson
Blvd/118.0
Immokalee
Road to
Golden
Gate Blvd
B C 900/South 463 365
Randall
Blvd/132.0
Immokalee
Road to 8th
Street NE
D F 900/East 92
Expected
Trip Bank
Deficient
2029
(279)
Existing
Trip Bank
Deficient
1. Source for P.M. Peak Hour/Peak Direction Project Traffic is June 26, 2024, Traffic Impact Statement provided by the
petitioner.
Staff notes the following regarding the adjacent road network and scheduled improvements:
Randall Boulevard from Immokalee Road to 8th is a committed link widening improvement;
phases one and two of Vanderbilt Beach Road Extension are scheduled for construction within
the Five-Year Capital Improvement Element and are anticipated to provide relief to the
Immokalee Road corridor and this network.
Florida Statute 163.3180 bullet points:
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Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share when applicable. The above noted improvements are projected to address the development impacts.
Facilities determined to be deficient with existing, committed, and vested trips plus projected background traffic from any source other than the development shall be removed from the proportionate share calculation.
The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining entity.
Applicant must receive a credit for the anticipated road impact fees.
Applicant will pay the required Collier County road impact fees as building permits are issued for the project.
Based on the TIS provided by the applicant, the 2023 and 2024 AUIRs, the road network
improvements noted above, as proposed PUD Amendment, are projected to generate +/- 200
fewer PM peak hour trips on the road network compared to the currently approved PUD, and
Florida State Statute 163.3180 the subject PUD can be found consistent with Policy 5.1 of the
Transportation Element of the Growth Management Plan. Transportation Planning staff finds
this petition consistent with the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff
have found this project consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 24.40 acres of native vegetation. A minimum of 6.10
(25%) acres of native vegetation shall be placed under preservation and dedicated to Collier
County.
GMP Conclusion: The PUDR is inconsistent with the GMP, unless the Board approves the
companion GMPA first or concurrent with the PUDR and the uses and intensities align.
STAFF ANALYSIS: Applications to rezone to or to amend PUDs shall be in the form of a PUD
Master Plan of development, along with a list of permitted and accessory uses and a development
standards table. The PUD application shall also include a list of developer commitments and any
proposed deviations from the Land Development Code (LDC). Staff has completed a
comprehensive evaluation of this land use petition, including the criteria upon which a
recommendation must be based, specifically noted in LDC Section 10.02.13.B.5, Planning
Commission Recommendation (commonly referred to as the “PUD Findings”), and Section
10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as “Rezone
Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC
uses the aforementioned criteria as the basis for its recommendation to the Board, who in turn
use the criteria to support their action on the rezoning or amendment request. An evaluation
relative to these subsections is discussed below under the heading “Zoning Services Analysis.”
In addition, staff offers the following analyses:
Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
ecological concerns. The proposed PUD changes will not affect any of the environmental
requirements of the PUD document, Ordinance 2021-018, as amended. The property is located
within Rural Fringe Mixed-Use (RFMU) Overlay Receiving Lands. The minimum PUD
preserve requirement is 6.10 acres (25% of 24.4± acres); the applicant has provided 6.20 acres of
preservation onsite. No listed plant or animal species were observed on the property; however,
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the property has suitable habitat for various listed species. Before the site clearing state of the
proposed development, additional observations for Big Cypress Fox Squirrel nests will be
needed. The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates
the presence of Black Bear (Ursus americanus floridanus) in the area. A black bear management
plan must be included in the SDP or PPL review. The subject property is located within core
foraging ranges for two Wood Stork (Mycteria americana) colonies. Consultation with FWC
may be needed to mitigate for impacts proposed onsite. The Environmental Data indicates the
subject property falls within FWC Secondary Florida Panther (Felis concolor coryi) habitat. (See
Attachment E – Backup Materials for Environmental Data) There were no observations of
panther onsite; however, consultation with FWS will be required to obtain panther mitigation.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utility Review: The project lies within the regional potable water service area and the North
Collier Water Reclamation Facility wastewater service area of the Collier County Water-Sewer
District (CCWSD). Water and wastewater services are available via existing infrastructure within
the adjacent right-of-way, and sufficient water and wastewater treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be
conveyed to the CCWSD at no cost to the County at the time of utility acceptance.
Landscape Review: The buffers labeled on the PUD Master Plan meet or exceed the LDC
minimum requirements.
Stormwater Review: This site is covered under the South Florida Water Management District
(SFWMD) Environmental Resource Permit (ERP 11-112231-P) with a permitted outfall
discharge connection directly west into the adjacent Valencia Trails development. Future
stormwater improvements will require appropriate permits from Collier County as well as a
modification to the existing SFWMD permit. There are no known objections to preventing
engagement with these agencies through the normal process, which will ensure consistency with
the rules and regulations of the Collier County Land Development Code (LDC) and the
SFWMD. Stormwater staff has reviewed the petition for compliance with the GMP and the LDC
and recommends approval of this project.
Historic Preservation Review: A Historical and Archaeological Survey and Assessment was
conducted at the subject property in 2018 during the initial entitlement process. This PUDR
petition is not seeking to change the commitments related to the archaeological site or the
preserve areas per the original 2021 approval as memorialized via Ordinance 21-18. It should be
noted that the applicant was required to submit a waiver from an updated Historical and
Archeological Survey and Assessment for this PUDR petition. As such, this waiver was heard
before the Historic/Archaeological Preservation Board (HAPB) at its February 16, 2024, meeting
and approved this waiver with no conditions. See Attachment C.
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Zoning Services Review: This PUD rezone request seeks to reduce the permitted commercial
intensity from 44,400 square feet to 36,500 square feet of gross floor area, increase residential
density from a maximum of 129 owner-occupied units (5.3 dwelling units per acre) to a
maximum of 249 rental units (10.2 dwelling units per acre), and to eliminate the 12,000 SF
daycare use. The rezone further seeks to rescind the previous Affordable Housing Agreement
between Collier County and Immokalee Square, LLC. It is important to note that the Board of
County Commissioners will be asked to terminate the existing Affordable Housing Agreement if
the PUDR is approved, see Attachment B – Termination Agreement.
Of the total dwelling units, 15% will be rented to households whose incomes are up to and
including 80% of the Area Median Income (AMI) for Collier County, and 15% will be rented to
households whose incomes are up to and including 100% of the AMI for Collier County and the
corresponding rent limits. These units will be committed for a period of 30 years from the date of
issuance of a certificate of occupancy of the first unit.
A site-specific, small-scale growth management plan amendment (SSGMPA) is being submitted
as a companion item to this rezone request to achieve the requested changes. Upon approval of
the SSGMPA, the request will be consistent with the County’s Growth Management Plan. The
proposed changes will decrease traffic trips from what is established in the NC Square Mixed-
Use Planned Unit Development (Ordinance 21-18).
Zoning staff has evaluated the proposed uses, intensity, density, and compatibility. The land use
pattern in the local area contains residential and a landscape nursery to the east of the PUD. Both
the residential and nursery properties are zoned Rural Agricultural (A) with a base density of 1
unit per 5 acres. The current zoning of the property is NC Square MPUD, which allows 129
residential units at 5.3 dwelling units per acre, 44,400 square feet of commercial uses, and a
daycare facility. The PUDR request is a density increase to 249 units at 10.2 units per acre, a
decrease of commercial uses from 44,400 to 36,500 square feet, and a removal of the daycare
facility. These changes are requested to accommodate the current market.
The Master Plan illustrates slight modifications to the water management areas, internal roads in
the commercial areas, and an increase to the landscape buffer on the western boundary of the
PUD. The proposed modifications to the commercial and residential development standards are
generally consistent with the dimensional standards of the LDC. The building heights of the
proposed commercial have not changed; however, the building heights for the residential have
increased for the multi-family from 40 to 50 feet (actual) and from 47 feet to 57 feet (zoned). Per
LDC Section 2.03.08.A.2.a.4.b.iii.a.ii, multi-family clustered development within the Rural
Fringe-Mixed Use District – Receiving Lands is permitted a maximum zoned building height of
60’ and five stories. Therefore, the requested permitted building height for the NC Square
MPUD is consistent with the provisions of the LDC. The minimum floor for the multi-family
remains at 700 square feet per unit. It is important to note that to accommodate the market, the
applicant has eliminated the townhouse use.
LDC Section 4.07.02.B. requires that development within a PUD district shall be compatible
with established or planned uses of surrounding neighborhoods and property. Per Resolution
2022-78, Receiving Lands are permitted a maximum density of 12.2 units per acre when
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developments are consistent with LDC Section 2.06.00 and subject to rezone approval and an
Affordable Housing Agreement. As such, this PUD is eligible for a maximum of 298 dwelling
units; however, the applicant is requesting 249. Regarding the density increase, staff can
recommend approval if the residential units are reduced from 10.2 units per acre to 8 units per
acre thereby giving a reduced total of 195 dwelling units. The surrounding zoning districts of the
NC Square PUD is Rural Agricultural (A) that provides a density of 1 unit per 5 acres. This
PUDR is proposing 249 units at 10.2 units per acre, which can be considered a large increase in
density in relation to the adjacent Valencia Trails residential community (zoned A) to the west
and south. Staff finds 8 units per acre is more compatible with the surrounding residential areas.
This will also provide for better consistency and compatibility with the lower density of the
surrounding residential properties.
It should also be noted that the density reduction from 10.2 units per acre to 8 units per acre is an
acceptable compromise as there is a decrease in traffic from 463 two-way AM peak-hour trips to
226 trips and from 467 two-way PM peak-hour trips to 267 trips. There is also a commitment
that 30% will be affordable housing: 15% of all units will be rented to households whose
incomes are up to and including 80% of the Area Median Income (AMI) for Collier County, and
15% of all units will be rented to households whose incomes are up to and including 100% of the
AMI for Collier County and the corresponding rent limits. In essence, there is a public benefit for
affordable housing and a reduction of traffic coupled with the density decrease to 195 dwelling
units.
Furthermore, in September 2024, the JLM Living East RPUD was approved via Ordinance 2024-
42 with 305 multi-family units at 8.2 per acre. This is also located along Immokalee Rd,
approximately 1.5 miles to the west of NC Square MPUD property. A proposed density
reduction from 10.2 units to 8 units per acre is more in line with the JLM Living East RPUD
approval.
Fences, walls, or vegetative screening at the boundaries of PUD districts shall be provided, at a
minimum, in accordance with the landscaping/buffering requirements of section 4.06.00 to
protect residents from undesirable views, lighting, noise, or other adverse off-site influences, or
to protect residents of adjoining districts from similar possible influences from within the PUD
district. LDC Section 4.07.02 B.4 requires that PUDs with off-street parking areas for five or
more cars, service areas for loading or unloading vehicles other than passengers, and areas for
storing and collecting trash and garbage shall be screened. This PUDR proposes a 20’ Type “D”
landscape buffer on the northern boundary, on the eastern boundary a 20’ Type “D” landscape
buffer along Catawba St with a 10’ Type “A” buffer along the nursery property south to Valencia
Trails. On the southern boundary, a 6’ landscape buffer is proposed to supplement the Type “B”
buffer requirement; south of the 6’landscape buffer is a preserve with an archaeological site. On
the western boundary, a 30’ landscape buffer adjacent to Valencia Trails shall meet the planting
requirements of a Type “B” buffer. Native vegetation shall be retained within the buffer, to the
extent possible, to satisfy buffer requirements.
While the existing and permitted land uses along the six-lane arterial corridor of Immokalee Rd
are generally a mixture of commercial and residential uses, the character around the NC Square
MPUD property is that of an established low-density residential neighborhood. The impact of
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introducing higher density to the NC Square MPUD property should be mitigated in recognition
of the lower intensity residential area to the west and south (Valencia Trails) by minimizing the
degree of incompatible size, scale, noise, views, and traffic associated with the development in
relation to the NC Square MPUD.
Aspects of the proposed PUD that help minimize the degree of incompatibility include:
• Exhibit A, List of Permitted Uses –
o Decrease of the commercial uses from 44,400 to 36,500 gross floor area
o Elimination of the daycare facility of 250 students, tennis, pickleball, and
basketball courts, stand-alone drive-through restaurants which does not include
drive-throughs designed as part of a retail plaza building, and townhouse
dwellings
o The addition that the residential community shall be a gated community
• Exhibit B, List of Development Standards -
o The buildings in the commercial and residential tracts shall be ½ the sum of the
building heights
o Exhibit B - The building heights of the proposed commercial have not changed;
however, the building heights for the residential have increased for the multi-
family from 40 to 50 feet (actual) and from 47 feet to 57 feet (zoned). Per LDC
Section 2.03.08.A.2.a.4.b.iii.a.ii, multi-family clustered development within the
Rural Fringe-Mixed Use District – Receiving Lands is permitted a maximum
zoned building height of 60’ and 5 stories. Therefore, the requested permitted
building height for the NC Square MPUD is consistent with the provisions of the
LDC. The proposed maximum heights are less than the maximum zoned height of
60 feet.
• Special Conditions for the Commercial Tract Commitment A.iii. in Exhibit F, List of
Development Commitments includes the requirement that there shall be no outdoor
music or live entertainment
• Special Conditions for the Commercial Tract Commitment A.iv. in Exhibit F, List of
Development Commitments includes the requirement for outdoor televisions shall be
limited to areas that are a minimum of 200 feet from the southern and eastern PUD
boundaries of the Commercial Tract. The use of outdoor televisions is limited to the
hours of 8 am-10 pm on weekdays and 8 am-11 pm on weekends.
• Landscaping Commitment B in Exhibit F, List of Development Commitments,
includes the requirement for the 30’ Landscape Buffer along the western PUD
boundary adjacent to Valencia Trails, shall meet the planting requirements of a Type
‘B’ Buffer. Native vegetation shall be retained within this buffer, to the extent
possible, to satisfy buffer requirements.
• Transportation Commitment A in Exhibit F, List of Development Commitments,
requires that the intensity of use under any development scenario for the PUD be
limited to 226 two-way AM peak hour trips and 267 two-way PM peak hour trips
based on the use codes in the ITE Manual on trip generation rates in effect at the time
of the application for SDP/SDPA for subdivision plat approval.
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The following additional measures to help minimize the degree of incompatibility and adverse off-
site influences are recommended as a condition of approval:
• Reduction from 10.2 units per acre to 8 units per acre, thereby giving a reduced
total of 195 dwelling units
PUD and Rezoning Findings summarized below offer conclusions of zoning services review
CONCURRENT PETITION AT THE SUBJECT PROPERTY
On December 4, 2024, staff conducted a pre-application meeting for NC Square - Commercial
Plaza (SDP) - PL20240012916 for a commercial plaza consisting of four restaurants (including
one drive-thru) and mercantile uses within one building: future 240 plus multi-family units on
the remaining portion of the MPUD property.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that “In support of its recommendation, the Collier County
Planning Commission (CCPC) shall make findings as to the PUD Master Plan’s compliance with
the following criteria in addition to the findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
Utility requirements have been reviewed as part of the proposed PUD rezoning. A water
main is available on the northwest corner of Catawba St, and wastewater mains are
available north of Immokalee RD. There are adequate water and wastewater treatment
capacities to serve the project. Any improvements to the CCWSD’s water or wastewater
systems necessary to provide sufficient capacity to serve the project will be the
responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to
the County at the time of utility acceptance.
Drainage for this site is covered under the existing SFWMD ERP (11-112231-P), with a
permitted outfall discharge connection directly west into the adjacent Valencia Trails
development. Any future development or changes to the existing ERP will require a
modification to the SFWMD permit and will also be evaluated through the Collier
County Site Development Permit (SDP)/Plans and Plat Permit (PPL) permitting process.
The site is along the Immokalee Rd. corridor, a six-lane arterial roadway developed with
a mix of commercial and residential uses. Site access is proposed along Immokalee Rd
and Catawba St. The proposed uses are generally consistent with the conditions along the
corridor; however, the proposed density increase contrasts with the adjoining low-density
residential character surrounding the NC Square MPUD and the Valencia Trails single-
family neighborhood to the west and south. The proposed density increase will only be
allowable if the companion GMPA-PL20230017980 is approved and becomes effective.
Staff recommends one condition of approval related to density:
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• Reduction from 10.2 units per acre to 8 units per acre, thereby giving a reduced
total of 195 dwelling units
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County
Attorney’s Office, demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives,
and policies of the Growth Management Plan (GMP).
Comprehensive Planning staff reviewed the petition and analyzed it for consistency with
the GMP's goals, objectives, and policies. The subject site is vacant and designated on
the Future Land Use Map (FLUM) as Agricultural/Rural Designation, Agricultural/Rural
Mixed-Use District, and NC Square Mixed-Use Overlay. Staff finds that the proposed
amendment will be consistent with the GMP upon adoption and effectiveness of the
companion GMPA-PL20230017980 with the condition of approval that the proposed
density be reduced from a density of 10.2 units an acre or a total of 249 units to 8 units an
acre or a total of 195 total units with the same commitments for affordability as proposed.
The PUDA can only be approved if the companion GMPA is adopted.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and
buffering and screening requirements.
As described in the Staff Analysis section of this staff report, subsection Landscape
Review, staff believes that the proposed project will be compatible with the surrounding
area. The Master Plan proposes the appropriate perimeter landscape buffers.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
For Mixed Use PUDs, 30% of the gross area shall be devoted to usable open space
according to LDC 4.07.02.G.2. The PUD Master Plan indicates compliance with this
standard, with 30% to be provided as open space.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
Utility requirements have been reviewed as part of the proposed PUD rezoning. A water
main is available on the northwest corner of Catawba St, and wastewater mains are
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available north of Immokalee RD. There are adequate water and wastewater treatment
capacities to serve the project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide
sufficient capacity to serve the project will be the responsibility of the owner/developer
and will be conveyed to the CCWSD at no cost to the County at the time of utility
acceptance.
As noted above, Transportation Planning staff finds this petition consistent with the
GMP. Operational impacts will be addressed at the time of the first development order
(SDP or Plat), at which time a new TIS will be required to demonstrate turning
movements for all site access points. Finally, the project’s development must comply
with all other applicable concurrency management regulations when development
approvals, including but not limited to any plats and or site development plans, are
sought.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
Utility requirements have been reviewed as part of the proposed PUD rezoning. A water
main is available on the northwest corner of Catawba St, and wastewater mains are
available north of Immokalee RD. There are adequate water and wastewater treatment
capacities to serve the project. Any improvements to the CCWSD’s water or wastewater
systems necessary to provide sufficient capacity to serve the project will be the
responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to
the County at the time of utility acceptance.
A maximum of 36,500 gross square feet of commercial use and 249 residential units are
proposed. Expansion to the north is limited by Immokalee Rd, to the east by Catawba St,
and the west and south by Valencia Trails, an existing residential single-family
development.
8. Conformity with PUD regulations, or as to desirable modifications of such
regulations in the particular case, based on determination that such modifications
are justified as meeting public purposes to a degree at least equivalent to literal
application of such regulations.
Two deviations are proposed in connection with this rezone request.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall
show that the planning commission has studied and considered a proposed change in relation to
the following when applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and
policies of the Future Land Use Map and the elements of the Growth Management
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Plan.
Comprehensive Planning staff reviewed the petition and analyzed it for consistency with
the GMP's goals, objectives, and policies. The subject site is currently vacant and
designated on the Future Land Use Map (FLUM) as Agricultural/Rural Designation,
Agricultural/Rural Mixed-Use District, NC Square Mixed-Use Overlay. Staff finds that
the proposed amendment will be consistent with the GMP upon adoption and
effectiveness of the companion GMPA-PL20230017980 with the condition of approval
that the proposed density be reduced from a density of 10.2 units an acre or a total of 249
units to 8 units an acre or a total of 195 total units with the same commitments for
affordability as proposed.
2. The existing land use pattern.
The existing land use pattern of the abutting properties is described in this staff report's
Surrounding Land Use and Zoning section. Properties to the north across Immokalee Rd.
are developed with a golf course and residential known as Twin Eagles, zoned A-MHO
RFMUD-Receiving; properties to the east and south across Catawba St. are a landscape
nursery with surrounding undeveloped land, zoned A-MHO RFMUD-Receiving; and the
properties to the south and west are developed with single-family residential, zoned A-
MHO RFMUD-Receiving.
3. The possible creation of an isolated district unrelated to adjacent and nearby
districts.
The requested changes in this PUDR petition will not create an isolated MPUD district as
the NC Square MPUD was memorialized by Ordinance 21-18 on April 27, 2021, which
permitted 44,400 square feet of commercial uses, a 12,000 square foot daycare, and a
minimum of 120 and a maximum of 129 dwelling units with an affordable housing
agreement.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The MPUD boundary follows the boundaries of the existing parcels.
5. Whether changed or changing conditions make the passage of the proposed
rezoning necessary.
The proposed change is not necessary but is being requested in compliance with the LDC
provisions to seek such changes. The petitioner is seeking to amend the PUD to decrease
the commercial uses from 44,400 square feet to 36,500 square feet of gross floor area,
remove the daycare use, and increase the maximum residential units from 129 to 249
with affordable housing. In order to increase the density of the property, a GMP
Amendment and PUD Rezoning are needed.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
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While the existing and permitted land uses along the six-lane arterial corridor of
Immokalee Road are generally commercial and residential, the character surrounding the
NC Square MPUD is that of an established low-density residential neighborhood. The
impact of introducing higher density within the NC Square MPUD should be mitigated in
recognition of the lower-density residential area to the west and south by minimizing the
degree of incompatible size, scale, noise, views, lighting, and traffic associated with the
development in relation to the NC Square neighborhood. Staff recommends the
following conditions:
• Reduction from 10.2 units per acre to 8 units per acre, thereby giving a reduced
total of 195 dwelling units
7. Whether the proposed change will create or excessively increase traffic congestion
or create types of traffic deemed incompatible with surrounding land uses because
of peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
As noted above, Transportation Planning staff finds this petition consistent with the
GMP. Operational impacts will be addressed at the time of the first development order
(SDP or Plat). Additionally, the project’s development must comply with all other
applicable concurrency management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUDR request is not anticipated to create stormwater management or
drainage problems for this area. This site is already covered under the South Florida
Water Management District (SFWMD) Environmental Resource Permit (ERP 11-
112231-P) with a permitted outfall discharge connection directly west into the adjacent
Valencia Trails development. Future development or changes to the existing ERP will
require modifying the SFWMD permit. They will also be evaluated through the Collier
County Site Development Permit (SDP)/Plans and Plat Permit (PPL) permitting. This
process will allow County staff to evaluate the proposed stormwater system design and
ensure compliance with best management practices. It is not anticipated that rezoning the
property will create a drainage problem.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated this MPUD will reduce light or air to the adjacent areas. Development
of the site will need to meet the site design standards as set forth in the LDC.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal
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or external to the subject property. Property valuation is affected by a host of factors,
including zoning; however, zoning by itself may or may not affect values since market
forces drive value determination.
11. Whether the proposed change will be a deterrent to the improvement or
development of adjacent property in accordance with existing regulations.
The approval of the MPUD rezone request is not likely to deter development activity of
the surrounding properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner, contrasting with the public welfare.
If the companion GMP Amendment (PL20230017980) is approved, it will constitute a
public policy statement supporting that the development parameters are found to be
appropriate and that the zoning action would subsequently be consistent with the
Comprehensive Plan as amended. In light of this fact, the proposed change does not
constitute a grant of special privilege. Consistency with the FLUE is further determined
to be a public welfare relationship because actions consistent with plans are in the public
interest.
13. Whether there are substantial reasons why the property cannot be used in
accordance with existing zoning.
The property could be developed in accordance with the existing NC Square MPUD, but
the proposed use of the property to decrease the commercial uses from 44,400 square feet
to 36,500 square feet of gross floor area, remove the daycare use, and increase the
maximum residential units from 129 to 249 with affordable housing requires the rezoning
action and companion GMP Amendment.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
The surrounding neighborhood community of NC Square MPUD has the character of an
established low-density residential neighborhood, and the proposed density increase may
be out of scale with the needs of the surrounding neighborhood. Staff recommends the
PUD rezoning be subject to the adoption of the companion GMPA-PL20230017980 and
subject to the recommended condition of approval to address neighborhood
compatibility.
15. Is it impossible to find other adequate sites in the County for the proposed use in
districts already permitting such use.
The petition was reviewed based on the location and proposed use of the subject site, and
staff does not specifically review other sites in conjunction with a specific petition.
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16. The physical characteristics of the property and the degree of site alteration would
be required to make the property usable for any of the range of potential uses under
the proposed zoning classification.
The property is currently an undeveloped and vegetated site. The MPUD Master Plan
depicts slight modifications to the water management areas, internal roads in the
commercial areas, and an increase to the landscape buffer on the western boundary of the
PUD. Any development anticipated by this PUD would require significant site alteration
and is subject to applicable federal, state, and local development regulations during the
SDP and/or platting process and again as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services is consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The development will have to meet all applicable criteria set forth in the LDC regarding
Adequate Public Facilities. The project must also be consistent with all applicable goals
and objectives of the GMP regarding adequate public facilities. This petition has been
reviewed by county staff responsible for jurisdictional elements of the GMP as part of the
rezoning process, and staff has concluded that the developer has provided appropriate
commitments so that the impacts to the Level of Service (LOS) will be minimized.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in protecting public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
DEVIATION DISCUSSION:
The petitioner seeks two deviations from the LDC requirements. The deviations are directly
extracted from PUD Exhibit E. The petitioner’s rationale and staff analysis/recommendation are
outlined below.
Proposed Deviation #1: (Preservation Standards)
“Deviation #1 seeks relief from LDC Section 3.05.07 A.5 “Preservation Standards,” which
requires that preserve areas be interconnected within the site, to allow instead two separate
preserve areas that are not connected within the site.”
Petitioner’s Justification: This is an existing deviation in the NC Square MPUD, Ordinance
2021-18.
Preserve No. 1 (2.61± acres), located in the site’s northwest corner along Immokalee Road, was
established in response to a Phase I Cultural Resource Assessment conducted by Archaeological
and Historical Conservancy, Inc. The assessment found seven positive shovel tests for cultural
material in the live oak (Quercus virginiana) hammock, resulting in the documentation of one
archaeological site. As a result of these findings, no development is being proposed in this area,
but rather, it will be preserved in perpetuity.
Page 477 of 5277
PUDR-PL20230017979 NC Square MPUD Page 21 of 23
Revised: December 19, 2024
In this instance, creating an interconnection between the northern archaeological sensitive area
and the larger Preserve No. 2 (3.59± acres) to the south would be inappropriate. An
interconnection with Preserve No. 1 would direct wildlife movement from the south into
Immokalee Road, resulting in the potential for animal injury or death and a safety hazard for
passing motorists. Preserve No. 2 being situated along the site’s south side provides a more
substantial buffer to Valencia Trails and directly abuts the preserved wetlands on the south end
of the Crawford Landscaping site. This alignment will encourage wildlife to move in more of an
east/west direction, further away from major road traffic and possibly to the wildlife crossing
that extends under Immokalee Road, located 0.30± mile to the northwest. Additionally, Preserve
No. 2 is comprised of drained bald cypress (Taxodium distichum), and the Project may be
designed to potentially discharge pretreated stormwater into this preserve, which would improve
the hydrology in this area.
Staff Analysis and Recommendation: Environmental Planning staff recommends APPROVAL
for the proposed deviation request. Preserve #1 is located near Immokalee Road; therefore, it is
not appropriate to direct wildlife movement toward this area because it may result in injury or
death to animals and may cause a safety hazard for motorists. However, it has been proposed as a
preserve due to the Cultural Assessment. Preserve #2 provides an interconnection to the adjacent
Crawford Landscaping wetland preserve to provide for wildlife movement along an east-west
corridor, further away from potential traffic conflicts. Staff sees no detrimental effect if this
deviation request is approved. Zoning staff concurs with the Environmental Planning approval
and also recommends approval of this deviation, finding that in compliance with LDC Section
10.02.13.A.3, the petitioner has demonstrated that “the element may be waived without a
detrimental effect on the health, safety, and welfare of the community.” LDC Section
10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as meeting public
purposes to a degree at least equivalent to the literal application of such regulations.”
Proposed Deviation #2: (Required Parking Spaces)
“Deviation #2 seeks relief from LDC Section 4.05.04 G “Required Parking Spaces,” which
requires multi-family dwelling units to provide a minimum of one (1) parking space per unit,
plus visitor parking computed at 0.75 spaces for every one-bedroom and one (1) parking space
per every 2+ bedroom unit, plus additional parking for recreational facilities and administrative
offices, to allow instead the multi-family development to provide a minimum parking ratio of 1.7
parking spaces per unit.”
Petitioner’s Justification: The request to provide 1.7 parking spaces per dwelling unit will allow
the site to meet the development’s actual parking demands, preventing the construction of
unnecessary parking spaces and impervious area. This will further enable the site’s design to
include an enhanced buffer along the western PUD boundary, adding green space for residents
and additional screening from the neighboring property (Valencia Trails).
Applying applicable land use codes from the Institute of Transportation Engineers (ITE) Parking
Generation Manual, 5th Edition, outlines an average of 1.7 parking spaces are required per
dwelling unit for multi-family (mid-rise) communities within the general urban/suburban area
(not within a ½ mile of public transit). The request is consistent with ITE’s parking demands for
Page 478 of 5277
PUDR-PL20230017979 NC Square MPUD Page 22 of 23
Revised: December 19, 2024
dwelling units. See the attached information from the ITE Parking Generation Manual for
reference, Attachment E – Backup Materials – Deviations and Justification.
When evaluating multi-family residential parking requirements for other Florida Counties, both
Charlotte and Pinellas Counties require fewer spaces per dwelling unit than what is being
requested. Charlotte and Pinellas Counties require a total of 1.5 parking spaces per dwelling
unit; see attached information for reference.
Lastly, at least two (2) other similar requests have been approved in Collier County. Randall at
Orangetree (APR-PL20220003755) has an approved parking ratio of 1.75 parking spaces per
dwelling unit and Blue Coral (APR-PL20220003464) has an approved parking ratio of 1.7
parking spaces per dwelling unit.
Staff Analysis and Recommendation: Staff sees no detrimental effect if this deviation request is
approved. Zoning and Development Review staff recommends APPROVAL of this deviation,
finding that in compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that
“the element may be waived without a detrimental effect on the health, safety, and welfare of the
community.” LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is
“justified as meeting public purposes to a degree at least equivalent to the literal application of
such regulations.”
JULY 24, 2024, NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant
conducted a NIM on July 24, 2024, at UF/IFAS Extension, located at 14700 Immokalee Road,
Naples, FL. Jessica Harrelson, the agent, conducted the meeting by introducing the consultants
and staff and giving a PowerPoint presentation. The presentation consisted of an overview of the
proposed PUDR application. Following the agent’s presentation, the meeting was open to
attendees to make comments and ask the consultant questions regarding the proposed
development. The issues discussed were outdoor music and amplified sounds, security,
objections to additional residential and affordable housing, length time of rentals, preserves, line
of sight graphics, wildlife, lighting, gated community, traffic, water management, building
height, number of buildings, additional wall near preserves, and construction timelines. Most
concerns were answered by Jessica Harrelson and the consultant team. No commitments were
made. A copy of the NIM Summary, sign-in sheet, and NIM PowerPoint presentation are
included in Attachment E.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW: This project requires
Environmental Advisory Council (EAC) review, as this project does meet the EAC scope of land
development project reviews as identified in Section 2-1193 of the Collier County Code of Laws
and Ordinances. Specifically, a deviation is being requested to allow two preserves that are not
connected within the site. Environmental Services staff recommends approval of the proposed
petition.
COUNTY ATTORNEY OFFICE REVIEW: The County Attorney’s Office reviewed this
staff report on December 19, 2024.
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PUDR-PL20230017979 NC Square MPUD Page 23 of 23
Revised: December 19, 2024
RECOMMENDATION: Subject to the approval of the companion GMPA, Staff recommends
that the Collier County Planning Commission (CCPC) forward Petition PUDR-PL20230017979
NC Square MPUD to the Board of County Commissioners (BCC) with a recommendation of
approval with the following conditions:
• Reduction from 10.2 units per acre to 8 units per acre thereby giving a reduced total of
195 dwelling units based on a public benefit for affordable housing and a reduction of
traffic.
Attachments:
A. Proposed Draft Ordinance
B. Termination Agreement 11-18-24
C. Approved Waiver – NC Square
D. Opposition Letters
E. Backup Materials
F. Hearing Advertising Signs
Page 480 of 5277
PUDR-PL20230017979 NC Square MPUD Page 1 of 2
Revised: February 3, 2025
SUPPLEMENTAL STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: FEBRUARY 20, 2025
SUBJECT: PUDR-PL20230017979; NC SQUARE MIXED-USE PLANNED UNIT
DEVELOPMENT (MPUD) REZONE
COMPANION ITEM: PL20230017980; NC SQUARE MIXED-USE
OVERLAY (GMPA) AMENDMENT
______________________________________________________________________________
PROPERTY OWNER/AGENTS:
Owner:
HAA Capital, LLC
2055 Trade Center Way
Naples, FL 34108
Agents:
Jessica Harrelson, AICP Richard D. Yovanovich, Esq
Peninsula Engineering Coleman, Yovanovich & Koester, P.A.
2600 Golden Gate Parkway 4001 Tamiami Trail N, Suite 300
Naples, FL 34105 Naples, FL 34103
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider a
petition amending Ordinance Number 2021-18, as amended, the NC Square Mixed-Use Planned
Unit Development to decrease the commercial uses from 44,400 square feet to 36,500 square feet
of gross floor area, remove the daycare use and increase the maximum residential units from 129
to 205 with affordable housing. Furthermore, a companion Growth Management Plan
Amendment (GMPA-PL20230017980) is requested to achieve the requested changes.
Page 481 of 5277
PUDR-PL20230017979 NC Square MPUD Page 2 of 2
Revised: February 3, 2025
PROJECT STATUS:
The Collier County Planning Commission was scheduled to hear NC Square Mixed-Use Planned
Unit Development PUDR and its companion item, NC Square Mixed-Use Overlay GMPA, at its
January 16, 2025, meeting. The petition was continued because the agent requested additional
time to work through potential changes with staff. It should also be noted that due to concerns
about the density being too intensive for the surrounding communities, the staff and the agent
reduced the requested density to provide compatibility with the surrounding areas. It was decided
that the agent, Peninsula Engineering, would revise the proposed PUD document to 205 units at
8.4 dwelling units per acre, increase the setbacks to 100 feet from the western PUD property line
and 100 feet from the southern preserve, and delete the parking deviation. As such, this would
result in less density and be compatible with the surrounding neighborhood. The petitioner
requested that the items be heard at the February 20, 2025, Collier County Planning Commission
Meeting.
• The petitioner has submitted the revised NC Square Mixed-Use Planned Unit
Development document.
• The Zoning Division Review staff recommendation has changed as noted below:
Subject to approval of the companion GMPA, Staff recommends that the Collier County
Planning Commission (CCPC) forward Petition PUDR-PL20230017979 NC Square MPUD to
the Board of County Commissioners (BCC) with a recommendation of approval with the
following conditions:
• Reduction from 10.2 units per acre to 8.4 units per acre, thereby reducing the total
number of 205 dwelling units based on a public benefit for affordable housing and a
reduction in traffic.
ATTACHED INFORMATION:
The revised NC Square Mixed-Use Planned Unit Development PUDR is attached.
Cc: Mike Bosi, Ray Bellows
Page 482 of 5277
[24-CPS-02450/1924220/1] 109
NC Square PUDR / PL20230017979 1 of 2
2-24-25
ORDINANCE NO. 2025-_______
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 2021-18, THE NC
SQUARE MIXED USE PLANNED UNIT DEVELOPMENT
TO DECREASE THE COMMERCIAL USES FROM 44,400
SQUARE FEET TO 36,500 SQUARE FEET OF GROSS
FLOOR AREA, REMOVE THE 12,000 SQUARE FOOT
DAYCARE USE AND INCREASE THE MAXIMUM
RESIDENTIAL UNITS FROM 129 TO 205 WITH
AFFORDABLE HOUSING. THE PROPERTY IS LOCATED
AT THE SOUTHWEST CORNER OF IMMOKALEE ROAD
AND CATAWBA STREET APPROXIMATELY 1.6 MILES
WEST OF WILSON BOULEVARD IN SECTION 29,
TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 24.4± ACRES; AND
BY PROVIDING AN EFFECTIVE DATE. (PL20230017979)
WHEREAS, on April 27, 2021, the Board of County Commissioners approved Ordinance
Number 2021-18 which established the NC Square Mixed Use Planning Unit Development
(MPUD) zoning classification; and
WHEREAS, Jessica Harrelson, AICP of Peninsula Engineering and Richard D.
Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing HAA Capital,
LLC, petitioned the Board of County Commissioners to amend the NC Square MPUD.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: Amendments to Exhibits A-F of Ordinance 2021-18, as amended
Exhibits A-F of Ordinance 2021-18, as amended, are hereby amended and replaced with
Exhibits A-F attached hereto and incorporated herein.
Page 483 of 5277
[24-CPS-02450/1924220/1] 109
NC Square PUDR / PL20230017979 2 of 2
2-24-25
SECTION TWO: Effective Date
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. ________ becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this ____ day of ________________, 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
BY: _______________________________
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
___________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments:
Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Plan
Exhibit D - Legal Description
Exhibit E - List of Deviations
Exhibit F - List of Developer Commitments
2-24-25
Page 484 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of the NC Square MPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land Development
Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan
(SDP) or Plat.
I. MAXIMUM INTENSITY/DENSITY:
A minimum of 120 residential units, not to exceed a maximum of 129 205 residential rental dwelling units
and 44,400 36,500 square feet of gross floor area of commercial land uses and a 12,000 square feet of
gross floor area for a day care, limited to 250 students, shall be permitted within this MPUD. The uses are
subject to the trip cap identified in Exhibit F of this MPUD. Residential density shall be subject to an
Affordable Housing Agreement between the Owner and Collier County.
II. PERMITTED USES- COMMERCIAL TRACT
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in
part, for other than the following:
A. PRINCIPAL USES – COMMERCIAL TRACT
All permitted principal and conditional uses listed within the C-1 'Commercial Professional and
General Office District' through the C-2 'Commercial Convenience District', and the following
limited uses, permitted within the C-3 'Commercial Intermediate District':
1. Amusement and recreation services, indoor (SIC 7999 martial arts, yoga and gymnastics
instruction, gymnastic schools, and recreation involving physical fitness exercise only)
2. Animal specialty services, except veterinary (SIC 0752, excluding outside kenneling)
3. Apparel and accessory stores (SIC 5611-5699) with 5,000 square feet or less of gross floor area
in the principal structure
4. Auto and home supply stores (SIC 5531) with 5,000 square feet or less of gross floor area in
the principal structure
5. Business associations (SIC 8611)
6. Business services - miscellaneous (SIC 7389, except auctioneering service, automobile
recovery, automobile repossession, batik work, bondspersons, bottle exchanges, bronzing,
cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler,
directories-telephone, drive-away automobile, exhibits-building, filling pressure containers,
field warehousing, fire extinguisher, floats-decoration, folding and refolding, gas systems,
bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol
of electric transmission or gas lines, pipeline or powerline inspection, press clipping service,
process serving services, recording studios, repossession service, rug binding, salvaging of
damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery,
sponging textiles, swimming pool cleaning, tape slitting, tax collection agencies, texture
designers, textile folding, tobacco sheeting, window trimming, and yacht broker)
7. Drug stores (SIC 5912)
8. Eating places (SIC 5812) with 6,000 square feet or less in gross floor area in the principal
structure.
9. Essential services, subject to LDC Section 2.01.03
1
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NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
10. Food stores (SIC 5411-5499, except poultry dealers) with greater than 5,000 square feet or
less of gross floor area in the principal structure
11. General merchandise stores (SIC 5331-5399, except salvage stores and surplus stores) with
5,000 square feet or less of gross floor area in the principal structure
12. Health services, offices and clinics (SIC 8011-8049, 8071, 8092, 8099, except for blood banks,
blood donor stations, plasmapheresis centers and sperm banks)
13. Home furniture and furnishings stores (SIC 5713-5719) with 5,000 square feet or less of gross
floor area in the principal structure
14. Household appliance stores (SIC 5722) with 5,000 square feet or less of gross floor area in the
principal structure
15. Insurance carriers, agents and brokers (SIC 6311-6399, except health insurance for pets, 6411)
16. Laundries, family and commercial (SIC 7211)
17. Membership organizations, miscellaneous (SIC 8699)
18. Musical instrument stores (SIC 5736) with 5,000 square feet or less of gross floor area in the
principal structure
19. Paint stores (SIC 5231) with 5,000 square feet or less of gross floor area in the principal
structure
20. Personal services, miscellaneous (SIC 7299 - babysitting bureaus, clothing rental, costume
rental, dating service, debt counseling, depilatory salons, diet workshops, dress suit rental,
electrolysis, genealogical investigation service, and hair removal only) with 5,000 square feet
or less of gross floor area in the principal structure
21. Personnel supply services (SIC 7361 and 7363)
22. Physical fitness facilities (SIC 7991; 7911, except discotheques)
23. Political organizations (SIC 8651)
24. Radio, television and consumer electronics stores (SIC 5731) with 5,000 square feet or less of
gross floor area in the principal structure
25. Repair services- miscellaneous (SIC 7629-7361, 7699- bicycle repair, binocular repair, camera
repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture
framing, and pocketbook repair only)
26. Retail nurseries, lawn and garden supply stores (SIC 5261) with 5,000 square feet or less of
gross floor area in the principal structure.
27. Retail services - miscellaneous (SIC 5921-5963 except pawnshops and building materials,
5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments,
swimming pools, tombstones and whirlpool baths) with 5,000 square feet or less of gross floor
area in the principal structure
28. Vocational schools (SIC 8243-8299, except automobile driving instruction, charm schools,
charm and modeling finishing schools, flying instruction, hypnosis schools, survival schools
and truck driving schools. Music and drama schools shall be limited to 60 decibels audible
from outside.)
29. Any other principal use, which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Hearing Examiner (HEX) or the Board of Zoning Appeals
(“BZA”) by the process outlined in the LDC.
2
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NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
B. PROHIBITED USES – COMMERCIAL TRACT
1. Gasoline service stations (SIC 5541)
2. Stand-alone drive-through restaurants (SIC 5812). This does not include drive-throughs
designed as part of a retail plaza building.
3. Homeless shelters
4. Soup kitchens
C. ACCESSORY USES - COMMERCIAL TRACT
1. Outdoor playground associated with Child Care Services (not to exceed 5,000 square feet)
2.1. Accessory uses and structures customarily associated with the permitted principal uses
and structures.
D.III. PERMITTED USES- RESIDENTIAL TRACT
A. PRINCIPAL USES
1. Multi-Family dwellings
2. Townhouse dwellings
3. Model homes/ model sales or leasing offices
4.2. Any other principal use which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner
by the process outlined in the LDC.
E.B. ACCESSORY USES - RESIDENTIAL TRACT
1. Leasing/Administrative Office, associated with leasing multi-family dwelling units
1.2. Accessory uses and structures customarily associated with the permitted principal uses
and structures, including, but not limited to:
a. Recreational facilities, such as swimming pools and playgrounds.
b. Garages
c. Screened enclosures
3. The residential development shall be a gated community.
C. PROHIBITED USES
1. Tennis, pickleball and basketball courts.
F.IV. PERMITTED USES- PRESERVE TRACT AND ARCHAEOLOGICAL SITES
A. PRINCIPAL USES
1. Preservation
2. Water management, as allowed by the LDC
3. Passive uses, as per LDC requirements
4. Uses subject to LDC Section 3.05.07 H.1.h “Allowable uses within County required
preserves”.
3
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NC Square MPUD
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January 31, 2025
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these development standards
tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC
in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
COMMERCIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS
PRINCIPAL USES
ACCESSORY
STRUCTURES
MINIMUM LOT AREA 10,000 square feet N/A
MINIMUM LOT WIDTH 100 feet N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW 50 feet 25 feet
From Catawba Street ROW 50 feet 20 feet
From the Western Commercial Tract Boundary¹ 300 feet 150 feet
From Southern PUD Boundary 30 feet 15 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
(Measured from back of curb) 15 feet² 150 feet
Lakes (Measured from the Lake Maintenance
Easement) 5 feet 5 feet
Preserve 25 feet 10 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
10 ½ the sum of the
building heights 10 feet
MAXIMUM HEIGHT
Zoned 35 feet 35 feet
Actual 42 feet 42 feet
MINIMUM FLOOR AREA N/A N/A
¹ There shall be no required building setbacks or buffer required from any internal property or
tract line. The MPUD may include shared preserves, water management, access and other
necessary infrastructure to achieve a unified form of development.
² The 15’ setback does not apply when a drive-through is proposed.
Note: Nothing in this RPUD Document shall be deemed to approve a deviation from LDC unless it is
expressly stated in the list of deviations.
4
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NC Square MPUD
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January 31, 2025
TABLE II
RESIDENTIAL DEVELOPMENT STANDARDS
DEVELOPMENT STANDARDS TOWNHOUSE
(PER UNIT)
MULTI-
FAMILY
ACCESSORY STRUCTURES
MINIMUM LOT AREA 1,200 square feet N/A N/A
MINIMUM LOT WIDTH 20 feet N/A N/A
MINIMUM LOT DEPTH 50 feet N/A N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW 200 feet 200 feet 25 feet
From Eastern Residential Tract Boundary¹ 30 feet 300 feet 200 feet
From Western PUD Boundary 30 feet 30100 feet 15 30 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
(Measured from the back of curb) 15 feet¹ 15 feet 150 feet
Lakes (measured from the Lake
Maintenance Easement) 5 feet 5 feet 5 feet
Preserve 25 feet 25/100 feet² 10 feet
Front 20 feet¹ 20 feet 10 feet
Side 10 feet 10 feet 10 feet
Rear 10 feet 10 feet 5 feet
MINIMUM DISTANCE BETWEEN
RESIDENTIAL STRUCTURES 10 feet
25 feet ½ the
sum of the
building
heights
10 feet
MAXIMUM HEIGHT
Zoned 35 feet 4050 feet 35 feet
Actual 42 feet 4757 feet 42 feet
MINIMUM FLOOR AREA
800 square feet
per unit
700 square
feet per unit N/A
¹ Townhouse front entry garages shall be setback a minimum of 23 feet from the back of sidewalks.
There shall be no required building setbacks or buffer required from any internal property or tract line.
The MPUD may include shared preserves, water management, access and other necessary
infrastructure to achieve a unified form of development.
² A 25’ setback is required from the northern preserve. A 100’ setback is required from the southern
preserve.
Note: Nothing in this RPUD Document shall be deemed to approve a deviation from LDC unless it is
expressly stated in the list of deviations.
5
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NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
EXHIBIT C
PUD MASTER PLAN
6
Page 490 of 5277
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Page 492 of 5277
IMMOKALEE ROAD (COUNTY ROAD 846 - PUBLIC)
PRESERVE /
ARCHAEOLOGICAL SITE
1
6' LANDSCAPE AREA TO
SUPPLEMENT TYPE "B"
LANDSCAPE BUFFER REQ.
PROPERTY
BOUNDARY 20' TYPE "D" LANDSCAPE BUFFER
PROPERTY
BOUNDARY
PROPERTY
BOUNDARY
30' INGRESS /
EGRESS EASEMENT
(O.R. 925 PG. 951)
ZONING: A-MHO-RFMUO-RECEIVING
LAND USE: RESIDENTIAL
ZONING:
A-MHO-RFMUO-RECEIVING
LAND USE: RESIDENTIAL
(VALENCIA TRAILS)
ZONING:
A-MHO-RFMUO-RECEIVING
LAND USE: UNDEVELOPED
ZONING:
A-MHO-RFMUO-RECEIVING
LAND USE: AGRICULTURAL
PROPERTY
BOUNDARY
20' TYPE "D"
LANDSCAPE BUFFERCATAWBA STREET(PRIVATE)INGRESS, EGRESS
(RIGHT-IN, RIGHT-OUT
10' TYPE "A"
LANDSCAPE BUFFER
WATER
MANAGEMENT
WATER
MANAGEMENT
10' TYPE "A"
LANDSCAPE BUFFER
6' LANDSCAPE AREA TO
SUPPLEMENT TYPE "B"
LANDSCAPE BUFFER REQ.
PRESERVE /
ARCHAEOLOGICAL SITE
1
CONCEPTUAL STORMWATER
OUTFALL LOCATION
PROPERTY BOUNDARY
COMMERCIAL
COMMERCIAL
RESIDENTIAL
RESIDENTIAL30' LANDSCAPE
BUFFER (SEE
EXHIBIT F.4.B OF
THE PUD)
ZONING:
A-MHO-RFMUO-RECEIVING
LAND USE: AGRICULTURAL
APPROXIMATE
LOCATION OF HISTORIC
SITE CR00831
INGRESS, EGRESS
6' LANDSCAPE AREA
TO SUPPLEMENT TYPE
"B" LANDSCAPE
BUFFER REQ.
12' X 300' COMPENSATING
ROW FOR FUTURE TURN LANE
PROPERTY TRACT LINE
• CIVIL ENGINEERING
• PLANNING AND ZONING
• ENVIRONMENTAL SERVICES
• LANDSCAPE ARCHITECTURE
• SURVEYING
• LAND DEVELOPMENT
ENGINEERING
PENINSULA
CLIENT:TITLE:PROJECT:
Sheet Number:of
File Name:
Project Number:
Drawing Scale:
Date:
Drawn by:
Designed by:
SEC:RGE:TWP:[Save Date: 11/4/2024 11:34:22 AM] [By: JWoodward] [Plot Date: 11/4/2024 11:44:05 AM] [By: Jenna Woodward] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-NCSQ-002\003-NC_Square_Planning\Drawings\CAD\Exhibits\X01-MCP\Sheet_Files\P-NCSQ-002-003-X01-1.dwg]Sheet ID:Florida Engineering C.A #28275
Florida Landscape C.A #LC26000632
NC SQUARE
MPUD
EXHIBIT C
PUD MASTER PLAN HAA CAPITAL, LLC
JESSICA HARRELSON
NATHAN MULLINS
SEPTEMBER 2024
1" = 200'
P-NCSQ-002-003
P-NCSQ-002-003-X01-1.dwg
C-X01-1
01 02
REVISIONS:29 48 27
No:Revision:Date:
1 CC RAI COMMENTS 03/06/24
2 CC RAI COMMENTS 05/13/24
3 CC RAI COMMENTS 09/25/24
4 CC COMMENTS 01/2025
239.403.6700
Pen-Eng.com
2600 Golden Gate Pkwy
Naples, FL 34105 SCALE:1" = 200'LEGEND
WATER MANAGEMENT
PRESERVE AREA
HISTORIC SITE CR00831
INGRESS / EGRESS
X DEVIATION
7Page 493 of 5277
• CIVIL ENGINEERING
• PLANNING AND ZONING
• ENVIRONMENTAL SERVICES
• LANDSCAPE ARCHITECTURE
• SURVEYING
• LAND DEVELOPMENT
ENGINEERING
PENINSULA
CLIENT:TITLE:PROJECT:
Sheet Number:of
File Name:
Project Number:
Drawing Scale:
Date:
Drawn by:
Designed by:
SEC:RGE:TWP:[Save Date: 9/25/2024 10:50:05 AM] [By: JWoodward] [Plot Date: 9/25/2024 10:56:05 AM] [By: Jenna Woodward] [Original Size: 8.5X11] [Path: P:\Active_Projects\P-NCSQ-002\003-NC_Square_Planning\Drawings\CAD\Exhibits\X01-MCP\Sheet_Files\P-NCSQ-002-003-X01-2.dwg]Sheet ID:Florida Engineering C.A #28275
Florida Landscape C.A #LC26000632
NC SQUARE
MPUD EXHIBIT HAA CAPTIAL, LLC
JESSICA HARRELSON
NATHAN MULLINS
SEPTEMBER 2024
N.T.S.
P-NCSQ-002-003
P-NCSQ-002-003-X01-2.dwg
C-X01-2
02 02
REVISIONS:29 48 27
No:Revision:Date:
1 CC RAI COMMENTS 03/06/24
2 CC RAI COMMENTS 05/13/24
3 CC RAI COMMENTS 09/25/24
4 CC COMMENTS 01/31/2025
239.403.6700
Pen-Eng.com
2600 Golden Gate Pkwy
Naples, FL 34105
PLANNING NOTES PRESERVE CALCULATION
PRESERVE REQUIRED 25% OF TOTAL SITE ACREAGE = 0.25 * 24.40 AC = 6.10 AC
PRESERVE PROVIDED 6.20 AC
NOTE: PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS
AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND
4.06.05.E.1. SUPPLEMENTAL PLANTINGS WITH NATIVE PLANT MATERIALS SHALL BE IN
ACCORDANCE WITH LDC SECTION 3.05.07. SEE THE LANDSCAPING DEVELOPER
COMMITMENT, WITHIN EXHIBIT F OF THE PUD.
DEVIATIONS
DEVIATION #1 SEEKS RELIEF FROM LDC SECTION 3.05.07.A.5. "PRESERVATION
STANDARDS," WHICH REQUIRES THAT PRESERVE AREAS BE INTERCONNECTED
WITHIN THE SITE, TO INSTEAD ALLOW TWO SEPARATE PRESERVE AREAS THAT
ARE NOT CONNECTED WITHIN THE SITE.
1
CURRENT ZONING: NC SQUARE MPUD-RFMUO-RECEIVING
PROPOSED ZONING: NC SQUARE MPUD-RFMUO-RECEIVING
CURRENT LAND USE: UNDEVELOPED
FUTURE LAND USE: NC SQUARE MIXED-USE OVERLAY
MAXIMUM DENSITY / INTENSITY
RESIDENTIAL: 205 DWELLING UNITS
COMMERCIAL: 36,500 SQUARE FEET OF GROSS FLOOR AREA
MAXIMUM ZONED BUILDING HEIGHT
COMMERCIAL: 35 FEET
RESIDENTIAL: 50 FEET
LAND USE SUMMARY
USE ACRES % OF SITE
WATER MANAGEMENT
LAKES ±1.31 ACRES 5.4%
PRESERVE ±6.20 ACRES 25.4%
LANDSCAPE BUFFERS ±1.38 ACRES 5.7%
COMMERCIAL AREAS ±6.72 ACRES 27.5%
RESIDENTIAL AREAS ±8.38 ACRES 34.3%
COMPENSATING ROW ±0.08 ACRES 0.3%
CATAWBA 30' EASEMENT ±0.33 ACRES 1.4%
TOTAL SITE AREA 24.40 ACRES 100%
USABLE OPEN SPACE REQUIREMENT
REQUIRED OPEN SPACE (24.40-ACRES X 30% = 7.32 AC)
*USABLE OPEN SPACE LOCATION WILL BE DETERMINED AT
TIME OF SDP PERMITTING
8Page 494 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
EXHIBIT D
LEGAL DESCRIPTION
Legal Description:
(Official Records Book 5534, Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of Section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
Records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE 1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposes, Collier County, Florida. More particularly described as follows: Commence at the North
1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the Northwest 1/4 of
said Section 29, for a distance of 100.04 feet, to a point on the Southerly Right-of-Way line of State Road
#846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence continuing,
South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South 86°00'23" West,
for a distance of 328.55 feet; thence North 03°59'37" West, for a distance of 10.00 feet; thence South
86°00'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for a distance of 19.73 feet;
thence South 86°00'23" West, for a distance of 109.24 feet; thence North 03°59'37" West, for a distance
of 20.06 feet; thence South 86°00'23" West, for a distance of 505.83 feet; thence North 02°23'24" West,
for a distance of 78.65 feet, along the west line of the Northeast 1/4 of the Northwest 1/4 of said Section
29; to a point on said Southerly Right-of-Way Line; thence North 86°00'23" East, along said Southerly
Right-of-Way Line, for a distance of 1,286.29 feet, to the POINT OF BEGINNING, Containing 2.452 acres,
more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
9
Page 495 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
EXHIBIT E
LIST OF DEVIATIONS
1. Deviation #1 seeks to relief from LDC Section 3.05.07 A.5 “Preservation Standards,” which requires
that preserve areas be interconnected within the site, to instead allow two separate preserve areas
that are not connected within the site.
10
Page 496 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
The purposed of this Section is to set forth the development commitments for the development of this
project.
1. GENERAL
A. Development of this MPUD shall comply with the following requirements and limitations:
i. This MPUD shall provide a minimum of 120 residential dwelling units and a maximum of
129 residential dwelling units, subject to an Affordable Housing Agreement between the
owner and Collier County. This MPUD shall be permitted a maximum of 205 residential
dwelling units (8.4 dwelling units per acre), subject to Exhibit F Section 8.A “Affordable
Housing”.
ii. This MPUD shall be subject to all provisions of the Rural Fringe Mixed Use District
Receiving Lands provisions except as provided in the NC Square Mixed-Use Overlay of the
Future Land Use Element.
iii. This MPUD shall be developed with a common theme for architecture, signage and
landscaping.
iv. Pedestrian connectivity shall be provided between land uses throughout the MPUD, as
well as to the existing sidewalk on Immokalee Road.
B. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments
until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Immokalee
Square, LLC HAA Capital, LLC. Should the Managing Entity desire to transfer the monitoring and
commitments to a successor entity, then it must provide a copy of a legally binding document that
needs to be approved for legal sufficiency by the County Attorney. After such approval, the
Managing Entity will be released of their/its obligations upon written approval of the transfer by
County staff, and the successor entity shall become the Managing Entity. As Owner and
Developer sell off tracts, the Managing Entity shall provide written notice to County that
includes an acknowledgement of the commitments required by the PUD by the new owner and
the new owner’s agreement to comply with the Commitments through the Managing Entity, but
the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is
closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment
of PUD commitments.
C. Issuance of a development permit by a county does not in any way create any rights on the part
of the applicant to obtain a permit from a state or federal agency and does not create any liability
on the part of the county for issuance of the permit if the applicant fails to obtain requisite
approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that
result in a violation of state or federal law.” (Section 125.022, FS)
D. All other applicable state or federal permits must be obtained before commencement of the
development.
11
Page 497 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
E. The developer and owner shall avoid the archaeological sites, as depicted on the Conceptual
Master Plan. All clearing within 100 feet of the archaeological sites shall be monitored by a
certified archaeologist.
2. TRANSPORTATION
A. Intensity of use under any development scenario for the PUD is limited to 463 226 two-way, AM
peak hour trips and 467 267 two-way, PM peak hour trips based on the use codes in the ITE
Manual on trip generation rates in effect at the time of the application for SDP/SDPA for
subdivision plat approval.
B. Compensating right-of-way, as shown on the Master Plan, will be conveyed by the Owner to
Collier County in accordance with LDC Section 6.06.01. H.3.
3. ENVIRONMENTAL
A. The preservation requirement shall be 40% of the existing native vegetation on-site, not to exceed
25% of the total site acreage. (24.4-acres x 25% = 6.1 acres required)
B. Big Cypress Fox Squirrel (Sciurus niger avicennia) and Florida Black Bear (Ursus americanus
floridanus) management plans will be submitted to and approved by Collier County
Environmental Services staff prior to the site development plan approval. The management
plans shall follow the Florida Fish and Wildlife Conservation Commission’s (FWCC’s) most recent
recommended conservation practices for these species, where practicable. Informational
posters for these species will be provided to the construction crew prior to site clearing activities,
and the FWCC’s created brochure “A Guide to Living in Bear Country” will be provided to the
homeowners association for distribution to residents at post-construction. Residents will also
be provided with information regarding the use of bear-proof garbage containers.
4. LANDSCAPING
A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation
removal in accordance with LDC Sections 4.06.02 and 4.06.05 E.1. Supplemental plantings with
native plant materials shall be in accordance with LDC Section 3.05.07. In order to provide the
required Type B buffer, a minimum 6-foot-wide landscape buffer reservation located outside of
the preserved will be conveyed by the owner to a homeowner’s association or condominium
association at the time of SDP or plat approval. In the event that the preserve does not meet
buffer requirements after removal of exotics and supplemental planting within the preserve,
plantings will be provided in the 6’ wide reservation to meet the buffer requirements. The type,
size and number of such plantings, if necessary, will be determined at time of initial SDP or plat
and included on the landscape plans for the SDP or plat.
B. The 30’ Landscape Buffer along the western PUD boundary, adjacent to Valencia Trails, shall
meet the planting requirements of a Type ‘B’ Buffer. Native vegetation shall be retained within
this buffer, to the extent possible, to satisfy buffer requirements.
12
Page 498 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
5. LIGHTING (RESIDENTIAL AND COMMERCIAL TRACTS)
A. Site lighting shall be Dark Skies compliant, with full cutoff shielding and installed to protect
neighboring properties from direct glare.
6. UTILITIES
A. The Developer shall provide an 8” water main stub-out at the southeast corner of the of the
eastern parcel (i.e. southernmost point of the project fronting Catawba St) at the time of project
construction and the Owner shall convey a 15’ wide County Utility Easement (CUE) to the Collier
County Water-Sewer District for the stub-out. The CUE shall be conveyed in accordance with the
Collier County Utilities Standards and Procedures Ordinance at no cost to the County or District,
free and clear of all liens and encumbrances, prior to or concurrent with preliminary acceptance
of utilities.
7. MINIMUM PROJECT DENSITY AND INTENSITY
A. A minimum of 25% of the residential units (32 units) and a minimum of 4,900 SF of commercial
area must be constructed to ensure a mixed-use project. No building permits shall be issued on
the remaining 75% of the residential units (97 units) until the minimum commercial square
footage has been issued Certificate of Occupancy.
8.7. SPECIAL CONDITIONS FOR THE COMMERCIAL TRACT
A. The following limitations shall apply to the principal commercial uses in the Commercial Tract:
i. There shall be no associated repair of vehicles.
ii. The hours of operation for any eating place shall be 5:30 am – 11:00 pm
iii. There shall be no outdoor amplified sound, televisions or music or live entertainment.
iv. Outdoor televisions shall be limited to areas that are a minimum of 200 feet from the
southern and eastern PUD boundaries of the Commercial Tract. The use of outdoor
televisions is limited to the hours of 8 am-10 pm on weekdays and 8 am-11 pm on
weekends.
v. There shall be no outdoor display of merchandise associated with hardware stores.
8. AFFORDABLE HOUSING
A. As documented in the Affordable Housing Agreement, the developer has agreed to construct 65
owner occupied dwelling units for residents in the " Gap" income category (earning no more than
one hundred forty percent of the median income of Collier County) and 64 units owner occupied
dwelling units for residents in the " Moderate" income category ( earning no more than 120% of
the median income of Collier County). Developer shall have the option of swapping up to 20% of
the Gap Units for Moderate Units and vice-versa.
Of the total units constructed, the project shall comply with the following: 15% of the units will
be rented to households whose incomes are up to and including 80% of the Area Median Income
(AMI) for Collier County and 15% of the units will be rented to households whose incomes are up
to and including 100% of the AMI for Collier County and the corresponding rent limits (“Affordable
Units”). Each SDP shall identify and quantify the 15% of the units that will be rented to households
whose incomes are up to and including 80% of AMI for Collier County and the 15% of the units
13
Page 499 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
that will be rented to households whose incomes are up to and including 100% of AMI for Collier
County. These units will be committed for a period of 30 years from the date of issuance of a
certificate of occupancy of the first unit.
Rental units shall have a minimum lease term of 8 months. Residents may have the option for a
month-to-month lease at the end of their full lease term.
By way of example, the 2024 Florida Housing Finance Corporation Income and Rent Limits are:
2024
Collier
County
Median
Household
Income
$104,300
Income Limit by Number of People in Unit Rent Limit by Number of
Bedrooms in Unit
Percentage Category 1 2 3 4 Eff 1 2 3
30% Extremely
Low $21,930 $25,050 $28,170 $31,290 $548 $587 $704 $813
50% Very Low $36,550 $41,750 $46,950 $52,150 $913 $978 $1,173 $1,356
60% n/a $43,860 $50,100 $56,340 $62,580 $1,096 $1,174 $1,408 $1,627
80% Low $58,480 $66,800 $75,120 $83,440 $1,462 $1,566 $1,878 $2,170
100% Median $73,100 $83,500 $93,900 $104,300 $1,828 $1,958 $2,348 $2,713
120% Moderate $87,720 $100,200 $112,680 $125,160 $2,193 $2,349 $2,817 $3,255
140% Gap $102,340 $116,900 $131,460 $146,020 $2,558 $2,740 $3,286 $3,797
Income and rent limits may be adjusted annually based on combined income and rent limit table
published by the Florida Housing Finance Corporation or as otherwise provided by Collier County.
B. Preference to Affordable Units shall be given to Essential Service Personnel (ESP) and military
veterans.
1. For the purposes of this ordinance, ESP means natural persons or families at least one of
whom is employed as police or fire personnel, a childcare worker, a teacher or other
educational personnel, health care personnel, skilled building trades personnel, active-duty
military, or a governmental employee.
2. Each Affordable Unit will be held vacant and advertised for ESP and military veterans in
accordance with paragraph 4 below for a minimum of 90 days before the issuance of unit’s
certificate of occupancy. In the event that no ESP or military veteran rents the available
Affordable Unit, then the unit may also be offered to the general public (non-ESP / military
veteran) but shall remain an Affordable Unit and be rent and income restricted accordingly.
3. Each subsequent vacancy of an Affordable Unit shall be advertised to ESP and military
veterans in accordance with paragraph 4 below and may also be offered to the general public
(non-ESP / military veteran) but shall remain an Affordable Unit and be rent and income-
restricted accordingly.
4. At a minimum, advertising will consist of providing written notice to the Collier County
Community and Human Services Division and the human resource departments for local
hospitals, the Collier County Public School District, Collier County Government, other
municipalities within Collier County, all Emergency Medical Services and fire districts, and the
Collier County Sheriff’s Office.
14
Page 500 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
5. Promotional materials for the development shall identify that the project prioritizes
Affordable Units for ESP and military veteran households.
6. This commitment for ESP and military veteran preference shall remain in effect for a period
of 30 years from the date of issuance of the certificate of occupancy of the first Affordable
Unit of each phase.
C. As part of the annual PUD monitoring report, the developer will include an annual report that
provides the progress and monitoring of occupancy of the income restricted units, including rent
data for rented units, in a format approved by the Collier County Community and Human Services
Division. Developer agrees to annual on-site monitoring by the County.
10.9 WILDFIRE PREVENTION AND MITIGATION PLAN
A. Project Structural Design and Materials
1. Roofs shall be constructed using Class A, B or C fire rated materials. The use of flammable
shakes or shingles are prohibited.
2. Soffits shall be made of non-combustible material or (minimum) ½-inch nominal wood
sheathing.
B. Location/Defensible Space
1. A minimum 25 feet of Defensible Space shall be maintained around the development area.
2. Within Defensible Space:
i. Vegetation shall be thinned and maintained. Tree crowns shall be a minimum of 10 feet
apart.
ii. Native plants shall be used.
iii. Trees shall be maintained so that branches are 6 to 10 feet from the ground.
iv. Less flammable plants species shall be used.
v. More flammable plants located within 5 feet of structures shall be removed.
vi. Non- flammable materials shall be used in planting beds within 5 feet of structures.
vii. The Owner, Property Association and/ or Homeowner' s Association shall be provided
with this Wildfire Prevention and Mitigation Plan and informed of responsibility to adhere
to these requirements at the time of closing.
viii. The Owner, Property Association and/ or Homeowner' s Association shall be responsible
for these requirements within commons areas and structures.
C. Native Vegetation
“South Florida” plants shall be used on slopes adjacent to preserves.
D. Prescribed Burns on Nearby Public Lands
Florida conservation and agricultural lands are heavily mixed with developed areas. This can
increase contact between developed spaces and other land management activities, including
prescribed burning, which is often utilized to return plant nutrients to the soil, to improve
ecological health for conservation lands, to improve wildlife forage, and to reduce forest fuels,
thus reducing the incidence of catastrophic wildland fires. Florida remains a burn- friendly state
and endorses the use of prescribed burning to promote healthy ecosystems and agricultural lands.
Residents in developed areas may experience exposure to light amounts of smoke and ash from
nearby prescribed burning activity.
15
Page 501 of 5277
NC Square MPUD
PUDR- PL20230017979 Underlined Text is Added; Struck-through text is deleted
January 31, 2025
A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP)
approval, the applicant shall have coordinated with the Florida Forest Service and will provide to
Collier County a Wildfire Prevention and Mitigation Plan that includes standards which address
the following: structural design and building materials; location of defensible space; plant
selection within defensible space; and commitment to provide the residents with a copy of the
Wildfire Prevention and Mitigation Plan.
16
Page 502 of 5277
Page 503 of 5277
s
COLLIER COUNTY
WAIVER APPLICATION FROM THE REQUIRED HISTORICAL AND
ARCHAEOLOGICAL SURVEY AND ASSESSMENT
DATE SUBMITTED PLANNER:
PETITION NUMBER ASSOCIATED WITH THE WAIVER:
(r'o Be Completed By Zoning and Land Development Review Stafl)
PROJECT NAME: NC Square MPUD
LOCATION: (Common Description) SW Quadrant of Immokalee Road and Catawba ST
SUMMARY OF WAMR REQUEST: Request to waive the requirement of an updated
and
circa 201
the location of a area (located at the NW corner of the s{9-414n s Immokalee Road)
which tested positive cultural material. The PUD Amendment is not seeking to change
commitments related to the archeoloqical site or the preserve areas. A copy of the previous
survey is inc for reference Durposes.
(Properties located. within an area of Historical and Archaeological Probability but with a
low potential for historical/archaeological sites may petition the Community Development
& Environmental Services Administrator County' Manager or designee to waiVe the
requirement for a Historical/Archaeological Survey and Assessment. Once the waiver
application has been submitted, it shall be reviewed and acted upon within five (5) u'orking
days. The waiver request shall adequately demonstrate that the area has low potential for
historical/archaeological sites.)
Historic Preserval ioilFormsirev. 06ru5i08
i--
Page 504 of 5277
A.
SECTION ONE: APPLICANT AND PROPERTY OWNERSHIP DATA
Name of applicant (s) (if other than property owner, state relationship such as option
holder, contract purchaser, lessee, trustee, etc.):
HAA Capital. LLC
Mailing Address: 2055 Trade Center Way. Naples. FL 34108
Phone: 239.260.1523
E-Mail : abrown@niancorp.com
Name of agent(s) for applicant, if any:
Jessica Harrelson. AICP - Peninsula Eneineering
Mailing Address: 2600 Golden Gate Parkwa),. Naples. FL 34105
Phone: 239.403.6751
E-Mail : j harrelson@pen-err g.com
C. Name of owner(s) of property: Same as Applicant (Section A above.)
Mailing Address:
B
Phone: (
E-Mail:
)FAX
Note: If names in answers to A and/or B are different than name in C, notarized
letter(s) of authorization from property owner (C) must be attached.
2Historic Presen,atior/FonnVrev. 06/05/08
Page 505 of 5277
SECTION TWO: SUBJECT PROPERTY DATA (Attach copy ofthe plat book page
(obtainable from Clerk's Office at the original scale) with subject property clearly marked.)
A. Legal description of subject property. Answer only I or 2, as applicable.
1. Within platted subdivision, recorded in official Plat Books of Collier County.
Subdivision Name: N/A
Plat Book Page Unit _ Block Lot
-
Section Township Range
2. lf not in platted subdivision, a complete legal description must be attached
which is sufficiently detailed so as to locate said property on County maps or
aerial photographs. The legal description must include the Section, Township
and Range. If the applicant includes multiple contiguous parcels, the legal
description may describe the perimeter boundary of the total area, and need not
describe each individual parcel, except where different zoning requests are made
on individual parcels. A boundary sketch is also required. Collier County has
the right to reject any legal description, which is not sufficiently detailed so as to
locate said property, and may require a certified survey or boundary sketch to be
submitted.
B. Property dimensions
Area: 1"062.864 square feet, or 24.4 acres
Width along roadway: See Survey
Depth: See Survey
C. Present use of property: Undeveloped
D. Present zoning classification :NC MPUD
JHistoric Preservation/Fonns/rev. 06/05/08
Page 506 of 5277
Note
SECTION THREE: WAIVER CRITERIA
This provision is to cover instances in which it is obvious that any archaeological or
historic resource that may have existed has been destroyed. Examples would be
evidence that a major building has been constructed on the site or that an area has
been excavated.
A. Waiver Request Justification
Interpretation of AerialPhotograph The site is undeveloped and heavily
vegetated.
2
3
Historical Land Use Description
unimpacted.
The site has historically remarncel
B
Land, cover, formation and vegetation description: See attached FLUCCS
Map.
4. Other:
The County Manager or designee may deny a waiver, grant the waiver, or grant the
waiver with conditions. He shall be authorized to require examination of the site by
an accredited archaeologist where deemed appropriate. The applicant shall bear the
cost of such evaluation by an independent accredited archaeologist. The decision of
the County Manager or designee regarding the waiver request shall be provided to
the applicant in writing. In the event of a denial of the waiver request, written notice
shall be provided stating the reasons for such denial. Any party aggrieved by a
decision of the County Manager or designee regarding a waiver request may appeal
to the Preservation Board. Any party aggrieved by a decision of the Preservation
Board regarding a waiver request may appeal that decision to the Board of County
Commissioners.
4Historic Presen atiorVForms/rev. 06/05/08
1
Page 507 of 5277
SECTION FOUR: CERTIFICATION
A. The applicant shall be responsible for the accuracy and completeness of this
application. Any time delays or additional expenses necessitated due to the submittal
of inaccurate or incomplete information shall be the responsibility of the applicant.
B. All information submitted with the application becomes a part of the public record
and shall be a permanent part of the file.
C.All attachments and exhibits submitted shall be of a size that will fit or conveniently
fold to fit into alegal size (8 t/2" x 14") folder.
Signature of Applicant or Agent
Jessica AICP
Printed Name of Applicant or Agent
=:--::::::
-TO BE COMPLETED BY THE COMMUNITY DEVELOPMENT SERVICES DIVISION.
SECTION FIVE: NOTICE OF DECISION
The County Manager or designee has made the following determination:
g Approvedon: LIL-?-*
tr Approved with Conditions on:
(see attached)
By
By:
tr Denied on:By:
(see attached)
5Historic Presen'ation/FormVrev. 06/05/08
Page 508 of 5277
A PHASE I CULTURAL RESOURCE
ASSESSMENT OF THE IMMOKALEE
SQUARE PARCEL
collrER COUNTY FLORTDA
AHC TECHNICAL REPORT NO. 1207
AHC PROJECT NO. 2018.194
DECEMBER 2018
ARCHAEOLOGICAL AND HISTORICAL CONSERVANCY INC.
t7)
I
5
Page 509 of 5277
A PHASE I CULTURAL RESOURCE
ASSESSTVIENT OF THE IIVIT\4OKALEE
SQUARE PARCEL
coLLlER COUNTY FLORIDA
By
Robert S. Carr, M.S.
Alan M. Noe, B.A.
John Beriault, B.A.
ARCHAEOLOGICAL AN D H ISTORICAL CONSERVANGY I NC.
4800 SW 64th Avenue, Suite 107
Davie, Florida 33314
archlgcl @bel lsouth. net
(e54) 7e2-9776
For:
PASSARELLA ASSOCIATES, INC.
AHC PROJECT NO. 2018.194
AHC TECHNICAL REPORT NO. 1207
DECEMBER 2018
Page 510 of 5277
TABLE OF CONTENTS
List of Figures
Consultant Summary
Project Setting
Previous Research
Cultural Summary
Methodology
Summary of Site: 8CR1502
Results and Recommendations
References Cited
Appendix l: Survey Log Sheet
Appendix ll: Florida Site Form: 8CR1502
1
J
o
'16
26
30
JJ
34
44
48
Page 511 of 5277
LIST OF FIGURES
1. USGS map of the lmmokalee Square parcel area
2.1943 Copeland map showing project parcel
3. 1963 black and white aerial photograph showing project parcel
4. 1995 black and white aerial photograph showing project parcel
5.2017 color aerial photograph showing project parcel
6. Field photo of hammock, HPZ-1
7. Field photo from hammock, looking at cabbage palm and cypress
8. USGS map showing all previously recorded sites within one mile of the
project parcel
9. 1963 black and white aerial photograph showing high- and medium-
probability zones
10.2017 color aerial photograph showing shovel test locations
11 . 2017 color aerial photograph 8CR1502 showing shovel test locations
12. Sample of faunal bone
13. Sample of sand tempered plain ceramics
2
4
5
6
7
8
8
15
28
29
31
32
32
Page 512 of 5277
CONSULTANT SUMMARY
In December, 2078, the Archaeological and Historical Conservancy, Inc. (AHC)
conducted a Phase I cultural resource assessment for Passarella and Associates, Inc. of
the Immokalee Square parcel located south of County Road 846 (Immokalee Road) in
northeastern Collier County. The 24.71-acre parcel was surveyed to assess sites of
archaeological and/or historical signifi cance.
This cultural resource assessment was conducted to fulfill historic resource requirements
in response to Florida Statutes, Chapters 267 and 373, and in accordance with Section
106 of the National Historic Preservation Act of 1966 (Public Law 89-665), as amended
in 1992, and 36 C.F.R., Part 800: Protection of Historic Properties. The work and the
report conform to the specifications set forth in Chapter IA-46, Florida Administrative
Code.
The project parcel encompasses part of Section 29 in Township 48S, Range 278 (Figure
1). In 2018 the parcel encompassed uncleared woodland (Figure 3). The project area is
vegetated in hydric and mesic woodland, a single hardwood oak hammock, and a cypress
slough that traverses part ofthe south and eastern part ofthe parcel.
One high-probability zone (HPZ), a mesic oak hammock, and one medium-probability
zone (MPZ) was identified. Both features were initially identified on aerial photographs
and were subsequently ground-truthed and tested at25 and 50m intervals respectively. In
addition to judgmental and systematic testing of the HPZ and MPZ, additional shovel
tests were dug along five transects within the low probability zones (LPZ). A total of 4l
shovel tests (50 cm2) were dug across the parcel, of which, seven were positive for
cultural material, resulting in the documentation of one archaeological site, Immokalee
Square l, 8CR1502.
Based on available data, there is insufficient information to determine whether site
8CR1502 meets eligibility criteria for listing on the National Register of Historic Places
(NRHP). Additional testing would be necessary to make that determination. The
consultant recommends avoidance of the site, or if avoidance is not feasible, phase II
archaeological testing should be conducted to determine NRHP eligibility. Additionally,
it is recommended that all clearing within 100 feet of the site should be subject to
monitoring by an archaeologist.
1
Page 513 of 5277
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Figure 1. USGS Map of the Immokalee Square parcel
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TOVVIISHIP 48S, RANGE 27E, SECTION 29
USGS Map: CORKSCREWSW. REV. 1987
750 1s00270 450
3000 Feet approx.
900 Meters approx.
2
Page 514 of 5277
PROJECT SETTING
The project parcel is located in Section 29 in Township 48S, Range 278 immediately
south of County Road 846 (Immokalee Road) in northeastern Collier County (Figure l)
about12 miles east of the coastline. The24.71-acre project area is a "L" shaped polygon
with sides more or less oriented to the cardinal points. The project parcel is bordered by
County Road 846 on the north and on the other sides by cleared fields, residences, and
undeveloped woodland. The relevant USGS map is Corkscrew SW.
The parcel encompasses pine woods, an oak hammock and cypress sloughs. The parcel is
low-lyingto moderately elevated (10-15 feet above sea level). Historically, much of this
area was southern slash pine/saw palmetto flatwoods and low pond cypress forests, linear
cypress sloughs, and cypress dome/ponds. In the area are numerous emerging.cabbage
palm hammock "islands" covering several hundred acres, part of what was historically
called the Curry Island system. Bird Rookery Slough drained to the north and west of the
project parcel. A review of vintage aerial photographs indicates few cultural impacts.
The soils present on the subject parcel are: Riviera fine sand, limestone substratum and
Oldsmar fine sand. Gray and tan sands found extensively in the district usually overlie
relict marine deposits of shelly marl and marly limestone caprock that are part of
Pleistocene formations. Many of these formations are linked to the Caloosahatchee/Iort
Thompson/Coffee Mill Hammock series.
Marine marls contain lenses and deposits of clay intermixed with varying percentages of
sand. These clays may have been a source for ceramic manufacture by the Formative
period Native Americans. Mantling the Pleistocene sands are windblown deposits of gray
sands of varying depths. Areas of the parcel contain tan and gray sand surfacial zones
overlying a dense brown sand spodic horizon (often referred to as "hardpan"). This
formation is a zone of organic leaching accumulation.
3
Page 515 of 5277
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Figure Z. 1943 D. Graham Copeland map of a portion of Township 48S,
Range 27Ewiththe modern parcel boundaries superimposed.
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9ffi Meters approx.
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Page 516 of 5277
Figure 3. 1963 black and white aerial photograph of the Immokalee Square parcel
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Page 517 of 5277
Figure 4. 1995 black and white aerial photograph of the Immokalee Square parcel.
0
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656 Feet o
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Page 518 of 5277
Figure 5.2017 color aerial orthophotograph of the Immokalee Square parcel
0
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150 30045 90
600 Feet approx.
180 Meters approx.
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Page 519 of 5277
Figure 6. View of hammock,HPZ-I,looking north.
8
Figure 7. View from hammock, looking out towards cabbage palms and cypress
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Page 520 of 5277
PREVIOUS RESEARCH
Southwest Florida has been a focus of archaeological investigations since the 1880s,
although much of the early work was directed toward the recovery of museum quality
artifacts rather than understanding cultural processes. Griffin (1988:48-50) discussed
some of the very early references to archaeological sites in South Florida. He noted that
these early reports were mostly casual observations, and few appear to refer to southwest
Florida, but rather refer to the southeast and Key West areas.
Kenworthy's (1883) informal report on shell mounds and ancient canals was one of the
first reports on southwest Florida archaeological sites. At about the same time as
Kenworthy's investigations, Simons (1884) gave a narrative account of some of the very
large coastal shell middens, and Douglass (1885) provided further information about
prehistoric canals (although he did not accept that they were prehistoric). One account
described a canal near Gordon's Pass that is probably the Naples Canal (8CR59), and
another further north may be the Pineland Canal. Douglass' diaries record excavations of
a post-contact era site (8CR41) on Horrs Island, as evidenced by the presence of
European artifacts (Griffin 1988:50-51). Douglass visited Lostman's River and other
areas in the Ten Thousand Island area including Horrs Island (1890).
In 1895 Durnford reported that cordage and other artifacts were recovered from a
mangrove muck pond on Marco Island (8CR49). The material was shown to Cushing,
who mounted a major project to recover more material from the site. Cushing (1897)
reported recovering wood and other perishable artifacts from the muck pond on Marco
Island, adjacent to a large shell works and midden village site. Publication of illustrations
of the spectacular finds generated a great deal of subsequent interest. Wells M. Sawyer, a
young artist accompanying the expedition, produced an excellent and presumably
accurate contour map for the entire Key Marco Shell Midden. This map is valuable to
present-day efforts in understanding many of the now obliterated features and
interpreting (reconstructing) the "architecture" of the shell midden. Widmer (1983) notes
that Cushing also focused attention on the nonagricultural chiefdom level of social
organizatioh supported by the rich estuary and marine resources, although his
anthropological observations have remained overshadowed by the wealth of artifacts.
Moore (1900, 7905,1907) investigated several sites along the Collier/Lee County coast,
apparently attempting to find material comparable to Cushing's finds. Although Moore
provided information about site locations and general contents, most of his work was.
extremely crude and uncontrolled, by both contemporary archaeological standards, and
by modern standards.
The first attempt to systematically survey and investigate archaeological sites was
initiated by Ales Hrdli0ka, who visited a number of sites along the coast and tidal
mangrove estuaries in 1918, focusing on the Ten Thousand Island region (Hrdlidka
1922). Hrdli0ka noted that southwest Florida was a distinct region within south Florida
and made an attempt to type sites by function.
o
Page 521 of 5277
Matthew Stirling's (1931, 1933) excavation of a burial mound on Horrs lsland represents
one of the first controlled excavations in Collier/Lee Counties (although he attempted
stratigraphic control. Cushing had little success in his wet site excavation). The site was
named the Blue Hill Mound, but it is not recorded under that name in the FMSF (either as
a primary or secondary name), so it is unclear exactly which site he excavated, although
it was probably site 8CR41 (McMichaels 1982). These reports by Stirling are
preliminary, and apparently neither a final report nor a skeletal analysis has been
published.
John M. Goggin was the first to define a south Florida cultural area (Glades Area), and
describe south Florida ceramics (Glades ware), establishing a basis for later
archaeological work. He published an analysis of the ceramic sequence in south Florida
(Goggin 1939,1940). In later reports (Goggin 1947, 1949a,1949b), he formulated a basic
framework of cultural areas and chronologies that is still current (although modifications
with additional data have been made, see further discussion below). Goggin (1949b)
summarized much of this information in an unpublished manuscript, which Griffin
(l 988) thoroughly described.
In passing, one unfortunate aspect of Goggin's work was a dependence on informant
information for location of sites (especially interior sites) and he had a real concern that
existing sites would be looted. This concern resulted in his either deliberately or
incidentally reporting vague locational data for many sites. Some of these sites have
never been satisfactorily relocated, although a few have undoubtedly been re-recorded by
later investigators.
For several decades, much of the subsequent archaeological investigations in the region
took place in Lee and Charlotte Counties, especially in the Cape Haze, Charlotte Harbor
and Pine Island areas. It is rumored that Goggin had a "gentleman's agreement" with
many of the other leading practicing Florida archaeologists of the time that the South
Florida area was his exclusive province to investigate. If this rumor is correct, it might
explain the neglect shown the southwest Florida area in the archaeological arena from the
end of World War II to Goggin's death in 1964.
In 1956, Sears reported on a large village and mound complex at the mouth of Turner
River on Chokoloskee Bay south of Marco Island, and in 1967 he reported on the results
of a survey of the Cape Coral area (Sears 1956, 1957). Laxson (1966) reported on
excavations at Turner River Jungle Garden site, which is upriver from the Turner River
site, although these have b.., "onfrted in recent accounts.
Van Beck and Van Beck (1965) excavated three small test pits on Marco Island (at the
Marco midden, SCR48) associated with the Cushing site (8CR49). The resulting
publication of this work was some of the first reported scientific archaeological work to
iome from the southwest Florida area in nearly twenty years (Van Beck and Van Beck.
1 96s).
In 1967 thr:ough 1969, Marco Island was extensively surveyed and a few sites were tested
through excavation by Cockrell, Morrell, and others (Morrell 1969). No complete site
10
Page 522 of 5277
report was ever published, although an unpublished and incomplete manuscript is
available. Some of these sites were discussed in Cockrell's master's thesis (1970).
Widmer performed a survey of Big Key, John Stevens Creek, Barfield Bay, Blue Hill
Bay, and Collier Bay, which are proximal to Marco Island (Widmer 1974). Widmer
eventually utilized his southwest coast experience to write a doctoral dissertation on the
Calusa that not only remains the definitive work on that group, but also explored the
relationship between subsistence adaptation and cultural evolution (Widmer, 1983).
In Lee County, Arlene Fradkin and other investigators from the University of Florida
began an ongoing involvement with the Pine Island Sound/Sanibel Island area in the
1970s. Her first investigations were at the Wightman site on northern Sanibel Island
(Fradkin 1976).
Several archaeologists excavated at Horrs Island in the 1980s. McMichaels (1982)
reviewed sites on Horrs Island in a Master's thesis. In 1983, Marquardt began a series of
investigations at Josslyn Key, Useppa Island, Pineland, Buck Key, Galt Island in Lee
County, and at Big Mound Key in Charlotte County (Marquardt 1984,1987, 1988, 1992).
Marquardt and Russo have investigated Horrs Island in Collier County. A number of the
large shell midden village sites they excavated appear to be late Archaic, and they expect
to document a more elaborate social organization at these sites and larger sedentary or
semi-sedentary population sizes than previously known for that period (Russo 1990, and
pers. comm.).
Most of these studies focused on the coastal sites, as have subsequent summaries and
discussions. Recent work on the interior has made significant advances in documenting
the extent and intensity of inland resources, especially in the Big Cypress and Everglades
parks (Ehrenhard et al. 1978,1979; Ehrenhard and Taylor 1980; Ehrenhard et al. 1980;
Taylor and Komara 1983; Taylor, 1984, 1985). Griffin's (1988) synthesis of the
Everglades Park data is the defining work on south Florida archaeology to date. Athens
(1983) summarized some of the results of the Big Cypress survey, but more analysis of
this data resource is needed.
Beriault and colleagues (1981) reported on salvage excavations at Bay West Nursery
(8CR200). The site includes a rarely documented Middle Archaic use of ponds for
cemeteries.
In 7995, Widmer and Story began an investigations at the Key Marco Midden (Widmer
1996). In the first season they excavated with the help of graduate students and
volunteers. The results of their work have appeared inthe Florida Anthropologist.
In the last two decades the pressure of development as well as a recognized need for
preservation or mitigation of prehistoric sites has led to a number of reports by
commercial cultural resource management consultants. While most of these reports are
Iimited in scope due to restriction to a small tract of land, many have produced useful
summaries of regional archaeological, as well as insightful analysis of the relationship
between site types and location and ecotypes (Almy and Deming 1982, l916a,l986b,
11
Page 523 of 5277
1986c, 1987, Austin 1987, Carr and Allerton 1988a, 1988b, Deming and Almy 1987,
1988, Fay and Carr 1990, Fuhrmeister et al. 1990,Martinez 1977,}i4rller and Fryman
1978, Swift and Carr 1989).
Arthur W. Lee, John Beriault and others in the Southwest Florida Archaeological Society
(SWFAS) have recorded and investigated a large number of archaeological sites in
Collier and Lee Counties. It is an ongoing effort of the Society to publish and disseminate
reports and manuscripts (Lee et al. 1993, 1997,1998, Beriault 1973,1982,1986, 1987,
Beriault and Strader 1984). Many of these reports deal with small interior seasonal sites.
In addition, Beriault has provided several unpublished manuscripts as to site types and
areas (Beriault 1972 1987).
PREVIOUS RESEARCH - IMMOKALEE ROAD AREA
In January to May 1980 the Southwest Florida Archaeological Society (SWFAS)
conducted salvage work at the Bay West Morluary Pond Site (8CR200) which is located
about three miles from the subject parcel. In 1989, SWFAS conducted controlled test
excavations at the Mulberry Midden (8CR697) located six miles west of the subject
parcel.
The Archaeological and Historical Conservancy has documented numerous sites near
Immokalee Road. These sites include Eagles Nest during a Phase I and a Phase II survey
in1994 (Carr, Steele, and Davis 1994a and 1994b). Nine prehistoric sites, including four
likely burial mounds were discovered and surveyed. In 1998 and 1999 AHC found two
sites south of this grouping and located a suspected seasonal campsite, the Persea Hope
Site (8CR797),4.5 miles north of the road corridor.
Other work done within one mile of the project parcel includes general historic and
archaeological surveys and inventories (Florida Preservation Services 1986), individual
parcels (Carr and Davis 1994; Almy 1997; Archaeological Consultants 2005; Carty 2005;
Altes 2006; Beriault 2005, 2006, 2013a, 2013b1, Archaeological and Historical
Conservancy 2018), Utility and Road Surveys and Improvements (Beriault 2001,2004,
2013c; Janus Research 2005), and cell tower placements (Sims 2005a,2005b).
LITERATURE REVIEW
A search was requested on lll2lllS with the Florida Division of Historic Resources for
archives and literature associated with the project area. This included site forms and
cultural resource assessment reports from the Master Site File in Tallahassee of
previously recoided archaeological sites and surveys within the project parcel and within
one mile of the parcel (Table l).
12
Page 524 of 5277
Table 1. Literature Review Summa
A review of Florida site files determined that fourteen previously recorded archaeological
sites occur within the project or within a mile of the project (Table 2).
Table 2. Previou Recorded Sites Summa
A review of the state report files indicated that eleven cultural resource assessments were
previously conducted within one mile of The Immokalee Road South/Twin Eagles
project parcel (Table 3).
Previously Recorded Archaeological Sites:14
Within Project Parcel 0
Wthin One Mile of Project Parcel 14
Previous Assessments 12
Within Project Parcel U
Within One Mile of Project Parcel 12
Site No.Site Name Site Type ln Survey
Parcel
Outside of
Parcel
BCR755 Piper #1 Prehistoric Midden Can and Davis
1994 X
8CR759 Piper #5 Prehistoric Midden Can and Davis
1994 X
8CR760 Piper #6 Prehistoric Midden Can and Davis
1994 X
8CR761 Piper #7 Prehistoric Midden Can and Davis
1994 X
BCR763 Piper #9 Prehistoric Midden Can and Davis
1994 X
BCR83O Twinberry Prehistoric Midden Beriault 2006 X
BCR83.1 Colyott Prehistoric Midden Beiault 2006 X
8CR832 Centipede Prehistoric
Midden/human burials Beiault 2006 X
BCR833 Camphonvood Grove Prehistoric Midden Beiault 2006 X
BCRB34 Psychotria Prehistoric Midden Benault 2006 X
BCRB35 Coppice Prehistoric Midden Beriault 2006 Y
8CR836 Great Circles Possible earthwork Beiault 2006 X
8CR841 Godwin Site Prehistoric Midden Beiault 2006 X
BCRl 097 East Midden Prehistoric Midden Beriault 2006
Note:1BasedonsiteSwithinorwithinonemileoftheprojectparcel,standingStrtrcture@
feet.
13
References
X
Page 525 of 5277
Table 3. Previous Cultural Resource Assessmentsl
Survey
No.Date Author Title ln Parcel Out of
Parcel
1 108 1 986 Florida
Services
Preservation H i stoica l/A rch ite ct u ra I S u rvey of Col I ie r
County, Florida
X
3948 '1994 Carr, Robert S. and
Davis, Joe
A Phase ll Archaeological SuNey and
Assessmenf of the Piper Parcel, Collier County,
Floida
X
6608 2001 Beriault, John G.
An Archaeological Survey of the County Road
846 (lmmokalee Road) Expansion, Collier
Boulevard (CR 951) to Oil Well Road (CR 855),
Collier Countv. Floida
X
11274 2005 Janus Research, lnc.
Cultural Resource Assessmenl Survey of the
FPL Collier-Orange River #3 230 KV
Transmission Line: Segment E, Collier County,
Floida
X
1 2096 2005 Archaeological
Consultants
Cultural Resource Assessment Swvey Living
Word Family Church, Collier County, Florida
X
12105 2005 Beriault, John G.
A Phase I Archaeological SuNey of the
Vanderbilt Beach Road (CR 862) Extension
Area. Collier Countv. Florida
X
13344 2006 Altes, Christopher
A Phase I ArchaeologicalAssessmenf ofthe
Collier County Public Schools Elementary L
Parcel. Collier Countv, Floida
X
14204 2004 Beriault, John G
A Phase One ArchaeologicalAssessment of
the North Collier County Regional Water
Treatment Plant Fast Track Water Supply
Wellfield, Collier Countv, Floida
x
17294 2006 Beriault, John G.
A Phase I ArchaeologicalAssessment offhe
lmmokalee Road South Parcel, Collier County,
Floida
x
20465 2013 Beriault, John G.
A Cultural Resource Assessment of the Golf
CIub of the Everglades Parcel, Collier County,
Floida X
2013 Beriault, John G
A Reconnaissance Cuftural Resource
Assessmenf of the Olde Floida Golf CIub
Parcel, Collier County, Floida
X
25316 2018 Archaeological and
Historical Conservancy
An Archaeological Assessmenf of the Twin
Eagles Soufh aka lmmokalee Road South
Parcel, Collier County, Floida
X
Note: lBased on assessments within one mile of the project parcel.
14
20106
Page 526 of 5277
.,'9
bco
u
Q ."*ru, '
8CR763
\
o
_ 8CR759
.:
0 8cR76r
o 8cR76o
\
ecaaaz Q $acnrosz
o o (.1I ecnaa3
8CR835
oSCRSSi
o 8cR84t oc
I
ri
I)o
p
Figure 8_. USGS map of the Immokalee Square parcel area showing all previously
recorded archaeological sites within one mile of the project parcel.
0 = pnevrouSLY-REcORDED ARCHAEoLocICAL StTE
r-
0
0 450 900
'1500 3000 6000 Feet approx.
1800 Melers
15
-t
8CR830 0
8CR836
o
I
cl
o
Page 527 of 5277
CULTURAL SUMMARY
Stirling was the first to distinguish the indigenous prehistoric cultures of southern Florida
in 1936 by defining a Glades cultural area, including all of south Florida (Carr et al.
1994b:9; Milanich 1994:5-6). Griffin (1988) pointed out that this was not formulated as a
strict cultural area. but it was rather a geographic region with some common cultural
traits. Kroeber (1939), in a review of North American prehistory, utilized a slightly
different term, the "South Florida Area," basing his definition on both environmental and
cultural factors. Subsequently Goggin delineated more particular boundaries for southern
Florida and divided the region into three sub-areas: "Okeechobee" around Lake
Okeechobee, "Tekesta" for southeast Florida and the Florida Keys, and "Calusa" for
Southwest Florida (Carr et al. 1994b:10; Goggin 1947:ll4-127).
Following Goggin's study, subsequent researchers have refined or altered the cultural
distinctions attributed to southem Florida's prehistoric populations. There has been
criticism that Goggin's names and definitions were based on historic accounts of the
main (proto) historic groups found in the respective regions and not on the archaeological
evidence of spatial, temporal, and cultural differences (Sears 1966; Griffin 1974; Carr
and Beriault 1984; Griffin 1988). Griffin, in particular, questioned the distinctions. He
believed that South Florida cultures varied only by local environmental conditions and
ceramic exchange rates. Griffin believed the inhabitants of prehistoric southem Florida
were mainly dwelling on the coast and that the interior was nearly uninhabited and under-
utilized. Griffin designated the entire southern Florida region as the "Circum-Glades"
area (Eck 1997:5; Griffin 197 4:342-346). This new designation for the area was furthered
by a widely circulated book on Florida archaeology by Milanich and Fairbanks (1980).
Griffin later (1988) retreated to some extent from his earlier position as further research
(particularly by Ehrenhard, Carr, Komara, and Taylor in the Big Cypress and Carr in the
eastern Everglades in the 1970s and 1980s) showed abundant sites (and concomitant use
and habitation) in the interior and Everglades.
Carr and Beriault, in particular, have taken issue with the concept of a Circum-Glades
region. Carr's research in the Big Cypress and Everglades and his subsequent analysis
demonstrating variation of key cultural markers (particularly in decorated ceramics)
formed the basis for this contention. There is abundant evidence for cultural (and
probably political or tribal) diversity in the various areas of south Florida. Carr and
Beriault particularly noted and defined differences between the lower southwest Florida
coast, which they termed the "Ten Thousand Island" region, and the area to the north,
which they called the "Caloosahatchee" region. This latter area thby believed to be the
seat of the historic Calusa chiefdomship, although previous (and some subsequent)
researchers have called the entire southwest Florida from Cape Sable to the Cape Haze
peninsula (and beyond) in Charlotte Cour,ty o'Calusa."
Griffin. in his definitive 1988 synthesis on Everglades archaeology, attempted to
reconcile and refine some of the conflict in the definition of south Florida prehistoric and
historic culture areas. As stated by Carr and colleagues (1994b), "the issue...appears in
part to be one of trying to determine the significance of regional and temporal variation,
rather than whether these differences are real." There is evidence that changes through
.o 16
Page 528 of 5277
time in regional political affiliations or realties makes any model nol addressing this
complex issue two-dimensional. The Calusa hegemony that was in place by the time of
the arrival of Europeans may have begun as early as 800 AD in the Ten Thousand Island
"district" or area (Griffin 1988:321; Carr et al. 1994b:12). There is curently ongoing
research to further refine present thought as to cultural affiliations in south Florida. It
would seem only a matter of time before new directions and emphases provide a more
accurate summation of south Florida cultural affinities.
Using the present models, the coastal zones of Collier County and southern Lee County
contain three distinct culture areas. Indian Hill on Marco Island lies thirty miles from the
projected interface by Carr and Beriault (1984) of the Caloosahatchee area (called the
"the'heartland' of the Calusa," Carr etal. 1994b:12) to the north, and the Ten Thousand
Islands area to the south. At a yet undefined point to the east lies the Okeechobee cultural
area, but the boundary, if it is a definite, fixed one, is likely to occur in the vicinity of the
Immokalee rise forty miles or more to the northeast of Indian Hill. Further work is in
progress by Carr to address the issue of where the southwest boundaries of the
Okeechobee culture area occur.
At the same time that the south Florida archaeological cultural models have evolved over
the past 60-plus years, so have the temporal markers or framework on which we base
evolution of that culture. Much of this latter effort has resulted from comparisons made
between the recovered artifacts from the 100-year period of scientific and nonscientific
excavation and collection by the various individuals and institutions (and others)
enumerated in part above. This Floridian effort must be seen against the broader
background of archaeological work in eastem North America and the New World as a
whole. All of these efforts have been mutually complimentary and certainly not
exclusive.
ln south Florida, the following periods and adaptations are generally accepted. Part of
this chronology involving the later or Formative period is called the Glades sequence in
honor of Goggin, the greater part of whose work in defining the ceramic sequence or
markers has withstood the test of time and subsequent criticism (Goggin 1939, 1947,
1949c). From Goggin's day to present, pottery variability in form, substance, and
decoration has proven useful for providing time markers, at least during the
archaeologically-brief (+ 3500 year) period spanning the late Archaic and Formative
periods that it was produced. Other artifact types and their variations have, to present,
proven somewhat less reliable as absolute indicants of prehistoric age. Radiocarbon
dating, a phenomena of the last 30-plus years, provides, within the standard deviation
expressed in plus-or-minus years BP (before present), a relatively absolute date for a
given sample and provides a yardstick to measure traits or distinctions in provenienced
artifacts. Determining and adequately defining what traits we can discern against this
absolute is part of the ongoing function of the regional archaeological effort.
The following information is generalized and abbreviated. The dates are approximate;
transitions between periods are in reality more gradual that the manner they are expressed
for convenience.
17
Page 529 of 5277
PALEO PERIOD (14,000 - 8,500 BP)
During the Paleo Period, the first Native Americans began moving into the southeastern
portion of North America and Florida. Most evidence of their presence in Florida can be
reliably dated to about 10,000 BP.
There are no known Paleoindian sites in Collier County. Several are documented from
elsewhere in south Florida, including Warm Mineral Springs and Little Salt Springs in
Sarasota County (Cockrelland Murphy 1978;Clausen and Gifford 1975), Harney Flats in
Hillsborough County (Daniel and Wisenbaker 1987) and the Cutler Fossil Site in Dade
County (Carr 1986).
During this period, the terminal Wisconsian ice age, the climate was probably less
extreme, with cooler summers and warmer winters. The climate was also drier, and sea
levels were lower (Carbone 1983;Allerton and Carr 1988a; Griffin 1988).
One reason that possible Paleo period sites have not been discovered in Collier and Lee
Counties is that the shoreline may have been as much as 100 miles further west due to
lower sea levels. Drier conditions may have made the interior very inhospitable, and the
shallow estuarine and littoral sites that existed were flooded by post-ice age Holocene sea
rises.
Any possible interior sites from the Paleo Period may be unrecognizable due to lack of
diagnostic artifacts, subsequent reuse of site areas, low population density, and few
permanent camps. These and other factors may help explain the absence to date of
identifiable Paleo period sites in Collier and Lee Counties. On the other hand, the
southwest Florida coast south of Charlotte Harbor may have been uninhabitable during
this period due to an absence of key conditions forthe successful hunting of large game,
atrait of the Paleo period.
ARCHAIC PERIOD (8,500 - 2,500 BP)
The Archaic period reflects a post-Pleistocene shift in adaptation marked by an increase
in the seasonal exploitation of a broad spectrum of food resources, a more restricted use
of territory due to regional specialization, and more semi-sedentary habitation sites. No
ceramics are known until the Late Archaic. During the Archaic, regional specializations
became more marked, not only with material culture but also with distinct local
utilization of local plant and animal resources.
As mentioned above. there is, as yet, no firm evidence of human presence in southwest
Florida during the Paleo period. This apparently is also true for the Early Archaic (8500-
7000 BP), as there is evidence of an environment too arid to support scrub oak, and the
presence of shifting wind formed dunes (Watts 1975; Widmer 1983). No early Archaic
sites are known from southwest Florida (Allerton and Carr 1988:14).
By about 6500 BP mesic conditions began to spread, although localized xeric conditions
continued (and still exist in some areas) through south Florida. Middle Archaic sites
dating frorn this time are rare, although the Bay West Nursery site (8CR200) in Collier
18
Page 530 of 5277
County and the Ryder Pond site (8LL1850) in Lee County near Bonita Springs provide
evidence of occupation, as do several sites in southeast Florida. The Bay West site is a
Middle Archaic cypress pond cemetery, associated with a lithic scatter. The Ryder Pond
site is a similar mortuary pond site surrounded by pine flatwoods (Carr and Heinz 1996).
Beriault has also recorded several aceramic shell scatters in coastal sand hills (paleo
dunes), some of which may date to the Middle Archaic. Griffin (1988) summarizes
evidence indicating that despite the rise of available surface water, brackish estuaries and
other major modern landscape features had not formed, and population (or repopulation)
was still sparse.
During the Archaic period sea levels began to rise at a fairly rapid rate, estimated at 8.3
cm. per 100 years 6000-3000 BP, and 3.5 cm per 100 years afterwards (Scholl et al.
1969), although whether sea levels were steadily rising or oscillating is still unclear (see
Griffin 1988; Allerton and Carr 1990 for recent reviews of the literature). Data is
somewhat difficult to sort out as sea level rise was accompanied by both shore regression
and transgression in places. As conditions became wetter (and warmer) in the interior,
clpress swamps and hardwood sub-tropical forests established themselves by about 5000
BP (Carbone 1983;Delcourt and Delcourt 1981).
By late Middle or early Late Archaic times (4000 years BP) there were significant shell
mounds and middens on Horrs Island, Marco Island, and elsewhere in the coastal regions,
suggesting that the estuary system had been established and was being utilized to provide
the subsistence basis for denser populations and semi-sedentary settlements (Monell,
1969; Cockrell, 1970). At Useppa Island in Lee County, excavations have provided
radiocarbon dates from pre-ceramic shell middens ranging between roughly 4900 BP and
5600 BP, suggesting that the Middle Archaic as well as Late Archaic periods saw a
growing dependence on shellfish resources (Milanich et al. 1984). There are aceramic
coastal sand hill and interior wetland sites as well, but these have not been demonstrated
to be Archaic despite some investigators equating aceramic with preceramic.
Radiocarbon dates for these sites would clarify this point.
Allerton and Carr (1988) noted that a number of stratified sites in the wet mangrove and
marsh areas of the Everglades, as well as on Horrs Island, contain Archaic preceramic
horizons, although it is unclear if aceramic was equated with preceramic. Additional
supporting evidence of interior use by Archaic peoples will provide a new dimension to
the archaeological understanding of Archaic resource utilization. Allerton and Carr point
out that if the wet tree islands were initially used by Archaic people, then at least some of
the hardwood hammocks in swamp environments were raised in elevation (with
subsequent changes in vegetation) due to human activities. Post-Archaic people
extensively utilized these hammocks and continued to advance their development as
distinct geomorphic features. This is obviously an area where additional archaeological
investigations have a potential to contribute to understanding the interaction of
geomorphic and cultural evolution in southwest Florida.
Toward the end of the Archaic there was the introduction of fiber-tempered pottery into
the archaeological record, often used as a marker of the Orange Phase, commencing at
about 4000 BP, either coincident with or soon after the development of the extensive
19
Page 531 of 5277
shell middens. The Late Archaic Orange Phase subsistence strategy is characterized by
intensive use of shellfish and marine resources, as well as being marked by an accelerated
trend toward regional specializations.
A number of the large shell middens on Marco Island (Cockrell 1970), Horrs Island
(Russo n.d.), Cape Haze (Bullen and Bullen 1956), and elsewhere date from this period
or earlier, as they contain fiber-tempered ceramics, although there are known aceramic
(preceramic?) levels below the Orange Phase deposits that may date to the Middle
Archaic. These shell middens are usually capped by deposits from later occupations as
well.
FORMATIVE STAGE OR GLADES PERIODS (2500 BP - 500 BP)
The Formative or Glades adaptation, based on hunting, fishing, and the harvesting of
shellfish and plants, was similar to the Archaic, but was characterized by increasing
specializations in gathering strategies and tool-making. Earlier writers have typed this
hunter-gatherer society as primitive or "low-level" (Kroeber 1939). However, there is
certainly evidence from the specialization of tools, from the beautifully-executed wood
carvings from Key Marco in Collier County and those from Fort Center near Lake
Okeechobee (Cushing 1897; Sears 1982), and from the historic accounts of the Calusa
hegemony, that the south Florida area had an advanced culture that Goggin (1964) has
called a "stratified non-agrarian society."
The preceding Late Archaic late Orange phase (also known as the transitional phase) was
marked by changes in pottery, and terminated with the relatively rapid replacement of
fiber-tempered pottery with sand-tempered, limestone-tempered, and chalky "temperless"
pottery. It was also characterized by changes in ceramic style and often by reduction in
the size of stone projectile points.
The Formative Stage (beginning about 2500 BP) is divided in south Florida into the
Glades Periods sequence. Subsistence adaptation is marked by a narrowing spectrum of
resource use, as well as continued trends toward regional diversity and ecological
specializations, marked in part by the proliferation of inland resource extraction
encampments.
Formative Period cultural evolution eventually led to increased political sophistication,
perhaps initially of modest dimensions, but culminating in broad regional political
alliances and regulation of materials and goods (i.e. resources) between the coast and
inland areas (Milanich and Fairbanks 1930). By protohistoric and contact times the
Calusa were the dominant tribal group, gaining broad political influence and at least
partial control over much of south Florida as far north as central Brevard County.
Historically, the main Calusa village has been regarded as "Calos" on Mound Key in
Estero Bay in Lee County, although 50 to 70 large villages were under direct Calusa
control by contact times (Griffin 1988).
During the Formative Periods, village sites grew to the proportions of large multi-use
"o-pl"r.r, particularly along the coast and barrier islands of southwest Florida. Some of
20
Page 532 of 5277
the projected intra-site functions of the elements of these complex shellworks were as
temples, canals, causeways, temple and platform mounds, courtyards and watercourts.
Current research involving the excavating of large contiguous areas of these shell mound
complexes is beginning to establish demonstrable uses for the features of these large
sites, upon which heretofore were merely speculated (Widmer 1996).
Tidal estuary rivers and inland hammocks along deep water sloughs, marshes, and
permanent ponds were seasonally visited for extraction of natural resources, and are now
marked by small to relatively large black dirt middens, some of which may have been
semi-permanent hamlets. The pine and cypress flatwoods appear to have supported few
sites, although areas around Lake Trafford and other rich interior areas developed
substantial sites, including sand mounds, and may be more similar to the Okeechobee
cultural area than to the coastal cultures.
In 1992, Dickel and Carr excavated a Deptford Period burial mound (the Oak Knoll Site)
in the Bonita Bay Tract north of the Imperial River. Exotic trade items and seventy or
more human burials were among the material findings. The resulting conclusions and
subsequent surveying and testing of the Bonita Bay Shell works (8LL717) suggest social
stratification and complexity may extend further back into the past than the Formative
period (Dickel and Carr 1992).
Coastal sites (shell middens) reflect a predominate dependence on fish and shellfish, wild
plant foods and products, and larger inland game. The inland sites show a greater reliance
on interior resources, including large, medium and small mammals, turtle, small
freshwater fish, alligator, snake, frogs, and, sometimes, freshwater shellfish. Interior and
coastal resource exchange can be documented by the consistent finds of moderate
amounts of marine shell in many interior middens, as well as interior resources in coastal
middens.
The Formative Stage (with a nod to Goggin) has been often termed the Glades cultural
tradition. Much of this "tradition" is focused on decorated ceramics, the minority in the
archaeological record, although the majority of recovered (rim) sherds are plainware.
However, despite this, pottery (and its decorations) is usually utilized as the major
temporal marker(s) for fitting sites into a temporal framework. Changes in poffery do not
represent mere changes in artistic motifs, but reflect inter- and intra-regional trade
contacts and outside cultural influences (possibly through exogamy, shifting of
populations, and even the through evolution of a culture through time). Whatever the
influences, the Glades tradition is continuous from post-Archaic times to contact times.
Despite the fact that exogamy is likely to have been practiced, traders or other specialists
probably moved between major cultural areas in small numbers, and genetic flow
probably accompanied cultural exchange, although perhaps not on the same scale. This
may have increased in later times due to use of traditional obligations of kinship and
intermarriage to stabilize alliances that were not codified into a formal legal system.
The following table has been modified from several sources, but it is predominantly
based on Milanich and Fairbanks (1980), Griffin (1988), and Allerton and Carr (1990).
21
Page 533 of 5277
Dates have been rounded somewhat and translated to Before Present (BP). There are
some differences of opinion in the dates, particularly about the timing of the Glades Ia
and Ib division.
Table 1: Glades Cultural Sequence
Glades Ia (2500 BP - 1500 BP)First appearance of sand tempered plain pottery,
but little else to mark a difference and the
preceding Late Archaic. Sand tempered plain
remains a predominate type throughout the Glades
sequence.
Glades Ib (1500 BP - 1250 BP)First appearance of decorated sand-tempered
ceramic (Ft. Drum Incised, Ft. Drum Punctated,
Cane Patch Incised, Turner River Punctate),
plainware common. Pottery rim grooving and
incision decorations become widespread.
Glades IIa (1250 BP - 1100 BP)First appearance of Key Largo Incised, Sanibel
Incised, Miami Incised, and plainware is common.
Distinction between ceramics of southeast and
southwest Florida becomes apparent. Ten
Thousand Island area distinct from Caloosahatchee
area. First mound construction- increased social
stratification? Population size may have
approximated that at contact.
Glades Ilb (1 100 - 1000 BP)First appearance of Matecumbe Incised; Key Largo
Incised common on east coast, Gordon's Pass
Incised common on the west, and plainware
common throughout.
First appearance of Plantation Pinched, but few
decorated wares with a preponderance of plainware
(there is some evidence of population reduction-
perhaps due to a cataclysmic event). Non-local
pottery (e.g. St. Johns Plain and Check Stamped,
Belle Glade Plain) appears.
First appearance of Surfside Incised, increasing
quantities of St. Johns pottery (especially on East
Coast), and Belle Glade potterY.
Glades IIc (1000 BP - 800 BP)
Glades IIla (800 - 600 BP)
Glades Tooled rims appear (rare on West Coast),
zoned punctate designs, but general decline in
incised decoration. Belle Glade ceramics common
Glades IlIb (600 BP - 500 BP)
22
Page 534 of 5277
on west coast. St. Johns ware present but rare on
West Coast, common on East Coast.
Glades IIIc (500 BP - 300 BP)Continuation of IIIb ceramics, with
pronounced flaring of rims and embossing on
Glades Tooled ceramics. Mound burial
construction less common with intrusive burials
into existing mounds, appearance of European
goods, plainware common.
By European contact times (the first half of the l6th century), the southwest coast of
Florida was maintaining a vigorous, possibly expanding political chiefdom with a broad
network of alliances, as well as a rich and ancient cultural tradition without an
agricultural base. However, direct conflict with Europeans and, more importantly,
exposure to European diseases led to the rapid decline of the Calusa. By the mid 1700s
their numbers had greatly diminished. The remnants of this once-powerful tribe may have
left south Florida in the 1760s with the Spanish for relocation in Cuba. Others may have
become indistinguishable from Spanish Cuban fishermen who worked the great fishing
"ranchos" in the Pine Island Sound region catching and salting fish for expoff to Cuba.
Other groups of Native Americans may have fused with the Creek-derived Seminoles.
In the late 1700s, members of the Creek tribe were forced into Florida from Georgia and
Alabama. They were later called Seminoles, from the Spanish term "cimmarones."
Pressures from colonial (and later) white encroachment on their traditional territories
forced them into the Big Cypress and Everglades area by the 1830s. By this time, most of
the cultural identity of pre-contact times had been lost, although some of the Calusa
subsistence strategies may have been partly adopted by Seminoles.
SEMINOLE ARCHAEOLOGY
A number of Seminole period sites have been documented on prehistoric middens. This
reflects the paucity of high land in the Big Cypress and Everglades (Ehrenhard et al.
1978, 1979, 1980; Ehrenhard and Taylor 1980; Taylor and Komara 1983; Taylor 1984,
l e8s).
Seminole periods in south Florida are divided into I (1820-1860), II (1860-1900) and III
(1900-1940) (Ehrenhard et al. 1978). Post-l940 Seminole camps are designated "Late
Seminole'l in some reports. These designations reflect the different stages of Seminole
migration into south Florida, Seminole displacement and active conflict with the
expanding American culture, and the eventual refuge by Seminole remnants in Big
Cypress and Everglades regions. Military records. and, in particular, several sketch maps
by military personnel done in the 1830s and 1840s and the Ives military map of South
Florida (1856) shows evidence of investigations at and near "Malco Inlet," o'Casimba,"
"Good Land," and "Cape Romans."
z5
Page 535 of 5277
The advent of the Second and Third Seminole Wars (1834-38, 1855-58) disrupted the
peaceful settlement of the Southwest Florida region. There were a number of forts,
"temporary" and permanent, established along the Caloosahatchee River during this time.
Fort Dulaney was established at Punta Rassa near the mouth of the Caloosahatchee in
1837 and was occupied intermittently through 1841, and again in 1855. After a hurricane
destroyed Ft. Dulaney in 1841, Fort Harvie was established upriver. The name of this fort
was changed in 1850 by its commander General Twiggs to honor his new son-in-law,
Col. Abraham Myers. Fort Myers was thus created, and became the chief fort of the
region.
From this central administrative point, a line of forts was established up the
Caloosahatchee River. They were: Fort Denaud, Fort Adams, Fort Thompson, and Fort
Center on Fisheating Creek leading into Lake Okeechobee. Other forts and "temporary
depots" were established south into the Big Cypress Swamp such as Fort Simon Drum,
Temporary Depot Number One, Fort Doane, Fort Simmons, Fort Keis, Fort Foster, Fort
Shackleford, and others.
A number of military expeditions were sent south along the coast during the Second and
Third Seminole Wars with the objectives of interdicting trade in guns and ammunition
between the Seminoles and the Spanish-Cuban fishing community, and hunting and
capturing Indians. General Thomas Lawson, who had just been appointed Surgeon
General of the United States, commanded one of the early notable expeditions. Lawson's
expedition left Fort Harvie (Fort Myers) in February 1838. Elements of Lawson's
command explored the area in and around the Caxambas Point area, discovering two
abandoned Indian villages in the Blackwater River/Palm Bay area. Other expeditions
bivouacked at Cape Romano and Caxambas Point. Colonel Rogers, of the ill-fated
Parkhill expedition, wrote several dispatches from Cape Romano in the Caxambas area in
1858, describing the ambush of Captain Parkhill's party at the headwaters of Turner
River. The Collier County Museum is the repository for a collection of military artifacts
purportedly found by a local collector near Indian Hill in the early 1960s. This material
may have originated with one of the various military expeditions stopping at Caxambas
Point.
IMMOKALEE ROAD AREA HISTORY
The area near the road corridor began to be developed by the early 1950s. With the
completion of work on Immokalee Road (CR846) by 1957, the area was opened to
development, some of it agricultural (in the form of large cleared vegetable fields) and
some as cattle range. Much of the ranching was done by local families such as the
Pipers, Whiddens, Johnsons and Roberts.In 1962, Palm River Estates was created eight
miles northwest of the subject parcel, followed in 1966 by Willoughby Acres. By the
1970s other area developments followed, including upscale communities such as Quail
Creek. County Road 951 was constructed by 1964 and was linked in part with the
development of the northern Golden Gate Estates area, a huge grid of over 984 miles of
paved roads. An elevated pad for the maintenance of equipment was placed at what
would later become the intersection of Vanderbilt Beach Road (CR 862) and CR 951. By
the late 1980s Golden Gate Estates east of CR 951 would become a rural community of
24
Page 536 of 5277
several thousand homes established on 2.5 to 5-acre lots. In 1992, the Olde Florida
Country Club was established, followed by other community golf courses such as
Vanderbilt Pines and Calusa Grove. The Vanderbilt Beach Road extension, CR 862, was
completed circa 1986. Large developments such as Village Walk, The Vineyards, and
Island Walk were begun by the mid 1990s. The entire area of the Immokalee Road
corridor is currently in a state of rapid growth.
25
Page 537 of 5277
METHODOLOGY
Prior to conducting fieldwork in the project parcel, relevant archives and literature were
reviewed. This included, but was not limited to, studying previous archaeological reports
for sites in Collier County, reviewing information from the Master Site File in
Tallahassee concerning nearby sites, and examining USGS maps of the project area.
Also, black and white and color aerial photographs from the project area, which could aid
in revealing anthropogenic changes to the topography and floral communities and
vegetative communities associated with archaeological sites, were interpreted.
RESEARCH DESIGN
This Phase I archaeological assessment of the Immokalee Square Parcel incorporated the
use of certain predictive archaeological site models. These models are based on
topographic and vegetative attributes that are associated with prehistoric and historic sites
in northeastem Collier County. These models postulate that live oak/tropical hardwood
hammocks in close proximity to deep wetlands, ponds, marshes or sloughs are high
probability areas for prehistoric archaeological sites (Carr 2002; Schwadron 2006). The
elevational information on the USGS Corkscrew SW map for the area also was used.
Based on the interpretation of vintage and recent aerial photographs and observations
made during ground-truthing, two medium to high probability zones (MPZMPZ) were
identified on the parcel.
FIELD WORK
The project parcel was assessed by pedestrian survey and subsurface testing. The high-
probability zone was tested systematically on a 25 meter grid. The medium-probability
zone was tested systematically along one transect on the western edge of the slough, at
50m intervals. The remainder of the parcel was considered low-probability and was
tested on five north-south transects at l00m intervals. A total of six transects was tested
on the parcel to sample the low probability and medium probability zones (LPZIMPZ)
(Figures 7, 8).
Because the hammock is relatively small, positive shovel tests were delineated outwardly
from the 25m grid at 5m intervals, with two negative shovel tests established. A total of
4l shovel tests (50 cm2) was dug across the parcel to an average of 1 meter in depth
where possible. All excavated material was screened through a ll4" mesh and any
material of archaeological significance collected was sent to AHC in Davie for cleaning,
analysis, and conservation.
COLLECTIONS
All collected material was transferred to the AHC lab in Davie where it was washed,
sorted, and catalogued.
zo
Page 538 of 5277
INFORMANTS
27
The field biologists from Passarella and Associates were the principal informants familiar
with the subject parcel. They had previously identified an oak hammock on the parcel.
Page 539 of 5277
I
tt
Figure 9. I
probabilitv
963 black and white aerial photograph showing hi-eh probability and medium
zones.
0
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Page 540 of 5277
Figure 10.2017 color aerial orthophotograph of the lmmokalee Square
parcel.
O =PosmVESHovELIEsT
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0
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180 Meters approx.
29
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INSET
(FTGURE r 1)
Page 541 of 5277
SUMMARY OF SITE
Site Name
Site Number:
Location
Environmental Setting:
Site Type:
Site Function:
Description:
Immokalee Square 1
8CR1502
Township 48S, Range 278, Section 29
Oak hammock; live oaks, cabbage palms, ferns, wild
coffee.
Black earth midden
Habitation / resource procurement
The site is a midden characterized by a bedrock
"unconformity" in the form of an elevated island, as much
as 60-70cm higher than the surrounding elevation. The site
is about 30m north by south and 20m east to west (Figure
l1). The stratigraphy within the hammock followed a
typical pattern of a grey sand near the surface and
transitioning to a darker brown sand before encountering
compacted marl and water, both at approximately 70cmbs.
Within the positive tests, the cultural horizon was near the
surface and contained within the dark grey sand. Cultural
material diminished at depth and the midden transitioned to
a sterile light grey sand at -40cmbs.
The greatest assemblage of artifacts was recovered from
ST-9 located just south of center of the hammock. Material
sharply decreased 5 meters to the south and west. The
midden did continue 5 meters to the east but again sharply
declined by 10m east of ST-9 (ST-16). A relatively light
amount of cultural material was recovered from ST-3 and 5
compared to ST-9.
Based on available data there is insufficient information to
determine eligibility for listing on the National Register
of Historic Places.
Chronology: Prehistoric: Glades Period
collections: STP ceramics Q'tr=38); faunalbone
Preservation Quality: VerY good
Significance:
30
Page 542 of 5277
(,
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atr\ ,r-r,r \o
o 5oST-3 ST-g\sT-7
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)
sT-l 8
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o
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'0,
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I
- sT-19\o
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o
sT-39
sT-41
o
o
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sT-1 1,t-b*
sT-33a
Figure I 1.2017 color aerial of site, 8CR1502, showing shovel test locations
a =PosmvESHOvEtlESI
Q =NEGAWEsHovttTEsr
,\V
0 6.25 12.5 25 Melers
t
sT-2
o
ST-37
o
Page 543 of 5277
01 2 3 4 5 6 7 8 910
centimeters
Figure 12. Sample of faunal bone collected from ST-15.
0 1 2 3 4 5 6 7 B I 10
centimeters
Figure 13. Sample of sand tempered plain ceramics from ST-9
32
I
-i
Hffi
!
rl
Page 544 of 5277
RESULTS AND RECOMMENDATIONS
This Phase I cultural resource assessment of the Immokalee Square Parcel resulted in the
documentation of one newly recorded archaeological site, 8CR1502. Most of the parcel is
considered low probability as it is low-lying slash pine flatwoods. Two higher probability areas
were identified, including one high-probability zone (HPZ), a mesic oak hammock, and one
medium-probability, the western bank of a slough.
Atotal of4l shoveltestsweredugacrosstheparcel,28intheHPZ,3 intheMPZ,and l0inthe
LPZ. Of the 31 shovel tests dug within the HPZ, seven were positive for prehistoric
archaeological material. This site is a black earth midden within a mature live oak hammock
(Figure I I ). All other shovel test were negative for cultural material.
A total of seven field specimens were collected representing cultural materials associated with
individual shovel tests. Prehistoric material includes 38 sand-tempered plain ceramic sherds, and
fragmentary faunal bone (including snake, fish, and deer).
Based on available data, there is insufficient information to determine whether site 8CRl502
meets eligibility criteria for listing on the National Register of Historic Places OIRI{P).
Additional testing would be necessary to make that determination. The consultant recommends
avoidance of the site and its associated hammock. If avoidance is not feasible, then phase II
archaeological testing should be conducted to determine the site's NRHP eligibility.
Additionally, it is recommended that all clearing within 100 feet of the site and the hammock
should be subject to monitoring by an archaeologist.
Although a systematic effort was made to locate other sites on the subject parcel without positive
results, there is still the potential of small archaeological sites, features or artifacts occurring on
the parcel. Should subsequent development reveal this, efforts should be made to protect and
document these resources. In the event that human remains are discovered then the provisions of
Florida State Statue 872.05, governing unmarked human burials, will apply.
33
Page 545 of 5277
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Lee, AR, JG Beriault, J Belknap, WM Buschelman, AL Snapp and JW Thompson
1gg7 Salvage Excavation of an Archaic Period Special-Purpose Site in Collier Cottnty. The
Florida Anthropologist 50:ll-24.
1988 Heineken Hammock, 8CR23l: A Late Archaic Corridor Site in Collier County.
Southwest Florida Archaeological Society. Naples, Florida.
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McMichaels, A
lgBZ A Cultural Resource Assessment of Horrs Island, Collier County, Florida. MA thesis,
Deparhnent of Anthropology University of Florida, Gainesville.
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Marquardt, WH
1984 The Josslyn Island Mound and its Role in the Investigation of Southwest Florida's
Past. Gainesville: Florida State Museum, Department of Anthropology,
Miscellaneous Project Report Series 22.
1987 The Calusa Social Formation in Protohistoric South Florida. In T.C. Patterson and
C.W. Gailey (editors) Power Relations and State Formation. Washington, D.C.:
Archaeology Section, American Anthropological Association, pp. 98-1 1 6.
1988 Politics and Production Among the Calusa of South Florida. In T. Ingold, D. Riches,
and J. Woodburn (editors) Hunters and Gatherers l: History, Evolution,
and Social Change. London: Berg Publishers, pp. 161-188.
1992 Recent Archaeological and Paleoenvironmental Investigations in Southwest Florida. In
W.H. Marquardt (editor), Culture and Environment in the Domain of the Calusa.
Gainesville: Institute of Archaeology and Paleoenvironmental Studies. Monograph l,
University of Florida, pp. 9-58.
Martinez, C
1977 Archaeological and Historical Survey and Assessment of the Proposed Collier County
201 Waste Water Management Facilities, Collier County, Florida. Russell & Axon Inc.
and Smally, Welford & Nalven lnc. FMSF #257.
Milanich, JT
1994 Archaeology of Precolumbian Florida. Gainesville: University Press of Florida.
Milanich JT, J Chapman, AS Cordell, S Hale, and R Merrinan
1984 Prehistoric Development of Calusa Society in Southwest Florida: Excavation on Useppa
Island. In D.D. Davis (editor) Perspectives on Gulf Coast Prehistory. Gainesville:
University Presses of Florida, pp.258-314.
Milanich, JT. and CH Fairbanks
1980 Florida Archaeologt New York: Academic Press.
Miller, JJ and ML Fryman
1978 An Archaeological and Historical Survey of the Collier Bay Tract, Marco Island
Cultural Resource Management Inc., Tallahassee, Florida. FMSF #3124.
Moore, CB
1900 Certain Antiquities of the Florida West Coast. Journal of the Academy of Natural
Sc ience, Philadelphi a I I :3 69 -39 4.
1905 Miscellaneous Investigations in Florida. Journal of the Academy of Natural
Sc ience, Phi ladelphi a 1 3 :299 -325 .
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l9O7 Notes on the Ten Thousand Islands. Journal of the Academy of Natural Science,
Philadelphi a 13 :458-47 0.
Morrell, RL
1967 Florida site form for site 8CRl07
1969 Fiber-tempered Pottery from Southwestern Florida. Abstract of presented paper,
American Anthropological Association Annual Meeting, New Orleans, on file at AHC
Russo, M
1990 Report I on Archaeological Investigations by the Florida Museum ofNatural History at
Horrs Island, Collier County, Florida. FMSF 2353.
Scholl, DW, FC Craighead, and M Stuiver
1969 Florida Submergence Curve Revisited: Its Relation to Coastal Sedimentation Rates.
Science 163:562-564.
Sears, WH
1956 The Turner River Site, Collier County, Florida. The Florida Anthropologist
9(2):47-60.
1966 Everglades National Park Archaeological Base Mapping Part I. Unpublished, FMSF MS#
I 009.
1967 Archaeological Survey of the Cape Coral Area at the Mouth of the Caloosahatchee River
The Florida Anthropologist 20: 93 -102.
1982 Fort Center: An Archaeological Site in the Lake Okeechobee Basin. Gainesville
University of Florida Press.
Simons, MH
1884 Shell Heaps in Charlotte Harbor, Florida. Smithsonian Institution Annual Report for
1882: 794-796.
Sims, Cynthia L.
2OO2a Cultural Resources Evaluation for the Proposed Golden Gate Boulevard Tower Location
in Collier County, Florida. Survey #7255 on file, Division of Historic Resources,
Tallahassee, Florida.
2002b An Archaeological and Historical Survey of the Proposed North Golden Gate Tower
Location in Collier County, Florida. Survey #8286 on file, Division of Historic
Resources, Tallahassee, Florida.
Stirling, MW
42
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1931 Mounds of the Vanished Calusa Indians of Florida. Smithsonian Institution
Explorations and Field Workfor 1930: 167-172.
1933 Report of the Chief. Bureau of American Ethnolog Annual Report 48:3-Zl
1936 Florida Cultural Affiliations in Relation to Adjacent Areas. In Essays in Anthropolog,t
in Honor of Alfred Louis Kroeber. Berkeley: University of Califomia Press, pp
3st-357.
Swift, A and RS Carr
1989 An Archaeological Survey of Caxambas Estates, Collier County, Florida. Archaeological
and Historical Conservancy, Miami,FL. AHC Technical Report #13.
Taylor, RC
1984 Everglades National Park Archaeological Inventory and Assessment Season 2: Interim
Report. National Park Service, Southeast Archaeological Center, Tallahassee, Florida.
1985 Everglades National Park Archaeological Inventory and Assessment Season 3: Interim
Report. National Park Service, Southeast Archaeological Center, Tallahassee, Florida.
Taylor, RC and G Komara
1983 Big Cypress Preserve Archaeological Survey: Season 5. NationalPark Service,
Southeast Archaeological Center, Tallahassee, Florida.
Van Beck, JC and LM Van Beck
1965 The Marco Midden, Marco Island, Florida. The Florida Anthropologist 16:1-20
Widmer, RJ
1974 A Survey and Assessment of Archaeological Resources on Marco Island, Collier
County, Florida. Ms on file, FMSF #265.
1983 The Evolution of the Calusa, a Non-agricultural Chiefdom on the Southwest Florida
Coast. Ph.D. thesis, Pennsylvania State University, distributed by University Microfilms
lnternational, Ann Arbor, Michigan.
1996 Recent Excavations at the Key Marco Site, 8CR48, Collier County, Florida. The Florida
Anthropolo gist 49 :10 -26.
Williams, JL
1837 The Teruitory of Florida..Gainesville: University Press of Florida.
43
Page 555 of 5277
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SUBJECT PROPERTY
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Legend
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2600 Golden Gate Parkway
Naphs, FL 341005
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LOCATION:
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5T AND IMMOKALEE RD
CLIENT:
HAA CAPITAL, TtC
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AERIAL LOCATION MAP
NOTES:
SOURCES: CottlER COUNTY GIS (2023)
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Page 557 of 5277
1
Timothy Finn
From:Susan Hooker <susan.a.hooker@gmail.com>
Sent:Monday, January 13, 2025 6:50 PM
To:Rick LoCastro; chris.hll@colliercountyfl.gov; Bill McDaniel; Parker Klopf; Timothy Finn;
Burt.Saunders@collcolliercountyfl.gov
Subject:Re: NC Square PUDR proposal
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
On Mon, Jan 13, 2025 at 6:42 PM Susan Hooker <susan.a.hooker@gmail.com> wrote:
Gentlemen:
Please be aware that we have worked hard to circulate and obtain hundreds of signatures in opposition
to NC Square’s proposal to amend the max number of residential until from 129 to 249 affordable
housing unit, as well as commercial development. Our community is located directly next to this
development and contains approximately 850 doors of 1M single family homes. These are the homes of
many of us who have worked many years to live in a place like Naples. Naples is quickly becoming
overbuild and the infrastructure is already not able to handle the growth. On the other side of us, is now
a large school building with capacity for a large number of students as well as an ugly water storage tank
nearly at our entrance . This is not what we bought here to look at, nor deal with the safety and traffic
issues that are going to arise as a result. As many of us as possible will be at the public hearing meeting
on January 16, 2025.
Please consider the wants of the people who have chosen to call Naples home and the safety of our
community. This is not the place for affordable housing units.
Thank you for your time,
Sue and Dave Hooker
Page 558 of 5277
1
Timothy Finn
From:Marian Riordan <marian.riordan@yahoo.com>
Sent:Wednesday, January 8, 2025 10:44 AM
To:Rick LoCastro; chris.hll@colliercountyfl.gov; Burt Saunders; Dan Kowal; Bill McDaniel
Cc:Parker Klopf; Timothy Finn
Subject:Opposition Letter NC Square PUDR
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear all,
My name is Marian Riordan and I am a resident of Valencia Trails residing in Collier
County. I write to you to express my concern and opposition to the proposal to
amend the NC Square PUDR from
129 owner-occupied townhouses at the “ moderate and gap income levels” to
249 low and median 8 month rentals and rezoning from 3 stories to 4 stories as
any change to the approved plans will have a significant impact on the quality of life
for the residents of Valencia Trails. Increasing the number of affordable housing is
outside the scope of the 10,000 units already pre-approved and aligned to the Collier
County priorities.
Collier County’s mission to "deliver high-quality and best value ...to meet the needs
of the residents and businesses" is in direct contrast to any consideration to support
the overdevelopment of housing that benefits the developer and not the residents. In
fact, what is needed is more employment opportunities in Lee County and in Collier
County specifically Ava Maria and Immokalee As such, the focus should remain on
preserving the landscape, environment and quality of life for all residents in the
county.
Extensive research further supports factors and outcome that contribute to negative
affects of overdevelopment of affordable housing rentals in the low & median income
concentrated in one county and the halo affect it has to businesses and residents
alike.
1- Disproportionate affordable housing growth versus employment opportunities.
2- Population & traffic density.
3- Public Safety & welfare concern.
4- Noise pollution
5- Stability of the population w/ respect to resident’s mobility, commuting patterns
and transient factors due to rental length (6 months).
4- Economic conditions, including low and median income and job availability.
I appreciate your consideration to my opposition, and continued support to the
residents and businesses of Collier county and ask you to vote NO to NC Square
proposal.
Sincerely,
Marian Riordan
12098 Triton Way
Naples, NY 34120
Page 559 of 5277
1
Timothy Finn
From:Anne Mac <annemac69@verizon.net>
Sent:Monday, November 11, 2024 11:37 AM
To:Timothy Finn; Parker Klopf; Burt Saunders; Rick LoCastro; Dan Kowal
Subject:Opposition letter -NC Square PDUR Valencia Trails 34120
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear Timothy Finn, Burt Saunders and Parker Klopf
My name is Antonett Macchiarola and I am a resident of Valencia Trails residing in your
district. I write to you to express my concern and opposition to the proposal to amend the NC
Square PUDR from 129 owner-occupied townhouses at
the “ moderate and gap income levels” to
249 low and median rentals as any change to
the approved plans will have a
significant impact on the quality of life for the
residents of Valencia Trails.
Extensive research further supports factors and outcomes that contribute to negative affects of
overdevelopment of affordable housing rentals in the low & median income group concentrated
in one county and the halo affect it has to businesses and residents alike.
Any increase to the proposed and approved development of owned townhouse at the moderate
and high will be disproportionate to the priorities of affordable housing growth for Collier
county that was already projected. additionally, population and traffic density add significant
risks to the environment. versus employment opportunities.
The road is very busy with new school on one side and NC square on other -there will be
accidents.
I appreciate your consideration to my opposition, and support to the residents and
businesses of Collier county and ask you to vote no to NC Square proposal.
Sincerely,
Antonett Macchiarola
11895 Gardenia Ave.
Naples, NY 34120
Page 560 of 5277
1
Timothy Finn
From:MATT RIORDAN <mattrio68@aol.com>
Sent:Friday, October 25, 2024 10:10 AM
To:Timothy Finn; Burt Saunders; Parker Klopf
Subject:Opposition letter NC Square PUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cau Ɵon when
opening aƩachments or clicking links.
Dear Timothy Finn, Burt Saunders and Parker Klopf,
My name is MaƩhew Riordan and I am a resident of Valencia Trails residing in your district. I write to you to express my
concern and opposiƟon to the proposal to amend the NC Square PUDR from
129 owner-occupied townhouses at the “ moderate and gap income levels” to 249 low and me dian rentals as any change
to the approved plans will have a negaƟve impact on the quality of life for the residents of Valencia Trails.
Collier County’s mission to deliver high-quality and best value ...to meet the needs of the residents and businesses is in
direct is in direct contrast to any consideraƟon from the Board of Commissioners to support the developers personal gain
and interests.
As such, the focus should remain on preserving the landscape, wildlife, environment and quality of life for a ll residents in
the county.
Extensive research further supports factors and outcomes that contribute to negaƟve affects of overdevelopment of
affordable housing rentals in the low & median income concentrated in one county and the halo affect it has to
businesses and residents alike.
1-disproporƟonate affordable housing growth versus employment opportuniƟes.
2-PopulaƟon & traffic density.
3- Public Safety & welfare concern.
4-Noise polluƟon
5-Stability of the populaƟon w/ respect to resident’s mobility, commuƟng paƩerns and transient factors due to
rental length (6 months).
4-Economic condiƟons, including low and median income and job availability.
I appreciate your consideraƟon to my opposiƟon, and conƟnued support to the residents and businesses of Collier
county and ask you to vote no to NC Square proposal.
Sincerely,
MaƩhew Riordan
12098 Triton Way
Naples, NY 34120
Sent from my iPhone
Page 561 of 5277
1
Timothy Finn
From:chantal paul <paulchantal7@gmail.com>
Sent:Wednesday, October 23, 2024 1:40 PM
To:parker.kloph@colliercountyfl.gov; Timothy Finn
Subject:Opposition to proposed changes to current regulations for development of the NC
Square mixed use PUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cau Ɵon when
opening aƩachments or clicking links.
Gentlemen,
As residents homeowners at Valencia Trails Over 55 Community in Naples, we wish to register our strong opposiƟon to
any and all the changes to the current regulaƟons for development of the NC Square Mixed use PUD which have been
requested by Peninsula Engineering on behalf of if HAA Capital LLC. The proposed changes would greatly affect our
privacy, security, peace and enjoyment of our home. It is enƟrely inappropriate and out of place for our stretch of
Immokalee Rd. We are an over 55 community consisƟng solely of single story one family homes. The current plan allows
up to 129 occupied residences with many protecƟons including the prohibiƟon of amplified music. The proposed plan
will increase the density of 249 rental units with amplified music and removal of exo Ɵc vegetaƟon, among other things.
Traffic and sound from Immokalee Rd is bad enough as it is without adding more by allowing these changes, not to
menƟon the aestheƟc detriment at the entrance to our community.
Please do whatever in your power to reject the proposed changes and protect our quiet, privacy and employment of our
homes.
Respecƞully,
Lucien & Chantal Paul
Sent from my iPad
Page 562 of 5277
From: Stephen Kaplan <stevekaplan2@gmail.com>
Sent: Sunday, October 20, 2024 8:31 PM To: Timothy Finn
Subject: Fwd: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS
FOR DEVELOPMENT OF THE NC SQUARE MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links. To Collier County Growth Representative: As a resident homeowner at Valencia Trails, I wish to register my strong opposition to any and all changes to the current regulations for development
of the NC Square MPUD which have been requested by Peninsula
Engineering on behalf of HAA Capital LLC. The proposed changes would
greatly affect my privacy, security, peace, and enjoyment of my home. We
are an over 55 community consisting solely of single story owner occupied
one family homes. The currently approved plan, which we prefer, allows up to
129 owner occupied residences/townhomes with many protections including
the prohibition of outdoor amplified music, TVs and sounds. The proposed
plan, which we DO NOT WANT approved, will increase the density to 249 to
rental units, allow outdoor amplified music/TVs, removal of exotic vegetation,
along with the removal of many other safety guidelines and restrictions. I am very concerned about the request to replace owner units with rental units, and about increasing the number of units. My husband and I have lived
in a number of communities and have seen a big difference in the way owners
take care of their properties and their long term respect and support of
neighbors. Renters – even with 8 month agreements, will not have the same
caring for their neighbors or the properties and land. We have spent our life
savings on our home here, and there will be no one to provide security in this
new development NC Square. There may be renters who will try to enter our
community and potentially vandalize our clubhouse, pools and other areas
including individual homes. I am very concerned about security with a transient population. I am very concerned about extending the height from 40 feet to over 50 feet as requested – it will impose on our beautiful skyline and will be a terrible eyesore. Page 563 of 5277
I am very concerned about the developers’ request to have outdoor
televisions. We have a very peaceful neighborhood – the sound of outdoor televisions will carry - and there will be no one there to enforce a reasonable sound volume. It is not fair for us to have to call the sheriff’s office if they ruin
our peaceful residences and environment. I am very concerned about the negative impact to wil dlife. The added volume
of units and resulting individuals along with outdoor amplified music will be
detrimental to the beautiful wildlife in the area. I am concerned that the developer may have included a child care center and owner units in their initial proposal in order to obtain approval, but it may not
have been their actual intention to have a childcare center or owner units. We
welcome the childcare center. The developers’ revised proposal has many areas of concern including a request to avoid having wildfire prevention and mitigation plan. Please do whatever is in your power to reject the proposed changes to protect our privacy, investment, and enjoyment of our homes. Steve Kaplan
stevekaplan2@gmail.com (914) 844-3849
Page 564 of 5277
From: Grace Kaplan <gracevkaplan@gmail.com>
Sent: Sunday, October 20, 2024 8:23 PM To: Timothy Finn
Subject: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS FOR
DEVELOPMENT OF THE NC SQUARE MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links. To Collier COunty Growth Representative:As a resident homeowner at Valencia Trails, I wish to register my strong opposition to any and all changes to the current regulations for development
of the NC Square MPUD which have been requested by Peninsula
Engineering on behalf of HAA Capital LLC. The proposed changes would
greatly affect my privacy, security, peace, and enjoyment of my home. We
are an over 55 community consisting solely of single story owner occupied
one family homes. The currently approved plan, which we prefer, allows up to
129 owner occupied residences/townhomes with many protections including
the prohibition of outdoor amplified music, TVs and sounds. The proposed
plan, which we DO NOT WANT approved, will increase the density to 249 to
rental units, allow outdoor amplified music/TVs, removal of exotic vegetation,
along with the removal of many other safety guidelines and restrictions. I am very concerned about the request to replace owner units with rental units, and about increasing the number of units. My husband and I have lived
in a number of communities and have seen a big difference in the way owners
take care of their properties and their long term respect and support of
neighbors. Renters – even with 8 month agreements, will not have the same
caring for their neighbors or the properties and land. We have spent our life
savings on our home here, and there will be no one to provide security in this
new development NC Square. There may be renters who will try to enter our
community and potentially vandalize our clubhouse, pools and other areas
including individual homes. I am very concerned about security with a transient population. I am very concerned about extending the height from 40 feet to over 50 feet as requested – it will impose on our beautiful skyline and will be a terrible eyesore. I am very concerned about the developers’ request to have outdoor televisions. We have a very peaceful neighborhood – the sound of outdoor televisions will carry - and there will be no one there to enforce a reasonable Page 565 of 5277
sound volume. It is not fair for us to have to call the sheriff’s office if they ruin
our peaceful residences and environment. I am very concerned about the negative impact to wil dlife. The added volume
of units and resulting individuals along with outdoor amplified music will be
detrimental to the beautiful wildlife in the area. I am concerned that the developer may have included a child care center and owner units in their initial proposal in order to obtain approval, but it may not
have been their actual intention to have a childcare center or owner units. We
welcome the childcare center. The developers’ revised proposal has many areas of concern including a request to avoid having wildfire prevention and mitigation plan. Please do whatever is in your power to reject the proposed changes to protect our privacy, investment, and enjoyment of our homes. Best regards,
Grace Kaplan
gracevkaplan@gmail.com (914) 844 - 3850
Page 566 of 5277
From: Marian Riordan <marian.riordan@yahoo.com>
Sent: Friday, October 18, 2024 11:51 AM
To: Timothy Finn; Parker Klopf; Burt Saunders
Subject: Opposition Letter NC Square PUDR
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
Dear Timothy Finn, Burt Saunders and Parker Klopf
My name is Marian Riordan and I am a resident of Valencia Trails residing in your district. I
write to you to express my concern and opposition to the proposal to amend the NC Square
PUDR from
129 owner-occupied townhouses at the “ moderate and gap income levels” to 249 low and
median rentals as any change to the approved plans will have a significant impact on the quality
of life for the residents of Valencia Trails.
Collier County’s mission to deliver high-quality and best value ...to meet the needs of the
residents and businesses is in direct contrast to any consideration to support the developers
personal gain and interests. As such, the focus should remain on preserving the landscape,
environment and quality of life for all residents in the county.
Extensive research further supports factors and outcome that contribute to negative affects of
overdevelopment of affordable housing rentals in the low & median income concentrated in one
county and the halo affect it has to businesses and residents alike.
1- disproportionate affordable housing growth versus employment opportunities.
2- Population & traffic density.
3- Public Safety & welfare concern.
4- Noise pollution
5- Stability of the population w/ respect to resident’s mobility, commuting patterns and
transient factors due to rental length (6 months).
4- Economic conditions, including low and median income and job availability.
I appreciate your consideration to my opposition, and continued support to the residents and
businesses of Collier county and ask you to vote no to NC Square proposal.
Sincerely,
Marian Riordan
12098 Triton Way
Naples, NY 34120
Page 567 of 5277
From: tgpolymers@gmail.com
Sent: Wednesday, October 9, 2024 5:05 PM
To: Parker Klopf; Burt Saunders; Timothy Finn
Cc: 'Tom' Subject: OPPOSTION TO PROPOSED CHANGES TO CURRENT REGULATIONS
FOR DEVELOPMENT OF THE NCSQUARE MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
TO: Collier County Growth Representatives:
As a resident homeowner of Valencia Trails, I wish to register my strong opposition to any
and all changes to the current regulations for development of the NC Square MPUD which
have been requested by Peninsula Engineeringon behalf of HAA Capital LLC. The proposed
changes would greatly affect my privacy, security, peace and enjoyment of my home. We
are in an over 55 community consisting solely of single story one family homes. The
currently approved plan, which we prefer, allows up to 129 owner occupied
residences/townhomes with many protections including the prohibition of outdoor
amplified music, TV's and sounds. The proposed plan, which we DO NOT WANT approved
will increase the density to 249 rental units, allow outdoor amplified music/TV's, removal
of exotic vegetation, along with the removal of many other safety guidelines and
restrictions.
Please do whatever you can to reject the proposed changes to protect our privacy and
enjoyment of our homes.
Respectfully,
Thomas Seidewand
Valencia Trails Resident
12364 Dahlia Ct.
Page 568 of 5277
From: Lori Seidewand <lseidewand8@gmail.com>
Sent: Wednesday, October 9, 2024 4:35 PM To: Parker Klopf; Burt Saunders; Timothy Finn
Subject: OPPOSTION TO PROPOSED CHANGES TO CURRENT REGULATIONS FOR
DEVELOPMENT OF THE NCSQUARE MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
TO: Collier County Growth Representatives:
As a resident homeowner of Valencia Trails, I wish to register my strong opposition to any and all
changes to the current regulations for development of the NC Square MPUD which have been requested
by Peninsula Engineeringon behalf of HAA Capital LLC. The proposed changes would greatly affect my
privacy, security, peace and enjoyment of my home. We are in an over 55 community consisting
solely of single story one family homes. The currently approved plan, which we prefer, allows up to 129
owner occupied residences/townhomes with many protections including the prohibition of outdoor
amplified music, TV's and sounds. The proposed plan, which we DO NOT WANT approved will increase
the density to 249 rental units, allow outdoor amplified music/TV's, removal of exotic vegetation, along
with the removal of many other safety guidelines and restrictions.
Please do whatever you can to reject the proposed changes to protect our privacy and enjoyment of our
homes.
Respectfully,
Lori Seidewand
Valencia Trails Resident
12364 Dahlia Ct.
Page 569 of 5277
1
Timothy Finn
From:ALBERT VONMOOSE <alvonmoose@verizon.net>
Sent:Tuesday, October 1, 2024 9:08 PM
To:Parker Klopf; Timothy Finn
Subject:NC square mixed use PUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cau Ɵon when
opening aƩachments or clicking links.
GreeƟngs Mr Parker, Mr Finn,
WE , along with most other fellow residents of Valencia Trails- 55 Plus housing development, are expressing strong
opposiƟon to NC square mixed use PUD That is to be built at Immokalee RD and Majes Ɵc Trails by HAA Capital, LLC- in
front of Valencia Trails.
The proposed development is totally out of character with the exis Ɵng housing developments along Immokalee rd-
Our residents have paid greatly for their life style, safety and privacy here at VT
We have been deceived by Collier county and GL Homes for not protecƟng and preserving the space that will be
developed.
Most residents were told by GL that it would not be developed and it was part of the property.
The populaƟon density, the proposed Number of units, the height of buildings, rentals, condos and apartment type
housing, retail and commercial use, LighƟng, sparse buffer, no sound barriers, stormwater lack of gaƟng and fencing, etc-
All violate Valencia Trails privacy, character, safety, space, noise level, oxygen from exis Ɵng trees, buffer from road
polluƟon
Traffic safety is already horrendous with Immokalee rd being a major east west route.
AddiƟonal traffic lights and developments will only hinder traffic more.
Resources for traffic safety, for medical issues and for problems that may need police a ƩenƟon are in very short supply.
The elementary school being built will not be able to fu ncƟon in a Ɵmely manner due to the extra traffic from the PUD
Traffic is already backed up for hours everyday at morning and evening rush hour.
Vanderbilt rd is not the relief for traffic as many more houses are being built there with the road extension.
Appreciate anything you can do to help this situaƟon, to prevent proposed changes with apartments and more units.
Thank you in advance,
God Bless you for all you are doing to help
Albert and Debora VonMoose
Page 570 of 5277
From: Rick Dunning <radirish328@gmail.com>
Sent: Thursday, September 19, 2024 5:07 PM
To: Parker Klopf; Timothy Finn; Burt Saunders
Subject: NCSquare MUPD Plans and request for change
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
Dear Sirs,
We are Richard and Susan Dunning. Our home is at 11362 Jacaranda Drive, Naples, Florida 34120 and
it is part of the Valencia Trails Community. We are legal residents of Florida, pay property taxes, and
vote in Florida elections.
We are writing to you to express our opposition to the request to change the current building approvals
for NC Square off of Immokalee Road, that would allow an expansion of the number of previously
approved apartments and the increased size and height of the apartment buildings themselves.
We were some of the earliest homes built in Valencia Trails and before we purchased the home we
contacted Collier County planning to find out more about the NC Square project that was in the approval
stages. We were told it was a mixed use development with some apartments and single story
townhomes. It was to include a bit of retail and a gas station and a child care center. The project was
approved before there were any residents in Valencia Trails. Ironically, had the project been completed
before the community began building, residents would have known about NC Square before purchasing.
For reasons unknown to us the project did not proceed and it is our understanding that the property
owner wishes to now sell to another developer who will purchase the land contingent upon the
approval of an entirely different project.
We listened to the public information meeting and learned that the number of apartments will double,
there will be no Townhomes, no gas/convenience store, no child care center, and the retail is now
proposed to have several outdoor dining establishments.
Our opposition to this project is based on the following reasons:
1. The size of the buildings, we understand them to be 55 feet tall, is too high and too large and
out of place for the surrounding area. It will be easily seen from Valencia Trails, and the
light,parking, refuse, and noise will negatively impact Valencia Trails, especially those living on
Jacaranda Drive as we do.
2. Outdoor dining and the noise it will create is also a problem for those of us with single family
homes within a few hundred feet of those establishments.
3. As you undoubtedly know there is a significant stretch of Immokalee Road where there are
gated communities with owner occupied homes, and that ambience will be negatively impacted
by expanded retail and apartments..
4. Please note that the entire Valencia Trails community has only 800 or so residences in a space of
hundreds of acres. This proposed project will have 249 residences in an area of only a few
Page 571 of 5277
acres....one third the residences in a very dense space. This is not what we expected when we
all developed and bought into Valencia trails.
5. Please consider the significant property taxes that we pay for living in Valencia Trails, not to
mention the HOA fees we pay to maintain a lovely community with many natural areas.
6. Please consider the additional expenses we are likely to incur when at least 500 new residents
move next to our community with bike an walking paths, etc. We will need to erect both
security and privacy fencing so that non Valencia Trails individuals do not access our
community. It is very easy to imagine young innocent children residing in the apartments,
wanting to ride their bikes in our 55 plus community, or for adults who want to walk in our
community.
We have no objection to the current property owner developing that site with a low impact, small scale
project that respects it's neighbors. That would mean, low rise, lower density, low light emissions, etc.
Most importantly it should maintain a significant buffer of the existing mature vegetation on the south,
west, and east boundaries of the property...in this way it would help to mitigate any project developed
there. A ten foot border with 6' tall plants is not reasonable. Require at least a 50 foot border on the
west and east and the 200 foot to the south using the existing vegetation.
This proposed project is so different from the original plan and does not fit into the tranquil community
we have developed.
Thank you all so much for your consideration of our position.
Sincerely,
Rick and Sue Dunning
mobile Rick 513-633-6799, Sue 513-919-4111
Page 572 of 5277
From: Timothy Finn
Sent: Tuesday, September 17, 2024 2:47 PM
To: Timothy Finn
Subject: Mildred and Ralph Tufano - Opposition Letter - NC Square PUDR
Date: Sun, 15 Sep 2024 17:47:47 -0400
Subject: Reject the Proposed Development of NC Square Mixed Use PUD and Overlay
We are residents of Valencia Trails, an over 55 community in Naples, Florida.
Living here used to be a dream, but now that dream is becoming a nightmare because of the proposed
development known as NC Square Mixed Use PUD #PUDR-PI20230017979 Mixed Use PUD, GMPA-
PL20230017980 NC Square Mixed use Overlay. Every day brings increased traffic and danger on our
roads due to heavy construction activity. Immokalee road, particularly, has become a hotspot for serious
accidents occurring every week. Safety concerns are higher as an elementary school housing 1000
students is being constructed, and the traffic increase implied by a proposed low-income rental unit is
deeply concerning.
One of us is already suffering health problems. He needs to be driven to regular doctor appointments.
But now, with the constant running of traffic lights and accidents happening on our doorstep, every trip
is fraught with anxiety and the risk of danger. The proposed plan of introducing 304 apartment units
beside the existing Ventana Homes is an even more overwhelming proposition. If approved, it will
significantly affect our privacy, security, and the quality of life.
This issue is not only personal, but it deply affects our community's older residents who value peace,
safety and security. We demand that the authorities reject the proposed changes to the existing
approved PUD, consider the safety implications of the proposed development, and take measures to
protect our privacy and way of life. This petition is a plea to preserve the tranquility, safety, and stability
we current have in our community. We don't want any more changes- we need peace of mind.
Please sign this petition and help us to make our voices heard.
Very truly yours,
Mildred Tufano
Ralph Tufano
Timothy Finn
Planner III
Zoning
Office:239-252-4312
Timothy.Finn@colliercountyfl.gov
Page 573 of 5277
From: Susan Leaman <sleaman2018@gmail.com>
Sent: Tuesday, September 17, 2024 12:36 PM To: Parker Klopf; Timothy Finn; chuck.schumacher@colliercountyfl.gov;
burt.saunders@colliercountfl.gov
Subject: opposition to proposed changes for NC Square Mixed Use PUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
I am a resident homeowner of Valencia Trails, an over 55 single family home community located directly
behind the above parcel.
I am opposed to the proposed changes to increase the density and ownership of the housing.
Understanding the need for affordable housing, I am aware that there are at least two other rental
developments going up on Immokalee Road in this area. I believe that affordable housing for PURCHASE,
as the approval now stands, offers the opportunity of upward mobility which rental units will never
provide.
The proposed increase in size will of course affect the peaceful and quiet quality of life here in Valencia
Trails, a major reason for our investments and purchases. Please do all you can to help maintain that
quality in the face of this development by limiting the size and scope and assuring adequate natural
landscaped buffers on all sides abutting our beautiful community including along our entrance and
homesites.
Thank you.
Susan Leaman
12035 Datura Place, Naples
Page 574 of 5277
To: Parker Klopf Collier County Zoning Division
Parker.klopf@colliercountyfl.gov 239-252-2471
Timothy Finn, Collier County Zoning Division
timothy.finn@colliercountyfl.gov 239-252-4312
Burt Saunders County Commissioner District 3
burt.saunders@colliercountyfl.gov
Chuck Schumacher County Planning Commissioner District 3
chuck.schumacher@colliercountyfl.gov
From: Lena Rome
Date: 9/16/24
Subject: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS
FOR DEVELOPMENT OF THE NC SQUARE MIXED USE PUD
Gentlemen:
As a resident homeowner at Valencia Trails Over 55 Community in Naples, I wish to
register my strong opposition to any and all changes to the current regulations for
development of the NC Square Mixed Use PUD which have been requested by Peninsula
Engineering on behalf of HAA Capital, LLC. The proposed changes would greatly affect my
privacy, security, peace and enjoyment of my home. It is entirely Inappropriate and out of
place for our stretch of Immokalee Rd. We are an over 55 community consisting solely of
single story one family homes. The current plan allows up to 129 owner occupied
residences with many protections including the prohibition of amplified music. The
proposed plan will increase the density to 249 rental units with amplified music/outdoor
tv’s and removal of exotic vegetation, among other things. Traffic volume/safety and
sound from Immokalee Rd is bad enough as it is without adding more by allowing these
changes, not to mention the aesthetic detriment at the entrance to our community.
Emergency response teams will also be further challenged with the additional population
and needs of the community. As seen before, a fire was able to cross the road. The
proposal asked to change the fire resistant materials in building. This is also not a wise
change for all involved.
Please do whatever you can to reject the proposed changes and protect our quiet, privacy
and enjoyment of our homes, not to mention providing affordable housing for actual home
Page 575 of 5277
ownership, not rentals. There are more than enough pending and proposed rentals in this
area. The current regulations give people the opportunity to actually own their own home.
Respectfully,
Lena Rome
Page 576 of 5277
From: mjs1800@aol.com
Sent: Sunday, September 15, 2024 12:40 PM To: Parker Klopf; Burt Saunders; Timothy Finn
Subject: Concern with proposed changes for development of the NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use
extreme caution when opening attachments or clicking links.
Gentlemen,
As a homeowner in Valencia Trails, I would like to share my concerns about the changes for NC Square
MPUD (requested by Peninsula Engineering on behalf of HAA Capital LLC). My concerns are:
1. Impact on strain on Fire and Sheriff Departments
2. Impact on traffic flow on Immokalee
3. Impact on overall safety and privacy
4. Impact on noise and light environmental pollution
5. Impact on housing values in Valencia Trails
When moving into this community the plan adjacent to this property was significantly smaller and less
intrusive than the plan now submitted. As a voter and resident please reject the proposed changes.
Regards, Francis A. Sisto Sent from my iPad
Page 577 of 5277
PETITION OF VALENCIA TRAILS OVER 55 COMMUNITY
CONSISTING OF 838 SINGLE-FAMILY SINGLE-STORY HOMES AT
THE INTERSECTION OF IMMOKALEE RD AND MAJESTIC TRAILS
IN OPPOSITION TO CHANGES TO CURRENT REGULATIONS FOR
DEVELOPMENT OF THE NC SQUARE MIXED USE PUD.
WE OPPOSE ALL CHANGES DESCRIBED BY PENINSULA
ENGINEERING AS PETITIONS:
❖PUDR-PL20230017979 NC Square Mixed Use PUD
❖GMPA-PL20230017980 -NC Square Mixed Use Overlay
We, the undersigned, current owners, and residents of the 55-and-over
single-family single-story community, express our strong opposition to the
proposed changes in the Planned Unit Development Rezone
(PUDR-PL20230017979) and the Growth Management Plan Amendment
(GMPA-PL20230017980) drafted by Peninsula Engineering on behalf of the
applicants, HAA Capital, LLC.
The requested changes by Peninsula Engineering are inappropriate and could create
hardships for the Valencia Trails Community, which consists of 55-and-over single-family
single-story homes.
We reject ALL proposed changes AND would like to call out the following
proposed modifications as absolute NO's:
0 NO CHANGES TO EXISTING APPROVALS: We advocate for maintaining the
existing NC SQUARE MPUD PUDZ-PL20180002234 that have already been
approved for this property by Collier County.
0 NO CHANGES TO DENSITY AND INTENSITY: We oppose any increase in the
maximum intensity/density of dwelling units.
0 NO CHANGES TO COMMERCIAL LAND USE: The allowed square footage of
gross floor area for the commercial land uses should remain unchanged.
0 NO CHANGES TO NUMBER OF RESIDENTIAL UNITS: We reject any change in
the number of residential units approved for 120 NOT TO EXCEED 129.
0 NO TRANSITION TO RENTAL UNITS: We oppose transitioning from residential
units (known as townhomes) to rental units (known as apartments).
0 NO CHANGES TO BUILDING HEIGHTS: We oppose any increase to the currently
approved maximum height of 35 Feet Zoned. No increase should be allowed.
0 NO AMPLIFIED OUTDOOR MUSIC OR TV SOUNDS ALLOWED: Any amplified
sound is inappropriate for the existing adjacent single-family single-level homes in
1
Page 578 of 5277
Valencia Trails and should be strictly prohibited.
NO CHANGES TO STREET LIGHTS: Street Lights within proposed development
should remain dark skies compliant with full cutoff shielding installed to protect
neighboring properties from direct glare.
In addition, we call for Collier County to consider additional Requests by our
Valencia Trails Community Members as follows:
D LANDSCAPE BUFFERS: The proposed landscape buffers adjacent to Valencia
Trails are unacceptable. The existing mature tree growth should be protected in the
PRESERVE area which backs up to Jacaranda, thus requesting a larger buffer to be
increased to 6 acres. In addition, a larger buffer is needed on the West side of the
proposed development to protect the entrance to Valencia Trails, which is already
enhanced with a large water feature for aesthetic purposes.
D BARRIER WALL: We request an 10 Foot Sound/Privacy/Security Barrier Wall
between the proposed development and Valencia Trails Community on all adjacent
property lines.
D VISIBILITY: Buildings from the proposed development should not be visible from
Valencia Trails property.
0 STORMWATER MANAGEMENT: Ensure stormwater outfall engineering does not
negatively impact Valencia Trails Community.
REQUEST NEW GATES FOR EN TRIES/EXITS: We request new iron gates to be
built and paid for by the new owners/builders of the proposed development for the
entries/exits of Valencia Trails Community off of lmmokalee Road and Vanderbilt
Road.
When reviewing this Petition Request by Valencia Trails Community, we ask
that representatives of Collier County focus on the synergy of adjacent
properties to maximize the value to the community at large while protecting
the desirability and value of pre-existing developments.
2
Page 579 of 5277
To : Parker Klopf, Collier County Zoning Division
park er. klopf@coll iercountyfl .gov
239-252-2471
Timothy Finn, Collier County Zoning Division
timothy.finn@colliercountyfl.gov
239-252-4312
Collier County Zoning Division/Growth Management
Community Development Dept.
2800 Horseshoe Drive N
Naples, FL 34104
Burt Saunders
District 3 County Commissioner
burt.saunders@col liercountyfl. gov
From: Henry Rome
11387 Jacaranda Drive
Naples, FL 34 120
650-703-2131
henryrome67@gmail.com
Date: September 6, 2024
Subject: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS
FOR DEV ELOPMENT OF THE NC SQUARE MIXED USE PUD
Gentlemen:
My wife, Lena, and I are full time resident homeowners at Valencia Trails Over 55
Community in Naples. We both wish to register our strong opposition to any and all
changes to the current regulations for development of the NC Square Mixed Use PUD
which have been requested by Peninsula Engineering on behalf of HAA Capital, LLC.
The proposed changes would greatly affect our privacy, security, peace and enjoyment
of our home. We believe the proposed changes are entirely inappropriate and out of
place for our stretch of lmmokalee Rd. Valencia Trails is an over 55 community
consisting solely of single story one family homes. Valencia Trails is uniquely situated in
that regard, as opposed to other neighboring communities that incorporate not only one
story single family homes but two story villas and 4 story condominiums. The
construction of 4 story apartments for rent are clearly more appropriate for locations
such as Founders Square and the proposed development of the large corner property at
lmmokalee and Randall. That is where the subject project should be located.
Page 580 of 5277
The current regulations allow up to 129 owner occupied residences with many
protections including the prohibition of outdoor amplified sound, televisions or music.
While we think that even that is too much, we definitely are opposed to any amplified
outdoor sound. Sound really travels at night around here and even televisions or
unamplified music will greatly affect our ability to sit in our lanai at night and enjoy the
evening sounds of nature. Our lanai abuts the southern edge of the property in question
so we would be among those most affected. Traffic and sound from lmmokalee Road is
bad enough as it is without adding more by allowing the requested changes. On the
subject of sound, any proposed outdoor recreation such as pickleball, tennis, basketball
should be limited to the northern edge of the subject property adjacent to lmmokalee
Road. There should also be a prohibition on allowing any balconies to be constructed
along the outside perimeters of apartments (east, west or south), whether 2,3 or 4 story,
limiting them only to facing inside courtyards. With respect to any proposed restaurant,
staying open till 11 PM should not be permitted. Almost every restaurant outside of
perhaps downtown Naples closes no later than 1 O PM. There is no reason to extend the
closing time in this residential area.
The proposed change in regulations will increase the density to 249 rental units with
amplified music and removal of exotic vegetation, among other things, including the
entire removal of the wildfire prevention and mitigation plan. Peninsula Engineering is
also seeking to delete full cutoff shielding to protect our property from direct glare of
lights. That should not be allowed.
The affected properties (including ours) have not been provided with a site line as yet,
but we anticipate that the proposed increase in the height of structures will be readily
apparent to residents, not to mention the aesthetic detriment at the entrance to our
community which has a very nice water feature which cost over 1 million dollars. Please
do not allow that to happen.
Security is also an important concern. There must be protection provided to our
community to prevent trespassing, use of our facilities, access to our homes and
possible burglaries or damage to our personal and community properties. At the least,
there should be a 1 O foot cinder block wall surrounding the proposecLdffilelopmenLAs a _
matter of good will, the developer should also construct iron gates at the entrance to
Valencia Trails to complement the security poles already in place.
What is somewhat galling is that the property in question was zoned a Rural Agricultural
Zoning District prior to April 27, 2021 following a process similar to what we are now
experiencing. The change to the current Mixed Use Planned Development was then
requested by Jessica Harrelson of Davidson Engineering on behalf of lmmokalee
Square, LLC and approved on April 27, 2021. We assume taxpayer time and money
was utilized in evaluating and approving that plan, in addition to public hearings. Now, a
mere 3 years later, the same Jessica Harrelson-who is now with Peninsula
Engineering on behalf of another entity (HAA Capital, LLC)-is applying to yet again
change and expand what was initially approved in 2021. When will it end? This is a
waste of taxpayer time and money. What was previously studied, evaluated and voted
Page 581 of 5277
upon should not be expanded.
Please do whatever you can to reject the proposed changes and protect our quiet
surroundings, security, privacy and enjoyment of our homes.
Respectfully submitted,
Henry Rome
Page 582 of 5277
1
Timothy Finn
From:dmoser4739@aol.com
Sent:Sunday, September 1, 2024 5:29 PM
To:Timothy Finn
Subject:FW: Opposition to proposed changes to current regulations for development of the NC
Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
From: dmoser4739@aol.com <dmoser4739@aol.com>
Sent: Sunday, September 1, 2024 5:26 PM
To: 'parker.klopf@colliercountyfl.gov' <parker.klopf@colliercountyfl.gov>; 'burt.saunders@colliercountyfl.gov'
<burt.saunders@colliercountyfl.gov>; 'timothy.finn@colliercountyfl.go' <timothy.finn@colliercountyfl.go>
Cc: 'maureen.moser40@gmail.com' <maureen.moser40@gmail.com>
Subject: Opposition to proposed changes to current regulations for development of the NC Square MPUD
Collier County Growth Representatives:
I am contacting you as a resident of Collier County and a current homeowner at Valencia Trails. I wish to register
my opposition to all changes to the current regulations regarding the development of the NC Square MPUD that
have been requested by Peninsula Engineering on behalf of HAA Capital LLC. The proposed changes being
suggested by Peninsula Engineering would greatly aƯect the privacy, security and traƯic congestion that already
exists. This is a beautiful community consisting of single story, over 55 homes. The currently approved plan, that
we as a community prefer, allows for up to 129 owner occupied residences/townhomes along with many
protections, including the prohibition of outdoor amplified music and TVs. The proposed plan that the community
opposes, will increase the density to 249 rental units and allow for use of outdoor amplified music and TVs. This
expanded version will cause the removal of more exotic vegetation along with the removal of many other safety
guidelines and restrictions that we have grown accustomed to.
We as a community request that you stand with us and do whatever is possible to reject the proposed changes to
protect our rights and privacy, so that we may continue to enjoy our homes and views in this beautiful community.
Respectfully,
The Moser Family
David Moser, Maureen Moser, and Stephen Moser
Valencia Trails Residents
11375 Jacaranda Dr
Page 583 of 5277
To: Parker Klopf, Collier County Zoning Division
parker.klopf@colliercountyfl.gov
239-252-2471
Timothy Finn, Collier County Zoning Division
timothy.finn@colliercountyfl.gov
239-252-4312
Collier County Zoning Division/Growth Management
Community Development Dept.
2800 Horseshoe Drive N
Naples, FL 34104
Burt Saunders
District 3 County Commissioner
burt.saunders@colliercountyfl.gov
From: Henry Rome
11387 Jacaranda Drive
Naples, FL 34120
650-703-2131
henryrome67@gmail.com
Date: August 30, 2024
Subject: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS
FOR DEVELOPMENT OF THE NC SQUARE MIXED USE PUD
Gentlemen:
My wife, Lena, and I are full time resident homeowners at Valencia Trails Over 55
Community in Naples. We both wish to register our strong opposition to any and all
changes to the current regulations for development of the NC Square Mixed Use PUD
which have been requested by Peninsula Engineering on behalf of HAA Capital, LLC.
The proposed changes would greatly affect our privacy, security, peace and enjoyment
of our home. We believe the proposed changes are entirely inappropriate and out of
place for our stretch of Immokalee Rd. Valencia Trails is an over 55 community
consisting solely of single story one family homes. Valencia Trails is uniquely situated in
that regard, as opposed to other neighboring communities that incorporate not only one
story single family homes but two story villas and 4 story condominiums. The
construction of 4 story apartments for rent are clearly more appropriate for locations
such as Founders Square and the proposed development of the large corner property at
Immokalee and Randall. That is where the subject project should be located.
Page 584 of 5277
The current regulations allow up to 129 owner occupied residences with many
protections including the prohibition of outdoor amplified sound, televisions or music.
While we think that even that is too much, we definitely are opposed to any amplified
outdoor sound. Sound really travels at night around here and even televisions or
unamplified music will greatly affect our ability to sit in our lanai at night and enjoy the
evening sounds of nature. Our lanai abuts the southern edge of the property in question
so we would be among those most affected. Traffic and sound from Immokalee Road is
bad enough as it is without adding more by allowing the requested changes. On the
subject of sound, any proposed outdoor recreation such as pickleball, tennis, basketball
should be limited to the northern edge of the subject property adjacent to Immokalee
Road. There should also be a prohibition on allowing any balconies to be constructed
along the outside perimeters of apartments (east, west or south), whether 2,3 or 4 story,
limiting them only to facing inside courtyards. With respect to any proposed restaurant,
staying open till 11 PM should not be permitted. Almost every restaurant outside of
perhaps downtown Naples closes no later than 10 PM. There is no reason to extend the
closing time in this residential area.
The proposed change in regulations will increase the density to 249 rental units with
amplified music and removal of exotic vegetation, among other things, including the
entire removal of the wildfire prevention and mitigation plan. Peninsula Engineering is
also seeking to delete full cutoff shielding to protect our property from direct glare of
lights. The affected properties have not been provided with a site line as yet, but we
anticipate that the proposed increase in the height of structures will be readily apparent
to residents, not to mention the aesthetic detriment at the entrance to our community
which has a very nice water feature which cost over 1 million dollars.
Security is also an important concern. There must be protection provided to our
community to prevent trespassing, use of our facilities, access to our homes and
possible burglaries or damage to our personal and community properties. At the least,
there should be a 10 foot cinder block wall surrounding the proposed development. As a
matter of good will, the developer should also construct iron gates at the entrance to
Valencia Trails to complement the security poles already in place.
What is particularly appalling is that the property in question was zoned a Rural
Agricultural Zoning District prior to April 27, 2021 following a process similar to what we
are now experiencing. The change to the current Mixed Use Planned Development was
requested by Jessica Harrelson of Davidson Engineering on behalf of Immokalee
Square, LLC and approved on April 27, 2021. We assume taxpayer time and money
was utilized in evaluating and approving that plan, in addition to public hearings. Now, a
mere 3 years later, the same Jessica Harrelson, now with Peninsula Engineering, on
behalf of another entity (HAA Capital, LLC) is applying to yet again change and expand
what was initially approved. When will it end? This is a waste of taxpayer time and
money. What was previously studied, evaluated and voted upon should remain.
Please do whatever you can to reject the proposed changes and protect our quiet
surroundings, security, privacy and enjoyment of our homes.
Page 585 of 5277
Respectfully submitted,
Henry Rome
Page 586 of 5277
1
Timothy Finn
From:Frank <pt5193@comcast.net>
Sent:Wednesday, August 28, 2024 7:12 PM
To:Parker Klopf
Cc:Burt Saunders
Subject:PROPOSED CHANGES FOR DEVELOPMENT OF THE NC SQUARE MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Sent from my iPhone Gentlemen, as a new resident in FL and homeowner in Valencia Trails, I would like
to share my concerns about the changes for NC Square MPUD (requested by Peninsula Engineering on
behalf of HAA Capital LLC). My concerns are:
1. Impact on strain on Fire and Sheriff Departments
2. Impact on traffic flow on Immokalee
3. Impact on overall safety and privacy
4. Impact on noise and light environmental pollution
5. Impact on housing values in Valencia Trails
When moving into this community the plan adjacent to this property was significantly smaller and less
intrusive than the plan now submitted. As a new voter and resident please reject the proposed changes.
When we were in the process of purchasing here at Valencia Trails we were told that that Townhouses
and
Commercial retail space was to be occupied. If known we would have never purchased here.
Please reconsider not approving the latest revised plans.
Thank you
Frank and Phyllis Taliercio
Page 587 of 5277
1
Timothy Finn
From:Robert Michnowski <rmichnow@comcast.net>
Sent:Thursday, August 29, 2024 11:35 AM
To:Parker Klopf; Burt Saunders; Timothy Finn
Subject:Strong Opposition to Proposed Changes for the Development of the NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear Collier County Growth Representatives,
My name is Robert and my wife and I are new residents to Florida and homeowners in the Valencia
Trails Cummunity. I am writing you to register my strong opposition to any and all changes to the
current regulations for the development of the NC Square MPUD (requested by Peninsula
Engineering on behalf of HAA Capital LLC). My concerns are as follows:
1. Impact on overall privacy and security of my home and the Valencia Trails community;
2. Impact on the strain on Fire and Sheriff Departments resources increasing costs to taxpayers;
3. Impact on worsening traffic flow and conditions on Immokalee;
4. Impact on significant noise and light environmental pollution in the community; and
5. Impact on lessening housing values in Valencia Trails.
When moving into this Valencia Trails community the plan adjacent to this property was significantly
smaller and less intrusive than the plan now submitted. The current approved plan allows up to 129
owner occupied residences/townhomes with many protections, including the prohibition of outdoor
amplified music, TV and sound. I live in a quiet and peaceful 55 plus community and additional noise
coming from the adjacent property is the last thing community residents bought into when purchasing
their single-family homes. The current approved plan makes sense for a quiet and serene peaceful
community.
As a new voter and resident, I urge you to please reject the proposed changes of increasing rental
units and the height of the infrastructure, allowing amplified noise, removal of exotic vegetation and
removal of other safety guidelines and restrictions.
Respectively,
Robert and Beth Michnowski
Valencia Trails and Collier County Residents
Page 588 of 5277
1Timothy Finn
From:cm pheny <phoenix8425@msn.com>
Sent:Tuesday, August 27, 2024 5:53 PMTo:Timothy FinnSubject:Concern with proposed changes for development of the NC Square MPUD
1
Timothy Finn
From:Karen Walker <karenswalker@charter.net>
Sent:Tuesday, August 27, 2024 4:17 PM
To:Timothy Finn
Subject:Opposition to NC Square Development
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Thank you for your service to our community. Appreciate your hard work and the difficulty in
making decisions for the benefit of the community. Would like to let you know that I am
against the upcoming proposed changes to the current approved plans for Capital LLC due to
excessive noise, traffic congestion and drain on emergency services.
Karen Walker
314-724-1501
Page 590 of 5277
1
Timothy Finn
From:Amy Mills <amymills62@gmail.com>
Sent:Tuesday, August 27, 2024 11:18 AM
To:Parker Klopf; Burt Saunders; Timothy Finn
Subject:Development of NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme cau Ɵon when
opening aƩachments or clicking links.
Dear Gentlemen,
As a new resident and homeowner in Valencia Trails, we would like to share our concerns about the changes for NC
Square MPUD (requested by Peninsula Engineering on behalf of HAA Capital LLC).
Our concerns are:
1. Impact and strain on Fire and Sheriff Departments 2. Impact on traffic flow on Immokalee 3. Impact on overall safety
and privacy 4. Impact on noise and light environmental pollu Ɵon 5. Impact on housing values in Valencia Trails
When moving into this community the plan adjacent to this property was significantly smaller and less intrusive than the
plan now submiƩed.
As a new resident, we would like you to please reject the proposed changes.
Sincerely,
Dr. Charles E Mills and Amy C Mills
Sent from my iPhone
Page 591 of 5277
From: Walt and Cathy Ratschan <wcratsch@aol.com>
Sent: Tuesday, August 27, 2024 7:52 AM To: Parker Klopf; Burt Saunders; Timothy Finn
Subject: Opposition to Proposed Changes in the Development of NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Dear Collier County Representatives,
We would like to express our opposition, with everyone else in our community, Valencia
Trails, to the proposed changes in the development proposal of the NC Square MPUD
project which have been requested by Peninsula Engineering for the benefit ofHAA Capital LLC. It would be better for our property values and safety in our valued community, and in the Immokalee area in general, if no development occurred but the initial proposals are unfortunately in place. The new requests would further damage our community and the quality of life for the surrounding residents and businesses. 1) The traffic congestion on Immokalee is already horrible. With a new grade school beingbuilt just to the west, congestion will be multiplied. Safety and flow are now a major concernwith many accidents.2) Fire and police protection will impeded and could be overwhelmed.3) Building residences that are rentals do not encourage a stake in community welfare. Weare sure children and adults will try to use our facilities that we pay for and try to keeprespectable. Even if the properties are purchased by residents, these would be concerns.4) The extra height of the buildings would be an eyesore and not fit in with the landscape ofthe surrounding communities and businesses.5) Noise and light would further degrade the quality of life for our community, for those livingon the Immokalee corridor, and even for those living in the new NC Square development.The proposal to addthe allowance of outdoor amplified music and TVs is outrageous.6) The preservation of home values will be affected.We ask that you reject the requested changes since they will dramatically affect the safety and quality of life of those living in the Immokalee corridor and especially our Valencia Trails Community. Thank you, Page 592 of 5277
Walter and Cathy Ratschan 11759 Freesia Terrace Naples.FL 34120 Page 593 of 5277
From: Gsim1 <gsim1@aol.com>
Sent: Monday, August 26, 2024 4:03 PM To: Parker Klopf; Burt Saunders; Timothy Finn
Subject: Concern with proposed changes for development of the NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links. Gentlemen, As a new resident in FL and homeowner in Valencia Trails, I would like to share my concerns about the changes for NC Square MPUD (requested by Peninsula Engineering on behalf of HAA Capital LLC). My concerns are: 1. Impact on strain on Fire and Sheriff Departments2. Impact on traffic flow on Immokalee3. Impact on overall safety and privacy4. Impact on noise and light environmental pollution5. Impact on housing values in Valencia TrailsWhen moving into this community the plan adjacent to this property was significantly smaller and less intrusive than the plan that has now been submitted. As a new voter and resident, I ask that you please reject the proposed changes. Thank you for your consideration. Gary Simone Page 594 of 5277
From: Terrie Simone <terrie.simone16@gmail.com>
Sent: Monday, August 26, 2024 3:56 PM To: Parker Klopf; Burt Saunders; Timothy Finn
Subject: Concern with proposed changes for development of the NC Square MPUD
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Gentlemen,
As a new resident in FL and homeowner in Valencia Trails, I would like to share my
concerns about the changes for NC Square MPUD (requested by Peninsula Engineering on
behalf of HAA Capital LLC).
My concerns are:
1. Impact on strain on Fire and Sheriff Departments
2. Impact on traffic flow on Immokalee
3. Impact on overall safety and privacy 4. Impact on noise and light environmental
pollution
5. Impact on housing values in Valencia Trails
When moving into this community the plan adjacent to this property was significantly
smaller and less intrusive than the plan that has now been submitted.
As a new voter and resident, I ask that you please reject the proposed changes.
Thank you for your consideration.
Terrie Simone
Page 595 of 5277
1Timothy Finn
From:dave hooker <david.a.hooker@gmail.com>
Sent:Monday, August 26, 2024 7:04 AMTo:Parker Klopf; Burt Saunders; Timothy Finn
Subject:Concern with proposed changes for development of the NC Square MPUD
TO: par1<.er.klopf@coltlercountyyfl.gov
timothy.finn@colllercountyfl.gov
burt.saunders@colliercountyfl.gov
SUBJECT: OPPOSITION TO PROPOSED CHANGES TO CURRENT
REGULATIONS FOR DEVELOPMENT OF THE NC SQUARE MPUD
To Collier County Growth Representatives:
As a resident homeowner at Valencia Trails, I wish to register my strong opposition to
any and aH changes to the current regulations for development of the NC Square
MPUD which have been requested by Peninsula Eng1neering on behalf of HAA Capital
LLC. The proposed changes would greatly affect my privacy, security, peace and
enjoyment of my home. We are an over 55 community consisting solely of single story
one family homes. The currently approved plan, which we prefer. allows up to 129
owner occupied residences/lownhomes with many protections including the prohibition
of outdoor amplified music, TVs and sounds. The proposed plan, which we DO NOT
WANT approved, will increase the density to 249 rental units, allow outdoor amplified
music/TVs, removal of exotic vegetation. along with the removal of many other safety
guidelines and restrictions.
:alJlliMu Ji 1Fi241 a: ....
Please do whatever you can to reject the proposed changes to protect our privacy and
enjoyment of our homes.
Respectfully, � � h'\ }'vl �
Your First/Last Name
Valencia Trails Resident
Your Home Address // Y ;;> q Ta._ca_�cuuda. {)tlL.
IV?/45? r/4,
UII
Cc
Al '
A3.J&J �y
� I t
Page 597 of 5277
From: Delphine S. Adams <lawofcdsa@sonic.net>
Sent: Thursday, August 15, 2024 12:19 PM
To: Timothy Finn
Subject: Fwd: Proposed PUD to the East of Valencia Trails and West of Catawba
Importance: High
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Mr. Finn:
I noted that my earlier attempt to deliver this to you fell short because of an incorrectly typed email address.
Please see below.
---
Delphine S. Adams
Attorney at Law
P. O. Box 990514
Naples, FL 34116-6066
Telephone: 707.477.3918
Email: lawofcdsa@sonic.net
-------- Original Message --------
Subject:Proposed PUD to the East of Valencia Trails and West of Catawba
Date:2024-08-15 11:29
From:"Delphine S. Adams" <lawofcdsa@sonic.net>
To:timothy.finn@colliercoutyfl.gov, parker.klopf@colliercountyfl.gov
Dear Messrs. Finn and Klopf:
I am an owner of real property situated in Valencia Trails (Lot 84), the residential subdivision to the west of
the proposed PUD R-PI2023001797 and GMPA-PL20230017980.
I have reviewed the initial PUD application together with the proposed changes thereto presented at the July
24, 2024 neighborhood information meeting.
This correspondence is to advise you that I am opposed to the following aspects of the proposed PUD for the
reasons stated:
1.Inclusion of a 12,000 (plus or minus) square foot daycare center: The inclusion of this type of use will
only add to the already over-congested and dangerous traffic conditions existing on Immokalee Road. With
Collier Charter Academy to the east, the new elementary school to the west (which was not disclosed to
those of us purchasing in the Valencia Trails subdivision by either the developer or any of the selling agents),
Page 598 of 5277
the Naples Classical Academy further to the west and the multiple schools west of Collier Blvd., another
"school" in this area will add to the already over-taxed traffic on Immokalee at critical times of the day and
year. Those of us who live in Valencia Trails currently have one way in and one way out of our residential
subdivision, to wit: Immokalee Road. Multiple times already since moving in to my home in January 2022, I
have been deprived of access to my home for several hours due to the over-congestion on Immokalee
compounded by fatal and/or near fatal accidents that virtually, and indeed literally, closed the road between
Collier (and in one instance Massey) and Wilson. The Commissioners of Collier County seem hell-bent on
over-building the area to the detriment of their constituency, but to the benefit of their pocketbooks. It is
time to take a critical look at what the reality of life is for those of us who are dependent on Immokalee Road,
without any other alternative. Adding this additional vehicular traffic during critical peak periods (6:30 a.m. to
8:00 a.m. and 4:30 p.m. to 7:00 p.m.) on an already over-taxed thoroughfare is both irresponsible and
irrational.
2.Increased density from 129 owner-occupied units to 249 rental units in a 'high-rise' proposed at 62'
versus the original 42 or 47': Once again, increasing the density of the project from 129 owner-occupied to
249 rental units in an area of otherwise single story buildings not only overtaxes the already over-crowded
Immokalee Road, but also controverts the natural landscape and habitat for homeowners and wildlife, the
latter of which are suffering from displacement by the already approved development along Immokalee.
With Immokalee Road being the major ingress and egress from Immokalee and Ave Maria, currently
burgeoning, such a proposed density increase is a disservice to those who already are solely dependent on
Immokalee Road as their access to their homes. It further creates a condition ripe for major traffic accidents
and fatalities as drivers already navigate Immokalee as if it were a freeway, traveling well above the 45 mph
posted limit. Further, the reclassification of the residential units from owner-occupied to rental with its high-
rise structure will have a negative impact on the properties already existing in the area. While mixed use
developments (live/work uses) have favorable characteristics, particularly for more urban areas, inserting a
high-rise in the current single-family nature-preserve landscape will further displace our wildlife (bears, deer,
panthers, alligators) and resonate as an eyesore in what is still a 'preserved natural' landscape.
3.Amplified outside sound: This concept is totally out of character for the current quiet residential
developments that exist along this portion of Immokalee Road. With the over 55 community of Valencia
Trails immediately adjacent to the west, the single family homes that exist immediately to the east of
Catawba on Immokalee, the residential communities of Twin Eagles and Heritage Bay to the North and the
residential community of Greyhawk to the South (fronting Vanderbilt Beach Road), allowing amplified sound,
which travels for miles in an otherwise quiet environment, is not warranted under any circumstances.
Allowing such an intrusion in a residential neighborhood is a flagrant disregard for the quiet enjoyment of
one's property inherent in property ownership.
Most states, including Florida, recognize an implied covenant of quiet enjoyment for all contracts concerning
property. Typically, all contracts for the sale of or leasing of property include a covenant of quiet enjoyment.
As noted above, if there is not a specifically defined covenant, the covenant is often implied by state law. This
means that a court will recognize the covenant regardless of it being specifically addressed in a sale of or
leasing of property. Additionally, most courts will not recognize sales or lease contracts that specifically
remove or attempt to remove the covenant of quiet enjoyment. Generally speaking, there are five basic rights
protected by the covenant of quiet enjoyment, including the right to peace and quiet. Specifically, under The
Right to Peace and Quiet, property owners often have complaints of a neighbor playing music too loud.
Under the covenant of quiet enjoyment, law enforcement, when self-resolution falls short, must attempt to
resolve issues of noise complaints between neighboring property owners, or other nuisances, so that all
owners may have peace and quiet.
Allowing for amplified music in the proposed setting of the PUDR begs for issues between/among
neighboring property owners over the covenant of quiet enjoyment.
Page 599 of 5277
For the reasons stated, the proposed development should be denied the inclusion of the daycare facility,
denied the increased density, denied the height extension, and denied the allowance of amplified music.
Thank you for your consideration.
---
Delphine S. Adams
Attorney at Law
California State Bar No. 122942
P. O. Box 990514
Naples, FL 34116-6066
Telephone: 707.477.3918
Email: lawofcdsa@sonic.net
Page 600 of 5277
From: Rudolph Lantelme <rlantelme47@aol.com>
Sent: Wednesday, August 14, 2024 9:14 AM To: Timothy Finn
Subject: NC Square
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Mr. Finn,
I am writing as a concerned resident of Valencia Trails, 11989 Gardenia Ave..
In regards to the developer and its project (NC Square) off Immokalee Rd. just North and West
of Valencia Trails.
I fully understood the original requests and granted permission for the 44,000 sq. ft. of
Commercial development and including the 129 residential units. The make-up of which,
coincides with Florida's Live Local Act recently passed by the Florida Legislature in May of 2024. This project however, as it stands, even before the developer contemplated asking for a recent
Zoning Change by its representative Peninsula Engineering put a heavy burden on traffic flow
on Immokalee Rd. especially during the "work week". I would have thought the the Planning
Commission and/or the Board of County Commissioners would have recognized this issue and
perhaps visited it again after the Vanderbilt Beach Road extension to Oil Well was completed
and fully functional!
Now, the developer is asking for ANOTHER Zoning Change to modify his application:
-almost doubling the number of residential units from 129 to 249, and
-to increase the height of the residential units from 35 ft. to 55 ft. to accommodate a 4th floor
dwelling!
This request to increase the height of the units I believe will be in violation imposed by SBA
328 (especially as it pertains to our adjacent "contiguous single-family homes" at Valencia
Trails.
And will even make the traffic issues on Immokalee Road even more bizarre! "Height increases affirmed at 1-mile radius, except for projects adjacent to predominantly
single-family neighborhoods. After considering reducing the proximity zone, SB 328 maintains
the 1 mile radius for measuring maximum height of a qualifying LLA project; however, for
Page 601 of 5277
projects adjacent on two sides or more to a single-family zone with 25 or more contiguous
single-family homes, height is limited to 150% of the tallest building or three (3) stories,,
whichever is greater."
-from SBA 328
I hope that this input will be considered in your fu ture deliberations regarding any need for anyfurther Zoning changes requested by Peninsula Engineering regarding this project and to
DENY and further requests for Zoning Changes and to table this project to a later date
AFTER the Vanderbilt Beach Rd. extension to Oil Well has been completed .
Thank you for your attention in this matter.Respectfully,Rudolph Lantelme
Tina Wong
11989 Gardenia Ave.
Naples, FL 34120
Page 602 of 5277
Collier County Planning Commission
2800 Horseshoe Dr.
Naples, Florida 34104
Attn: Tim Finn
To who it may concern:
My Name is Daniel Schlachtenhaufen my wife Stephanee and I are
full-time Florida residents we live at:
11323 Jacaranda Dr.Naples, Florida 34120
We live in Valencia Trails Community which is just south of the proposed
Development for the preserve just north of our home. The preserve is home
To two herds of Deer and a family of Black Bears which have inhabited the
area longer than us. We should slow down with the unnecessary land used
for commercial profit.
We came from Colorado for medical reasons and purchased our home with
the benefit of both water and woods, we thought
It was a great purchase until we heard of the possible development of the
preserve just north of us. What will happen to our home values? What will
happen with the increased traffic, already overloaded between Collier and
Wilson Rd? One Accident and it takes an hour to get home.
We just got a light to help us get out of the neighborhood. What security will
we be provided by the county when things get out of hand? What about the
Noise and our privacy with any increase in the height of the buildings? I
have so many questions and will add as I think more about the issues.
Thank You for Your consideration.
Daniel Schlachtenhaufen
303-503-5878
Page 603 of 5277
From: Parker Klopf
Sent: Monday, August 12, 2024 5:07 PM
To: Timothy Finn
Cc: James Sabo; Ray Bellows
Subject: FW: Opposition to NC Square-PUDR-PL20230017979/GMPA-PL20230017980-
HAA CAPITAL, LLC Applicants
Another one
Parker Klopf
Planner III
Zoning
Office:239-252-2471
Parker.Klopf@colliercountyfl.gov
From: Jim Kline <jjk_kline@yahoo.com>
Sent: Monday, August 12, 2024 3:54 PM
To: Parker Klopf <Parker.Klopf@colliercountyfl.gov>
Subject: Re: Opposition to NC Square-PUDR-PL20230017979/GMPA-PL20230017980-HAA CAPITAL, LLC
Applicants
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Parker Klopf
Collier County Zoning Division,
We are residents of the Valencia Trails Community and strongly oppose the
formal request by the new landowner of the property to the east of us on Immokalee Road
changing the current zoning restrictions in order to construct a four story apartment
building with other amenities. Please be aware that we, as homeowners on Jacaranda
Drive, Valencia Trails, are in total support of the petition that has been drafted by the
residents
of Valencia Trails and will be issued in opposition to the requested changes. At the time
we purchased our new home in Valencia Trails we were informed of a possible retail
construction. At no time were we made aware by Collier County or GL Homes of a change
to the current status which had already been approved. We, therefore, strongly oppose any
further changes to the original requests. Please strongly consider the following concerns:
Page 604 of 5277
* No changes to commercial land use
* No changes to number of residential units
* No transition to rental units; owner occupied only
* No changes to building heights
* Landscape buffers and barrier wall for better security
* Request for new gates (entries & exits)
Thank you for reviewing our concerns.
Jean & James Kline
11383 Jacaranda Drive
Naples, FL 34120
631-766-2714
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released
in response to a public records request, do not send electronic mail to this entity. Instead, contact this
office by telephone or in writing.
Page 605 of 5277
From: Parker Klopf
Sent: Monday, August 12, 2024 8:46 AM
To: Timothy Finn
Cc: Ray Bellows; James Sabo
Subject: FW: Naples Square (on Immokalee Road) Zoning Change
Another NC square opposition email
Parker Klopf
Planner III
Zoning
Office:239-252-2471
Parker.Klopf@colliercountyfl.gov
-----Original Message-----
From: Brad & Shelly Boehm <edhboehm@comcast.net>
Sent: Saturday, August 10, 2024 4:17 PM
To: Burt Saunders <Burt.Saunders@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov>
Subject: Naples Square (on Immokalee Road) Zoning Change
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
To: Burt Saunders, Collier County Representative
Parker Klopf, Collier County Zoning Division
We are residents of the Valencia Trails housing development on Immokalee Road. We are writing you you to
express our objection to the request for the owner / developer of “Naples Square” directly to the east of our
community on Immokalee Road to change the current zoning restrictions that would allow a 4-story
apartment complex to be constructed.
There are no other 4-story buildings in this area. Such a large towering structure would be an eyesore and
infringe on the privacy of Valencia Trails homeowners. The increased number of apartments/residents this
zoning change would allow will further crowd the already-congested Immokalee Road that all of us must
utilize for access to our homes. Since Valencia Trails is still under construction, we haven’t yet seen the full
impact of the demands that our own residents will place on the existing infrastructure. In addition, we know
that a new grade school is currently under construction just to the west of our community. We will already be
inundated with new traffic, increased noise, new drainage pathways and demands on sewer and other
utilities because of the school in addition to the strip mall and apartments that have already been approved
for Naples Square within what the current zoning permits. We have concerns about the noise from amplified
music and increased traffic as well as other environmental impacts from so many residents being added if
the proposed request for zoning restriction changes is allowed.
Please do the responsible thing and deny the Naples Square request for zoning changes to minimize the
overcrowding impact that the school and already-approved Naples Square development will have.
Page 606 of 5277
Sincerely,
Brad & Shelly Boehm
11747 Freesia Terrace
Naples, FL 34120
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released
in response to a public records request, do not send electronic mail to this entity. Instead, contact this
office by telephone or in writing.
Page 607 of 5277
To: Parker Klopf, Collier County Zoning Division parker. klopf@colliercountyfl.gov 239-252-24 71
Timothy Finn, Collier County Zoning Division timothy.finn@colliercountyfl.gov 239-252-4312
Collier County Zoning Division/Growth Management Community Development Dept. 2800 Horseshoe Drive N Naples, FL 34104
From: -1tf cMAS J,J)to�is ✓-�
JAtJ1dtf' A.. "J);ONI 510
D ate: �f o( 7,,01, + ---- --
Subject: OPPOSITION TO PROPOSED CHANGES TO CURRENT REGULATIONS FOR DEV ELOPMENT OF .THE NC SQUARE MIXED USE PUD
Gentlemen:
As a resident homeowner at Valencia Trails Over 55 Community in Naples, I wish to register my strong opposition to any and all changes to the current regulations for development of the NC Square Mixed Use PUD which have been requested by Peninsula Engineering on behalf of HAA Capital, LLC. The proposed changes would greatly
Page 608 of 5277
affect my privacy, security, peace and enjoyment of my home. It is
entirely inappropriate and out of place for our stretch of lmmokalee
Rd. We are an over 55 community consisting solely of single story one
family homes. The current plan allows up to 1'29 owner occupied
residences with many protections in.eluding the prohibition of amplified
music. The proposed plan will increase the density to 249 ren tal un its
with amplified music and removal of exotic vegetation, among other
things. Traffic and sound from lmmokalee Rd is bad enough as it is
without adding more by allowing these change s, not to mention the
aesthetic detriment at the entrance to our community.
Please do whatever you can to reject the proposed changes and
protect our quiet, privacy and enjoyment of our homes.
Respectfully,
A < I &wV--�
{ Page 609 of 5277
From: Parker Klopf
Sent: Thursday, August 8, 2024 1:10 PM
To: Timothy Finn
Subject: FW: OPPOSED TO PLANNED UNIT DEVELOPMENT REZONE
FYI, this is a opposition email to NC square Rezone.
Parker Klopf
Planner III
Zoning
Office:239-252-2471
Parker.Klopf@colliercountyfl.gov
From: Pat Mastropietro <patmastro52@gmail.com>
Sent: Wednesday, August 7, 2024 8:29 PM
To: Parker Klopf <Parker.Klopf@colliercountyfl.gov>
Subject: OPPOSED TO PLANNED UNIT DEVELOPMENT REZONE
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
PLEASE STRONGLY CONSIDER REJECTING THE PROPOSED CHANGES IN THE PLANNED UNIT
DEVELOPMENT REZONE.ON IMMOKALEE
My husband and I are residents of Valencia Trails 55 and over community. We are opposed to all the
zone changes for the Immokalee construction site.
We feel that a mixed community of that size is inappropriate for the location so close to Valencia Trails
and will create too many hardships for the residents.
The impact of this construction will cause more traffic,loud noises and loud music,visible lighting ,safety
issues and affect our privacy.
This is NOT what we expected when we moved to the North Naples location. YOU MUST REJECT!
Thank you;
Pat and Mike Mastropitro
Page 610 of 5277
11351 Jacaranda Dr
Naples, FL34120
AL1gust S, 2024
Timothy Finn
Coliier County Commlmity Oevelopmen Department
2800 Horses!1oe Drive N
Naples, FL 34104
S 1bject: Opposition to Proposed Zoning Chang!ils r Qr NC Square Mixed-Use Development
Mr. Firm,
My wife, Mi?Jrci, and I ar� rutHlme r-e�idfJM� of tM� 5,5��1110�'1v�r VP.llencli:.i Trz.its Cm1·1munlty in Cot UN
Cc-Y inky, living at 11351 Jac�r.-mda Dc!ve. Oqr propeny ls altGetly adlr�eer t tt-, 1h� proposed NC Square
Mixed�Uss devetopment
We recently attended the public meeting hosted by Pen!nsula Engineering at thfJ Collier County IJF/IFAS
Extt.msion facility. The purpose of thi!:. mt}eting wos to provide publie notice of the zoning ?ppticat!ems
re!ated to the Planned Unit Development R�wne (PUDR) and Growth Management 0lan Am!:tndment
{GMPA), as drafted by Peninsutfl Sngine�ring e>n behalf of thq applicant. HAAA Capital, LLG. Thes�
-appUeattoos,re.ere:!£-e-d-13/ J.2.9.!'-1-in..�!e-E-n_:rr�rinf f �re eLJD.B.-B.12Q230_Q1Z9.7� -NC $_q1,Jare Mixed Use
PUD and GMPA-PL20230017980-, NC Square Mixed Use Overlay.
We are writing to express our opposition to all requested changes in these zoning applioatlons. Valenciq
Trails is a gated community conslsting of 838 single-story, singte�family homes, exclusively for residents
aged 55 and over.
The proposed changes are inappropriat� for existing adjacent properties and the surro1.inding residential
area. These changes will create hardst1ip for the qwn�rs of Valencia Trc,:11ls and negatively affect our
property values.
As a planner and representative of growth management in Collier County, we ask that you please deny all
proposed zoning chanses as requested by Peninsula Engineering on behalf of the property owner.
Thank you.
Sincere y,
nd Merci Reyes
Page 611 of 5277
From: Cliff Marano <cdmarano@gmail.com>
Sent: Monday, August 5, 2024 10:00 AM To: Parker Klopf; Burt Saunders; Timothy Finn Cc: Barbara Marano; Sue Filson
Subject: Opposition to Proposed Zoning Changes for NC Square Mixed-Use
Development
Attachments: smime.p7s; ATT00001.txt ; ATT00002.htm Gent lemen:
My wife, Barbara, and I are full-time Collier County residents of the 55-and-over
Valencia Trails Community, located at the intersection of Majestic Trails Blvd and
Immokalee Rd in Naples. We reside on Jacaranda Drive and we are directly affected by
the adjacent property and proposed development.
On Wednesday, July 24, 2024, we, along with many other Valencia Trails community
members, attended a meeting hosted by Peninsula Engineering at the Collier County
UF/IFAS Extension facility. The purpose of this meeting was to provide public notice of
the zoning applications related to the Planned Unit Development Rezone (PUDR) and
Growth Management Plan Amendment (GMPA), as drafted by Peninsula Engineering
on behalf of the applicant, HAAA Capital, LLC. These applications are described as
follows:
•PUDR-PI20230017979 – NC Square Mixed Use PUD
•GMPA-PL20230017980 – NC Square Mixed Use OverlayW
e write to express our strong opposition to all requested changes in these zoning
applications. Valencia Trails is a gated community consisting of 838 single-story, single-
family homes, exclusively for residents aged 55 and over. The proposed changes are
inappropriate for existing adjacent properties and the surrounding residential area.
While we oppose all requested changes and encourage you to do the same our
main concerns are as follows: •We oppose any increase in the maximum intensity/density of dwelling units.
•The allowed square footage of gross floor area for commercial land uses shouldr
emain unchanged.
•We reject any change in the number of residential dwelling units.
•We oppose transitioning from residential units to rental units.
•Increased building height may negatively impact the aesthetics of our community's
wat er feature/entrance and affect the view and privacy of residents on JacarandaD
rive, Sunflower Lane, and Daphne Court.
• Buildings from the proposed development should not be visible from Valencia Trails
pr operty.
• Reject the request to allow outdoor amplified sound; it is inappropriate for adjacent
pr operties.
Page 612 of 5277
•Existing tall, dense, mature tree growth and vegetation should be preserved. A
lar ger buffer of tall, dense vegetation is needed on the East side of the proposed
development to protect our entrance, which features a large water element for
aesthetic purposes.
•Ensure stormwater outfall engineering does not negatively impact the ValenciaTr
ails community or surrounding properties.
Additionally, we urge that the county require the developer to provide for a barrier wall
be built between the proposed development and Valencia Trails. This wall would
enhance privacy and suppress sound transmission between the two properties.
As decision-makers, we ask that you consider the synergy of adjacent properties,
maximizing community value while safeguarding the desirability and value of pre-
existing developments. Put yourselves in the shoes of Valencia Trails residents when
making these decisions.
Thank you for your support in this matter and thank you for all that you do for our
community.
Sincerely,
Cliff and Barbara Marano
11346 Jacaranda Dr
Naples, FL 34120
203-759-8844
Page 613 of 5277
From: George Troiano <geotro101@outlook.com>
Sent: Thursday, August 1, 2024 4:44 PM To: Timothy Finn
Subject: NC Square Project Immokalee Road Valencia Trails
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good Afternoon Mr. Finn:
Yesterday I spoke with Mr. Parker Klopf regarding my concerns with the NC Square
Commercial/Residential Project being planned adjacent to our Valencia Trails community.
Mr. Klopf suggested I share the following NC square project concerns with you.
My husband and I became aware of the Project details at a meeting event sponsored by
Peninsula Engineering on July 24, 2024.
Please note for your information and use our concerns which we believe will have an
impact on our quality of life in our beautiful Valencia Trails Community:
1. The proposed residential apartment buildings will be four stories high (approx. 50-
55 feet). Which we believe will be an unsightly protrusion above the existing tree line
preserve. In addition, residents on the top floors will have an unobstructed view
into our backyards, compromising our privacy.
2. According to the Developer's site plan there was no provision for security
fencing/walls around the perimeter of the property. With the existing site proposal,
we are very concerned that there exists the opportunity for unobstructed and easy
access for unlawful activities (e.g., burglaries, break-in's home & auto, car thefts,
assaults, etc.).
3. Also in the presentation was a proposed outdoor gathering area within the
commercial space which allows TV screens and music, etc. This proposal is also
very concerning due to the probability of loud noises disturbing our quiet and
peaceful environment.
Thank you for your time and interest regarding our concerns with this development project.
Please keep us informed with any information during the Collier County hearing and
approval process.
Best Regards,
Judy Troiano
George Troiano
11520 Jacaranda Drive
Naples, FL 34120
Mobile 908-770-0016
Page 614 of 5277
From: Parker Klopf
Sent: Thursday, August 1, 2024 4:34 PM
To: Timothy Finn
Subject: FW: NC Square Project Immokalee Road Valencia Trails
Importance: High
FYI
Parker Klopf
Planner III
Zoning
Office:239-252-2471
Parker.Klopf@colliercountyfl.gov
From: George Troiano <geotro101@outlook.com>
Sent: Thursday, August 1, 2024 4:33 PM
To: Parker Klopf <Parker.Klopf@colliercountyfl.gov>
Cc: Judy Troiano <geotro101@yahoo.com>
Subject: NC Square Project Immokalee Road Valencia Trails
Importance: High
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good Afternoon Mr. Klopf:
It was a pleasure speaking with you yesterday. Thank you for listening to my concerns regarding the NC
Square Commercial/Residential Project being planned adjacent to our Valencia Trails community.
My husband and I became aware of the Project details at a meeting event sponsored by Peninsula
Engineering on July 24, 2024.
Please note for your information and use our concerns which we believe will have an impact on our
quality of life in our beautiful Valencia Trails Community:
1. The proposed residential apartment buildings will be four stories high (approx. 50-55 feet).
Which we believe will be an unsightly protrusion above the existing tree line preserve. In
addition, residents on the top floors will have an unobstructed view into our backyards,
compromising our privacy.
2. According to the Developer's site plan there was no provision for security fencing/walls around
the perimeter of the property. With the existing site proposal, we are very concerned that there
Page 615 of 5277
exists the opportunity for unobstructed and easy access for unlawful activities (e.g., burglaries,
break-in's home & auto, car thefts, assaults, etc.).
3. Also in the presentation was a proposed outdoor gathering area within the commercial space
which allows TV screens and music, etc. This proposal is also very concerning due to the
probability of loud noises disturbing our quiet and peaceful environment.
Thank you for your interest with our concerns regarding this development project. Please keep us
informed with any information during the Collier County hearing and approval process.
Best Regards,
Judy Troiano
George Troiano
11520 Jacaranda Drive
Naples, FL 34120
Mobile 908-770-0016
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released
in response to a public records request, do not send electronic mail to this entity. Instead, contact this
office by telephone or in writing.
Page 616 of 5277
1Timothy Finn
From:Stephanie Crowe <stephaniecrowe@mac.com>
Sent:Thursday, August 1, 2024 3:18 PM
To:Parker.Kloph@colliercountyfl.gov
Cc:Timothy FinnSubject:Objections to land development next to Valencia Trails
1
Timothy Finn
From:Mary Ann Chiarello <marychi55@gmail.com>
Sent:Tuesday, July 30, 2024 6:59 PM
To:Timothy Finn
Subject:Affordable Housing Project
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Hello Tim;
I am a resident of Valencia Trails (for the past 2 1/2 years) and we have definitely had our challenges with
traffic on Immokalee Rd. With the estimated 1000+ students attending the new school to our west, I am
not in favor of the proposed affordable housing project to our east. I only became aware of it recently -
and I feel the strong need to voice my opposition. I have resided in Collier County for 7 years, and the
traffic has continued to escalate year after year. It is bad enough they are planning a 129 apartment unit
along with retail space. But if that increases to 249 units, that will put upwards of 300-500 additional cars
on the already congested roadway - not to mention the retail traffic. According to the plans that were
shared with us last week, I noticed the complex is extremely close to the VT entrance, and the homes
here in Valencia Trail butt up against the apartments. I am sure there is going to be excess noise (we can
already hear the traffic on Immokalee when sitting outside). There is quite a bit of wildlife still roaming
our streets (Bears, bobcats, racoons) which will only get worse as the preserves are cleared. As you may
recall, Founders Square added several hundred new apartments just a few years ago. How is the
occupancy rate there? Is there really a need for more apartments?
Before we continue to build more residential and commercial units on Immokalee Rd, there needs to be
additional roads from the east accessing I75.So much of our traffic from Oil Well Road to I75
are people trying to get to work west of I75. If there was an additional access ramp off Everglades Rd or
somewhere east of Oil Well Road, you would see a reduction in all of the traffic. We are already getting
additional retail stores east of Wilson Blvd - plus a new Catholic Church is slated for the corner of
Immokalee and Wilson Blvd. This will make the entire stretch of Immokalee Rd a complete nightmare.
There is just too much expansion without any regard for infrastructure here in Naples. The "diamonds"
being built on the I75 access ramps will NOT help the traffic volume on Immokalee. WE need alternative
roads.
Please present my concerns and objection to this project. I am happy to discuss this further if you have
any questions or need me to take further action.
Regards
Mary Ann CHiarello
Page 618 of 5277
1Timothy Finn
From:Vail Miller <vailelizmiller@gmail.com>
Sent:Tuesday, July 30, 2024 2:55 PMTo:Timothy FinnSubject:Development next to Valencia Trails
From: Susan Hooker <susan.a.hooker@gmail.com>
Sent: Sunday, July 28, 2024 12:41 PM To: Parker Klopf; Timothy Finn
Subject: NC Square development concerns
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Hello,
My husband and I are full time residents of Valencia Trails, where we built a home, valued
at approximately 1.5 million dollars. We are quite shocked and concerned at the plans to
build income restricted apartments at the eastern edge of our community, backing up to
homes in our neighborhood; let alone to hear the developer is asking for a 4 story building
to double the capacity/number of units. I know we speak for most every owner in our
community as well as well at Twin Eagles about the impact this will have on our home
values, the already disasterous traffics woes on Imokolee Road, the wildlife that most
certainly live in the preserve areas, as well as the safety of our community.
We have visited Naples for 30+ years before deciding we want to invest and live full time in
this beautiful area. However, after 3 short years, we are now very concerned about the
decision to live here, both from a financial perspective and a quality of life perspective.
Please, Mr. Finn, and Mr. Knopf, listen to the many new homeowners in the area who are
heavily invested over the financial gains of a few. Thank you for your time to read this and if
you see fit, to respond. None that I know of were advised of this when we bought lots and
built homes in Valencia Trails.
Susan and David Hooker
Freesia Terrace, Valencia Trails
Petition Signatures
https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:26b95652-5700-4f03-b294-2429779d464e
Page 620 of 5277
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ŝƚLJ͗ŝƚLJ͗^ƚĂƚĞ͗^ƚĂƚĞ͗/W͗/W͗
Ğůů͗Ğůů͗
ŝƚLJ͗ŝƚLJ͗/W͗/W͗
Ğůů͗Ğůů͗
ŝƚLJ͗^ƚĂƚĞ͗/W͗
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^ƚĂƚĞ͗
✔
HAA Capital, LLC
2055 Trade Center Way Naples FL 34108
239.260.1523
abrown@niancorp.com
Jessica Harrelson, AICP and Richard D. Yovanovich, Esq.
Peninsula Engineering / Coleman, Yovanovich & Koester
4001 Tamiami Trail North, Suite 300 Naples FL 34103
239.435.3535
ryovanovich@cyklawfirm.com
N/A
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 1 of 11
Page 621 of 5277
REZONE REQUEST
ŽŶŝŶŐĚŝƐƚƌŝĐƚ;ƐͿƚŽƚŚĞThis application is requesting a rezone from:
njŽŶŝŶŐĚŝƐƚƌŝĐƚ;ƐͿ͘
Present Use of the Property:
Proposed Use (or range of uses) of the property:
Original PUD Name:
Ordinance No.:
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
x /ĨƚŚĞƌĞƋƵĞƐƚŝŶǀŽůǀĞƐĐŚĂŶŐĞƐƚŽŵŽƌĞƚŚĂŶŽŶĞnjŽŶŝŶŐĚŝƐƚƌŝĐƚ͕ƚŚĞĂƉƉůŝĐĂŶƚƐŚĂůůŝŶĐůƵĚĞĂ
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Section/Township/Range: ͬͬ
Subdivision: Lot:Block:
Property I.D. Number:
Metes & Bounds Description:
Page #:
Plat Book:
ft. x ft. = Total Sq. Ft. Acres:
Address/ General Location of Subject Property:
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Community Facilities Industrial
Mixed Use
Residential
Other:
^ŝnjĞŽĨProperty:
NC Square MPUD
NC Square MPUD
Undeveloped
Residential and Commercial (Mixed-Use)
NC Square MPUD
2021-18
29 48 27
See Survey
00214000003 and 00214160008
varies varies 1,062,864 24.4
SW corner of Immokalee Rd and Catawba St
✔
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 2 of 11
Page 622 of 5277
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: ͬͬ
Subdivision: Lot: Block:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ASSOCIATIONS
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City: State: ZIP:
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Name of Homeowner ͬŝǀŝĐAssociation:
Mailing Address:
EĂŵĞŽĨ,ŽŵĞŽǁŶĞƌͬŝǀŝĐƐƐŽĐŝĂƚŝŽŶ͗
DĂŝůŝŶŐĚĚƌĞƐƐ͗
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DĂŝůŝŶŐĚĚƌĞƐƐ͗
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A-MHO-RFMUO-Receiving Golf Course/Residential (Twineagles)
A-MHO-RFMUO-Receiving Residential (Valencia Trails)
A-MHO-RFMUO-Receiving Agricultural-Landscape Business & Nursery
A-MHO-RFMUO-Receiving Residential (Valencia Trails)
Valencia Trails Homeowners Association, Inc.
1600 Sawgrass Corporate Parkway, 400 Sunrise FL 33323
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 3 of 11
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EVALUATION CRITERIA
WƵƌƐƵĂŶƚƚŽ>ƐƵďƐĞĐƚŝŽŶƐϭϬ͘ϬϮ͘ϭϯ͕ϭϬ͘ϬϮ͘Ϭϴ&ĂŶĚŚĂƉƚĞƌϯ'͘ŽĨƚŚĞĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞ͕ƐƚĂĨĨ͛Ɛ
ĂŶĂůLJƐŝƐ ĂŶĚƌĞĐŽŵŵĞŶĚĂƚŝŽŶƚŽƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶ͕ĂŶĚƚŚĞWůĂŶŶŝŶŐŽŵŵŝƐƐŝŽŶ͛Ɛ
ƌĞĐŽŵŵĞŶĚĂƚŝŽŶ ƚŽƚŚĞ ŽĂƌĚŽĨŽƵŶƚLJŽŵŵŝƐƐŝŽŶĞƌƐ ƐŚĂůů ďĞ ďĂƐĞĚƵƉŽŶĐŽŶƐŝĚĞƌĂƚŝŽŶŽĨƚŚĞ
ĂƉƉůŝĐĂďůĞ ĐƌŝƚĞƌŝĂ͘On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
Ă͘ dŚĞƐƵŝƚĂďŝůŝƚLJŽĨƚŚĞĂƌĞĂĨŽƌƚŚĞƚLJƉĞĂŶĚƉĂƚƚĞƌŶŽĨĚĞǀĞůŽƉŵĞŶƚƉƌŽƉŽƐĞĚŝŶƌĞůĂƚŝŽŶƚŽ
ƉŚLJƐŝĐĂůĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐŽĨƚŚĞůĂŶĚ͕ƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐ͕ƚƌĂĨĨŝĐĂŶĚĂĐĐĞƐƐ͕ĚƌĂŝŶĂŐĞ͕ƐĞǁĞƌ͕
ǁĂƚĞƌ͕ĂŶĚŽƚŚĞƌƵƚŝůŝƚŝĞƐ͘
ď͘ ĚĞƋƵĂĐLJŽĨĞǀŝĚĞŶĐĞŽĨƵŶŝĨŝĞĚĐŽŶƚƌŽůĂŶĚƐƵŝƚĂďŝůŝƚLJŽĨĂŶLJƉƌŽƉŽƐĞĚĂŐƌĞĞŵĞŶƚƐ͕ĐŽŶƚƌĂĐƚ͕Žƌ
ŽƚŚĞƌŝŶƐƚƌƵŵĞŶƚƐ͕ŽƌĨŽƌĂŵĞŶĚŵĞŶƚƐŝŶƚŚŽƐĞƉƌŽƉŽƐĞĚ͕ƉĂƌƚŝĐƵůĂƌůLJĂƐƚŚĞLJŵĂLJƌĞůĂƚĞƚŽ
ĂƌƌĂŶŐĞŵĞŶƚƐŽƌƉƌŽǀŝƐŝŽŶƐƚŽďĞŵĂĚĞĨŽƌƚŚĞĐŽŶƚŝŶƵŝŶŐŽƉĞƌĂƚŝŽŶĂŶĚŵĂŝŶƚĞŶĂŶĐĞŽĨƐƵĐŚ
ĂƌĞĂƐĂŶĚĨĂĐŝůŝƚŝĞƐƚŚĂƚĂƌĞŶŽƚƚŽďĞƉƌŽǀŝĚĞĚŽƌŵĂŝŶƚĂŝŶĞĚĂƚƉƵďůŝĐĞdžƉĞŶƐĞ͘ &ŝŶĚŝŶŐƐĂŶĚ
ƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐŽĨƚŚŝƐƚLJƉĞƐŚĂůůďĞŵĂĚĞŽŶůLJĂĨƚĞƌĐŽŶƐƵůƚĂƚŝŽŶǁŝƚŚƚŚĞŽƵŶƚLJƚƚŽƌŶĞLJ͘
Đ͘ ŽŶĨŽƌŵŝƚLJ ŽĨ ƚŚĞ ƉƌŽƉŽƐĞĚ Wh ǁŝƚŚ ƚŚĞ ŐŽĂůƐ͕ ŽďũĞĐƚŝǀĞƐ͕ ĂŶĚ ƉŽůŝĐŝĞƐ ŽĨ ƚŚĞ'ƌŽǁƚŚ
DĂŶĂŐĞŵĞŶƚWůĂŶ͘ ;dŚŝƐŝƐƚŽŝŶĐůƵĚĞŝĚĞŶƚŝĨLJŝŶŐǁŚĂƚƐƵďĚŝƐƚƌŝĐƚ͕ƉŽůŝĐLJ͕ŽƌŽƚŚĞƌƉƌŽǀŝƐŝŽŶ
ĂůůŽǁƐƚŚĞƌĞƋƵĞƐƚĞĚƵƐĞƐͬĚĞŶƐŝƚLJ͕ĂŶĚĨƵůůLJĞdžƉůĂŝŶŝŶŐͬĂĚĚƌĞƐƐŝŶŐĂůůĐƌŝƚĞƌŝĂŽƌĐŽŶĚŝƚŝŽŶƐŽĨƚŚĂƚ
ƐƵďĚŝƐƚƌŝĐƚ͕ƉŽůŝĐLJ͕ŽƌŽƚŚĞƌƉƌŽǀŝƐŝŽŶ͘Ϳ
Ě͘ dŚĞ ŝŶƚĞƌŶĂů ĂŶĚ ĞdžƚĞƌŶĂů ĐŽŵƉĂƚŝďŝůŝƚLJ ŽĨ ƉƌŽƉŽƐĞĚ ƵƐĞƐ͕ ǁŚŝĐŚ ĐŽŶĚŝƚŝŽŶƐ ŵĂLJ ŝŶĐůƵĚĞ
ƌĞƐƚƌŝĐƚŝŽŶƐŽŶůŽĐĂƚŝŽŶŽĨŝŵƉƌŽǀĞŵĞŶƚƐ͕ƌĞƐƚƌŝĐƚŝŽŶƐŽŶĚĞƐŝŐŶ͕ĂŶĚďƵĨĨĞƌŝŶŐĂŶĚƐĐƌĞĞŶŝŶŐ
ƌĞƋƵŝƌĞŵĞŶƚƐ͘
Ğ͘ dŚĞ ĂĚĞƋƵĂĐLJ ŽĨ ƵƐĂďůĞ ŽƉĞŶ ƐƉĂĐĞ ĂƌĞĂƐ ŝŶ ĞdžŝƐƚĞŶĐĞ ĂŶĚ ĂƐ ƉƌŽƉŽƐĞĚ ƚŽ ƐĞƌǀĞ ƚŚĞ
ĚĞǀĞůŽƉŵĞŶƚ͘
Ĩ͘ dŚĞƚŝŵŝŶŐŽƌƐĞƋƵĞŶĐĞŽĨĚĞǀĞůŽƉŵĞŶƚĨŽƌƚŚĞƉƵƌƉŽƐĞŽĨĂƐƐƵƌŝŶŐƚŚĞĂĚĞƋƵĂĐLJŽĨĂǀĂŝůĂďůĞ
ŝŵƉƌŽǀĞŵĞŶƚƐĂŶĚĨĂĐŝůŝƚŝĞƐ͕ďŽƚŚƉƵďůŝĐĂŶĚƉƌŝǀĂƚĞ͘
Ő͘ dŚĞĂďŝůŝƚLJŽĨƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJĂŶĚŽĨƐƵƌƌŽƵŶĚŝŶŐĂƌĞĂƐƚŽĂĐĐŽŵŵŽĚĂƚĞĞdžƉĂŶƐŝŽŶ͘
Ś͘ ŽŶĨŽƌŵŝƚLJǁŝƚŚWhƌĞŐƵůĂƚŝŽŶƐ͕ŽƌĂƐƚŽĚĞƐŝƌĂďůĞŵŽĚŝĨŝĐĂƚŝŽŶƐŽĨƐƵĐŚƌĞŐƵůĂƚŝŽŶƐŝŶƚŚĞ
ƉĂƌƚŝĐƵůĂƌĐĂƐĞ͕ďĂƐĞĚŽŶĚĞƚĞƌŵŝŶĂƚŝŽŶƚŚĂƚƐƵĐŚŵŽĚŝĨŝĐĂƚŝŽŶƐŽĨũƵƐƚŝĨŝĞĚĂƐŵĞĞƚŝŶŐƉƵďůŝĐ
ƉƵƌƉŽƐĞƐƚŽĂĚĞŐƌĞĞĂƚůĞĂƐƚĞƋƵŝǀĂůĞŶƚƚŽůŝƚĞƌĂůĂƉƉůŝĐĂƚŝŽŶŽĨƐƵĐŚƌĞŐƵůĂƚŝŽŶƐ͘
Deed Restrictions: dŚĞ ŽƵŶƚLJ ŝƐ ůĞŐĂůůLJ ƉƌĞĐůƵĚĞĚĨƌŽŵ ĞŶĨŽƌĐŝŶŐ ĚĞĞĚƌĞƐƚƌŝĐƚŝŽŶƐ͖ ŚŽǁĞǀĞƌ͕ ŵĂŶLJ
ĐŽŵŵƵŶŝƚŝĞƐ ŚĂǀĞ ĂĚŽƉƚĞĚƐƵĐŚƌĞƐƚƌŝĐƚŝŽŶƐ͘zŽƵŵĂLJ ǁŝƐŚƚŽ ĐŽŶƚĂĐƚƚŚĞ ĐŝǀŝĐŽƌƉƌŽƉĞƌƚLJ ŽǁŶĞƌƐ
ĂƐƐŽĐŝĂƚŝŽŶŝŶƚŚĞĂƌĞĂĨŽƌǁŚŝĐŚƚŚŝƐƵƐĞŝƐďĞŝŶŐƌĞƋƵĞƐƚĞĚŝŶŽƌĚĞƌƚŽĂƐĐĞƌƚĂŝŶǁŚĞƚŚĞƌŽƌŶŽƚƚŚĞƌĞƋƵĞƐƚ
ŝƐĂĨĨĞĐƚĞĚďLJĞdžŝƐƚŝŶŐĚĞĞĚƌĞƐƚƌŝĐƚŝŽŶƐ͘
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 4 of 11
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zĞƐEŽ/ĨƐŽ͕ƉůĞĂƐĞƉƌŽǀŝĚĞĐŽƉŝĞƐ͘
Wh>/EKd/ Z Yh/Z D Ed^
dŚŝƐůĂŶĚƵƐĞƉĞƚŝƚŝŽŶƌĞƋƵŝƌĞƐĂEĞŝŐŚďŽƌŚŽŽĚ/ŶĨŽƌŵĂƚŝŽŶDĞĞƚŝŶŐ;E/DͿ͕ƉƵƌƐƵĂŶƚƚŽŚĂƉƚĞƌϴŽĨƚŚĞ
ĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞĂŶĚ>ƐĞĐƚŝŽŶϭϬ͘Ϭϯ͘Ϭϱ͘ &ŽůůŽǁŝŶŐƚŚĞE/D͕ƚŚĞĂƉƉůŝĐĂŶƚǁŝůůƐƵďŵŝƚĂǁƌŝƚƚĞŶ
ƐƵŵŵĂƌLJĂŶĚĂŶLJĐŽŵŵŝƚŵĞŶƚƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞĂƚƚŚĞŵĞĞƚŝŶŐ͘ZĞĨĞƌƚŽŚĂƉƚĞƌϴŽĨƚŚĞ
ĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞĨŽƌƚŚĞE/DƉƌŽĐĞĚƵƌĂůƌĞƋƵŝƌĞŵĞŶƚƐ͘
ŚĂƉƚĞƌ ϴ ŽĨ ƚŚĞ ĚŵŝŶŝƐƚƌĂƚŝǀĞ ŽĚĞ ƌĞƋƵŝƌĞƐ ƚŚĂƚ ƚŚĞ ĂƉƉůŝĐĂŶƚ ŵƵƐƚ ƌĞŵŽǀĞƚŚĞŝƌƉƵďůŝĐ ŚĞĂƌŝŶŐ
ĂĚǀĞƌƚŝƐŝŶŐ ƐŝŐŶ;ƐͿ ĂĨƚĞƌ ĨŝŶĂů ĂĐƚŝŽŶ ŝƐ ƚĂŬĞŶ ďLJ ƚŚĞ ŽĂƌĚ ŽĨ ŽƵŶƚLJ ŽŵŵŝƐƐŝŽŶĞƌƐ͘ ĂƐĞĚ ŽŶ ƚŚĞ
ŽĂƌĚΖƐĨŝŶĂůĂĐƚŝŽŶŽŶƚŚŝƐŝƚĞŵ͕ƉůĞĂƐĞƌĞŵŽǀĞĂůůƉƵďůŝĐŚĞĂƌŝŶŐĂĚǀĞƌƚŝƐŝŶŐƐŝŐŶ;ƐͿŝŵŵĞĚŝĂƚĞůLJ͘
Z KZ/E'K& s >KW ZKDD/dD Ed^
WƌĞǀŝŽƵƐůĂŶĚƵƐĞƉĞƚŝƚŝŽŶƐŽŶƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJ͗dŽLJŽƵƌŬŶŽǁůĞĚŐĞ͕ŚĂƐĂƉƵďůŝĐŚĞĂƌŝŶŐďĞĞŶŚĞůĚŽŶ
ƚŚŝƐƉƌŽƉĞƌƚLJǁŝƚŚŝŶƚŚĞůĂƐƚLJĞĂƌ͍ /ĨƐŽ͕ǁŚĂƚǁĂƐƚŚĞŶĂƚƵƌĞŽĨƚŚĂƚŚĞĂƌŝŶŐ͍
KĨĨŝĐŝĂů/ŶƚĞƌƉƌĞƚĂƚŝŽŶƐŽƌŽŶŝŶŐsĞƌŝĨŝĐĂƚŝŽŶƐ͗dŽLJŽƵƌŬŶŽǁůĞĚŐĞ͕ŚĂƐƚŚĞƌĞďĞĞŶĂŶŽĨĨŝĐŝĂů
ŝŶƚĞƌƉƌĞƚĂƚŝŽŶŽƌnjŽŶŝŶŐǀĞƌŝĨŝĐĂƚŝŽŶƌĞŶĚĞƌĞĚŽŶƚŚŝƐƉƌŽƉĞƌƚLJǁŝƚŚŝŶƚŚĞůĂƐƚLJĞĂƌ͍
tŝƚŚŝŶϯϬĚĂLJƐŽĨĂĚŽƉƚŝŽŶŽĨƚŚĞKƌĚŝŶĂŶĐĞ͕ƚŚĞŽǁŶĞƌŽƌĚĞǀĞůŽƉĞƌ;ƐƉĞĐŝĨLJŶĂŵĞͿĂƚƚŚĞŝƌĞdžƉĞŶƐĞƐŚĂůů
ƌĞĐŽƌĚŝŶƚŚĞWƵďůŝĐZĞĐŽƌĚƐ ŽĨ ŽůůŝĞƌ ŽƵŶƚLJĂ DĞŵŽƌĂŶĚƵŵŽĨ hŶĚĞƌƐƚĂŶĚŝŶŐŽĨ ĞǀĞůŽƉĞƌ
ŽŵŵŝƚŵĞŶƚƐŽƌ EŽƚŝĐĞ ŽĨĞǀĞůŽƉĞƌŽŵŵŝƚŵĞŶƚƐƚŚĂƚĐŽŶƚĂŝŶƐƚŚĞůĞŐĂůĚĞƐĐƌŝƉƚŝŽŶŽĨƚŚĞƉƌŽƉĞƌƚLJƚŚĂƚ
ŝƐƚŚĞƐƵďũĞĐƚŽĨƚŚĞůĂŶĚƵƐĞƉĞƚŝƚŝŽŶĂŶĚĐŽŶƚĂŝŶƐĞĂĐŚĂŶĚĞǀĞƌLJĐŽŵŵŝƚŵĞŶƚŽĨƚŚĞŽǁŶĞƌŽƌĚĞǀĞůŽƉĞƌ
ƐƉĞĐŝĨŝĞĚŝŶƚŚĞKƌĚŝŶĂŶĐĞ͘dŚĞDĞŵŽƌĂŶĚƵŵŽƌEŽƚŝĐĞƐŚĂůůďĞŝŶĨŽƌŵĂĐĐĞƉƚĂďůĞƚŽƚŚĞŽƵŶƚLJĂŶĚƐŚĂůů
ĐŽŵƉůLJǁŝƚŚƚŚĞƌĞĐŽƌĚŝŶŐƌĞƋƵŝƌĞŵĞŶƚƐŽĨŚĂƉƚĞƌϲϵϱ͕&^͘ ƌĞĐŽƌĚĞĚĐŽƉLJ ŽĨ ƚŚĞDĞŵŽƌĂŶĚƵŵŽƌ
EŽƚŝĐĞ ƐŚĂůůďĞ ƉƌŽǀŝĚĞĚ ƚŽƚŚĞ ŽůůŝĞƌ ŽƵŶƚLJWůĂŶŶĞĚ hŶŝƚĞǀĞůŽƉŵĞŶƚ DŽŶŝƚŽƌŝŶŐƐƚĂĨĨǁŝƚŚŝŶ
ϭϱĚĂLJƐŽĨ ƌĞĐŽƌĚŝŶŐŽĨ ƐĂŝĚDĞŵŽƌĂŶĚƵŵŽƌEŽƚŝĐĞ͘
dŚŝƐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞĐŽŶƐŝĚĞƌĞĚ͞ŽƉĞŶ͟ǁŚĞŶƚŚĞĚĞƚĞƌŵŝŶĂƚŝŽŶŽĨ͞ƐƵĨĨŝĐŝĞŶĐLJ͟ŚĂƐďĞĞŶŵĂĚĞĂŶĚƚŚĞ
ĂƉƉůŝĐĂƚŝŽŶŝƐĂƐƐŝŐŶĞĚĂƉĞƚŝƚŝŽŶƉƌŽĐĞƐƐŝŶŐŶƵŵďĞƌ͘dŚĞĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞĐŽŶƐŝĚĞƌĞĚ͞ĐůŽƐĞĚ͟ǁŚĞŶƚŚĞ
ƉĞƚŝƚŝŽŶĞƌǁŝƚŚĚƌĂǁƐƚŚĞĂƉƉůŝĐĂƚŝŽŶƚŚƌŽƵŐŚǁƌŝƚƚĞŶŶŽƚŝĐĞŽƌĐĞĂƐĞƐƚŽƐƵƉƉůLJŶĞĐĞƐƐĂƌLJŝŶĨŽƌŵĂƚŝŽŶƚŽ
ĐŽŶƚŝŶƵĞƉƌŽĐĞƐƐŝŶŐŽƌŽƚŚĞƌǁŝƐĞĂĐƚŝǀĞůLJƉƵƌƐƵĞƚŚĞƌĞnjŽŶŝŶŐ͕ĂŵĞŶĚŵĞŶƚ͕ŽƌĐŚĂŶŐĞ͕ĨŽƌĂƉĞƌŝŽĚŽĨƐŝdž;ϲͿ
ŵŽŶƚŚƐ͘ŶĂƉƉůŝĐĂƚŝŽŶĚĞĞŵĞĚ͞ĐůŽƐĞĚ͟ǁŝůůŶŽƚƌĞĐĞŝǀĞĨƵƌƚŚĞƌƉƌŽĐĞƐƐŝŶŐ͕ĂŶĚĂŶĂƉƉůŝĐĂƚŝŽŶ͞ĐůŽƐĞĚ͟
ƚŚƌŽƵŐŚŝŶĂĐƚŝǀŝƚLJƐŚĂůůďĞĚĞĞŵĞĚǁŝƚŚĚƌĂǁŶ͘ŶĂƉƉůŝĐĂƚŝŽŶĚĞĞŵĞĚ͞ĐůŽƐĞĚ͟ŵĂLJďĞƌĞͲŽƉĞŶĞĚďLJ
ƐƵďŵŝƐƐŝŽŶŽĨĂŶĞǁĂƉƉůŝĐĂƚŝŽŶ͕ƌĞƉĂLJŵĞŶƚŽĨĂůůĂƉƉůŝĐĂƚŝŽŶĨĞĞƐ͕ĂŶĚƚŚĞŐƌĂŶƚŽĨĂĚĞƚĞƌŵŝŶĂƚŝŽŶŽĨ
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>ƐƵďƐĞĐƚŝŽŶϭϬ͘ϬϮ͘Ϭϴ
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
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ŵĞŶĚŵĞŶƚƚŽWhͲŚ͘ϯ'͘ϮŽĨƚŚĞĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞ
WhƚŽWhZĞnjŽŶĞͲŚ͘ϯ'͘ϭŽĨƚŚĞĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞ
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ĂŵĞŶĚŵĞŶƚŝƐŶĞĐĞƐƐĂƌLJ
ŽŵƉůĞƚĞĚĂƉƉůŝĐĂƚŝŽŶǁŝƚŚƌĞƋƵŝƌĞĚĂƚƚĂĐŚŵĞŶƚƐ;ĚŽǁŶůŽĂĚůĂƚĞƐƚǀĞƌƐŝŽŶͿ
WƌĞͲĂƉƉůŝĐĂƚŝŽŶŵĞĞƚŝŶŐŶŽƚĞƐ
ĨĨŝĚĂǀŝƚŽĨƵƚŚŽƌŝnjĂƚŝŽŶ͕ƐŝŐŶĞĚĂŶĚŶŽƚĂƌŝnjĞĚ
WƌŽƉĞƌƚLJKǁŶĞƌƐŚŝƉŝƐĐůŽƐƵƌĞ&Žƌŵ
EŽƚĂƌŝnjĞĚĂŶĚĐŽŵƉůĞƚĞĚŽǀĞŶĂŶƚŽĨhŶŝĨŝĞĚŽŶƚƌŽů
ŽŵƉůĞƚĞĚĚĚƌĞƐƐŝŶŐŚĞĐŬůŝƐƚ
tĂƌƌĂŶƚLJĞĞĚ;ƐͿ
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ƌĐŚŝƚĞĐƚƵƌĂůƌĞŶĚĞƌŝŶŐŽĨƉƌŽƉŽƐĞĚƐƚƌƵĐƚƵƌĞƐ
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^ƚĂƚĞŵĞŶƚŽĨƵƚŝůŝƚLJƉƌŽǀŝƐŝŽŶƐ
ŶǀŝƌŽŶŵĞŶƚĂůĚĂƚĂƌĞƋƵŝƌĞŵĞŶƚƐƉƵƌƐƵĂŶƚƚŽ>ƐĞĐƚŝŽŶϯ͘Ϭϴ͘ϬϬ
ŶǀŝƌŽŶŵĞŶƚĂůĂƚĂZĞƋƵŝƌĞŵĞŶƚƐĐŽůůĂƚĞĚŝŶƚŽĂƐŝŶŐůĞ ŶǀŝƌŽŶŵĞŶƚĂů/ŵƉĂĐƚ
^ƚĂƚĞŵĞŶƚ; /^ͿƉĂĐŬĞƚĂƚƚŝŵĞŽĨƉƵďůŝĐŚĞĂƌŝŶŐƐ͘ŽŽƌĚŝŶĂƚĞǁŝƚŚƉƌŽũĞĐƚƉůĂŶŶĞƌ
ĂƚƚŝŵĞŽĨƉƵďůŝĐŚĞĂƌŝŶŐƐ͘
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ƉƌĞǀŝŽƵƐƐƵƌǀĞLJƐ͘
dƌĂĨĨŝĐ/ŵƉĂĐƚ^ƚƵĚLJ;d/^Ϳ
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ĚŽĐƵŵĞŶƚŝƐƐĞƉĂƌĂƚĞĨƌŽŵ džŚŝďŝƚ Ϳ
ΎŚĞĐŬůŝƐƚĐŽŶƚŝŶƵĞƐŽŶŶĞdžƚƉĂŐĞ
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 9 of 11
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ZĞǀŝƐĞĚŽŶĐĞƉƚƵĂůDĂƐƚĞƌ^ŝƚĞWůĂŶϮϰ͟džϯϲ͟ĂŶĚŽŶĞ;ϭͿ ϴЪ͟džϭϭ͟ĐŽƉLJ
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ƚŚĞWh
ZĞǀŝƐĞĚWhĚŽĐƵŵĞŶƚǁŝƚŚĐŚĂŶŐĞƐĐƌŽƐƐĞĚƚŚƌƵΘƵŶĚĞƌůŝŶĞĚ
ŽƉLJŽĨKĨĨŝĐŝĂů/ŶƚĞƌƉƌĞƚĂƚŝŽŶĂŶĚͬŽƌŽŶŝŶŐsĞƌŝĨŝĐĂƚŝŽŶ
нdŚĞĨŽůůŽǁŝŶŐĞdžŚŝďŝƚƐĂƌĞƚŽďĞĐŽŵƉůĞƚĞĚŽŶĂƐĞƉĂƌĂƚĞĚŽĐƵŵĞŶƚĂŶĚĂƚƚĂĐŚĞĚƚŽƚŚĞĂƉƉůŝĐĂƚŝŽŶ
ƉĂĐŬĞƚ͗
v džŚŝďŝƚ͗>ŝƐƚŽĨWĞƌŵŝƚƚĞĚhƐĞƐ
v džŚŝďŝƚ͗ ĞǀĞůŽƉŵĞŶƚ^ƚĂŶĚĂƌĚƐ
v džŚŝďŝƚ͗DĂƐƚĞƌWůĂŶͲ^ĞĞŚĂƉƚĞƌϯ'͘ϭŽĨƚŚĞĚŵŝŶŝƐƚƌĂƚŝǀĞŽĚĞ
v džŚŝďŝƚ͗>ĞŐĂůĞƐĐƌŝƉƚŝŽŶ
v džŚŝďŝƚ ͗>ŝƐƚŽĨZĞƋƵĞƐƚĞĚ>ĞǀŝĂƚŝŽŶƐĂŶĚũƵƐƚŝĨŝĐĂƚŝŽŶĨŽƌĞĂĐŚ
v džŚŝďŝƚ&͗>ŝƐƚŽĨĞǀĞůŽƉŵĞŶƚŽŵŵŝƚŵĞŶƚƐ
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ŵĞƌŐĞŶĐLJDĂŶĂŐĞŵĞŶƚ/ŵŵŽŬĂůĞĞtĂƚĞƌͬ^ĞǁĞƌŝƐƚƌŝĐƚ
ŝƚLJŽĨEĂƉůĞƐWůĂŶŶŝŶŐŝƌĞĐƚŽƌKƚŚĞƌ͗
ŝƚLJŽĨEĂƉůĞƐhƚŝůŝƚŝĞƐKƚŚĞƌ͗
WƌĞͲƉƉůŝĐĂƚŝŽŶDĞĞƚŝŶŐ͗ΨϱϬϬ͘ϬϬ
WhZĞnjŽŶĞ͗ΨϭϬ͕ϬϬϬ͘ϬϬΎƉůƵƐΨϮϱ͘ϬϬĂŶĂĐƌĞŽƌĨƌĂĐƚŝŽŶŽĨĂŶĂĐƌĞ
WhƚŽWhZĞnjŽŶĞ͗Ψϴ͕ϬϬϬ͘ϬϬΎƉůƵƐΨϮϱ͘ϬϬĂŶĂĐƌĞŽƌĨƌĂĐƚŝŽŶŽĨĂŶĂĐƌĞ
WhŵĞŶĚŵĞŶƚ͗Ψϲ͕ϬϬϬ͘ϬϬΎƉůƵƐΨϮϱ͘ϬϬĂŶĂĐƌĞŽƌĨƌĂĐƚŝŽŶŽĨĂŶĂĐƌĞŽŵƉƌĞŚĞŶƐŝǀĞWůĂŶŶŝŶŐ
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ŶǀŝƌŽŶŵĞŶƚĂůĂƚĂZĞƋƵŝƌĞŵĞŶƚƐͲ /^WĂĐŬĞƚ;ƐƵďŵŝƚƚĂůĚĞƚĞƌŵŝŶĞĚĂƚƉƌĞͲĂƉƉůŝĐĂƚŝŽŶ
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dƌĂŶƐƉŽƌƚĂƚŝŽŶZĞǀŝĞǁ&ĞĞƐ
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v DŝŶŽƌ^ƚƵĚLJZĞǀŝĞǁ͗ΨϳϱϬ͘ϬϬ
v DĂũŽƌ^ƚƵĚLJZĞǀŝĞǁΨϭ͕ϱϬϬ͘ϬϬ
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FEE REQUIREMENTS
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 10 of 11
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ƐƚŝŵĂƚĞĚ>ĞŐĂůĚǀĞƌƚŝƐŝŶŐĨĞĞ͗
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
07/2022 Page 11 of 11
1/10/2024
Jessica Harrelson, AICP - Planning Manager
Page 628 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
NC SQUARE MPUD- PUD REZONE
PROJECT NARRATIVE, CONSISTENCY & EVALUATION CRITERIA
Project Information
The subject site is comprised of two (2) parcels, collectively 24.4-acres in size, and located at the southwest
quadrant of the Immokalee Road and Catawba Street intersection, in Section 29, Township 48 South and Range
27 East.
Details of Request
This PUD rezone request seeks to reduce the permitted commercial intensity from 44,400 square feet to 36,500
square feet of gross floor area, increase residential density from a maximum of 129 owner-occupied units to a
maximum of 249 rental units (±10.2 dwelling units per acre), and to eliminate the 12,000 SF daycare use. The
rezone further seeks to rescind the previous Affordable Housing Agreement between Collier County and
Immokalee Square, LLC (OR Book 6043, Page 3211). The increase in residential density will assist with meeting
current market demands and future population growth.
Of the total dwelling units, 15% of all units constructed will be rented to households whose incomes are up to
and including 80% of the Area Median Income (AMI) for Collier County and 15% of all units constructed will be
rented to households whose incomes are up to and including 100% of the AMI for Collier County and the
corresponding rent limits. These units will be committed for a period of 30 years from the date of issuance of a
certificate of occupancy of the first unit.
The proposed changes will decrease traffic trips from what is established in the NC Square Mixed-Use Planned
Unit Development (Ordinance 21-18). The requests included in this SSGMPA do not increase traffic trips along
the Immokalee Road Corridor.
The property is located within a rapidly growing area of the County and is in proximity to existing and approved
urban levels of development, including major public facilities such as hospitals and schools. Several employment
opportunities, as well as goods and services, are located less than 3 miles west of the mixed-use activity center.
In addition, the property’s location along a major six-lane arterial roadway makes it ideal to accommodate
higher density. The location along an arterial roadway also allows for increased public transit opportunities for
residents.
Zoning and Future Land Use
The site is zoned the NC Square MPUD within the Rural Fringe Mixed-Use Overlay - Receiving Lands and is
designated the NC Square Mixed-Use Overlay-Rural Fringe Mixed Use District - Receiving Lands, per the Future
Land Use Map of the Collier County Growth Management Plan.
Page 629 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
SURROUNDING ZONING/LAND USE TABLE
LOCATION FROM
PROPERTY ZONING
LAND USE
North A-MHO-RFMUO-Receiving Golf Course/Residential (Twineagles)
South A-MHO-RFMUO-Receiving Residential (Valencia Trails)
East A-MHO-RFMUO-Receiving Agricultural-Landscape Business (Crawford
Landscaping)
West A-MHO-RFMUO-Receiving Residential (Valencia Trails)
REQUESTED DENSITY
The requested density is a maximum of 249 total units, or ±10.2 units per acre.
• Base Allowable Density= 0.2 DU/AC
• 15 % of total units at AMI ≤80%
• 15 % of total units at AMI ≤100%
Total requested density: 10.2 dwelling units per acre
EVALUATION CRITERIA
The following criteria have been addressed by the applicant to evaluate the proposed PUDZ application:
a. The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities.
Response: The NC Square MPUD is located within a rapidly developing area of Collier County and
surrounding land use patterns consist of residential and agricultural land uses. The property will have
direct access to Immokalee Road, a six-lane major arterial roadway, which makes it ideal to
accommodate higher density. Additional ingress/egress is proposed along Catawba Street to promote
sufficient vehicular access and traffic movement. Existing potable water and wastewater facilities are
available within the Immokalee Road right-of-way to serve the project. The site’s stormwater
management will be designed and permitted through SFWMD. The property is proximate to public
services, and public infrastructure is available to accommodate the project; refer to the Public Facilities
Map and Level of Service Analysis.
Page 630 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other
instruments, or for amendments in those proposed, particularly as they may relate to arrangements
or provisions to be made for the continuing operation and maintenance of such areas and facilities
that are not to be provided or maintained at public expense. Findings and recommendations of this
type shall be made only after consultation with the county attorney.
Response: Evidence of Unified Control has been provided by the Applicant and the Applicant will be
responsible for the provision and maintenance of all facilities on-site.
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management
Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested
uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other
provision.)
Response: A site-specific, small-scale growth management plan amendment (SSGMPA) is being
submitted as a companion item to this rezone request to achieve the requested changes. Upon
approval of the SSGMPA, the request will be consistent with the County’s Growth Management Plan.
The requested residential density is consistent with the current matrix included in the LDC Amendment
(PL20210001291) which includes an initiative to modify the Affordable Housing Density Bonus Rating
system table; although, the requested density is being requested in the companion SSGMPA.
d. The internal and external compatibility of proposed uses, which conditions may include restrictions on
location of improvements, restrictions on design, and buffering and screening requirements.
Response: The PUD Document outlines required development standards to address compatibility with
adjacent land uses. The requested maximum building heights are consistent with height limitations
currently permitted within the Rural Fringe Mixed Use District, which include up to five stories and 60’
for clustered developments. The proposed building heights are also compatible and complementary
with other surrounding developments.
The location of the southern preserve will provide a significant buffer to adjacent residential uses,
known as Valencia Trails. Landscape buffers and retained native vegetation will be provided along
remaining property boundaries to visually screen the development from abutting properties and
rights-of-way. The MPUD also provides adequate setbacks to mitigate impacts on nearby uses.
e. The adequacy of usable open space areas in existence and as proposed to serve the development.
Response: The MPUD will provide a minimum of 30% of open space to serve the development.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Response: Existing public facilities are in place to serve the proposed MPUD; refer to the Public
Facilities Map.
Page 631 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
g. The ability of the subject property and of surrounding areas to accommodate expansion.
Response: Expansion of the MPUD boundary is not proposed. The property is surrounded by developed
and agriculturally used lands.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular
case, based on determination that such modifications of justified as meeting public purposes to a degree
at least equivalent to literal application of such regulations.
Response: The proposed project meets a public purpose, providing housing affordability which is a
critical need within our community. The MPUD will also provide limited neighborhood commercial
uses to serve nearby residents.
REZONE CRITERIA
Per LDC Section 10.02.08.F, the report and recommendations of the Planning Commission to the Board of
County Commissioners shall show that the Planning Commission has studied and considered the proposed
change in relation to the following findings, when applicable:
1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land
use map and the elements of the Growth Management Plan.
Response: Per Resolution 2022-78, Receiving Lands are permitted a maximum density of 12.2 units per
acre when developments are consistent with LDC Section 2.06.00, and subject to rezone approval and
an Affordable Housing Agreement. A companion SSGMPA has been submitted, requesting to approve
density at 10.2 units per acre, while reserving 15% of all units constructed to households whose incomes
are up to and including 80% of the Area Median Income (AMI) for Collier County and 15% of all units
constructed to households whose incomes are up to and including 100% of the AMI for Collier County
and the corresponding rent limits. These units will be committed for a period of 30 years from the date
of issuance of a certificate of occupancy of the first unit. This request is consistent with the current
matrix being considered in a County-initiated LDC Amendment to amend the Affordable House Density
Bonus table.
The rezone request will be found consistent with the Collier County Growth Management Plan upon
approval of the companion SSGMPA. The NC Square MPUD complies with the County’s Growth
Management Plan.
2. The existing land use pattern.
Response: The site is bounded by rights-of-way along the north (Immokalee Road) and to the east
(Catawba Street). Valencia Trails, a residential community, is adjacent along the south and west. Lands
to the east are used for agricultural purposes (Crawford Landscaping).
Page 632 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
The proposed use is consistent and compatible with the existing land use patterns, which consist of
residential uses and agriculturally utilized lands.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
Response: This rezone request does not create an isolated district unrelated to adjacent and nearby
districts.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property
proposed for change.
Response: Existing boundaries were not illogically drawn in relation to existing conditions on the subject
property.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
Response: Changing conditions do not make the passage of the proposed amendment necessary;
however, there is a critical need within our community for affordable housing which constitutes the
proposed amendment appropriate.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
Response: The proposed change will not adversely influence living conditions within the subject
neighborhood. The proposed development will provide the public benefit, contributing to a critical need
to provide housing that is affordable for residents of Collier County. The proposed change will not
excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding
land uses or otherwise affect public safety; refer to the Traffic Impact Statement which concludes the
requested changes included in the PUDR/SSGMPA result in a slight decrease in approved traffic trips.
Please refer to the Collier County Community Housing Plan which includes information on the vital need
for affordable housing and states “Creating more housing that is affordable to a broad cross section of
the community will help make Collier County a more sustainable, diverse, vibrant, and livable
community in the coming years.”
7. Whether the proposed change will create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety.
Response: The proposed change will not create or excessively increase traffic congestion or create types
of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. Please
refer to the Traffic Impact Statement which concludes that the requests included in the PUDR/SSGMPA
result in a slight decrease in approved traffic trips.
Page 633 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
8. Whether the proposed change will create a drainage problem.
Response: The proposed change will not create any drainage issues. The site will be designed and
permitted according to Collier County and South Florida Water Management standards.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Response: The proposed change will not seriously reduce light and air to adjacent areas. Appropriate
setbacks and vegetative buffers are designed to eliminate negative impacts on adjacent land uses. A
developer commitment is also included in the PUD requiring dark sky-compliant lighting, which will
protect neighboring properties from direct glare and light pollution.
Per LDC Section 2.03.08.A.2.4.iii, multi-family development within the Rural Fringe-Mixed Use District –
Receiving Lands is permitted a maximum zoned building height of 60’ and 5-stories. Therefore, the
requested permitted building height for the NC Square MPUD is consistent with the provisions of the
LDC. Refer to the PUD Document for reference.
10. Whether the proposed change will adversely affect property values in the adjacent area.
Response: The proposed change will not adversely affect property values in the adjacent area,
alternatively, the development of vacant land typically increases property values of adjacent areas.
11. Whether the proposed change will be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
Response: The proposed change will not be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
Response: The proposed change will not constitute a grant of special privilege to an individual owner
as contrasted with the public welfare.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
Response: The proposed PUD Rezone proposes a decrease in permitted commercial square footage and
an increase in residential density to accommodate the current market. The MPUD is currently entitled
Page 634 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
to a maximum of 129 owner-occupied affordable housing units, but due to the current market and
construction costs, it is not feasible to develop the residential component as currently approved.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
Response: The proposed development is not out of scale with the needs of the neighborhood or the
County. The development will provide affordable housing units, which is a benefit to the entire Collier
County community. Refer to the Collier County Community Housing Plan.
Per provisions of the Rural Fringe, Receiving Lands are eligible for a maximum density of 12.2 units per acre,
subject to rezone approval and consistency with the Affordable Housing Density Bonus Table. The requested
density is consistent with the current matrix being considered with the County-initiated LDC Amendment. The
project meets the needs of the community.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already
permitting such use.
Response: It is not impossible to find other adequate sites in the County for the proposed use, although,
the location is within a developing area of the County which has public infrastructure readily available
to accommodate the project. The location of the property is also in proximity to goods and services,
healthcare, emergency services, employment opportunities and public schools. The site is currently
approved for mixed-use development. Refer to the Public Facilities Map, Commercial Proximity Map
and Level of Service Analysis.
16. The physical characteristics of the property and the degree of site alteration which would be required to
make the property usable for any of the range of potential uses under the proposed zoning classification.
Response: The physical characteristics of the property and the degree of site alteration that would be
required to make the property usable for the proposed use being requested within the MPUD is typical
of and does not vary from similar development in Collier County.
17. The impact of development on the availability of adequate public facilities and services consistent with
the levels of service adopted in the Collier County Growth Management Plan and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance [Code Ch. 106, Art. II], as
amended.
Response: There are adequate public facilities and services to serve and accommodate the project.
Refer to the Level of Service Analysis and Public Facilities Map.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important
in the protection of public health, safety, and welfare.
Page 635 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
Response: The proposed use does not create adverse impacts on public health, safety and welfare. The
proposed project serves a public purpose and will meet a critical need within the community. Any factors or
criteria that the Board of County Commissioners deem important shall be determined by the Board.
Consistency with the Collier County Growth Management Plan
Future Land Use Element
Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in
the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as
amended).
Response: The PUD Document outlines required development standards to address compatibility with
adjacent land uses. The requested maximum building heights are consistent with height limitations currently
permitted within the Rural Fringe Mixed Use District, which include up to five stories and 60’ for clustered
developments. The location of the southern preserve will provide a significant buffer to adjacent residential
uses, known as Valencia Trails, located along the west and south. Landscape buffers and retained native
vegetation will be provided along property boundaries to visually screen the development from abutting
properties and rights-of-way. The MPUD also provides adequate setbacks to mitigate impacts on nearby uses.
Lastly, the property’s location along a major six-lane arterial roadway makes it ideal to accommodate higher
density and commercial uses.
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.
Response: The NC Square MPUD will have direct access to Immokalee Road, a six-lane major arterial roadway,
and Catawba Street. Refer to the PUD Master Plan.
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.
Response: The MPUD has been designed with internal accessways; refer to the PUD Master Plan.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their interconnection
points with adjoining neighborhoods or other developments regardless of land use type.
Page 636 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
Response: The site’s approved access connections are along Immokalee Road and Catawba Street. Due to
the site’s current design, preservation locations and the design of adjacent uses, additional interconnections
are not feasible.
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.
Response: The NC Square MPUD has been designed to encourage walkability and resident activity through an
internal sidewalk network. The development will contain both market-rate units and housing affordability,
thereby having a blend of housing prices.
Economic Element
Policy 1.9
Collier County, in response to the current and projected needs of its residents, will encourage a diverse mix of
housing types, sizes, prices and rents.
Response: The Rural Fringe Mixed Use District text was recently amended by the County to allow an increase in
residential density, within the Receiving Lands, for developments providing housing affordability. The NC Square
Mixed-Use Overlay complies with the Economic Element of the County’s Growth Management Plan by offering a
diverse mix of housing, while reserving 15% of all units constructed to households whose incomes are up to and
including 80% of the Area Median Income (AMI) for Collier County and 15% of all units constructed to households
whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits. .
The affordable housing units will be equally distributed among the number of bedrooms.
Housing Element
The goal of the Housing Element of the Collier County Growth Management Plan is ““to create an adequate supply
of decent, safe, sanitary, and affordable housing for all residents of Collier County.” With the exception of housing
opportunities provided to citizens of very modest means, the provision and maintenance of housing is traditionally
a function of the private market. The development of private housing in Collier County is driven by an expensive
housing stock; effectively excluding low-income and working class families from the housing market. Thus, there is
a need for the County to find ways to encourage the provision of affordable-workforce housing for these families.
Response: The NC Square Mixed-Use Overlay development will set aside 15% of all units constructed to
households whose incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and
15% of all units constructed to households whose incomes are up to and including 100% of the AMI for Collier
County and the corresponding rent limits. thus, the project is in compliance with the goal of the Housing Element
to provide affordable housing to residents of Collier County. The affordable housing units will offer the same
square footage, construction and design of the market rate units within the community.
Page 637 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
Transportation Element
Policy 5.1
The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions,
and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or
intensity of permissible development, with consideration of their impact on the overall County transportation
system, and shall not approve any petition or application that would directly access a deficient roadway segment as
identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the
current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR
planning period, unless specific mitigating stipulations are also approved. A petition or application has significant
impacts if the traffic impact statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of
the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the
adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds
3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the
traffic impact statement that addresses the project’s significant impacts on all roadways.
Response: The mitigating stipulations proposed are impact fees. At the time of development order, the level of
service (concurrency) impact will be reevaluated.
Conservation and Coastal Management Element
Objective 6.1
Protect native vegetative communities through the application of minimum preservation requirements.
Response: The proposed site, consisting of ±24.4-acres, is located outside of the Coastal High-Hazard Area and
located within the Rural Fringe Mixed Use District-Receiving Lands. The development is required to retain 40%
native vegetation on-site, not to exceed 25% of the total site area. The proposed development will comply with
preservation standards on-site.
The development will comply with applicable federal and state permitting requirements regarding listed species
protection, as necessary.
Objective 7.1
Direct incompatible land uses away from listed animal species and their habitats.
Response: A listed species survey has been conducted on the project site in accordance with Florida Fish and
Wildlife Conservation Commission (FWCC) and U.S. Fish and Wildlife Service (USFWS) guidelines. The
Page 638 of 5277
NC Square MPUD PUDR- PL20230017979
June 27, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB847
development will comply with applicable federal and state permitting requirements regarding listed species
protection, as necessary.
Page 639 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
1
NC SQUARE MPUD- PLANNED UNIT DEVELOPMENT REZONE
Deviations and Justifications
1. Deviation #1 seeks relief from LDC Section 3.05.07 A.5 “Preservation Standards,” which requires that
preserve areas be interconnected within the site, to instead allow two separate preserve areas that are
not connected within the site.
Justification: This is an existing deviation in the NC Square MPUD, Ordinance 2021-18.
Preserve No. 1 (2.61± acres), located in the site’s northwest corner along Immokalee Road, was
established in response to a Phase I Cultural Resource Assessment conducted by Archaeological and
Historical Conservancy, Inc. The assessment found seven positive shovel tests for cultural material in the
live oak (Quercus virginiana) hammock, resulting in the documentation of one archaeological site. As a
result of these findings, no development is being proposed in this area, but rather it will be preserved in
perpetuity.
In this instance, creating an interconnection between the northern archaeological sensitive area and
the larger Preserve No. 2 (3.59± acres) to the south would be inappropriate. An interconnection with
Preserve No. 1 would direct wildlife movement from the south into Immokalee Road, resulting in the
potential for injury or death to the animals and a safety hazard for passing motorists. Preserve No. 2
being situated along the site’s south side provides a more substantial buffer to Valencia Trails and
directly abuts the preserved wetlands on the south end of the Crawford Landscaping site. This alignment
will encourage wildlife to move in more of an east/west direction, further away from major road traffic
and possibly to the wildlife crossing that extends under Immokalee Road, located 0.30± mile to the
northwest. Additionally, Preserve No. 2 is comprised of drained bald cypress (Taxodium distichum), and
the Project may be designed to potentially discharge pretreated stormwater into this preserve, which
would improve the hydrology in this area.
2. Deviation #2 seeks relief from LDC Section 4.05.04 G “Required Parking Spaces,” which requires multi-family
dwelling units to provide a minimum of one (1) parking space per unit, plus visitor parking computed at 0.75
spaces for every one-bedroom and one (1) parking space per every 2+ bedroom unit, plus additional parking
for recreational facilities and administrative offices, to instead allow the multi-family development to provide
a minimum parking ratio of 1.7 parking spaces per unit.
Justification: The request to provide 1.7 parking spaces per dwelling unit will allow the site to meet the
development’s actual parking demands, preventing the construction of unnecessary parking spaces and
impervious area. This will further enable the site’s design to include an enhanced buffer along the western
PUD boundary, adding green space for residents and additional screening from the neighboring property
(Valencia Trails).
Page 640 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
2
Applying applicable land use codes from the Institute of Transportation Engineers (ITE) Parking Generation
Manual, 5th Edition, outlines an average of 1.7 parking spaces are required per dwelling unit for multi-family
(mid-rise) communities within the general urban/suburban area (not within a ½ mile of public transit). The
request is consistent with ITE’s parking demands for dwelling units. See attached information from the ITE
Parking Generation Manual for reference.
When evaluating multi-family residential parking requirements for other Florida Counties, both Charlotte
and Pinellas Counties require fewer spaces per dwelling unit than what is being requested. Charlotte and
Pinellas Counties require a total of 1.5 parking spaces per dwelling unit; see attached information for
reference.
Lastly, at least two (2) other similar requests have been approved in Collier County. Randall at Orangetree
(APR-PL20220003755) has an approved parking ratio of 1.75 parking spaces per dwelling unit and Blue
Coral (APR-PL20220003464) has an approved parking ratio of 1.7 parking spaces per dwelling unit.
Page 641 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
3
Preserve Exhibit – Reference Deviation #1
PRESERVE #1
PRESERVE #2
Page 642 of 5277
89
Land Use: 221 Multifamily Housing (Mid-Rise)
Description
Mid-rise multifamily housing includes apartments, townhouses, and condominiums located within the
same building with at least three other dwelling units and with between three and 10 levels (floors) of
residence. Multifamily housing (low-rise) (Land Use 220), multifamily housing (high-rise) (Land Use
222), and affordable housing (Land Use 223) are related land uses.
Time of Day Distribution for Parking Demand
The following table presents a time-of-day distribution of parking demand on a weekday (one general
urban/suburban study site), a Saturday (two general urban/suburban study sites), and a Sunday (one
dense multi-use urban study site).
Percent of Peak Parking Demand
Hour Beginning Weekday Saturday Sunday
12:00–4:00 a.m.100 100 100
5:00 a.m.94 99 –
6:00 a.m.83 97 –
7:00 a.m.71 95 –
8:00 a.m.61 88 –
9:00 a.m.55 83 –
10:00 a.m.54 75 –
11:00 a.m.53 71 –
12:00 p.m.50 68 –
1:00 p.m.49 66 33
2:00 p.m.49 70 40
3:00 p.m.50 69 27
4:00 p.m.58 72 13
5:00 p.m.64 74 33
6:00 p.m.67 74 60
7:00 p.m.70 73 67
8:00 p.m.76 75 47
9:00 p.m.83 78 53
10:00 p.m.90 82 73
11:00 p.m.93 88 93
Land Use Descriptions and Data Plots
Page 643 of 5277
90 Parking Generation Manual, 5th Edition
Additional Data
In prior editions of Parking Generation, the mid-rise multifamily housing sites were further divided
into rental and condominium categories. An investigation of parking demand data found no clear
differences in parking demand between the rental and condominium sites within the ITE database.
As more data are compiled for future editions, this land use classification can be reinvestigated.
The average parking supply ratios for the study sites with parking supply information are shown in
the table below.
Parking Supply Ratio
Setting Proximity to Rail Transit Per Dwelling Unit Per Bedroom
Center City Core Within ½ mile of rail transit 1.1 (15 sites)1.0 (12 sites)
Dense Multi-Use
Urban
Within ½ mile of rail transit 1.2 (39 sites)0.9 (34 sites)
Not within ½ mile of rail transit 1.2 (65 sites)0.8 (56 sites)
General Urban/
Suburban
Within ½ mile of rail transit 1.5 (25 sites)0.8 (12 sites)
Not within ½ mile of rail transit 1.7 (62 sites)1.0 (39 sites)
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California,
Colorado, District of Columbia, Maryland, Massachusetts, New Jersey, New York, Oregon, Virginia,
Washington, and Wisconsin.
It is expected that the number of bedrooms and number of residents are likely correlated to the
parking demand generated by a residential site. Parking studies of multifamily housing should
attempt to obtain information on occupancy rate and on the mix of residential unit sizes (i.e., number
of units by number of bedrooms at the site complex). Future parking studies should also indicate the
number of levels contained in the residential building.
Source Numbers
21, 209, 247, 255, 277, 401, 402, 419, 505, 512, 522, 533, 535, 536, 537, 538, 545, 546, 547, 575,
576, 577, 579, 580, 581, 583, 584, 585, 587
Page 644 of 5277
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Multifamily Housing (Mid-Rise)
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Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 73
Avg. Num. of Dwelling Units: 261
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.31 0.75 - 2.03 1.13 / 1.47 1.26 - 1.36 0.22 ( 17% )
Data Plot and Equation
0 1000 20000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 1.34(X) - 8.73 R²= 0.97
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 645 of 5277
92 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Saturday
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 3
Avg. Num. of Dwelling Units: 665
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.22 0.84 - 1.33 0.94 / 1.33 ***0.20 ( 16% )
Data Plot and Equation Caution – Small Sample Size
0 1000 20000
1000
2000
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesPage 646 of 5277
93
Multifamily Housing (Mid-Rise)
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Peak Period Parking Demand vs: Dwelling Units
On a: Sunday
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Dwelling Units: 245
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
2.05 2.05 - 2.05 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 200 3000
200
400
600
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 647 of 5277
94 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 48
Avg. Num. of Occupied Dwelling Units: 234
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.32 0.75 - 2.03 1.04 / 1.51 1.25 - 1.39 0.24 ( 18% )
Data Plot and Equation
0 1000 20000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 1.34(X) - 5.76 R²= 0.97
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 648 of 5277
95
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Saturday
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 2
Avg. Num. of Occupied Dwelling Units: 746
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.25 0.84 - 1.33 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 1000 20000
1000
2000
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 649 of 5277
96 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Sunday
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Occupied Dwelling Units: 245
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
2.05 2.05 - 2.05 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 200 3000
200
400
600
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 650 of 5277
97
Multifamily Housing (Mid-Rise)
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Peak Period Parking Demand vs: Bedrooms
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 35
Avg. Num. of Bedrooms: 294
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.75 0.41 - 1.00 0.65 / 0.87 0.70 - 0.80 0.15 ( 20% )
Data Plot and Equation
0 1000 20000
1000
2000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.82(X) - 20.37 R²= 0.94
X = Number of BedroomsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 651 of 5277
98 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Saturday
Setting/Location: General Urban/Suburban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Bedrooms: 749
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.77 0.77 - 0.77 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 200 400 600 8000
200
400
600
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of BedroomsP = Parked VehiclesPage 652 of 5277
99
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 27
Avg. Num. of Dwelling Units: 318
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.12 0.55 - 1.45 0.91 / 1.27 1.06 - 1.18 0.17 ( 15% )
Data Plot and Equation
0 1000 2000 30000
1000
2000
3000
4000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 1.22(X) - 31.38 R²= 0.99
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 653 of 5277
100 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Saturday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 3
Avg. Num. of Dwelling Units: 244
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.15 1.03 - 1.37 1.10 / 1.37 ***0.19 ( 17% )
Data Plot and Equation Caution – Small Sample Size
0 100 200 300 400 5000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesPage 654 of 5277
101
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Sunday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Dwelling Units: 438
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.00 1.00 - 1.00 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 200 300 400 5000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 655 of 5277
102 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 18
Avg. Num. of Occupied Dwelling Units: 299
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.19 0.55 - 1.37 0.84 / 1.30 ***0.19 ( 16% )
Data Plot and Equation
0 1000 2000 30000
1000
2000
3000
4000
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 1.30(X) - 34.09 R²= 1.00
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 656 of 5277
103
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Saturday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 3
Avg. Num. of Occupied Dwelling Units: 236
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.19 1.08 - 1.37 1.14 / 1.37 ***0.16 ( 13% )
Data Plot and Equation Caution – Small Sample Size
0 100 200 300 400 5000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 657 of 5277
104 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Sunday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Occupied Dwelling Units: 415
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.06 1.06 - 1.06 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 200 300 400 5000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 658 of 5277
105
Multifamily Housing (Mid-Rise)
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Peak Period Parking Demand vs: Bedrooms
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 13
Avg. Num. of Bedrooms: 198
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.61 0.42 - 1.25 0.55 / 0.86 ***0.12 ( 20% )
Data Plot and Equation
0 200 400 600 8000
100
200
300
400
500
Average RateStudy Site Fitted Curve
Fitted Curve Equation: Ln(P) = 0.90 Ln(X) + 0.04 R²= 0.96
X = Number of BedroomsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 659 of 5277
106 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Saturday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Bedrooms: 647
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.69 0.69 - 0.69 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 200 400 600 8000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of BedroomsP = Parked VehiclesPage 660 of 5277
107
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Sunday
Setting/Location: General Urban/Suburban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Bedrooms: 647
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.68 0.68 - 0.68 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 200 400 600 8000
100
200
300
400
500
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of BedroomsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 661 of 5277
108 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 62
Avg. Num. of Dwelling Units: 104
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.90 0.17 - 2.72 0.63 / 1.27 0.81 - 0.99 0.37 ( 41% )
Data Plot and Equation
0 100 200 300 4000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 1.04(X) - 15.22 R²= 0.86
X = Number of Dwelling UnitsP = Parked VehiclesPage 662 of 5277
109
Multifamily Housing (Mid-Rise)
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Peak Period Parking Demand vs: Dwelling Units
On a: Saturday
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Dwelling Units: 160
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.85 0.85 - 0.85 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 2000
100
200
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 663 of 5277
110 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Sunday
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Dwelling Units: 15
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.00 1.00 - 1.00 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 10 200
10
20
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Dwelling UnitsP = Parked VehiclesPage 664 of 5277
111
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 51
Avg. Num. of Occupied Dwelling Units: 88
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.77 0.17 - 1.54 0.60 / 1.02 0.70 - 0.84 0.25 ( 32% )
Data Plot and Equation
0 100 200 300 4000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.96(X) - 16.70 R²= 0.93
X = Number of Occupied Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 665 of 5277
112 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Saturday
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Occupied Dwelling Units: 160
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.85 0.85 - 0.85 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 100 2000
100
200
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 666 of 5277
113
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Sunday
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Occupied Dwelling Units: 15
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.00 1.00 - 1.00 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 10 200
10
20
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of Occupied Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 667 of 5277
114 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 50
Avg. Num. of Bedrooms: 142
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.48 0.14 - 1.33 0.44 / 0.71 0.44 - 0.52 0.16 ( 33% )
Data Plot and Equation
0 200 400 600 8000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.53(X) - 6.28 R²= 0.91
X = Number of BedroomsP = Parked VehiclesPage 668 of 5277
115
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Sunday
Setting/Location: Dense Multi-Use Urban (no nearby rail transit)
Peak Period of Parking Demand: 11:00 p.m. - 7:00 a.m.
Number of Studies: 1
Avg. Num. of Bedrooms: 15
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
1.00 1.00 - 1.00 *** / ********* ( *** )
Data Plot and Equation Caution – Small Sample Size
0 10 200
10
20
Average RateStudy Site
Fitted Curve Equation: ***R²= ***
X = Number of BedroomsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 669 of 5277
116 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 43
Avg. Num. of Dwelling Units: 121
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.71 0.17 - 1.50 0.47 / 1.17 0.61 - 0.81 0.32 ( 45% )
Data Plot and Equation
0 200 400 600 8000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.65(X) + 6.12 R²= 0.77
X = Number of Dwelling UnitsP = Parked VehiclesPage 670 of 5277
117
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 41
Avg. Num. of Occupied Dwelling Units: 115
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.70 0.17 - 1.50 0.46 / 1.16 0.61 - 0.79 0.30 ( 43% )
Data Plot and Equation
0 200 400 6000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.68(X) + 2.38 R²= 0.82
X = Number of Occupied Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 671 of 5277
118 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Weekday (Monday - Friday)
Setting/Location: Dense Multi-Use Urban (< 1/2 mile to rail transit)
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 34
Avg. Num. of Bedrooms: 137
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.50 0.13 - 0.91 0.33 / 0.67 0.44 - 0.56 0.19 ( 38% )
Data Plot and Equation
0 200 400 600 8000
100
200
300
400
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.49(X) + 0.73 R²= 0.83
X = Number of BedroomsP = Parked VehiclesPage 672 of 5277
119
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Center City Core
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 11
Avg. Num. of Dwelling Units: 234
Peak Period Parking Demand per Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.22 0.08 - 0.38 0.21 / 0.37 ***0.11 ( 50% )
Data Plot and Equation
0 200 400 6000
20
40
60
80
100
Average RateStudy Site Fitted Curve
Fitted Curve Equation: Ln(P) = 0.89 Ln(X) - 0.96 R²= 0.76
X = Number of Dwelling UnitsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 673 of 5277
120 Parking Generation Manual, 5th Edition
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Occupied Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: Center City Core
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 11
Avg. Num. of Occupied Dwelling Units: 220
Peak Period Parking Demand per Occupied Dwelling Unit
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.24 0.08 - 0.42 0.21 / 0.41 ***0.12 ( 50% )
Data Plot and Equation
0 200 400 6000
20
40
60
80
100
Average RateStudy Site Fitted Curve
Fitted Curve Equation: Ln(P) = 0.90 Ln(X) - 0.98 R²= 0.76
X = Number of Occupied Dwelling UnitsP = Parked VehiclesPage 674 of 5277
121
Multifamily Housing (Mid-Rise)
(221)
Peak Period Parking Demand vs: Bedrooms
On a: Weekday (Monday - Friday)
Setting/Location: Center City Core
Peak Period of Parking Demand: 10:00 p.m. - 5:00 a.m.
Number of Studies: 10
Avg. Num. of Bedrooms: 244
Peak Period Parking Demand per Bedroom
Average Rate Range of Rates 33rd / 85th Percentile 95% Confidence
Interval
Standard Deviation
(Coeff. of Variation)
0.22 0.11 - 0.33 0.19 / 0.32 ***0.08 ( 36% )
Data Plot and Equation
0 200 400 6000
20
40
60
80
100
Average RateStudy Site Fitted Curve
Fitted Curve Equation: P = 0.16(X) + 14.75 R²= 0.55
X = Number of BedroomsP = Parked VehiclesLand Use Descriptions and Data Plots
Page 675 of 5277
Use Minimum O -Street Parking
Requirement
21.Mini-warehouse 1 space/6,000 square feet of building oor area
22.Miniature Golf Course 2 spaces/hole plus required parking for any other use
on-site
23.Model Home 4 spaces/model
24.Motel and Hotel 1 space/guest room plus 1 space/3 employees
25.Multifamily Dwelling 1.5 spaces/unit
26.Nursing Home, LF Group Home 1 space/4 beds
27.Park 1 space per acre up to the rst ten acres and 1 space for
each additional 10 acres plus parking required for other
recreational uses
27a.Ball Fields 10 spaces/ eld
27b.BMX Track, Playground, Skate Park 1 space/2,000 sq. ft. of park/track area
27c.Swimming Pool 1 space/250 sq. ft. of pool area
(42)
(3)(1)
8/1/24, 10:43 AM Charlotte County, FL Code of Ordinances
about:blank 3/5Page 676 of 5277
TABLE 138-4601.b: PARKING STANDARDS
USE CATEGORY MIN. VEHICLE SPACES MIN. BICYCLE SPACES
RESIDENTIAL
Single-Unit Residential, Detached 1.5 per unit N/A
Accessory Dwelling Unit (ADU)N/A N/A
Group Living 0.33 per unit N/A
All Other Residential Uses 1.5 per unit 2, or 1 per 20 units (Multi-Unit
Residential Only)
LODGING
Bed & Breakfast 1.0 + 0.5 per room N/A
Short-Term Vacation Rentals Subject to applicable Residential Parking
Requirements.
N/A
All Other Lodging Uses 1.0 per room 2, or 1 per 20 rooms
OFFICE WEST DISTRICT OTHER DISTRICTS
8/1/24, 12:45 PM Pinellas County, FL Code of Ordinances
about:blank 1/4Page 677 of 5277
Immokalee RD
No NameLN
T w in e a g le s B L V D
FiveOaksLN
Catawba STPeregrine CTTw in e a g le sB L V D¯8th ST NW6th ST NWWildwood BLVD4th ST NW5t h A VE N W
2 4t h A VE N W
7 t h AV E N W
Ju n g B LV D W
2 0 t h AV E NW
I m m o k a l e e R D
5thSTNW1 4 t h AV E N W
1 0 t h AV E NW
9thSTNWMassey STPlateau RDWolfe RD Talon DRPilot CIR
Somerset PL Rivers RDKeri Island RDRock RDMoulder DRQuarry DR0 800400Feet
HAA CAPITAL, LLC AERIAL LOCATION MAP
Date Saved: 12/15/2023
NOTES:
EXHIBIT DESC:CLIENT:PROJECT:NC SQUARE MIXED USE OVERLAY/ NC SQUARE MPUD
LOCATION:SOUTHWEST CORNER OF RICHARDS ST AND IMMOKALEE RD SOURCES: COLLIER COUNTY GIS (2023)
P:\Active_Projects\P-NCSQ-002\003-NC_Square_Planning\Drawings\GIS\PDFS\2023-12-15_Aerial_Location_Map.mxd
2600 Golden Gate ParkwayNaples, FL 341005
Legend
Subject Property: +/-24.4-acres
SUBJECT PROPERTY
Page 678 of 5277
¯0 400200Feet
HAA CAPITAL, LLC EXHIBIT V.A - ZONING & LAND USE MAP
Date Saved: 12/18/2023
NOTES:
EXHIBIT DESC:CLIENT:PROJECT:NC SQUARE MIXED USE OVERLAY/ NC SQUARE MPUD
LOCATION:SOUTHWEST CORNER OF RICHARDS ST AND IMMOKALEE RD SOURCES: COLLIER COUNTY GIS (2023)
P:\Active_Projects\P-NCSQ-002\003-NC_Square_Planning\Drawings\GIS\Exhibits\2023-12-15_Zoning.mxd
2600 Golden Gate ParkwayNaples, FL 341005
Legend
Subject Property: +/-24.4-acres
300' Buffer
ZONING: A-MHO-RFMUO-RECEIVINGLAND USE: RESIDENTIAL
ZONING: A-MHO-RFMUO-RECEIVINGLAND USE: GOLF COURSE/RESIDENTIAL
ZONING: A-MHO-RFUO-RECEIVINGLAND USE: RESIDENTIALZONING: A-MHO-RFMUO-RECEIVINGLAND USE: LANDSCAPE NURSERY ZONING: A-MHO-RFUO-RECEIVINGLAND USE: LANDSCAPE NURSERYI m m o k a l e e R o a d
ZONING: NC SQUARE MPUD-RFMUO-RECEIVINGLAND USE: UNDEVELOPED
Page 679 of 5277
Project No. 15TFL2408
NC SQUARE
COLLIER COUNTY
ENVIRONMENTAL DATA REPORT
January 2024
Prepared For:
HAA Capital, LLC
2055 Trade Center Way
Naples, Florida 34109
(239) 260-1523
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
Page 680 of 5277
i
TABLE OF CONTENTS
Page
1.0 Introduction ........................................................................................................................1
2.0 Environmental Data Author ...............................................................................................1
3.0 Vegetation Descriptions .....................................................................................................1
4.0 Listed Species Survey ........................................................................................................3
5.0 Native Vegetation Preservation .........................................................................................3
6.0 References ..........................................................................................................................4
Page 681 of 5277
ii
LIST OF TABLES
Page
Table 1. Existing Land Use and Cover Summary ................................................................ 2
Page 682 of 5277
iii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map ......................................................................................... E1-1
Exhibit 2. Aerial with Boundary ......................................................................................... E2-1
Exhibit 3. Aerial with FLUCFCS Map ............................................................................... E3-1
Exhibit 4. Listed Species Survey Report ............................................................................ E4-1
Page 683 of 5277
1
1.0 INTRODUCTION
The following environmental data report is provided in support of the Planned Unit Development
Amendment (PUDA) application for NC Square (Project). The application includes an
amendment to Ordinance 2021-18, which was issued for the Project in May 2021. The following
information is being provided in accordance with the Collier County Environmental Data
Submittal Requirements outlined in Section 3.08.00(A) of the Collier County Land Development
Code (LDC).
The Project totals 24.40± acres and is located in Section 29, Township 48 South, Range 27 East,
Collier County (Exhibit 1). More specifically, it is located at the southwest corner of the
intersection of Immokalee Road and Catawba Street. The Project is bordered by Immokalee
Road and the residential and golf course community of Twin Eagles to the north; Catawba Street
and Crawford Landscape Nursery to the east and southeast; and the Valencia Trails residential
development to the south and west (Exhibit 2).
The Project site is comprised of undeveloped, forested uplands that have been invaded to various
degrees by exotic vegetation, including Brazilian pepper (Schinus terebinthifolia) and strawberry
guava (Psidium cattleyanum).
The following environmental data report includes details regarding the author of this report,
vegetation descriptions for the various habitats on-site, results of the listed species survey
conducted by Passarella & Associates, Inc. (PAI) in November 2023, and the native vegetation
preservation information.
2.0 ENVIRONMENTAL DATA AUTHOR
This environmental data report was prepared by Bethany Brosious. She satisfies the
environmental credential and experience requirements for preparing the report, per Section
3.08.00(A)2 of the Collier County LDC.
Mrs. Brosious is a Senior Ecologist with PAI and has over 17 years of experience in the
environmental consulting industry. She holds a Bachelor of Science degree from the University
of Florida in animal science, and a Master of Science degree from Florida Gulf Coast University
in environmental science.
3.0 VEGETATION DESCRIPTIONS
The vegetation mapping of the subject property was conducted using Collier County December
2017 rectified color aerials (Scale: 1” = 100’). Groundtruthing to map the vegetative
communities was updated in July 2018 utilizing the Florida Land Use, Cover and Forms
Classification System (FLUCFCS) Levels III and IV. Level IV FLUCFCS was utilized to denote
hydrological conditions and disturbance. Exotic, or “E,” codes were used to show levels of
exotic species invasion (e.g., Brazilian pepper). AutoCAD Map 3D 2021 software was used to
Page 684 of 5277
2
determine the acreage of each mapped polygon, produce summaries, and generate the final
FLUCFCS map (Exhibit 3).
Five vegetative associations (i.e., FLUCFCS codes) were identified on the property. The
dominant habitat types on the site are Cypress, Disturbed and Drained (25-49% Exotics)
(FLUCFCS Code 6215 E2) (63.8 percent of the site) and Pine, Disturbed (25-49% Exotics)
(FLUCFCS Code 4159 E2) (17.8 percent of the site). Exotic vegetation documented on-site
includes, but is not limited to, Brazilian pepper and strawberry guava. The degree of exotic
infestation ranges from zero to 75 percent cover.
Surrounding land use practices, such as the construction of the Cocohatchee Canal, have
significantly altered the hydrologic regime of the area, with draining effects resulting in a relic
wetland system within the Project site. The Project site was confirmed to be comprised of upland
habitat by the South Florida Water Management District (SFWMD) per Formal Wetland
Determination (Permit No. 11-100754-P) issued November 29, 2018, and by the U.S. Army
Corps of Engineers (COE) per Approved Wetland Determination (Project No. SAJ-2018-02547
(NPR-RMG)), by letter dated October 26, 2018.
The resulting acreage and a description for each FLUCFCS classification is provided in Table 1,
and the vegetation composition for each community type follows.
Table 1. Existing Land Use and Cover Summary
FLUCFCS
Code Description Acreage Percent
of Total
4159 E2 Pine, Disturbed (25-49% Exotics) 4.34 17.8
4279 E2 Live Oak, Disturbed (25-49% Exotics) 1.28 5.2
4289 E3 Cabbage Palm, Disturbed (50-75% Exotics) 2.58 10.6
6215 E2 Cypress, Disturbed and Drained (25-49% Exotics) 15.56 63.8
6215 E3 Cypress, Disturbed and Drained (50-75% Exotics) 0.64 2.6
Total 24.40 100.0
Pine, Disturbed (25-49% Exotics) (FLUCFCS Code 4159 E2)
This upland habitat is situated along the northeast boundary and occupies 4.34± acres or 17.8
percent of the property. The canopy is dominated by slash pine (Pinus elliottii) with scattered
cabbage palm (Sabal palmetto). The sub-canopy is dominated by cabbage palm with slash pine,
Brazilian pepper, and scattered dahoon holly (Ilex cassine). Ground cover included saw palmetto
(Serenoa repens), muscadine grape (Vitis rotundifolia), poison ivy (Toxicodendron radicans),
greenbrier (Smilax sp.), Virginia creeper (Parthenocissus quinquefolia), American beautyberry
(Callicarpa americana), and scattered ground orchid (Habenaria sp.).
Live Oak, Disturbed (25-49% Exotics) (FLUCFCS Code 4279 E2)
This upland habitat is found along the northern boundary and occupies 1.28± acres or 5.2 percent
of the property. The canopy is dominated by live oak (Quercus virginiana) with cabbage palm.
The sub-canopy includes wax myrtle (Morella cerifera), Simpson’s stopper (Myrcianthes
fragrans), and Brazilian pepper. The ground cover is comprised of wild coffee (Psychotria
Page 685 of 5277
3
nervosa), swamp fern (Telmatoblechnum serrulatum), strap fern (Campyloneurum phyllitidis),
sword fern (Nephrolepis cordifolia), caesarweed (Urena lobata), and American beautyberry.
Cabbage Palm, Disturbed (50-75% Exotics) (FLUCFCS Code 4289 E3)
This upland habitat is located on the northwest portion of the Project and occupies 2.58± acres or
10.6 percent of the property. The canopy and sub-canopy strata are dominated by cabbage palm.
The sub-canopy also includes Brazilian pepper, with scattered live oak and bald cypress
(Taxodium distichum). The ground cover is dominated by sword fern with wild coffee,
caesarweed, muscadine grape, and lantana (Lantana camera).
Cypress, Disturbed and Drained (25-49% Exotics) (FLUCFCS Code 6215 E2)
This upland habitat is located on the southern and central portions of the property and occupies
15.56± acres or 63.8 percent of the site. The canopy of this habitat is dominated by bald cypress
and cabbage palm. The sub-canopy is dominated by cabbage palm, along with scattered strangler
fig (Ficus aurea), strawberry guava, hog plum (Ximenia americana), citrus (Citrus spp.), and
Brazilian pepper. The ground cover includes wild coffee, caesarweed, American beautyberry,
swamp fern, and scattered Boston fern (Nephrolepis exaltata).
Cypress, Disturbed and Drained (50-75% Exotics) (FLUCFCS Code 6215 E3)
This upland habitat is located on the northwest corner of the property and occupies 0.64± acre or
2.6 percent of the site. The vegetative composition is similar to that of FLUCFCS Code 6215 E2;
however, this community contains 50 to 75 percent cover of exotic species.
4.0 LISTED SPECIES SURVEY
An updated listed plant and wildlife species survey was conducted for the Project site on
November 1, 2023. No state- or federally-listed plant or wildlife species, or plant species
protected by Collier County, were documented during the survey.
The listed species survey methodology and results are provided as Exhibit 4.
5.0 NATIVE VEGETATION PRESERVATION
As required by Ordinance 2021-18, the Project will retain 6.20± acres of native vegetation
preservation areas in the northwestern and southern portions of the Project site. Please see the
Master Concept Plan for additional details on the preserve. Please note that the preserve
locations identified as part of this PUDA application are consistent with those approved in
Ordinance 2021-18.
The two preserve areas satisfy the Preservation Standards as outlined in Sections 3.05.07.4 & 5
of the Collier County LDC.
Page 686 of 5277
4
The northwest preserve area will protect a small live oak or hardwood hammock, which contains
a documented archaeological site (8CR1502). The southern preserve area will connect to the off-
site conservation area, located east of the Project, on Crawford Landscape Nursery.
Prohibited exotics will be removed from the preserve areas and the on-site preserves will be
protected via a conservation easement dedicated to Collier County, per the requirements of the
Collier County LDC.
6.0 REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
Page 687 of 5277
EXHIBIT 1
PROJECT LOCATION MAP
Page 688 of 5277
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
RANDALL BLVDRANDALL BLVDBBIIRRDDIIEEDDRR
VV II LL LL AA GGEEWWAALLKKCCIIRRWOLFE RDWOLFE RD RIVERS RDRIVERS RDSOLL STSOLL ST39TH ST SW39TH ST SWPPAARRDD RR
TOBIAS STTOBIAS STSUN DEW LNSUN DEW LN
TT RREE EE LLIINN EE DDRRKRAPE RDKRAPE RD27TH ST NW27TH ST NW3RD AVE NW3RD AVE NW
1ST AVE NW1ST AVE NW
5TH AVE SW5TH AVE SW
7TH AVE NW7TH AVE NW
5TH AVE NW5TH AVE NW
1ST AVE SW1ST AVE SW
3RD AVE SW3RD AVE SW 25TH ST NW25TH ST NW31ST ST NW31ST ST NW23RD ST SW23RD ST SWBUR OAKS LNBUR OAKS LN
7TH AVE SW7TH AVE SW 23RD ST NW23RD ST NW29TH ST NW29TH ST NW13TH AVE SW13TH AVE SW
11TH AVE SW11TH AVE SW
10TH AVE SE10TH AVE SE21ST ST SW21ST ST SW8TH AVE SE8TH AVE SE21ST ST NW21ST ST NW6TH AVE SE6TH AVE SE
4TH AVE SE4TH AVE SE
2ND AVE SE2ND AVE SE
19TH ST SW19TH ST SW2ND AVE NE2ND AVE NE
4TH AVE NE4TH AVE NE
6TH AVE NE6TH AVE NE
19TH ST NW19TH ST NW8TH AVE NE8TH AVE NE
WEBER BLVD NWEBER BLVD N17TH ST SW17TH ST SW2ND ST NW2ND ST NW29TH AVE NE29TH AVE NE
17TH ST NW17TH ST NW27TH AVE NE27TH AVE NE4TH ST NW4TH ST NW31ST AVE NE31ST AVE NE
15TH ST SW15TH ST SW37TH AVE NE37TH AVE NE
35TH AVE NE35TH AVE NE
15TH ST NW15TH ST NW41ST AVE NE41ST AVE NE
43RD AVE NE43RD AVE NE
45TH AVE NE45TH AVE NE
48TH AVE NE48TH AVE NE
10TH AVE NW10TH AVE NW
11TH ST NW11TH ST NW6TH ST NW6TH ST NW11TH ST SW11TH ST SW12TH AVE NW12TH AVE NW
9TH ST NW9TH ST NW8TH ST NW8TH ST NW14TH AVE NW14TH AVE NW
9TH ST SW9TH ST SW50TH AVE NE50TH AVE NE
16TH AVE NW16TH AVE NW
54TH AVE NE54TH AVE NE
52ND AVE NE52ND AVE NE
56TH AVE NE56TH AVE NE
60TH AVE NE60TH AVE NE
58TH AVE NE58TH AVE NE
JUNG BLVD WJUNG BLVD W
7TH ST SW7TH ST SW18TH AVE NW18TH AVE NW
12TH ST NE12TH ST NE20TH AVE NW20TH AVE NW
22ND ST NE22ND ST NE37TH AVE NW37TH AVE NW
22ND AVE NW22ND AVE NW
18TH ST NE18TH ST NE20TH ST NE20TH ST NE10TH ST NE10TH ST NE16TH ST NE16TH ST NE7TH ST NW7TH ST NW6TH ST NE6TH ST NE5TH ST NW5TH ST NW1ST ST NW1ST ST NW35TH AVE NW35TH AVE NW
3RD ST NW3RD ST NW14TH ST NE14TH ST NE24TH AVE NW24TH AVE NW
39TH AVE NW39TH AVE NW
2ND ST NE2ND ST NE4TH ST NE4TH ST NE3RD ST SW3RD ST SWHARRELL AVEHARRELL AVE
1ST ST SW1ST ST SWWEBER BLVD SWEBER BLVD SWILSON BLVD SWILSON BLVD S13TH ST NW13TH ST NW2ND ST SE2ND ST SE33RD AVE NW33RD AVE NW
4TH ST SE4TH ST SE24TH AVE NE24TH AVE NE
22ND AVE NE22ND AVE NE
6TH ST SE6TH ST SE2255 TT HH AA VV EE NN WW
8TH ST SE8TH ST SE5TH ST SW5TH ST SW20TH AVE NE20TH AVE NE
JUNG BLVD EJUNG BLVD E
12TH AVE NE12TH AVE NE
14TH AVE NE14TH AVE NE
16TH AVE NE16TH AVE NE
10TH ST SE10TH ST SE10TH AVE NE10TH AVE NE
14TH ST SE14TH ST SE12TH ST SE12TH ST SE16TH ST SE16TH ST SEWWIILLDDWWOOOODDBBLLVVDDMASSEY STMASSEY ST39TH AVE NE39TH AVE NE
18TH ST SE18TH ST SEBBUURR NNHHAA MM RR DD
ROCK RDROCK RDFRANGIPANI AVEFRANGIPANI AVESST
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22ND ST SE22ND ST SE41ST AVE NW41ST AVE NW
SHADY HOLLOW BLVD WSHADY HOLLOW BLVD W
8TH ST NE8TH ST NEWHITE BLVDWHITE BLVDNNOORRTTHHBBRROOOOKKEEDDRROAKES BLVDOAKES BLVD18TH AVE NE18TH AVE NE
VVIINNEEYYAARRDDSSBBLLVVDDAARRBBOORRBBLLVVDDOIL WELL RDOIL WELL RD
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GOLDEN GATE BLVD EGOLDEN GATE BLVD EWILSON BLVD NWILSON BLVD NII SS LLAANNDDWWAA LL KK
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^^^
^
^
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MIAMI
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DAYTONA BEACH
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PROJECT LOCATIONSEC 29, TWP 48 S, RNG 27 E
EXHIBIT 1. PROJECT LOCATION MAP P.F.
M.K.
10/31/23
10/31/23NC SQUARE
Page 689 of 5277
EXHIBIT 2
AERIAL WITH BOUNDARY
Page 690 of 5277
P/L
CRAWFORD
LANDSCAPING
VALENCIA
TRAILS
TWIN EAGLES
VALENCIA TRAILS ~CATAWBA STREET~~IMMOKALEE ROAD~J:\2015\15tfl2408\2019\Environmental Data Report\Exhibit 2 Aerial with Boundary 122823.dwg Tab: 8X11-C TB Jan 02, 2024 - 4:49pm Plotted by: LucyCSCALE: 1" = 200'
DRAWN BY
REVIEWED BY
REVISED
H.H.
M.M.
7/17/18
DATE
DATE
7/17/18
DATE
EXHIBIT 2. AERIAL WITH BOUNDARY
NC SQUARE
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE
COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH
A FLIGHT DATE OF DECEMBER 2022.
PROPERTY BOUNDARY PER PENINSULA ENGINEERING
DRAWING No. ACAD-P-NCSQ-002-001-DB01- MODEL.DWG
DATED APRIL 10, 2023.
R.F.1/21/20
Page 691 of 5277
EXHIBIT 3
AERIAL WITH FLUCFCS MAP
Page 692 of 5277
~IMMOKALEE ROAD~6215E3(0.64 Ac.±)4279E2(1.28 Ac.±)6215E2(4.35 Ac.±)4289E3(2.58 Ac.±)6215E2(11.21 Ac.±)4159E2(4.34 Ac.±)P/LJ:\2015\15tfl2408\2019\Environmental Data Report\Exhibit 3 Aerial with FLUCFCS Map 041323.dwg Tab: 17X11-C Jan 02, 2024 - 4:29pm Plotted by: LucyCDRAWN BYDESIGNED BYREVIEWED BYR.F.B.B.B.B.REVISIONS04/13/2304/13/23DATEDATE04/13/23DATEDRAWING No.SHEET No.15TFL2408DATE13620 Metropolis AvenueSuite 200Ft. Myers, FL 33912Phone (239) 274-0067Fax (239) 274-0069&PASSARELLAASSOCIATESINC
NC SQUAREAERIAL WITH FLUCFCS MAPSCALE: 1" = 200'EXHIBIT 3NOTES:AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THECOLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITHA FLIGHT DATE OF DECEMBER 2022.PROPERTY BOUNDARY PER PENINSULA ENGINEERINGDRAWING No. ACAD-P-NCSQ-002-001-DB01- MODEL.DWGDATED APRIL 10, 2023.FLUCFCS LINES ESTIMATED FROM 1"=200' AERIALPHOTOGRAPHS AND LOCATIONS APPROXIMATED.FLUCFCS PER FLORIDA LAND USE, COVER AND FORMSCLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).UUPLAND SITE CONDITIONS VERIFIED BY SFWMD FORMALJURISDICTIONAL DETERMINATION NO.11-100754-P AND COEAPPROVED JURISDICTIONAL DETERMINATION NO.SAJ-2018-02547Page 693 of 5277
EXHIBIT 4
LISTED SPECIES SURVEY REPORT
Page 694 of 5277
E4-1
NC SQUARE
UPDATED LISTED SPECIES SURVEY REPORT
November 2023
1.0 INTRODUCTION
This report documents the results of the updated listed species survey conducted by Passarella &
Associates, Inc. on November 1, 2023 for NC Square (Project). The Project includes a proposed
mixed-use development with associated infrastructure and stormwater management system.
The Project totals 24.40± acres and is located in Section 29, Township 48 South, Range 27 East,
Collier County (Appendix A). More specifically, the Project is located southwest of the
intersection of Immokalee Road and Catawba Street, approximately 6.6 miles east of Interstate 75.
The Project is bordered by Immokalee Road (State Road 846) to the north, Crawford Landscape
Nursery to the east and southeast, and the Valencia Trails residential development to the south and
west.
The Project site is comprised of undeveloped, disturbed forested upland habitat. A previous listed
species survey was conducted on the Project site in July 2018. During that survey, no listed species
were documented on-site.
2.0 FIELD SURVEY METHODOLOGY
An updated listed species survey was conducted on November 1, 2023 to determine whether the
Project was being utilized by state and/or federally listed species. The property was surveyed for
wildlife species listed by the Florida Fish and Wildlife Conservation Commission (FWCC) and
the U.S. Fish and Wildlife Service (USFWS) as endangered or threatened; 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 those species that are included on the
Collier County Rare and Less Rare Plants lists (Land Development Code Section 3.04.03).
The survey was conducted during daylight hours and habitats were inspected for listed plant and
wildlife species. 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.
The survey was conducted by qualified ecologists walking meandering transects throughout the
Project site. Transects were spaced to ensure that sufficient visual coverage of ground and flora
was obtained. Transect locations and spacing are shown on Appendix B.
The listed wildlife species surveyed for included, but were not limited to, gopher tortoise
(Gopherus polyphemus), Eastern indigo snake (Drymarchon corais couperi), red-cockaded
woodpecker (Picoides borealis), wood stork (Mycteria americana), Big Cypress fox squirrel
(Sciurus niger avicennia), and Florida panther (Puma concolor coryi). The listed plant species
Page 695 of 5277
E4-2
surveyed for included species typical to forested upland habitats in this geographical region, as
well as listed epiphytes and terrestrial orchids common in Southwest Florida.
3.0 FIELD SURVEY RESULTS
Weather conditions during the survey included clear to partly cloudy skies, with calm to light wind,
and temperatures ranging from the mid-70s to mid-80s.
No listed species or their sign were documented during the updated listed species survey conducted
on November 1, 2023.
4.0 SUMMARY
The November 2023 updated listed species survey was conducted to determine if the Project site
was being utilized by species listed by the FWCC and USFWS as threatened or endangered;
species listed by the FDACS or the USFWS as endangered, threatened, or commercially exploited;
and for those species that are included on the Collier County Rare and Less Rare Plants lists.
No listed species were documented on-site during the updated survey.
Page 696 of 5277
APPENDIX A
PROJECT LOCATION MAP
Page 697 of 5277
REVIEWED BY
DR AWN B Y
REVISED
DA TE
DA TE
DA TE
RANDALL BLVDRANDALL BLVDBBIIRRDDIIEEDDRR
VVIILLLLAA GGEEWWAALLKKCCIIRRWOLFE RDWOLFE RD RIVERS RDRIVERS RDSOLL STSOLL ST39TH ST SW39TH ST SWPPAARRDD RR
TOBIAS STTOBIAS STSUN DEW LNSUN DEW LN
TT RREEEE LLIINNEE DDRRKRAPE RDKRAPE RD27TH ST NW27TH ST NW3RD AVE NW3RD AVE NW
1ST AVE NW1ST AVE NW
5TH AVE SW5TH AVE SW
7TH AVE NW7TH AVE NW
5TH AVE NW5TH AVE NW
1ST AVE SW1ST AVE SW
3RD AVE SW3RD AVE SW 25TH ST NW25TH ST NW31ST ST NW31ST ST NW23RD ST SW23RD ST SWBUR OAKS LNBUR OAKS LN
7TH AVE SW7TH AVE SW 23RD ST NW23RD ST NW29TH ST NW29TH ST NW13TH AVE SW13TH AVE SW
11T H AVE SW11TH AVE SW
10TH AVE SE10TH AVE SE21ST ST SW21ST ST SW8TH AVE SE8TH AVE SE21ST ST NW21ST ST NW6TH AVE SE6TH AVE SE
4TH AVE SE4TH AVE SE
2ND AVE SE2ND AVE SE
19TH ST SW19TH ST SW2ND AVE NE2ND AVE NE
4TH AVE NE4TH AVE NE
6TH AVE NE6TH AVE NE
19TH ST NW19TH ST NW8TH AVE NE8TH AVE NE
WEBER BLVD NWEBER BLVD N17TH ST SW17TH ST SW2ND ST NW2ND ST NW29TH AVE NE29TH AVE NE
17TH ST NW17TH ST NW27TH AVE NE27TH AVE NE4TH ST NW4TH ST NW31ST AVE NE31ST AVE NE
15TH ST SW15TH ST SW37TH AVE NE37TH AVE NE
35TH AVE NE35TH AVE NE
15TH ST NW15TH ST NW41ST AVE NE41ST AVE NE
43RD AVE NE43RD AVE NE
45TH AVE NE45TH AVE NE
48TH AVE NE48TH AVE NE
10TH AVE NW10TH AVE NW
11TH ST NW11TH ST NW6TH ST NW6TH ST NW11TH ST SW11TH ST SW12TH AVE NW12TH AVE NW
9TH ST NW9TH ST NW8TH ST NW8TH ST NW14TH AVE NW14TH AVE NW
9TH ST SW9TH ST SW50TH AVE NE50TH AVE NE
16TH AVE NW16TH AVE NW
54TH AVE NE54TH AVE NE
52ND AVE NE52ND AVE NE
56TH AVE NE56TH AVE NE
60TH AVE NE60TH AVE NE
58TH AVE NE58TH AVE NE
JUNG BLVD WJUNG BLVD W
7TH ST SW7TH ST SW18TH AVE NW18TH AVE NW
12TH ST NE12TH ST NE20TH AVE NW20TH AVE NW
22ND ST NE22ND ST NE37TH AVE NW37TH AVE NW
22ND AVE NW22ND AVE NW
18TH ST NE18TH ST NE20TH ST NE20TH ST NE10TH ST NE10TH ST NE16TH ST NE16TH ST NE7TH ST NW7TH ST NW6TH ST NE6TH ST NE5TH ST NW5TH ST NW1ST ST NW1ST ST NW35TH AVE NW35TH AVE NW
3RD ST NW3RD ST NW14TH ST NE14TH ST NE24TH AVE NW24TH AVE NW
39TH AVE NW39TH AVE NW
2ND ST NE2ND ST NE4TH ST NE4TH ST NE3RD ST SW3RD ST SWHARRELL AVEHARRELL AVE
1ST ST SW1ST ST SWWEBER BLVD SWEBER BLVD SWILSON BLVD SWILSON BLVD S13TH ST NW13TH ST NW2ND ST SE2ND ST SE33RD AVE NW33RD AVE NW
4TH ST SE4TH ST SE24TH AVE NE24TH AVE NE
22ND AVE NE22ND AVE NE
6TH ST SE6TH ST SE2255TTHH AA VVEE NNWW
8TH ST SE8TH ST SE5TH ST SW5TH ST SW20TH AVE NE20TH AVE NE
JUNG BLVD EJUNG BLVD E
12TH AVE NE12TH AVE NE
14TH AVE NE14TH AVE NE
16TH AVE NE16TH AVE NE
10TH ST SE10TH ST SE10TH AVE NE10TH AVE NE
14TH ST SE14TH ST SE12TH ST SE12TH ST SE16TH ST SE16TH ST SEWWIILLDDWWOOOODDBBLLVVDDMASSEY STMASSEY ST39TH AVE NE39TH AVE NE
18TH ST SE18TH ST SEBBUURR NN HH AA MM RRDD
ROCK RDROCK RDFRANGIPANI AVEFRANGIPANI AVESSTTRRAANNDDBBLLVVDDOORRAANNGGEEGGRROOVVEETTRRLLVVAALLEEWWOOOODDDDRRLOGAN BLVD SLOGAN BLVD S20TH ST SE20TH ST SE31ST ST SW31ST ST SW29TH ST SW29TH ST SW27TH ST SW27TH ST SW25TH ST SW25TH ST SW13TH ST SW13TH ST SWHHII GGHHCCRROOFFTTDDRR47TH AVE NE47TH AVE NE
22ND ST SE22ND ST SE41ST AVE NW41ST AVE NW
SHADY HOLLOW BLVD WSHADY HOLLOW BLVD W
8TH ST NE8TH ST NEWHITE BLVDWHITE BLVDNNOORRTTHHBBRROOOOKKE
E
DDRROAKES BLVDOAKES BLVD18TH AVE NE18TH AVE NE
VVIINNEEYYAARRDDSSBBLLVVDDAARRBBOORRBBLLVVDDOIL WELL RDOIL WELL RD
LLOOGGAANNBBLLVVDDNNQQ UUAARRRRYY DDRR
PINE RIDGE RDPINE RIDGE RD
GOLDEN GATE BLVD EGOLDEN GATE BLVD EWILSON BLVD NWILSON BLVD NIISSLLAANNDDWWAA LLKK
CCIIRRCCOOLLLLIIEERRBBLLVVDD((CCRR995511))GOLDEN GATE BLVD WGOLDEN GATE BLVD W
VANDERBILT BEACH RDVANDERBILT BEACH RD EVERGLADES BLVD NEVERGLADES BLVD NIMMOKALEE RDIMMOKALEE RD
BBOONNIITTAABB
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Gulf of Mexico SNAKERDAL ICO RD
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^^^
^
^
^
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^
^
^^
^
^^
^
^
MIAMI
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NAP LE S
ORLA NDO
KE Y WE S T
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PE NS ACOLA
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PRO JECT LOCATIONSEC 2 9, T WP 4 8 S, RNG 27 E
AP PEN D IX A . PR O JE CT LO CA T I O N M AP P.F.
M.K.
10/31 /23
10/31 /23NC SQU AR E
Page 698 of 5277
APPENDIX B
AERIAL WITH SURVEY TRANSECTS
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P/L
CRAWFORD
LANDSCAPING
VALENCIA
TRAILS
TWIN EAGLES
TWIN EAGLES
SOUTH
~IMMOKALEE ROAD~J:\2015\15tfl2408\2023\LSS\Appendix B Aerial with Survey Transects.dwg Tab: 8X11-C TB Nov 13, 2023 - 10:39am Plotted by: ElijahkSCALE: 1" = 200'
DRAWN BY
REVIEWED BY
REVISED
E.K.
B.B.
11/06/23
DATE
DATE
11/06/23
DATE
APPENDIX B. AERIAL WITH SURVEY TRANSECTS
NC SQUARE
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH THE
COLLIER COUNTY PROPERTY APPRAISER'S OFFICE WITH
A FLIGHT DATE OF DECEMBER 2022.
PROPERTY BOUNDARY PER DAVIDSON ENGINEERING
DRAWING NO. E-256-P571-18-434 Immokalee Square.DWG
DATED JANUARY 2, 2019.
LEGEND:
APPROXIMATE LOCATION OF SURVEY
TRANSECTS
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Traffic Impact Analysis
NC Square GMP and MPUD Amendment
Collier County, FL
6/26/2024
Prepared for: Prepared by:
Peninsula Engineering
2600 Golden Gate Parkway
Naples, FL 34105
Phone: 239-262-2600
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* – Small Scale Study – No Fee
Note – *to be collected at time of first submittal
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NC Square GMP/MPUD Amendment – TIA – June 2024
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Analysis 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, PTOE, PE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
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Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Conclusion ....................................................................................................................................... 7
Appendices
Appendix A Master Concept Plan .................................................................................................. 8
Appendix B Initial Meeting Checklist (Methodology Meeting) ................................................... 10
Appendix C Trip Generation Calculations ITE 11th Edition ........................................................... 16
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Project Description
The NC Square project is an existing approved Mixed-Use Planned Unit Development (MPUD) – Collier
County Ordinance No. 2021-18, as may be amended, and has a total site gross area of approximately
24.40 acres.
The NC Square project is located in the southwest quadrant of the Immokalee Road (County Road 846)
and Catawba Street intersection, approximately 1.6 miles west of Wilson Boulevard, and lies within
Section 29, Township 48 South, Range 27 East, in Collier County, Florida.
Refer to Figure 1 – Project Location Map, which follows and Appendix A: Master Concept Plan.
Figure 1 – Project Location Map
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The Collier County approved ordinance currently allows the site, at buildout, to generate maximum
external, net new two-way trips in the AM and PM peak periods of 463 and 467 respectively. This Traffic
Impact Analysis report is to demonstrate that the traffic from the collection of uses in the proposed
amendment does not exceed the approved trip cap.
A methodology meeting was held with the Collier County Transportation Planning staff, via email, on
December 13, 2023 – refer to Appendix B: Initial Meeting Checklist (Methodology Meeting).
Trip Generation
The proposed amendment would allow 249 multi-family dwelling units and 36,500 square feet (SF) of
commercial space.
The land use code (LUC) choices and intensities used are:
• Multi-family homes – LUC 220 Multi-family (Low-Rise) not close to rail transit – 249 dwelling
units.
• Retail Plaza – LUC 822 Strip Retail Plaza (<40K) – 24,000 S.F
• Fast Food Restaurant – LUC 934 Fast Food Restaurant with Drive-thru – 2,500 SF.
• High turnover sit down restaurant – LUC 932 High-Turnover Sit-Down Restaurant – 10,000 SF.
The resulting trip generation is shown in Table 1. Institute of Transportation Engineers rates or
equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are
provided in Appendix C. Appendix C contains a trip generation summary and internal capture
development tables (AM and PM) based on the ITE Trip Generation Handbook 3rd ed. method of
estimating internal capture. The upper two tables contain the directional percentage limits on internal
trip ends from the Handbook Tables 6.1 and 6.2. The middle two tables apply those percentages to the
total entering and exiting trips for each use. The result at that point is unconstrained by comparison with
the alternate estimate at the other end of the trip interaction, which is limited by the use of a different
percentage. The lower left table contains the lesser of the two possibilities. The lower right table
contains the summary of all trips.
The internal capture technique described in the ITE Trip Generation Handbook 3rd ed. yields 43.0% in the
PM period. Collier County’s limit of 20% requires an adjustment.
To preserve the relative magnitude of internal capture rate among uses (which differ) but ensure that
the overall internal capture rate does not exceed the required 20%, the numbers in the PM
unconstrained trip tables described above were adjusted until the overall capture was less than 20%.
The internal capture development tables consistent with Table 1 are also in Appendix C. The AM rate is
not adjusted in the internal trip tables. The tables were created for the categories for which ITE
considers internal capture.
Pass by capture rates used are less than ITE recommendations and limited by County policy. LUC 220
provides a conservative estimate over other multi-family uses.
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Table 1 – Trip Generation
PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM Trips
Daily
Traffic
Reduct-
ion %In Out Total
Reduct-
ion %In Out Total
Strip Retail Plaza (<40K)822 1000 SF 24.000 2 1 2 Total 1,242 73 72 145 34 23 57
Internal 23.4 17 17 34 7.0 2 2 4
Retail 1 External 56 55 111 32 21 53
Pass-By 186 25.0 14 14 28 25.0 8 5 13
Net New 42 41 83 24 16 40
Multifamily Housing (Low-Rise) Not Close to Rail Transit
220 Dwelling Units 249 2 2 2 1,671 81 47 128 24 76 100
Residential Total Internal 16.4 14 7 21 16.0 1 15 16
External 67 40 107 23 61 84
Fast Food Restaurant with Drive-Thru 934 1000 SF 2.500 1 1 1 Total 1,169 43 40 83 57 55 112
Internal 19.0 6 10 16 9.6 9 2 11
Restaurant 1 External 37 30 67 48 53 101
Pass-By 468 50.0 19 15 34 50.0 24 27 51
Net New 18 15 33 24 26 50
High Turnover Sit Down Restaurant 932 1000 SF 10.000 1 1 1 Total 1,072 56 35 91 53 43 96
Internal 19.0 7 10 17 9.6 8 1 9
Restaurant 2 External 49 25 74 45 42 87
Pass-By 322 40.0 20 10 30 40.0 18 17 35
Net New 29 15 44 27 25 52
12.500 Total 2,241 99 75 174 110 98 208
Internal 19.0 13 20 33 9.6 17 3 20
Restaurant Total External 86 55 141 93 95 188
Pass-By 789 45.4 39 25 64 45.7 42 44 86
Net New 47 30 77 51 51 102
Total 5,154 253 194 447 168 197 365
Internal 790 19.7 44 44 88 11.0 20 20 40
Total External 4,364 209 150 359 148 177 325
Pass-By 976 25.6 53 39 92 30.5 50 49 99
Net New 3,389 156 111 267 98 128 226
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE, PM adjusted to 20% max.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Pass-by Capture rates are 10% less than the peak hour rates.
Daily Internal Capture rate is average of the AM and PM rates.
Rate (1) or Eqn.
(2)
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Conclusion
The PUD approved maximum total daily trip generation for the proposed development shall not exceed
463 and 467 (AM and PM) two-way peak hour net new trips based on the land use codes in the ITE Trip
Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat approval.
As illustrated in Table 1 the proposed amendment produces 226 and 267 AM and PM peak hour net
new two-way trips respectively, which are under the established trip caps for the PUD.
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Appendix A
Master Concept Plan
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Appendix B
Initial Meeting Checklist (Methodology Meeting)
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Appendix C
Trip Generation Calculations ITE 11th Edition
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Trebilcock Consulting Solutions, PA Page | 17 ITE CodeDescriptionIndependent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing Split220Multifamily Housing (Low-Rise) Not Close to Rail TransitDwelling Units6.7416.4175.310.4010.3122.850.240.5110.4320.550.63221Multifamily Housing (Mid-Rise) Not Close to Rail TransitDwelling Units4.5414.77-46.4637.0010.44-11.610.230.3910.390.340.61223Affordable HousingDwelling Units4.8113.73139.350.3610.2117.210.290.4620.720.640.59822Strip Retail Plaza (<40K)1000 SF54.45142.20229.682.3620.661.840.606.5920.712.720.50932High Turnover Sit Down Restaurant1000 SF107.209.570.559.050.61934Fast Food Restaurant with Drive-Thru1000 SF467.4844.610.5133.030.52Page 717 of 5277
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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 24.000 2 1 2 Total 1,242 73 72 145 34 23 57
Internal 23.4 17 17 34 7.0 2 2 4
Retail 1 External 56 55 111 32 21 53
Pass-By 186 25.0 14 14 28 25.0 8 5 13
Net New 42 41 83 24 16 40
Multifamily Housing (Low-Rise) Not Close to Rail Transit
220 Dwelling Units 249 2 2 2 1,671 81 47 128 24 76 100
Residential Total Internal 16.4 14 7 21 16.0 1 15 16
External 67 40 107 23 61 84
Fast Food Restaurant with Drive-Thru 934 1000 SF 2.500 1 1 1 Total 1,169 43 40 83 57 55 112
Internal 19.0 6 10 16 9.6 9 2 11
Restaurant 1 External 37 30 67 48 53 101
Pass-By 468 50.0 19 15 34 50.0 24 27 51
Net New 18 15 33 24 26 50
High Turnover Sit Down Restaurant 932 1000 SF 10.000 1 1 1 Total 1,072 56 35 91 53 43 96
Internal 19.0 7 10 17 9.6 8 1 9
Restaurant 2 External 49 25 74 45 42 87
Pass-By 322 40.0 20 10 30 40.0 18 17 35
Net New 29 15 44 27 25 52
12.500 Total 2,241 99 75 174 110 98 208
Internal 19.0 13 20 33 9.6 17 3 20
Restaurant Total External 86 55 141 93 95 188
Pass-By 789 45.4 39 25 64 45.7 42 44 86
Net New 47 30 77 51 51 102
Total 5,154 253 194 447 168 197 365
Internal 790 19.7 44 44 88 11.0 20 20 40
Total External 4,364 209 150 359 148 177 325
Pass-By 976 25.6 53 39 92 30.5 50 49 99
Net New 3,389 156 111 267 98 128 226
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE, PM adjusted to 20% max.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Pass-by Capture rates are 10% less than the peak hour rates.
Daily Internal Capture rate is average of the AM and PM rates.
Rate (1) or Eqn.
(2)
ITE Trip Generation – PM Internal Capture Constrained
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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
1 1 1 1 1 0
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 0.0 0.0 0.0 0.0 0.0 0 Office 10.9 25.3 0.0 0.0 0.0
Retail 6.7 3.0 0.0 3.2 0.0 23 Retail 0.0 55.0 0.0 0.5 0.0
Restaurant 30.4 13.7 0.0 3.9 2.9 98 Restaurant 0.0 2.7 0.0 1.2 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 1.5 0.8 15.2 0.0 0.0 76 Residential 0.0 5.8 22.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.4 6.6 0.0 0.0
Total
Entering
Trips
0 34 110 0 24 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 0 0 0 0 0 0 Office 0 0 0 0 0.0
Retail 0 2 0 0 0 2 Retail 34 23 2 2 7.0
Restaurant 0 2 0 1 0 3 Restaurant 110 98 17 3 9.6
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 0 15 0 0 15 Residential 24 76 1 15 16.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 0 2 17 0 1 0 20 Total 168 197 20 20 11.0
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
Constrained Internal Trips
ITE Trip Generation – AM Internal Trips
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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
1 1 1 1 1 0
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 0.0 0.0 0.0 0.0 0.0 0 Office 2.8 0.9 0.0 1.5 0.0
Retail 0.7 10.0 1.4 8.9 1.7 72 Retail 0.0 13.7 0.0 17.8 0.0
Restaurant 1.1 14.7 2.9 6.5 2.5 75 Restaurant 0.0 17.4 0.0 6.2 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
0.0 1.4 1.4 1.5 0.0
Residential 0.9 9.4 4.7 0.0 0.7 47 Residential 0.0 3.5 6.6 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 0.7 2.4 0.0 0.0
Total
Entering
Trips
0 73 99 0 81 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 0 0 0 0 0 0 Office 0 0 0 0 0.0
Retail 0 9 0 8 0 17 Retail 73 72 17 17 23.4
Restaurant 0 14 0 6 0 20 Restaurant 99 75 13 20 19.0
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 3 4 0 0 7 Residential 81 47 14 7 16.4
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 0 17 13 0 14 0 44 Total 253 194 44 44 19.7
Constrained Internal Trips
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
ITE Trip Generation – PM Internal Capture Constrained – PM Internal Trips
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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 24 2 1 2 Total 1,242 73 72 145 34 23 57
Internal 51.7 37 38 75 7.0 2 2 4
Retail 1 External 36 34 70 32 21 53
Pass-By 186 25.0 0 0 0 25.0 8 5 13
Net New 36 34 70 24 16 40
Multifamily Housing (Low-Rise) Not Close to Rail Transit
220 Dwelling Units 249 2 2 2 1,671 81 47 128 24 76 100
Residential
Total Internal 35.9 30 16 46 16.0 1 15 16
External 51 31 82 23 61 84
Fast Food Restaurant with Drive-Thru 934 1000 SF 2.500 1 1 1 Total 1,169 43 40 83 57 55 112
Internal 40.8 14 20 34 9.6 9 2 11
Restaurant 1 External 29 20 49 48 53 101
Pass-By 468 50.0 15 10 25 50.0 24 27 51
Net New 14 10 24 24 26 50
High Turnover Sit Down Restaurant 932 1000 SF 10.000 1 1 1 Total 1,072 56 35 91 53 43 96
Internal 40.8 15 22 37 9.6 8 1 9
Restaurant 2 External 41 13 54 45 42 87
Pass-By 322 40.0 17 5 22 40.0 18 17 35
Net New 24 8 32 27 25 52
12.500 Total 2,241 99 75 174 110 98 208
Internal 40.8 29 42 71 9.6 17 3 20
Restaurant
Total External 70 33 103 93 95 188
Pass-By 789 45.6 32 15 47 45.7 42 44 86
Net New 38 18 56 51 51 102
Total 5,154 253 194 447 168 197 365
Internal 1,389 43.0 96 96 192 11.0 20 20 40
Total External 3,765 157 98 255 148 177 325
Pass-By 976 18.4 32 15 47 30.5 50 49 99
Net New 2,790 125 83 208 98 128 226
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE, No Adjustment
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Pass-by Capture rates are 10% less than the peak hour rates.
Daily Internal Capture rate is average of the AM and PM rates.
Rate (1) or Eqn.
(2)
ITE Trip Generation – PM Internal Capture Un-constrained
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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
1 1 1 1 1 0
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 0.0 0.0 0.0 0.0 0.0 0 Office 10.9 25.3 0.0 0.0 0.0
Retail 6.7 3.0 0.0 3.2 0.0 23 Retail 0.0 55.0 0.0 0.5 0.0
Restaurant 30.4 13.7 0.0 3.9 2.9 98 Restaurant 0.0 2.7 0.0 1.2 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 1.5 0.8 15.2 0.0 0.0 76 Residential 0.0 5.8 22.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.4 6.6 0.0 0.0
Total
Entering
Trips
0 34 110 0 24 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 0 0 0 0 0 0 Office 0 0 0 0 0.0
Retail 0 2 0 0 0 2 Retail 34 23 2 2 7.0
Restaurant 0 2 0 1 0 3 Restaurant 110 98 17 3 9.6
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 0 15 0 0 15 Residential 24 76 1 15 16.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 0 2 17 0 1 0 20 Total 168 197 20 20 11.0
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
Constrained Internal Trips
ITE Trip Generation – AM Internal Trips
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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
1 1 1 1 1 0
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 0.0 0.0 0.0 0.0 0.0 0 Office 5.8 2.0 0.0 3.2 0.0
Retail 1.4 20.9 2.9 18.7 3.6 72 Retail 0.0 28.7 0.0 37.3 0.0
Restaurant 2.3 30.8 6.0 13.5 5.3 75 Restaurant 0.0 36.5 0.0 13.0 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
0.0 2.9 3.0 3.2 0.0
Residential 1.9 19.7 9.9 0.0 1.4 47 Residential 0.0 7.3 13.9 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.5 5.0 0.0 0.0
Total
Entering
Trips
0 73 99 0 81 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 0 0 0 0 0 0 Office 0 0 0 0 0.0
Retail 0 20 0 18 0 38 Retail 73 72 37 38 51.7
Restaurant 0 30 0 12 0 42 Restaurant 99 75 29 42 40.8
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 0 7 9 0 0 16 Residential 81 47 30 16 35.9
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 0 37 29 0 30 0 96 Total 253 194 96 96 43.0
Constrained Internal Trips
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
ITE Trip Generation – PM Internal Capture Un-constrained – PM Internal Trips
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200010CALC COR @ NW CORDATE:PROJECT NO.FILE NO.SCALE:SHEET NUMBERREVISIONS
DESCRIPTIONDATE JOHNSON ENGINEERING, INC.2350 STANFORD COURTNAPLES, FLORIDA 34112PHONE: (239) 434-0333E.B. #642 & L.B. #64202/202420247016-00029-48-271"=80'1SECTION 29, TOWNSHIP 48 SOUTH, RANGE 27 EAST
COLLIER COUNTY, FLORIDA
5-24 refernce Marketable Record Title Act
BOUNDARY SURVEY
A PORTION OF “”Page 747 of 5277
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Page 750 of 5277
PROPERTY OWNERSHIP DISCLOSURE FORM
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
HAA Capital, LLC 100%
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 1 of 3
Page 751 of 5277
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
5/17/2022
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
Page 752 of 5277
Date of option: _________________________
Date option terminates: __________________, or
Anticipated closing date: ________________
AFFIRM PROPERTY OWNERSHIP INFORMATION
Any petition required to have Property Ownership Disclosure, will not be accepted without this form.
Requirements for petition types are located on the associated application form. Any change in ownership whether
individually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier County
immediately if such change occurs prior to the petition’s final public hearing.
ƐƚŚĞĂƵƚŚŽƌŝnjĞĚĂŐĞŶƚͬĂƉƉůŝĐĂŶƚĨŽƌƚŚŝƐƉĞƚŝƚŝŽŶ͕/ĂƚƚĞƐƚƚŚĂƚĂůůŽĨƚŚĞŝŶĨŽƌŵĂƚŝŽŶŝŶĚŝĐĂƚĞĚŽŶƚŚŝƐĐŚĞĐŬůŝƐƚŝƐ
ŝŶĐůƵĚĞĚŝŶƚŚŝƐƐƵďŵŝƚƚĂůƉĂĐŬĂŐĞ͘/ƵŶĚĞƌƐƚĂŶĚƚŚĂƚĨĂŝůƵƌĞƚŽŝŶĐůƵĚĞĂůůŶĞĐĞƐƐĂƌLJƐƵďŵŝƚƚĂůŝŶĨŽƌŵĂƚŝŽŶŵĂLJ
ƌĞƐƵůƚŝŶƚŚĞĚĞůĂLJŽĨƉƌŽĐĞƐƐŝŶŐƚŚŝƐƉĞƚŝƚŝŽŶ͘
____________________________________________ ____________
Agent/Owner Signature Date
____________________________________________
Agent/Owner Name (please print)
ΎdŚĞĐŽŵƉůĞƚĞĚĂƉƉůŝĐĂƚŝŽŶ͕ĂůůƌĞƋƵŝƌĞĚƐƵďŵŝƚƚĂůŵĂƚĞƌŝĂůƐ͕ĂŶĚĨĞĞƐƐŚĂůůďĞƐƵďŵŝƚƚĞĚƚŽ͗
'ƌŽǁƚŚDĂŶĂŐĞŵĞŶƚŽŵŵƵŶŝƚLJĞǀĞůŽƉŵĞŶƚĞƉĂƌƚŵĞŶƚͮ'DWŽƌƚĂů͗
ŚƚƚƉƐ͗ͬͬĐǀƉŽƌƚĂů͘ĐŽůůŝĞƌĐŽƵŶƚLJĨů͘ŐŽǀͬĐŝƚLJǀŝĞǁǁĞď
YƵĞƐƚŝŽŶƐ͍ ŵĂŝů͗'DĐůŝĞŶƚƐĞƌǀŝĐĞƐΛĐŽůůŝĞƌĐŽƵŶƚLJĨů͘ŐŽǀ
Jessica Harrelson, AICP- Agent
1/10/2023
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 3 of 3
Page 753 of 5277
2055 TRADE CENTER WAY
NAPLES, FL 34108
Current Principal Place of Business:
Current Mailing Address:
2055 TRADE CENTER WAY
NAPLES, FL 34108 US
Entity Name:HAA CAPITAL, LLC
DOCUMENT# L22000054812
FEI Number: 88-0716781 Certificate of Status Desired:
Name and Address of Current Registered Agent:
BROWN, ANTONIO B
2055 TRADE CENTER WAY
NAPLES, FL 34108 US
The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida.
SIGNATURE:
Electronic Signature of Registered Agent Date
Authorized Person(s) Detail :
I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under
oath; that I am a managing member or manager of the limited liability company or the receiver or trustee empowered to execute this report as required by Chapter 605, Florida Statutes; and
that my name appears above, or on an attachment with all other like empowered.
SIGNATURE:
Electronic Signature of Signing Authorized Person(s) Detail Date
FILED
Apr 10, 2023
Secretary of State
9973435018CC
ANTONIO B BROWN MANAGER
04/10/2023
2023 FLORIDA LIMITED LIABILITY COMPANY ANNUAL REPORT
No
Title MGR
Name BROWN, ANTONIO B
Address 2055 TRADE CENTER WAY
City-State-Zip: NAPLES FL 34108
Title MGR
Name FERSZT, HENRY
Address 2055 TRADE CENTER WAY
City-State-Zip: NAPLES FL 34108
Page 754 of 5277
HAA CAPITAL, LLC
Nian Corpora�on, Inc. 8.25%
Inmobiliaria e Inversiones Futuro S.A. 3.75%
Cochabamba Holdings LLC 5.25%
Dhan Holdings, LLC 8.00%
Modelo Sisters LLC 10.40%
Francisco Manuel Fernández Jimenez 3.30%
Burnkey Capital LLC 3.40%
Oruro Inv. LLC 9.00%
Terebinto Invest LLC 8.00%
Inversiones Mango SPA 7.00%
Ricardo Lopez 3.33%
Rentas E Inmobiliaria San Agus�n Ltda 1.75%
Clis Holding Group LLC 5.00%
Inversiones Pyatcap SpA 2.60%
Florida Investments LLC 4.20%
Carlos Hugo Alberto Flores 8.35%
Mater Family LLC 2.08%
Nicole Ferszt Or�z 2.00%
Alan Ferszt Or�z 0.00%
Carlos Javier Storelli 0.84%
Inversiones MG SpA 0.84%
Magane Capital Ltd. 1.66%
David George Camus 1.00%
Page 755 of 5277
Legal Name of memberRepresented by% FULL NAME % FULL NAME % FULL NAME % FULL NAMENian Corporation IncAntonio Brown100% Antonio BrownInmobiliaria e Inversiones Futuro S.A.Cristian Osvaldo Bianchi Monasterio99%% Cristian O. Bianchi 0,1% Camila AlvarezCochabamba Holdings LLCDr.Med.Univ. Arnold Pollak100% Arnold Pollak Dhan HoldingsHenry Ferszt, Dalba Ferszt10% Henry Ferszt 30% Dalba Ortiz 30% Alan Ferszt 30% Nicole FersztModelo Sisters LLCCesar Cuadros50% Cesar Cuadros 25 Valeria Cuadros 25% Francias CuadrosFrancisco Manuel Fernández JimenezN/ABurnkey Capital LLCRoland Hauber50% Roland Hauber 50% Peter StarlingOruro Inv. LLCTonchi Eterovic40% Tonchi Eterovic 40% Marcela Biggemann 10% Mirko Eterovic 10% Damir EterovicTerebinto Invest LLCGonzalo Raul Vargas34% Gonzalo R. Vargas 34% María Y. Aragón 16% Pamela Vargas 16% Cinthya VargasInversiones Mango SPAOswaldo Cerda40% Oswaldo Cerda Contreras 30% Leonardo Cerda Espinosa 30% Antonia Cerda EspinosaRicardo LopezN/ARentas E Inmobiliaria San Agustín LtdaJuan Eduardo Irarrazaval99,9% Juan Eduardo Irarrázaval Comandari 0,1% Magdalena Cattina Montero BrunneClis Holding Group LlcClaudia Velez50% Claudia Velez 50% Luis VelezInversiones Pyatcap SpAMark Thiermann Yoemans50% Mark Thiermann 50% Phillip ThiermannFlorida Investments LLCAbel Lipszyc50% Abel Lipszic 50% SILVIA GAWIANSKICarlos Hugo Alberto FloresN/AMater Family LLCLuz Gloria Torres Riesco25% Luz Gloria Torres Riesco 25% Sofía I. HOlzmann Torres 25% María J. Holzmann Torres 25% Martín A. Holzmann TorresNicole Ferszt OrtizN/ACarlos Javier StorelliN/AInversiones MG SpAMarcelo Gago100% Marcelo GagoMagane Capital Ltd.Marcelo Gago25% Francisco Eduardo Gago 25% MArcelo Gago 25% Natalia Gago 25% Enrique GagoDavid George CamusN/A1234Page 756 of 5277
Page 757 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
1
EXHIBIT A
LEGAL DESCRIPTION
Legal Description:
(Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of the
Northwest 1/4 of Section 29, Township 48 South, Range 27 East, less the north 100 feet thereof previously
dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking Records in Official
Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE 1/4 of the NW 1/4 of Section 29,
Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State Highway
purposes, Collier County, Florida. More particularly described as follows: Commence at the North 1/4 Corner of
said Section 29; thence South 02°22'23" East, along the east line of the Northwest 1/4 of said Section 29, for a
distance of 100.04 feet, to a point on the Southerly Right-of-Way line of State Road #846 (lmmokalee Road) and
the POINT OF BEGINNING of the herein described parcel; thence continuing, South 02°22'23" East, along the
said East line, for a distance of 88.99 feet; thence South 86°00'23" West, for a distance of 328.55 feet; thence
North 03°59'37" West, for a distance of 10.00 feet; thence South 86°00'23" West, for a distance of 342.35 feet;
thence South 03°59'37" East, for a distance of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24
feet; thence North 03°59'37" West, for a distance of 20.06 feet; thence South 86°00'23" West, for a distance of
505.83 feet; thence North 02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4
of the Northwest 1/4 of said Section 29; to a point on said Southerly Right-of-Way Line; thence North 86°00'23"
East, along said Southerly Right-of-Way Line, for a distance of 1,286.29 feet, to the POINT OF BEGINNING,
Containing 2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
Page 758 of 5277
APPLICANT CONTACT INFORMATION
State: ZIP: City:
Cell:
Name of Applicant(s):
Address:
Telephone:
E-Mail Address:
Address of Subject Property (If available):
City: State: ZIP:
PROPERTY INFORMATION
Section/Township/Range: /
Lot: Block:
/
Subdivision:
Metes & Bounds Description:
Plat Book: Page #: Property I.D. Number:
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Package Treatment Plant
e.Septic System
Provide Name:
(GPD Capacity):
Type:
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
Provide Name:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Private System (Well)
Total Population to be Served:
Peak and Average Daily Demands:
A.Water-Peak:
B.Sewer-Peak:
Average Daily:
Average Daily:
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
Page 759 of 5277
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage
treatment process to be used as well as a specific statement regarding the method of affluent and sludge
disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from
tests prepared and certified by a professional engineer. Attach additional pages if necessary.
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement
shall also include an agreement that the applicable system development charges and connection
fees will be paid to the County Utilities Division prior to the issuance of building permits by the
County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the
pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
Page 760 of 5277
A = Type of Unit B = Number
of Units
C = Population per
Unit
D = Total Population
(B x C)
E = Per Capita Flow
(gpd)
F = Total Average
Daily Flow (gpd)
(D x E)
G = Peak hour flow
(gpm)
Residential*129 2.5 323 100 32,250 86
Commercial**504 100 50,403 135
Institutional**27 100 2,725 7
854 100 85,378 228
**Use population equivalent based on average daily flow.
Peak Factor =18 + (P)1/2
4 + (P)1/2
P=0.854 (total population / 1000)
Peak Factor (PF) =3.8
Note: Peak factor calculation per 10 State Standards.
TOTAL
*100 gal/day per person and 2.5 people per household = 250 GPD per residential unit per Collier County Design Criteria, Part 2 "Wastewater Collection and Transmission Systems"
Project Capacity - MIXED USE (ORIGINAL PUD)
Page 761 of 5277
A = Type of Unit B = Number of Units C = Population per
Unit
D = Total Population
(B x C)
E = Per Capita Flow
(gpd)
F = Total Average Daily
Flow (gpd)
(D x E)
G = Peak hour
flow (gpm)
Residential*249 2.5 623 100 62,250 168
Commercial**100 100 10,000 27
Institutional**0 0 0 0
723 0 72,250 195
**Use population equivalent based on average daily flow.
Peak Factor =18 + (P)1/2
4 + (P)1/2
P=0.723 (total population / 1000)
Peak Factor (PF) =3.9
Note: Peak factor calculation per 10 State Standards.
Project Capacity - UPDATED PUD
TOTAL
*100 gal/day per person and 2.5 people per household = 250 GPD per residential unit per Collier County Design Criteria, Part 2 "Wastewater Collection and
Transmission Systems"
Page 762 of 5277
A = Type of Unit B = Number of Units C = Population
per Unit
D = Total Population
(B x C)
E = Per Capita Flow
(gpd)
F = Total Average Daily Flow
(gpd)
(D x E)
G = Peak hour flow
(gpm)
Residential*120 2.5 300 100 30,000 81
Commercial**100 100 -40,403 -109
Institutional**0 0 -2,725 -7
723 0 -13,128 -35
**Use population equivalent based on average daily flow.
Peak Factor =18 + (P)1/2
4 + (P)1/2
P=0.723 (total population / 1000)
Peak Factor (PF) =3.9
Note: Peak factor calculation per 10 State Standards.
Average Daily (gpd)-18379
Peak(gpd)-23893
Project Capacity - Delta
TOTAL
*100 gal/day per person and 2.5 people per household = 250 GPD per residential unit per Collier County Design Criteria, Part 2 "Wastewater Collection and Transmission
Systems"
Water
Page 763 of 5277
NC Square Mixed-Use Overlay
GMPA-PL20230017980
June 24, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
NC SQUARE MIXED-USE OVERLAY
LEVEL OF SERVICE ANALYSIS
EXHIBIT V.E.1.a
The subject site is comprised of two (2) parcels, collectively 24.4-acres in size, and is located at the southwest
quadrant of the Immokalee Road and Catawba Street intersection, in Section 29, Township 48 South and Range
27 East. The intent of this Small-Scale Growth Management Plan Amendment (SSGMPA) is to request a site-
specific text amendment to the NC Square Mixed-Use Overlay. The SSGMPA seeks to reduce the permitted
commercial square footage from 44,400 square feet to 36,500 square feet of gross floor area, increase
residential dwelling units from a maximum of 129 units to a maximum of 249 residential rental units, for an
overall density of 9 dwelling units per acre (a total increase of 120 dwelling units), and remove the 12,000 SF
daycare use.
Of the total dwelling units, 15% of all units constructed will be rented to households whose incomes are up to
and including 80% of the Area Median Income (AMI) for Collier County and 15% of all units constructed will be
rented to households whose incomes are up to and including 100% of the AMI for Collier County and the
corresponding rent limits.
Summary of Existing Use:
The existing site is undeveloped but is entitled to a maximum of 129 residential dwelling units, 44,400 SF of
commercial land uses and a 12,000 daycare (limited to 250 students).
Summary of Proposed Use:
The site will be developed with a maximum of 249 multi-family residential units and up to 36,500 square feet of
commercial land uses.
The Level of Services Analysis outlines the development’s impacts on public facilities including, potable water,
sanitary sewer, drainage, parks, schools, roadways, fire/EMS and solid waste for the increase in residential units
only (an overall increase of 91 multi-family units).
The Collier County 2023 Annual Update and Inventory Report / Capital Improvement Element (2023 AUIR/CIE)
was utilized to analyze the Level of Service.
* Non-residential development is excluded from level of service calculations as it does not directly facilitate
population growth.
Page 764 of 5277
NC Square Mixed-Use Overlay
GMPA-PL20230017980
June 24, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Potable Water
The site is located within the Collier County Water Sewer District’s Regional potable water service area.
Project Capacity – Residential
Estimated Potable Water Demand
A = Type of
Unit
B = Number
of Units
C =
Population
per Unit
D = Total
Population
(B x C)
E = Per
Capita Flow
(gpcd)
F = Total
Average
Daily Flow
(gpd)
(D x E)
Maximum
Daily Flow
(GPD)
(F x 1.3)
Residence 120 2.5 300 130 39,000 50,700
As calculated above, the proposed additional potable water demand will not cause any LOS issues within the 5-
year planning horizon.
Data Source: Collier County 2023 AUIR/CIE
Sanitary Sewer
The site is located within the Collier County Water Sewer District service area (North Collier Wastewater Service
Area).
Project Capacity – Residential
Estimated Wastewater Water Demand
A = Type of
Unit
B = Number
of Units
C =
Population
per Unit
D = Total
Population
(B x C)
E = Per
Capita Flow
(gpcd)
F = Total
Average
Daily Flow
(gpd)
(D x E)
Maximum
Daily Flow
(gpd)
(F x 1.21)
Residence 120 2.5 300 90 27,000 32,670
As calculated above, the proposed additional sanitary sewer demand will not cause any LOS issues within the 5-
year planning horizon.
Data Source: Collier County 2023 AUIR/CIE
Page 765 of 5277
NC Square Mixed-Use Overlay
GMPA-PL20230017980
June 24, 2024
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Surface Water Management (Drainage)
The NC Square Mixed-Use Overlay/MPUD is a mixed-use project that will consist of both residential and non-
residential uses. The stormwater management system will be designed to Collier County and SFWMD standards.
The site will provide required pre-treatment and wet detention ponds will provide required water quality and
quantity prior to discharging to the on-site wetlands.
Arterial and Collector Roads
Please refer to the Traffic Impact Statement, prepared by Trebilcock Consulting Solutions, for the development’s
projected impact(s) on the adjacent roadways and Level of Service standards.
Solid Waste
According to the Collier County 2023 AUIR, currently, there is an existing landfill capacity of 12,665,407 tons,
and a ten-year landfill capacity requirement of 3,088,013 tons. Based on historical data trends and population
growth, the estimated life of the landfill is 37 years. The existing landfill capacity is adequate to accommodate
the additional tons per capita generated by the proposed project.
120 dwelling units x 2.5 pph x 0.67 tons per capita = 201 tons/year
The proposed additional solid waste demand will not cause any LOS issues within the 5-year planning horizon.
Data Source: Collier County 2023 AUIR/CIE
Parks: Community and Regional
Applicable impact fees will be paid based on the proposed residential dwelling units to offset any impacts to
public parks/facilities. The level of service is not significantly or adversely impacted by the proposed build-out
of the development.
Public Schools
Public school impact fees will be paid based on the proposed residential dwelling units to offset any impacts to
school population and/or facilities. The level of service is not significantly or adversely impacted by the proposed
build-out of the development.
Fire and EMS
The subject site is located within the Greater Naples Fire District. The nearest fire/EMS stations are located
within a 3-mile radius from the site; Refer to the Public Facilities Map for reference (Exhibit V.E.2). Impact fees
will be paid based on the proposed residential dwelling units to offset any impacts to emergency services. The
level of service for fire and EMS facilities is not significantly or adversely impacted by the proposed build-out.
Page 766 of 5277
Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [¥] type of application request (one only):
[ ] School Capacity Review [ ] Exemption Letter
[ ] Concurrency Determination [ ] Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
_________________________________________________________________________________________________________________________
I. Project Information:
Project Name:___________________________________________ Municipality:_________________________________
Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________
Location/Address of subject property: ____________________________________________________ (Attach location map)
Closest Major Intersection: _______________________________________________________________________________
II. Ownership/Agent Information:
Owner/Contract Purchaser Name(s): _____________________________________________________________________
Agent/Contact Person: ________________________________________________________________________________
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: _____________________________________________________________________________________
Telephone#: _____________________________ Fax: _________________________Email_________________________
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
_____________________________________________________ _____________________________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III.Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation: Proposed Land Use Designation:
Current Zoning: Proposed Zoning:
Project Acreage:
Unit Type:SF MF MH C G
Total Units Currently Allowed by Type:
Total Units Proposed by Type:
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:___________________________
NC Square MPUD Collier County
00214000003 and 00214160008
SW corner of Immokalee Rd and Catawba St
±3.4 miles east of the Collier Boulevard/ Immokalee Road intersection
HAA Capital, LLC
Jessica Harrelson, AICP - Peninsula Engineering
2600 Golden Gate Parkway
239-403-6751 jharrelson@pen-eng.com
1.10.2024
Mixed Use Mixed Use
NC Square MPUD NC Square MPUD
129
220
✔
Page 767 of 5277
Immokalee RD
No Name
LN
T w i n e a g l e s B L V D
FiveOaksLN
Catawba STPeregri
n
e
C
T
T w i n e a g l e s B L V D
¯8th ST NW6th ST NWWildwood BLVD4th ST NW5th A VE NW
24th A VE NW
7th AVE NW
Jung BLVD W
20th AVE NW
I m m o k a l e e R D
5thSTNW14th AVE NW
10th AVE NW
9thSTNWMassey STPlateau RDWolfe RD Talon DRPilot CIR
Somer
s
e
t
P
L Rivers RDKeri Island RDRock RDMoulder DRQuarry DR0800400
Feet
HAA CAPITAL, LLC AERIAL LOCATION MAP
Date Saved: 12/15/2023
NOTES:
EXHIBIT DESC:CLIENT:PROJECT:
NC SQUARE MIXED USE OVERLAY/
NC SQUARE MPUD
LOCATION:
SOUTHt ^d CORNER OF RICHARDS
STAND IMMOKALEE RD
SOURCES: COLLIER COUNTY GIS (2023)
P:\Active_Projects\P-NCSQ-002\003-NC_Square_Planning\Drawings\GIS\PDFS\2023-12-15_Aerial_Location_Map.mxd
2600 Golden Gate Parkway
Naples, FL 341005
Legend
Subject Property: +/-24.4-acres
SUBJECT PROPERTY
Page 768 of 5277
ORDINANCE NO. 2021- 1 8
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM THE
RURAL AGRICULTURAL ZONING DISTRICT WITHIN
THE MOBILE HOME OVERLAY AND THE RURAL
FRINGE MIXED USE DISTRICT OVERLAY-RECEIVING
LANDS TO THE MIXED USE PLANNED UNIT
DEVELOPMENT (MPUD) WITHIN THE RURAL FRINGE
MIXED USE DISTRICT OVERLAY-RECEIVING LANDS
FOR A PROJECT KNOWN AS NC SQUARE MPUD, TO
ALLOW UP TO 44,400 SQUARE FEET OF COMMERCIAL
USES, A 12,000 SQUARE FOOT DAYCARE, AND A
MINIMUM OF 120 AND MAXIMUM OF 129 DWELLING
UNITS WITH AN AFFORDABLE HOUSING
AGREEMENT. THE PROPERTY IS LOCATED AT THE
SOUTHWEST CORNER OF IMMOKALEE ROAD AND
CATAWBA STREET APPROXIMATELY 1.6 MILES WEST
OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP
48 SOUTH, RANGE 27 EAST, COLLIER COUNTY,
FLORIDA, CONSISTING OF 24.4± ACRES; AND BY
PROVIDING AN EFFECTIVE DATE. (PL20180002234)
WHEREAS, Jessica Harrelson of Davidson Engineering and Noel Davies, Esquire of
Quarles & Brady, P.A., representing Immokalee Square, LLC, petitioned the Board of County
Commissioners to change the zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
19-CPS-01870/1616165/1]194
NC Square PUDZ/PL20180002234 Page 1 of 2
3/24/21
Page 769 of 5277
SECTION ONE:
The zoning classification of the herein described real property located in Section 29,
Township 49 South, Range 27 East, Collier County, Florida, is changed from a Rural
Agricultural Zoning District within the Mobile Home Overlay and the Rural Fringe Mixed Use
District Overlay-Receiving Lands to the Mixed Use Planned Unit Development (MPUD) Zoning
District within the Rural Fringe Mixed Use District Overlay-Receiving Lands for a project
known as the NC Square MPUD, in accordance with Exhibits A through F, attached hereto and
incorporated herein and by reference made part hereof. The appropriate zoning atlas map or
maps, as described in Ordinance Number 04-41, as amended, the Collier County Land
Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2021-17 becomes
effective.
PASSED AND DULY ADOPTED by super-majority
Apr :
vote of the Board of County
Commissioners of Collier County, Florida, this JR day of it p r ; I 2021.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER OUNTY, FLORIDA
towidtAdsA eiuutac k BY:
i Attest as to Chairnian's Deputy Clerk P aylo hairman
signature only.
Appr ved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments: This ordinance filed with the
Exhibit A -List of Permitted Uses sear-tory of S tz's Offic,,a_
ti_c
Exhibit B -Development Standards Q of Gr bi'1
Exhibit C-Master Plan and acknowfe l<ern it thfit
Exhibit D-Legal Description filin. received this `4--- d=y
Exhibit E-List of Deviations of
Exhibit F - List of Developer Commitments 41;D cury C a i
19-CPS-01870/1616165/1]194
NC Square PUDZ/PL20180002234 Page 2 of 2
3/24/21
Page 770 of 5277
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of the NC Square MPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land Development
Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan
SDP) or Plat.
MAXIMUM INTENSITY:
A minimum of 120 residential units, not to exceed a maximum of 129 residential units, 44,400 square
feet of commercial land uses and a 12,000 square feet day care, limited to 250 students, shall be
permitted within this MPUD. The uses are subject to the trip cap identified in Exhibit F of this MPUD.
Residential density shall be subject to an Affordable Housing Agreement between the Owner and Collier
County.
PERMITTED USES:
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or
in part,for other than the following:
A. PRINCIPAL USES—COMMERCIAL TRACT:
All permitted principal and conditional uses listed within the C-1 'Commercial Professional and
General Office District' through the C-2 'Commercial Convenience District', and the following
limited uses, permitted within the C-3 'Commercial Intermediate District':
1. Amusement and recreation services, indoor (SIC 7999 martial arts, yoga and gymnastics
instruction, gymnastic schools, and recreation involving physical fitness exercise only)
2. Animal specialty services, except veterinary(SIC 0752, excluding outside kenneling)
3. Apparel and accessory stores(SIC 5611-5699)with 5,000 square feet or less of gross floor area
in the principal structure
4. Auto and home supply stores (SIC 5531) with 5,000 square feet or less of gross floor area in
the principal structure
5. Business associations (SIC 8611)
6. Business services — miscellaneous (SIC 7389, except auctioneering service, automobile
recovery, automobile repossession, batik work, bondspersons, bottle exchanges, bronzing,
cloth cutting, contractors' disbursement, cosmetic kits, cotton inspection, cotton sampler,
directories-telephone, drive-away automobile, exhibits-building, filling pressure containers,
field warehousing, fire extinguisher, floats-decoration, folding and refolding, gas systems,
bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol
of electric transmission or gas lines, pipeline or powerline inspection, press clipping service,
process serving services, recording studios, repossession service, rug binding, salvaging of
damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery,
NC Square MPUD PUDZ-
PL20180002234
March 24, 2021
Page 771 of 5277
sponging textiles, swimming pool cleaning, tape slitting, tax collection agencies, texture
designers, textile folding, tobacco sheeting,window trimming, and yacht broker)
7. Drug stores (SIC 5912)
8. Eating places (SIC 5812) with 6,000 square feet or less in gross floor area in the principal
structure.
9. Essential services, subject to LDC Section 2.01.03
10. Food stores (SIC 5411-5499, except poultry dealers) with greater than 5,000 square feet or
less of gross floor area in the principal structure
11. General merchandise stores (SIC 5331-5399, except salvage stores and surplus stores) with
5,000 square feet or less of gross floor area in the principal structure
12. Health services, offices and clinics (SIC 8011-8049, 8071, 8092, 8099, except for blood banks,
blood donor stations, plasmapheresis centers and sperm banks)
13. Home furniture and furnishings stores(SIC 5713-5719)with 5,000 square feet or less of gross
floor area in the principal structure
14. Household appliance stores(SIC 5722)with 5,000 square feet or less of gross floor area in the
principal structure
15. Insurance carriers, agents and brokers (SIC 6311-6399, except health insurance for pets,
6411)
16. Laundries, family and commercial (SIC 7211)
17. Membership organizations, miscellaneous (SIC 8699)
18. Musical instrument stores (SIC 5736) with 5,000 square feet or less of gross floor area in the
principal structure
19. Paint stores (SIC 5231) with 5,000 square feet or less of gross floor area in the principal
structure
20. Personal services, miscellaneous (SIC 7299 - babysitting bureaus, clothing rental, costume
rental, dating service, debt counseling, depilatory salons, diet workshops, dress suit rental,
electrolysis, genealogical investigation service, and hair removal only)with 5,000 square feet
or less of gross floor area in the principal structure
21. Personnel supply services (SIC 7361 and 7363)
22. Physical fitness facilities (SIC 7991; 7911, except discotheques)
23. Political organizations (SIC 8651)
24. Radio,television and consumer electronics stores (SIC 5731) with 5,000 square feet or less of
gross floor area in the principal structure
25. Repair services—miscellaneous(SIC 7629-7361,7699-bicycle repair, binocular repair,camera
repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture
framing, and pocketbook repair only)
26. Retail nurseries, lawn and garden supply stores (SIC 5261) with 5,000 square feet or less of
gross floor area in the principal structure.
27. Retail services - miscellaneous (SIC 5921-5963 except pawnshops and building materials,
5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments,
swimming pools,tombstones and whirlpool baths)with 5,000 square feet or less of gross floor
area in the principal structure
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28. Vocational schools (SIC 8243-8299, except automobile driving instruction, charm schools,
charm and modeling finishing schools, flying instruction, hypnosis schools, survival schools
and truck driving schools. Music and drama schools shall be limited to 60 decibels audible
from outside.)
B. PROHIBITED USES—COMMERCIAL TRACT
1. Gasoline service stations (SIC 5541)
2. Stand-alone drive-through restaurants (SIC 5812)
3. Homeless shelters
4. Soup kitchens
C. ACCESSORY USES—COMMERCIAL TRACT
1. Outdoor playground associated with Child Care Services(not to exceed 5,000 square feet)
2. Accessory uses and structures customarily associated with the permitted principal uses
and structures
D. PERMITTED USES- RESIDENTIAL TRACT
1. Multi-Family dwellings
2. Townhouse dwellings
3. Model homes/model sales or leasing offices
4. Any other principal use which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing
Examiner by the process outlined in the LDC
E. ACCESSORY USES—RESIDENTIAL TRACT
1. Accessory uses and structures customarily associated with the permitted principal uses
and structures, including, but not limited to:
a. Recreational facilities, such as swimming pools and playgrounds
b. Garages
c. Screened enclosures
F. PERMITTED USES—PRESERVE TRACT
1. Preservation
2. Water management, as allowed by the LDC
3. Passive uses, as per LDC requirements
4. Uses subject to LDC section Allowable uses within County required preserves
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EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these development standards
tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC
in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
COMMERCIAL DEVELOPMENT STANDARDS
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 square feet N/A
MINIMUM LOT WIDTH 100 feet N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW 50 feet 25 feet
From Catawba Street ROW 50 feet 20 feet
From the Western Commercial Tract Boundary 30 feet 15 feet
From Southern PUD Boundary 30 feet 15 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
15 feet 15 feet
Measured from back of curb)
Lakes (measured from the Lake Maintenance 5 feet 5 feet
Easement)
Preserve 25 feet 10 feet
MINIMUM DISTANCE BETWEEN STRUCTURES
10 feet 10 feet
MAXIMUM HEIGHT
Zoned 35 feet 35 feet
Actual 42 feet 42 feet
MINIMUM FLOOR AREA N/A N/A
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is
expressly stated in a list of deviations.
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TABLE II
RESIDENTIAL DEVELOPMENT STANDARDS
TOWNHOUSE MULTI-FAMILY ACCESSORY USES
PER UNIT)
MINIMUM LOT AREA 1,200 square feet N/A N/A
MINIMUM LOT WIDTH 20 feet N/A N/A
MINIMUM LOT DEPTH 50 feet N/A N/A
MINIMUM YARDS (EXTERNAL)
From Immokalee Road ROW 200 feet 200 feet 25 feet
From Eastern Residential Tract Boundary 30 feet 30 feet 20 feet
From Western PUD Boundary 30 feet 30 feet 15 feet
MINIMUM YARDS (INTERNAL)
Internal Drives
15 feet1 15 feet 15 feet
Measured from the back of curb)
Lakes (measured from the Lake 5 feet 5 feet 5 feet
Maintenance Easement)
Preserve 25 feet 25 feet 10 feet
Front 20 feet1 20 feet 10 feet
Side 10 feet 10 feet 10 feet
Rear 10 feet 10 feet 5 feet
MINIMUM DISTANCE BETWEEN 10 feet 25 feet 10 feet
STRUCTURES
MAXIMUM HEIGHT
Zoned 35 feet 40 feet 35 feet
Actual 42 feet 47 feet 42 feet
800 square feet 700 square feet N/A
MINIMUM FLOOR AREA
per unit per unit
1 Townhouse front entry garages shall be setback a minimum of 23 feet from the back of sidewalks.
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless it is
expressly stated in a list of deviations.
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EXHIBIT C
PUD MASTER PLAN
NC Square MPUD PUDZ-
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Page 776 of 5277
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Page 778 of 5277
EXHIBIT D
LEGAL DESCRIPTION
Legal Description:
Official Records Book 5534 Page 851 Collier County, Florida)
The West 1/2 of the Northeast 1/4 of the Northwest 1/4 and the Northeast 1/4 of the Northeast 1/4 of
the Northwest 1/4 of section 29, Township 48 South, Range 27 East, less the north 100 feet thereof
previously dedicated for State Highway purposes and less lands described as Parcel 139 in Order of Taking
records in Official Records Book 3302, Page 3221, all within Collier County, Florida.
Description:
Parcel 139 Order of Taking Records in Official Records Book 3302, Page 3221, Collier County, Florida
A portion of the W 1/2 of the NE 1/4 of the NW 1/4, and the NE 1/4 of the NE1/4 of the NW 1/4 of Section
29, Township 48 South, Range 27 East, Less the North 100 feet thereof, previously dedicated for State
Highway purposed, Collier County, Florida. more particularly described as follows: Commence at the
North 1/4 Corner of said Section 29; thence South 02°22'23" East, along the east line of the Northwest
1/4 of said Section 29,for a distance of 100.04 feet,to a point on the Southerly Right-of-Way line of State
Road #846 (Immokalee Road) and the POINT OF BEGINNING of the herein described parcel; thence
continuing, South 02°22'23" East, along the said East line, for a distance of 88.99 feet; thence South
86°00'23" West,for a distance of 328.55 feet; thence North 03°59'37" West,for a distance of 10.00 feet;
thence South 86°00'23" West, for a distance of 342.35 feet; thence South 03°59'37" East, for a distance
of 19.73 feet; thence South 86°00'23" West, for a distance of 109.24 feet; thence North 03°59'37" West,
for a distance of 20.06 feet; thence South 86°00'23" West, for a distance of 505.83 feet; thence North
02°23'24" West, for a distance of 78.65 feet, along the west line of the Northeast 1/4 of the Northwest
1/4 of said Section 29;to a point on said Southerly Right-of-Way Line; thence North 86°00'23" East, along
said Southerly Right-of-Way Line,for a distance of 1,286.29 feet,to the POINT OF BEGINNING, Containing
2.452 acres, more or less.
Property contains 24.4 acres or 1,062,862 square feet more or less.
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Page 779 of 5277
EXHIBIT E
LIST OF DEVIATIONS
1. Deviation #1 seeks to relief from LDC Section 3.05.07 A.5 "Preservation Standards," which requires
that preserve areas be interconnected within the site, to instead allow two separate preserve areas
that are not connected within the site.
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Page 780 of 5277
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
The purposed of this Section is to set forth the development commitments for the development of this
project.
1. GENERAL
A. Development of this MPUD shall comply with the following requirements and limitations:
i. This MPUD shall provide a minimum of 120 residential dwelling units and a maximum of 129
residential dwelling units, subject to an Affordable Housing Agreement between the Owner
and Collier County.
ii. This MPUD shall be subject to all provisions of the Rural Fringe Mixed Use District Receiving
Lands provisions except as provided in the NC-Square Mixed-Use Overlay of the Future Land
Use Element.
iii. This MPUD shall be developed with a common theme for architecture, signage and
landscaping.
iv. Pedestrian connectivity shall be provided between land uses throughout the MPUD, as well
as to the existing sidewalk on Immokalee Road.
B. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments
until close-out of the PUD. At the time of this PUD approval, the Managing Entity is Immokalee
Square, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a
successor entity, then it must provide a copy of a legally binding document that needs to be
approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity
will be released of their/its obligations upon written approval of the transfer by County staff, and
the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts,
the Managing Entity shall provide written notice to County that includes an acknowledgement
of the commitments required by the PUD by the new owner and the new owner's agreement to
comply with the Commitments through the Managing Entity, but the Managing Entity shall not be
relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing
Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
C. Issuance of a development permit by a county does not in any way create any rights on the part
of the applicant to obtain a permit from a state or federal agency and does not create any liability
on the part of the county for issuance of the permit if the applicant fails to obtain requisite
approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that
result in a violation of state or federal law." (Section 125.022, FS)
D. All other applicable state or federal permits must be obtained before commencement of the
development.
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Page 781 of 5277
E. The developer shall avoid the archaeological site, as depicted on the Conceptual Master Plan. All
clearing within 100 feet of the archeological site shall be monitored by a certified archeologist.
2. TRANSPORTATION
A. Intensity of uses under any development scenario for the PUD is limited to 463 two-way,AM peak
hour trips and 467 two-way, PM peak hour trips based on the use codes in the ITE Manual on trip
generation rates in effect at the time of the application for SDP/SDPA or subdivision plat approval.
3. ENVIRONMENTAL
A. The preservation requirement shall be 40%of the existing native vegetation on-site, not to exceed
25%of the total site acreage. (24.4-acres x 25%= 6.1 acres required)
B. Big Cypress fox squirrel (Sciurus niger avicennia) and Florida black bear (Ursus americanus
floridanus) management plans will be submitted to and approved by Collier County
Environmental Services staff prior to site development plan approval. The management plans
shall follow the Florida Fish and Wildlife Conservation Commission's (FWCC's) most recent
recommended conservation practices for these species,where practicable. Informational posters
for these species will be provided to the construction crew prior to site clearing activities, and the
FWCC's created brochure"A Guide to Living in Bear Country"will be provided to the homeowners
association for distribution to residents at post-construction. Residents will also be provided with
information regarding the use of bear-proof garbage containers.
4. LANDSCAPING
A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation
removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with
native plant materials shall be in accordance with LDC section 3.05.07. In order to provide the
required Type B buffer, a minimum 6-foot-wide landscape buffer reservation located outside of
the preserve will be conveyed by the owner to a homeowner's association or condominium
association at the time of SDP or plat approval. In the event that the preserve does not meet
buffer requirements after removal of exotics and supplemental planting within the preserve,
plantings will be provided in the 6' wide reservation to meet the buffer requirements. The type,
size and number of such plantings, if necessary, will be determined at time of initial SDP or plat
and included on the landscape plans for the SDP or plat.
5. LIGHTING (COMMERCIAL TRACTS)
A. Site lighting shall be Dark Skies compliant, with full cutoff shielding and installed to protect
neighboring properties from direct glare.
NC Square MPUD PUDZ-
PL20180002234
March 24, 2021
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6. UTILITIES
A. The Developer shall provide an 8" water main stub-out at the southeast corner of the eastern
parcel (i.e. southernmost point of the project frontage on Catawba St) at time of project
construction and the Owner shall convey a 15'wide County Utility Easement(CUE)to the Collier
County Water-Sewer District for the stub-out.The CUE shall be conveyed in accordance with the
Collier County Utilities Standards and Procedures Ordinance at no cost to the County or District,
free and clear of all liens and encumbrances, prior to or concurrent with preliminary acceptance
of utilities.
7. MINIMUM PROJECT DENSITY AND INTENSITY
A. A minimum of 25%of the residential units (32 units) and a minimum of 4,900 SF of commercial
area must be constructed to ensure a mixed-use project. No building permits shall be issued on
the remaining 75% of the residential units (97 units) until the minimum commercial square
footage has been issued Certificate of Occupancy.
8. SPECIAL CONDITIONS FOR THE COMMERCIAL TRACT
A. The following limitations shall apply to the principal uses in the Commercial Tract:
i. There shall be no associated repair of vehicles.
ii. The hours of operation for any eating place shall be 5:30 a.m.— 11:00 p.m.
iii. There shall be no outdoor amplified sound,televisions or music.
iv. There shall be no outdoor display of merchandise associated with hardware stores.
9. AFFORDABLE HOUSING
A. As documented in the Affordable Housing Agreement, the developer has agreed to construct 65
owner occupied dwelling units for residents in the "Gap" income category(earning no more than
one hundred forty percent of the median income of Collier County) and 64 units owner occupied
dwelling units for residents in the "Moderate" income category (earning no more than 120% of
the median income of Collier County). Developer shall have the option of swapping up to 20%of
the Gap Units for Moderate Units and vice-versa.
10. WILDFIRE PREVENTION AND MITIGATION PLAN
A. Project Structural Design and Materials
1. Roofs shall be constructed using Class A, B or C fire rated materials. The use of flammable
shakes or shingles are prohibited.
2. Soffits shall be made of non-combustible material or (minimum) %-inch nominal wood
sheathing.
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B. Location/Defensible Space
1. A minimum 25 feet of Defensible Space shall be maintained around the development area.
2. Within Defensible Space:
i. Vegetation shall be thinned and maintained. Tree crowns shall be a minimum of 10
feet apart.
ii. Native plants shall be used.
iii. Trees shall be maintained so that branches are 6 to 10 feet from the ground.
iv. Less flammable plants species shall be used.
v. More flammable plants located within 5 feet of structures shall be removed.
vi. Non-flammable materials shall be used in planting beds within 5 feet of structures.
vii. The Owner, Property Association and/or Homeowner's Association shall be provided
with this Wildfire Prevention and Mitigation Plan and informed of responsibility to
adhere to these requirements at the time of closing.
viii. The Owner, Property Association and/or Homeowner's Association shall be
responsible for these requirements within commons areas and structures.
C. Native Vegetation
South Florida" plants shall be used on slopes adjacent to preserves.
D. Prescribed Burns on Nearby Public Lands
Florida conservation and agricultural lands are heavily mixed with developed areas. This can
increase contact between developed spaces and other land management activities, including
prescribed burning, which is often utilized to return plant nutrients to the soil, to improve
ecological health for conservation lands, to improve wildlife forage, and to reduce forest fuels,
thus reducing the incidence of catastrophic wildland fires. Florida remains a burn-friendly state
and endorses the use of prescribed burning to promote healthy ecosystems and agricultural lands.
Residents in developed areas may experience exposure to light amounts of smoke and ash from
nearby prescribed burning activity.
NC Square MPUD PUDZ-
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Page 784 of 5277
Oil 1r,
01 r
02,
FLORIDA DEPARTMENT Of STATE
RON DESANTIS LAUREL M. LEE
Governor Secretary of State
May 4, 2021
Ms. Teresa Cannon, BMR Senior Clerk II
Office of the Clerk of the Circuit Court
Comptroller of Collier County
3329 Tamiami Trail E, Suite #401
Naples, Florida 34112
Dear Ms. Cannon:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2021-18, which was filed in this office on May 4, 2021.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
Page 785 of 5277
B
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COMMERCIAL
MAJESTIC TRAILS BLVDSUNFLOWER LN
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SECTION A-A
1" = 20'
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BOUNDARY
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SPACE ±20'
EX
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SPACE
±25'
EX
VEGETATION
±60'
EX OPEN SPACE
±32'
EX VEGETATION
30'
EX VEGETATION
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PARKING
STALL
24'
DRIVE AISLE
18'
PARKING
STALL
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S/W
±12'
OPEN
SPACE
VALENCIA TRAILS NC SQUARE APARTMENTS
7.0'5.7'6.0'SECTION B-B
1" = 20'
PROPERTY
BOUNDARY
±18'
EX
BACKYARD
±240'
PRESERVE
15'
EX VEGETATION
18'
PARKING
STALL
24'
DRIVE AISLE
18'
PARKING
STALL
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MEDIAN
18'
PARKING
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DRIVE AISLE
18'
PARKING
STALL
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S/W
±12'
OPEN
SPACE
6.0'VALENCIA TRAILS NC SQUARE APARTMENTS 50'50'50.0'(ZONED HEIGHT)EX POOL DECK
MAJESTIC
TRAILS BLVD
30'30'50.0'(ZONED HEIGHT)LINE OF SIGHT EXHIBIT
NC SQUARE APARTMENTS
September 16, 2024
RANGEWATER NAPLES - LINE OF SIGHT EXHIBIT_1_28587_8E23D9FA.SV$.DWGJ.R.
ENGINEERING
EVANS
N
CROSS SECTION MAP
1" = 200'
Page 786 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Memorandum
Date: November 13, 2024
To: Tim Finn and Parker Klopf
Collier County Growth Management – Zoning Division
From: Jessica Harrelson, AICP
RE: PUDR-PL20230017979 – NC Square Mixed Use PUD
GMPA-PL20230017980 – NC Square Mixed-Use Overlay
A neighborhood information meeting was held on Wednesday, July 24th at 5:30 pm at the Collier County UF/IFAS
Extension, located at 14700 Immokalee Road, Naples, FL 34120.
The following individuals associated with the project team were in attendance:
• Jessica Harrelson, AICP – Peninsula Engineering
• Richard Yovanovich, Esq. – Coleman, Yovanovich, Koester
• Ciprian Malaescu – Trebilcock Consulting Solutions, PA
• Parker Klopf – Collier County
An estimated ±60 people attended the meeting in person (45 signed in) and an estimated ±10 participated via
Zoom.
Jessica Harrelson made a PowerPoint presentation to review the details of the request, and the following
questions were asked:
Speaker 1) Will pickleball and basketball courts be allowed on the property?
Jessica Harrelson: Recreational facilities are allowed as an accessory use on the property
but they have not yet been confirmed.
Speaker 2) Assuming there is a lot of wildlife in the area right now, we have bears and other
animals. What will happen to them?
Jessica Harrelson: We had an environmentalist prepare an environmental assessment.
They will have to through any state-required process and mitigate, as needed, for any
impacts to wildlife.
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Speaker 3) So, is there a place we can see the environmental report?
Jessica Harrelson: Its online, if you received the letter, you can scan the QR code and it
will take you to the website and I have the documents available on there.
Speaker 4) Can you limit the hours of sound coming from there? (Speaker did not come forward
and use the microphone as requested.)
Jessica Harrelson: There is an existing commitment (commercial area)- for any outdoor
amplified sound, it will be limited to 8 am to 10 pm on weekdays and 8 am to 11 pm on
weekends.
Richard Yovanovich: Rich asked the speaker to clarify that she was talking about the
recreational facilities associated with the apartments and not the commercial.
Jessica Harrelson: Jessica clarified for the audience that the question that was asked
was not related to commercial but instead related to recreational facilities within the
residential portion of the project.
Speaker 5) Are there any plans for fencing around this property?
Jessica Harrelson: Not currently at this time. There is an existing wall/fence along the
west on the Valencia Trails property. Not planning any fencing where the preserve is. It
may happen at time of site development, but at this time, no.
Speaker 6) Are there any plans for 24-hour security?
Jessica Harrelson: No, not to my knowledge- not 24-hour security.
Speaker 7) Any security required that you are aware of?
Jessica Harrelson: There are no PUD commitments to provide security. The Collier
County Sheriff's Office is available.
Speaker 8) When was the original PUD put in place?
(Note, speaker was very soft spoken and difficult to understand.)
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Jessica Harrelson: 2021.
And when the original PUD was put in place, it was my understanding that all that was
going to be “here” was commercial property.
Jessica Harrelson: The existing PUD is a mixed-use PUD and there have been no changes
to the residential or commercial tracts (areas).
So, you are telling me the original PUD included residential?
Jessica Harrelson: Yes ma’am.
I’m trying to understand why you are looking to do residential when we have issues
down the block from us that can’t even rent them and they are giving months free to
live there.
Jessica Harrelson: We had a market study completed by a professional firm that
indicates that there is a strong need for additional rentals in Collier County.
Thank you. So, why don’t you put it further east, by the new McDonalds, that was just
built where you have plenty of property there and they can build as much as they
want.
Richard Yovanovich: There is already an approved apartment complex, 400 units, going
into that location.
(someone from the audience speaks out of turn, not using the microphone)
How many units are you planning to put in here?
Jessica Harrelson: Currently, the property is entitled for 129 units and we are requesting
an increase to 249 units.
This is going to be low-income housing, is that right?
Jessica Harrelson: Currently the PUD requires that 100% be affordable housing. With
this rezone request, we are requesting to amend that so that 30% of the units
constructed be affordable housing units.
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
(Speaker made statement about objecting to the project and doesn’t see the need of
increasing residential units.)
Speaker 9) (Resident board member with Valencia Trails.) Can you give an idea of a yield or rent
for the non-affordable rentals?
Richard Yovanovich: The non-affordable units will be what market rate is. We are
probably two years away from actually having units available for rent, so whatever the
going market rate is rentals for a Class A facility is what will be charged for the non-
income restricted units. Just to provide some additional information, the Collier County
median income for a family of four is $104,000 a year. So, for the units that are income
restricted for individuals at the 100% category, you are talking about people whose
family income is over $100,000 a year, which is fire-fighters, teachers, sheriffs deputies
and other people who are pretty much typical employees in Collier County. So, at the
80% threshold, you are talking about $83,000 a year for a family of four. So, again,
teachers, fire fighters, EMT. So that’s the type of people that will be living in the income-
restricted units. The rest of the units will have people making decent livings and paying
market rate rents. And, I don’t know what the market rate rents are going to be but as
of right now you are looking at a 2 bedroom unit at the 100% category you are looking
at $2,348 a month for rent for an income restructured unit at the 100% threshold, and
$1,878 a month at the 80% threshold. For those of you that think this is going to be
Section 8 Housing that you would find in big cities, this is not what you are going to see
on this site. To answer the gentleman’s question about the 400-unit complex that is
being constructed at the Randall Curve, where the McDonalds is, I believe and I think
10% of those units also have income restrictions at similar income levels. Collier County
is experiencing a shortfall for housing for people at the income category we are taking
about. So this is getting approved around Collier County. East of here, west of here and
virtually in the same location as here. I wanted to go through some of the details of the
income levels of the people that are going to be in these income restricted units. One of
the reasons we have this meeting tonight, for the gentleman who raised a question
about what are the amenities going to be, is to get that feedback and take it back to our
client to say there’s a concern about hours and noise related to any outdoor recreational
activities and see if we can make any limitations, including maybe not having certain
outdoor recreational activities. We do these meetings to get your feedback and then
hopefully respond to your questions and concerns. That’s what these neighborhood
information meetings are intended to. I’ll give it back to Jessica.
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Speaker 10) Asked to go back to the Master Plan and then the Location Map. With the outdoor
activities, is there any layout?
Jessica Harrelson: No, the site plan has not yet been finalized. And as Rich mentioned,
we are going to take the feedback tonight and provide that to the design team so that
some of your concerns can be incorporated into the design as can be. And I will say again
there is a significant preserve area to the south which will abut Valencia Trails.
Can you define significant?
Jessica Harrelson: (Uses Master Plan) The southern preserve is just over 3.5-acres give
or take.
Can you give an idea of footage?
Jessica Harrelson: Around 240’.
And you are going to use the existing landscaping that is here, correct?
Jessica Harrelson: Yes, the existing native vegetation will be retained within that area.
If you put a 55’ building somewhere up here, is that something we are going to be able
to see?
Jessica Harrelson: So as part of us moving forward, we will be preparing line-of-sight
drawings/exhibits that will show what you will be seeing from the property from the
south and the west. So our team is working on those as the site plan becomes finalized
so we will have those available at some point.
Is that something that we have to come to you for? Or will you distribute to the people
that are here?
Jessica Harrelson: Yes, I would be happy to distribute those to everyone that is here this
evening. If you signed in and provided your email. I’ve also had contact with John Asher,
with GL Homes.
Two concerns: Are we going to be able to see this thing, the 55’ building, given the
landscape that is there. And I have a concern about where these outdoor activities
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
are going to be. The only other thing to ask, is early on you had talked about the
various landscape buffers. Can you explain?
Jessica Harrelson: 10’ Type A buffers that will be adjacent to Crawford Landscaping are
required to contain trees spaced no more than 30’ on center.
Type B buffer, adjacent to Valencia Trails, along the west is 15’ and 80% opaque and 6’
in height, including a hedge and trees spaced no more than 25’ on center and the hedge
is required to be 10-gallon plants that are 5’ in height at time of planting.
Type ‘D’ buffer along Catawba and Immokalee Road- trees spaced no more than 30 feet
on center and a continuous double row hedge, spaced 3’ on center at least 2’ in height
at time of planting.
Speaker 11) When was the original PUD put into place?
Jessica Harrelson: 2021.
When the original PUD was put into place, it was my understanding that all that was
going to be ‘here’ was commercial. (Speaking about location on the property)
Jessica Harrelson: The existing PUD, a mixed-use PUD, there have been changes to the
location of the commercial and residential tracts.
Are you telling me that the original PUD also included the residential?
Jessica Harrelson: Yes.
Why are you putting more residential here when we have issues down the block from
us, they can’t even rent them and they are giving away three months free to live there.
Jessica Harrelson: We had a market study done, by a professional firm, that indicates
there is a strong demand for additional rentals in Collier County.
Why are you not putting this further east by the new McDonald’s that was just built
where you have plenty of property there and they can build as much as they want
(Randall Curve)?
Richard Yovanovich: There is already an approved apartment complex that is going to
be built there.
(someone from the audience speaks out of turn, not using the microphone)
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Exactly how many units are you planning to put here?
Jessica Harrelson: Currently the property is entitled for 129 units and we are requesting
an increase to 249 units.
Is this going to be low-income housing?
Jessica Harrelson: The current PUD requires that all of the units, 100% of the units, be
affordable housing. With this rezone request, we are requesting to amend that to 30%
of the total units constructed be affordable housing.
Speaker than voiced objection to the project.
Speaker 12) Can you give an idea the per month rental the units will yield?
Richard Yovanovich: The non-affordable units will be market rate units. We are probably
two years away from actually having units available to rent, so whatever the going rate
is for market rate rentals for a Class ‘A’ facility is what will be charged the non-income
restricted units. To provide some additional information, the Collier County median
income for a family of four is $104,000….which is fire fighters, teachers, sheriff deputies,
and other people who are typical employees in Collier County. At the 80% threshold, you
are talking about $83,000/year for a family of four, again, teachers, fire fighters, EMT.
So those are the types of people that will be living in the income-restricted units. People
making decent living will be those paying market rate rents and I don’t know what the
market rate rents are going to be but at a cap at the 100% category for a 2-bedroom
unit, you are going to be paying $2,348 a month rent for the income restricted units and
$1,878 a month at the 80% threshold. So for the people that think this is going to be
Section 8 Housing, that you would find in big cities, that’s not what is being built on this
site. To answer the gentleman’s questions about the 400-unit complex at the Randall
Curve, where the McDonald’s is, I believe 10% of those units because this was approved
several years ago also have income restricted units at similar income levels. Collier
County is experiencing a shortfall of housing for people at the income categories we are
talking about so that is what is being constructed and getting approved throughout
Collier County. East of here. West of here…. One of the reasons we have the meeting
tonight, for the gentleman that raised the question about what the amenities are going
to be, is to take that feedback and take it back to our client and say there’s a concern
about hours and noise related to any outdoor recreational activities and we need to
consider that and get back to the people that spoke who raised that concern and be
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
willing to make any type of limitation like maybe not having certain outdoor recreational
activities. So, that is one of the reasons we do these meetings is to get your feedback
and hopefully respond to your questions and concerns as part of this process. That is
what these neighborhood information meetings are intended to do.
Speaker 13) Is there any layout for outdoor activities?
Jessica Harrelson: No, the site plan has not yet been finalized. And as Rich mentioned,
we are going to take the feedback from tonight and provide that to the design team so
some of your concerns can be incorporated. Again, there’s a significant preserve area to
the south which will abut Valencia Trails.
Can you define significant?
Jessica Harrelson: Yes, the southern preserve is just over 3.5 acres
Can you give us an idea of footage from ‘here to here’?
Jessica Harrelson: Around 240’ at this time.
Do you have any idea if you are going to use the existing landscape material?
Jessica Harrelson: Yes, the existing native vegetation will be retained in that area.
If there’s a building somewhere ‘here’, is that something we’ll be able to see?
Jessica Harrelson: As part of moving forward, we will be preparing line-of-sight exhibits
that will show what you will be seeing from the south and west. Our team is working on
those as the site plan becomes finalized we will have those available.
Is that something we have to come to you for or distribute?
Jessica Harrelson: Yes, I would be happy to distribute those to everyone that is here this
evening. If you signed in and provided your email and I’ve had contact with John Asher
with GL Homes.
Concerns with 55’ building height, landscaping, and location of outdoor activities.
What are the landscape buffer types?
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Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Jessica Harrelson: The 10’ Type A buffers that will be adjacent to Crawford Landscaping
are required to contain trees spaced no more than 30 feet on center. The Type “B” buffer
adjacent to Valencia Trails along the west is 15’ again, 80% opaque within a year and 6
feet in height including a hedge and trees spaced no more than 25 feet on center and at
time of planting the hedge needs to be 10-gallon plants and 5’ in height. I believe you
(Valencia) has a wall along that side. And the Type D buffer along Catawba and
Immokalee Road is required to contain trees no more than 30 feet on center and a double
row hedge.
Speaker 14) What is your definition of mitigating for bears? Will they be killed? Will they be r
removed? Or are the bears going to come visit us more often?
Jessica Harrelson: I can coordinate with the environmentalist to determine what those
mitigation efforts will be but we are providing two preserve areas and just like with any
construction bears move at construction occurs to more appropriate locations.
Inaudible…more comments about killing bears from the speaker.
Jessica Harrelson: No, killing bears is not part of a mitigation effort ma’am.
Will the apartments be a gated community?
Jessica Harrelson: At this time, I am uncertain. The site plan is not finalized. It may or
may not be.
Is it possible that it can be a gated community so only the people that live there can
get into the community?
Jessica Harrelson: I can bring forward your concern to the design team.
What is your experience with people with higher-income housing wanting to move
into a community with affordable housing?
Rich Yovanovich: Go to Livingston Road and Veterans Memorial Blvd and the project I
believe called Allura that is the first project that I worked with a client on that has a
mixture of market rate and income restructured units and it sold out very quickly. The
units that are income-restricted are the same units that are not income-restricted. It’s a
Class A apartment complex with all expected levels of amenities and there is no issue
with renting both the market rate and income-restricted units.
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Inaudible…comments from the speaker about not wanting the increase in density.
Rich Yovanovich: The process includes going to the Collier County Planning Commission
and they make a recommendation to the Board of County Commissioners, with regard
to approval or not approval of the proposed project, and then ultimately the Board of
County Commissioners has the final say whether or not to grant our request to increase
the density.
What is the time frame for that?.....
Rich Yovanovich: I would imagine from a hearing schedule standpoint, not getting the
planning commission until the latter part of 2024 – probably December at the earliest
and to the Board of Commissioners either January or February 2025, so during season.
You can start emailing them and voice your concerns with regard to the proposed
project.
Will there be a gate, fence or wall?
Rich Yovanovich: There will be no access to your community from our project.
Jessica Harrelson: The developer has the right to install a wall adjacent to your property
and there are no plans for an interconnect of any type.
Speaker 15) I thought Collier County was going to stop construction along Immokalee Boulevard
until the traffic problems are solved. …
Rich Yovanovich: Right now, if we were to build the project with 129 residential units
and all of the commercial we are authorized, there will be more traffic placed on this
piece of property as a result of that development versus that amount of traffic that will
be generated from the site with the revisions because we are reducing commercial that
are higher traffic generators. Yes, there are obviously going to be more cars because it
is vacant land right now. But our request actually reduces the amount of potential traffic
that could be generated from this property. The Board of County Commissioners recently
amended it’s Growth Management Plan to allow us to ask for an increase in density
based upon providing affordable housing to get to 12.2 units per acre on this piece of
property. That is specifically for properties within the Rural Fringe Mixed Use District on
this road so the comprehensive plan right now would allow us to ask for 12.2 units per
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acre and we are asking for 10.2 units per acre so the Board has clearly decided from a
Policy perspective that more affordable housing is needed including along this roadway.
So, you are basically saying that there will be less traffic with this proposal than with
the original proposal? Even with 100 more houses.
Rich Yovanovich: Correct because we are giving up commercial.
It looks to me like you put 5 story houses “here” we will see them.
Rich Yovanovich: You may see some apartments but we will get you line of sight exhibits.
Speaker 16) Are the water management facilities wide enough?
Jessica Harrelson: They are conceptual in nature and we do have a conceptual
stormwater location shown. Because of historic discharge, Valencia Trails installed a 24”
pipe to take the outfall from this property. It was required during the SFWMD ERP
permitting.
The speaker read the “PUD Monitoring” Commitment language and requested info.
Rich Yovanovich: What that means is …sometimes in PUDs you have an obligation to
provide a traffic signal and that’s what that’s referring to make sure before you close out
a PUD, that Collier County will make sure that every commitment is met and complied
with. Then, when that happens, we can close out the PUD but the owner of the property
is still obligated to maintain hours of operation…so those commitments don’t go away….
Speaker 17) Eagles have been seen flying around the property.
Jessica Harrelson: Yes, I did convey that information to the environmentalist and they
will be making a site visit to make sure those birds did not relocate to this property and
appropriate steps will be taken if they have.
Speaker 18) The proposed rental conditions – is there a min. number of rentals per year and how
long they have to sign up for? Or can they be transient?
Jessica Harrelson: No, there will be no transient lodging. Renters will be subject to a
lease agreement.
Page 797 of 5277
2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Rich Yovanovich: I will talk to the developer to commit to a minimum lease term. Not
short-term rentals.
Speaker 19) Are you going to monitor the hours of operation (music)? It will be up to us to call
Collier County for going over 10 or 11?
Rich Yovanovich: Yes…. It will be monitored. You can call code enforcement.
Speaker 20) The Speaker voiced concerns with hours of operation/amplified sounds, music and
wildfire mitigation plan.
Speaker 21) Will there be lights and how tall will they be?
Jessica Harrelson: The lighting that will be installed will be dark skies compliant so it will
be shielded and direct glare to the site. There will be no light pollution on adjacent
properties. The heights of lights has not yet been determined.
Inaudible ….
Speaker 22) Speaker expressed concerns with the preserve and no fence, and the potential for
homeless camps in the preserve. What is the max height?
Jessica Harrelson: A maximum zoned height of 55’ is the request / 4 stories.
Speaker 23) …Can deputies live here for a discounted rent to serve the community…?
Rich Yovanovich: I don’t know if that is something the developer does.
The speaker expressed concerns with traffic.
Speaker 24) Will we have an opportunity to sign a petition? Will we get informed of the meetings?
The speaker voiced concerns with building height.
Rich Yovanovich: You can do whatever you want to do that you think would be the most
persuasive to talk to the Board of Commissioners. You will be noticed about the
meetings.
Speaker 25) Inaudible. Had questions about what she will be seeing.
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
Rich Yovanovich: We will provide a site line analysis….
Speaker 26) Speaker voiced concerns over height/ line of sight.
Speaker 27) How did this get approved if this is a preserve?
Jessica Harrelson: The property is not a preserve. We are retaining the existing preserve
areas from the approved master plan.
Speaker 28) When will site line analysis be available? Before finalization of the site development
plan? What is the timeline for the SDP? What is the reason for the request to increase
the height? Mix of unit types?
Jessica Harrelson/Rich: Line of sight will be done prior to going to hearings. There is no
timeline for the SDP. We are requesting to increase the height to building 249
apartments. No confirmation on mix of unit types.
Speaker 29) Timeline on construction? Construction noise?
Rich Yovanovich: 18 months, 1.5 years? With typical hours of operation and we will
comply with Collier County regulations.
Speaker 30) Is Peninsula Engineering a 3rd party that put this together? Who is the developer?
How far are you along in the process?
Rich Yovanovich: Jessica’s firm is the applicant’s planning & engineering firm. I am the
applicant’s attorney. There is a purchase contract for the apartment complex.
Speaker 31) Expressed issues/concerns with not having line of sights being available at the NIM.
End of Memo.
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PUDR-Pl20230017979 – NC Square Mixed Use PUD
GMPA-PL20230017980 – NC Square Mixed Use Overlay
A neighborhood information meeting is scheduled for Wednesday, July 24th, 2024, beginning at 5:30 pm at the Collier County
UF/IFAS Extension, located at 14700 Immokalee Road, Naples, FL 34120.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of the impending zoning
applications 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.
The Applicant, HAA Capital, LLC has filed a Planned Unit Development Rezone (PUDR) and Growth Management Plan
Amendment (GMPA) seeking to reduce permitted commercial intensity from 44,400 square feet to 36,500 square feet of gross
floor area, to increase residential density from a maximum of 129 owner-occupied units to a maximum of 249 rental units
(±10.2 dwelling units per acre), and also to eliminate the permitted 12,000 SF daycare land use on the subject property.
The proposed changes will decrease traffic trips from what is established in the NC Square Mixed-Use Planned Unit
Development (Ordinance 21-18). The requests included in this SSGMPA do not increase traffic trips along the Immokalee Road
Corridor.
The subject site is comprised of two (2) parcels, collectively 24.4-acres in size, and located at the southwest quadrant of the
Immokalee Road and Catawba Street intersection, in Section 29, Township 48 South and Range 27 East.
If you have questions or would like to register to participate in the meeting remotely, please contact the individual below.
Jessica Harrelson, AICP
Peninsula Engineering
Phone: 239.403.6751
Email: jharrelson@pen-eng.com
Please note, remote participation is provided as a courtesy. The applicant and Peninsula Engineering are not responsible
for any technical issues.
Project information can be found on our website: www.pen-eng.com/planning-projects or by using the QR code below:
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2600 Golden Gate Parkway, Naples, Florida, 34105 Office 239.403.6700 Fax 239.261.1797
Fla Engineer CA 28275 Fla Landscape CA LC26000632 Fla Surveyor/Mapper LB8479
LOCATION MAP
Page 804 of 5277
NC SQUARE MIXED-USE OVERLAY/PUD
Planned Unit Development Rezone
&
Growth Management Plan Amendment
PUDR-PL20230017979 & GMPA-PL20230017980
NEIGHBORHOOD INFORMATION MEETING
JULY 24, 2024
Page 805 of 5277
PROJECT TEAM
APPLICANT:
HAA Capital, LLC
CONSULTANT TEAM:
Coleman, Yovanovich, Koester
•Richard Yovanovich, Esq.
Peninsula Engineering
•Jessica Harrelson, AICP
Trebilcock Consulting Solutions
•Norman Trebilcock, AICP, PTOE, PE
Page 806 of 5277
ZONING REQUEST
Requesting to reduce permitted commercial intensity from 44,400 square feet to 36,500 SF
of gross floor area, to increase residential density from a maximum of 129 owner-occupied
units to a maximum of 249 rental units (±10.2 dwelling units per acre), and to eliminate the
permitted 12,000 SF daycare.
PERMITTED USES EXISTING PROPOSED
Commercial: 44,400 SF 36,500 SF
Daycare: 12,000 SF N/A (Eliminated)
Residential: 129 Maximum Units 249 Maximum Units
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LOCATION MAP
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ZONING
Page 809 of 5277
FUTURE LAND USE DESIGNATION
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PUD MASTER
PLAN
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RESIDENTIAL
DEVELOPMENT STANDARDS
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COMMERCIAL
DEVELOPMENT STANDARDS
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PERMITTED USES- COMMERCIAL
COMMERCIAL
1.All permitted principal and conditional uses listed within the C-1 'Commercial Professional and General Office District' through the C-2
'Commercial Convenience District', and limited uses, permitted within the C-3 'Commercial Intermediate District’.
1. Amusement and recreation services, indoor (SIC 7999 martial arts, yoga and gymnastics instruction, gymnastic
schools, and recreation involving physical fitness exercise only)
2. Animal specialty services, except veterinary (SIC 0752, excluding outside kenneling)
3. Apparel and accessory stores (SIC 5611-5699) with 5,000 square feet or less of gross floor area in the principal
structure
4. Auto and home supply stores (SIC 5531) with 5,000 square feet or less of gross floor area in the principal
structure
5. Business associations (SIC 8611)
6. Business services - miscellaneous (SIC 7389, except auctioneering service, automobile recovery, automobile
repossession, batik work, bondspersons, bottle exchanges, bronzing, cloth cutting, contractors' disbursement,
cosmetic kits, cotton inspection, cotton sampler, directories-telephone, drive-away automobile, exhibits-
building, filling pressure containers, field warehousing, fire extinguisher, floats-decoration, folding and refolding,
gas systems, bottle labeling, liquidation services, metal slitting and shearing, packaging and labeling, patrol of
electric transmission or gas lines, pipeline or powerline inspection, press clipping service, process serving
services, recording studios, repossession service, rug binding, salvaging of damaged merchandise, scrap steel
cutting and slitting, shrinking textiles, solvent recovery, sponging textiles, swimming pool cleaning, tape slitting,
tax collection agencies, texture designers, textile folding, tobacco sheeting, window trimming, and yacht broker)
7.Drug stores (SIC 5912)
8. Eating places (SIC 5812) with 6,000 square feet or less in gross floor area in the principal structure.
9. Essential services, subject to LDC Section 2.01.03
10. Food stores (SIC 5411-5499, except poultry dealers) with greater than 5,000 square feet or less of gross floor
area in the principal structure
11. General merchandise stores (SIC 5331-5399, except salvage stores and surplus stores) with 5,000 square feet
or less of gross floor area in the principal structure
12. Health services, offices and clinics (SIC 8011-8049, 8071, 8092, 8099, except for blood banks, blood donor
stations, plasmapheresis centers and sperm banks)
13. Home furniture and furnishings stores (SIC 5713-5719) with 5,000 square feet or less of gross floor area in the
principal structure
14. Household appliance stores (SIC 5722) with 5,000 square feet or less of gross floor area in the principal
structure
15. Insurance carriers, agents and brokers (SIC 6311-6399, except health insurance for pets, 6411)
16. Laundries, family and commercial (SIC 7211)
17. Membership organizations, miscellaneous (SIC 8699)
18. Musical instrument stores (SIC 5736) with 5,000 square feet or less of gross floor area in the principal
structure
19. Paint stores (SIC 5231) with 5,000 square feet or less of gross floor area in the principal structure
20. Personal services, miscellaneous (SIC 7299 - babysitting bureaus, clothing rental, costume rental,
dating service, debt counseling, depilatory salons, diet workshops, dress suit rental, electrolysis,
genealogical investigation service, and hair removal only) with 5,000 square feet or less of gross floor
area in the principal structure
21. Personnel supply services (SIC 7361 and 7363)
22. Physical fitness facilities (SIC 7991; 7911, except discotheques)
23. Political organizations (SIC 8651)
24. Radio, television and consumer electronics stores (SIC 5731) with 5,000 square feet or less of gross
floor area in the principal structure
25. Repair services- miscellaneous (SIC 7629-7361, 7699- bicycle repair, binocular repair, camera repair,
key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and
pocketbook repair only)
26. Retail nurseries, lawn and garden supply stores (SIC 5261) with 5,000 square feet or less of gross floor
area in the principal structure.
27. Retail services - miscellaneous (SIC 5921-5963 except pawnshops and building materials, 5992-5999
except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools,
tombstones and whirlpool baths) with 5,000 square feet or less of gross floor area in the principal
structure
28. Vocational schools (SIC 8243-8299, except automobile driving instruction, charm schools, charm and
modeling finishing schools, flying instruction, hypnosis schools, survival schools and truck driving
schools. Music and drama schools shall be limited to 60 decibels audible from outside.)
29. Any other principal use, which is comparable in nature with the foregoing list of permitted principal
uses, as determined by the Hearing Examiner (HEX) or the Board of Zoning Appeals (“BZA”) by the
process outlined in the LDC.
Page 814 of 5277
PROHIBITED USES - COMMERCIAL
PROHIBITED USES
1.Gasoline service stations
2.Stand-alone drive-through restaurants
3.Homeless shelters
4.Soup kitchens
Page 815 of 5277
PERMITTED USES- RESIDENTIAL
RESIDENTIAL
1.Multi-family residential dwelling units
2.Townhouse dwellings
3.Model Homes/Model Sales or Leasing Offices
4.Any other principal use, which is comparable in nature with the foregoing list of permitted
principal uses, as determined by the Hearing Examiner (HEX) or the Board of Zoning Appeals
(“BZA”) by the process outlined in the LDC.
Page 816 of 5277
AFFORDABLE HOUSING
THE PROJECT IS CURRENTLY APPROVED FOR 100% AFFORDABLE HOUSING UNITS (120 MINIMUM/129 MAXIMUM UNITS)
UPDATES TO AFFORDABLE HOUSING COMMITMENT:
Of the total units constructed the project shall comply with the following: 15% of the units will be rented to households whose
incomes are up to and including 80% of the Area Median Income (AMI) for Collier County and 15% of the units will be rented
to households whose incomes are up to and including 100% of the AMI for Collier County and the corresponding rent limits.
The SDP shall identify and quantify the 15% of the units that will be rented to households whose incomes are up to and
including 80% of AMI for Collier County and the 15% of the units that will be rented to households whose incomes are up to
and including 100% of AMI for Collier County. These units will be committed for a period of 30 years from the date of issuance
of a certificate of occupancy of the first unit.
Page 817 of 5277
DEVELOPER COMMITTMENTS
7. SPECIAL CONDITIONS FOR PRINCIPAL COMMERCIAL
USES
A.The following limitations shall apply to commercial
uses:
i.There shall be no associated repair of vehicles.
ii.The hours of operation for any eating place shall be
5:30am – 11:00pm
iii.Outdoor music and televisions shall be limited to the
areas that are a minimum of 200 feet from the
southern and eastern PUD boundaries within the
Commercial Tract .Outdoor amplified sounds are
limited to the hours of 8 am-10 pm on weekdays and 8
am-11 pm on weekends.
iv.There shall be no outdoor display of merchandise
associated with hardware stores.
Page 818 of 5277
DEVELOPER COMMITTMENTS
EXISTING TRIP CAP:
•The PUD’s existing maximum total daily trip generation shall not exceed 463 AM and 467 PM two-way
peak hour net new trips.
PROPOSED TRIP CAP:
•The PUD’s proposed maximum total daily trip generation shall not exceed 226 AM and 267 PM two-way
peak hour net new trips.
Page 819 of 5277
PRELIMINARY COMMERCIAL RENDERINGS
Page 820 of 5277
PRELIMINARY COMMERCIAL RENDERINGS
Page 821 of 5277
MULTI -FAMILY EXAMPLE (JACKSONVILLE – “OLEA”)
Page 822 of 5277
MULTI -FAMILY EXAMPLE (NAPLES – “MAREA”)
Page 823 of 5277
NEXT STEPS
PUDR & GMPA
Applications-
In Review with
County Staff
Applications
Deemed
Sufficient by
Staff
Hearing
Process
CCPC/ BCC
Page 824 of 5277
QUESTIONS
•JESSICA HARRELSON, AICP – PENINSULA ENGINEERING
Phone: 239.403.6751
Email: jharrelson@pen-eng.com
•TIMOTHY FINN– COLLIER COUNTY ZONING DIVISION
Phone: 239.252.4312
Email: timothy.finn@colliercountyfl.com
•PARKER KLOPF- COLLIER COUNTY ZONING DIVISION
Phone 239.252.2471
Email: parker.klopf@colliercountyfl.com
Page 825 of 5277
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±2.61 AC
±3.59 AC
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1NAME1 NAME2 NAME3 NAME4 NAME5 NAME62430 CATAWBA STREET LLC 2360 CATAWBA STNAPLES, FL 34120---38212430 CATAWBA STREET LLC 2360 CATAWBA STNAPLES, FL 34120---38212430 CATAWBA STREET LLC 2360 CATAWBA STNAPLES, FL 34120---38212430 CATAWBA STREET LLC 2360 CATAWBA STNAPLES, FL 34120---3821ADAMS, DELPHINE S 11488 CORONADO WAYNAPLES, FL 34120---0AGRONIN, KENNETH J & MICHELE M 11531 JACARANDA DRNAPLES, FL 34120---0ALEX & ALLA DADIOMOV LIV TRUST 3361 MILDRED LNLAFAYETTE, CA 94549---0ALFIERI, MICHAEL JOSEPH MARY KATHLEEN ALFIERI 11469 JACARANDA DR NAPLES, FL 34120---0ALVARADO, ARLIN 11499 CORONADO WAYNAPLES, FL 34120---0ANN ARACRI 2016 REV TRUST 40 PAMEECHES PATHEAST MORICHES, NY 11940---0AP SANTOS INVESTMENTS LLC 22556 ESPLANADA CIRBOCA RATON, FL 33433---0AZZARONE LIVING TRUST 4 WHEATLY PLACECOMMACK, NY 11725---0BAKER, ARNOLD & JOAN C 11405 JACARANDA DRNAPLES, FL 34120---0BALDELLI, DAN ROCCO MICHELLE A BALDELLI MINH Q PHAM 81 WINDSONG RD CUMBERLAND, RI 02864---0BALLOU, MICHAEL E LILLIAN M CHRISTIAN 11366 JACARANDA DR NAPLES, FL 34120---0BALSIM, ANATOLY & BOZHENNA 960 N DOHENY DR #303W HOLLYWOOD, CA 90069---0BARBIERI, PATRICIA R 11492 CORONADO WAYNAPLES, FL 34120---0BEICHNER LIVING TRUST 16450 CORKBARK TERMONUMENT, CO 80132---0BELININ, IEVGEN OLESYA SHCHERBAN 3622 SANTAREN CT NAPLES, FL 34119---0BELL RI HOLDINGS LLC 2271 ROCK RDNAPLES, FL 34120---0BERNARD, SUSAN R 11500 JACARANDA DRNAPLES, FL 34120---0BERNIER, RICHARD CARL CHRISTINE ELAINE BERNIER 11476 CORONADO WAY NAPLES, FL 34120---0BERTRAM, STUART J PATRICE A KAYDOUH 11395 JACARANDA DR NAPLES, FL 34120---0BIBEN, EUGENE JOEL CHRISTINE MARIE BIBEN 11487 CORONADO WAY NAPLES, FL 34120---0BLUMIN, EUGENE & JULIA 38130 FLANDERS DRSOLON, OH 44139---0BRENNAN, JACQUELIN ANN ALLISON E BOGERT 11527 JACARANDA DR NAPLES, FL 34120---0BRYANT JR, WAYNE B & AUDREY S 30189 ETHAN ALLEN CTMILLSBORO, DE 19966---0CACCAMO, GAETANO & MARIA ANN 53632 APPLEWOOD DRSHELBY TOWNSHIP, MI 48315---0CALIRI, ROBERT A & DEBORAH B 11 STRATFORD RDBARRINGTON, RI 02806---0CASCARDO, JOSEPH SUSAN MARIE VINCENNIE 11538 CORONADO WAY NAPLES, FL 34120---0CAVALLO, STEPHEN A PATRICIA M ESPOSITO 11544 JACARANDA DR NAPLES, FL 34120---0CIRASOLA, JOSEPH S & GERALDINE 158-18 84 STHOWARD BEACH, NY 11414---0CIRASOLA, MICHAEL 1 W DA VINCI WAYFARMINGDALE, NJ 07727---0CIRASOLA, SALVATORE & THERESA 68 FAIRMOUNT BLVDGARDEN CITY, NY 11530---0CLAUDIA S MUNOZ REV TRUST 11509 CORONADO WAYNAPLES, FL 34120---0CLAUNCH, KRISTEN ANN 11359 JACARANDA DRNAPLES, FL 34120---0COMANSE, CAROL & CHARLES 11449 JACARANDA DRNAPLES, FL 34120---0CORBEIL, ROBERT F & JANET L 11552 JACARANDA DRNAPLES, FL 34120---0CROSSMAN, SCOTT & DANIELLE 11374 JACARANDA DRNAPLES, FL 34120---0CROWE, JOHN F & STEPHANIE L 11437 JACARANDA DRNAPLES, FL 34120---0CYNTHIA & STACEY ROGERS 2020 REVOCABLE TRUST 11473 JACARANDA DR NAPLES, FL 34120---0DAHL, THEO & MADELIENE 11514 PEREGRINE CTNAPLES, FL 34120---4332D'ANNIBALE, JAMES A & KAREN L 9 MILLER RDPUTNAM VALLEY, NY 10579---0DEBORAH L CORWIN LIV TRUST 10270 QUESTA CTWADSWORTH, OH 44281---0DEPINNA, MICHAEL G & KAREN A 11428 JACARANDA DRNAPLES, FL 34120---0DEVOTO, MICHELE M MICHAEL E MEZZETTONE 11339 JACARANDA DR NAPLES, FL 34120---0DIAMOND, DAVID D 11327 JACARANDA DRNAPLES, FL 34120---0DIPASQUALE, JACQUELINE 11461 JACARANDA DRNAPLES, FL 34120---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: PL20230017979 | Buffer: 1000' | Date: 7/03/2024 | Site Location: 00214000003 & 214160008POList_1000Page 834 of 5277
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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 April 8, 2025, in the Board of County Commissioners meeting
room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT TO AMEND THE NC SQUARE MIXED-USE OVERLAY TO DECREASE
THE COMMERCIAL USES FROM 44,400 SQUARE FEET TO 36,500 SQUARE FEET OF
GROSS FLOOR AREA, REMOVE THE 12,000 SQUARE FOOT LIMITATION ON THE
DAYCARE USE AND INCREASE THE MAXIMUM RESIDENTIAL UNITS FROM 129
TO 205 WITH AFFORDABLE HOUSING IN THE NC SQUARE PLANNED MIXED USE
DEVELOPMENT, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE, AND
PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
THE SUBJECT PROPERTY IS 24.4± ACRES AND LOCATED AT THE SOUTHWEST
CORNER OF IMMOKALEE ROAD AND CATAWBA STREET APPROXIMATELY 1.6
MILES WEST OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP 48 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA. (PL20230017980)
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2021-18, THE NC SQUARE
MIXED USE PLANNED UNIT DEVELOPMENT TO DECREASE THE COMMERCIAL
USES FROM 44,400 SQUARE FEET TO 36,500 SQUARE FEET OF GROSS FLOOR
AREA, REMOVE THE 12,000 SQUARE FOOT DAYCARE USE AND INCREASE THE
MAXIMUM RESIDENTIAL UNITS FROM 129 TO 205 WITH AFFORDABLE
HOUSING. THE PROPERTY IS LOCATED AT THE SOUTHWEST CORNER OF
IMMOKALEE ROAD AND CATAWBA STREET APPROXIMATELY 1.6 MILES WEST
OF WILSON BOULEVARD IN SECTION 29, TOWNSHIP 48 SOUTH, RANGE 27 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 24.4± ACRES; AND BY PROVIDING
AN EFFECTIVE DATE. (PL20230017979)
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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 i s provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at
least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
Page 843 of 5277
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By:
Deputy Clerk (SEAL)
Page 844 of 5277