Agenda 05/27/2025 Item # 9C (Resolution - 341 Sabal Palm Road Residential Subdistrict to allow up to 423 owner-occupied dwelling units with affordable housing)5/27/2025
Item # 9.C
ID# 2025-1430
Executive Summary
Recommendation to approve a Resolution proposing an amendment to the Collier County Growth Management Plan,
Ordinance 89-05, as amended, specifically amending the Future Land Use Element and Future Land Use Map and map
series to change the land use designation from Agricultural/Rural Designation, Rural Fringe Mixed Use District-Sending
Lands to Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, 341 Sabal Palm Road Residential
Subdistrict to allow up to 423 owner-occupied dwelling units with affordable housing and providing for transmittal of the
amendment to the Florida Department of Commerce. The subject property is ±169.19 acres and is located on the south
side of Sabal Palm Road, approximately 1.4 miles East of Collier Boulevard in Section 14, Township 50 South, Range
26 East, Collier County, Florida. (PL20230016340 - GMPA)
OBJECTIVE: To have the Board of County Commissioners (Board) authorize transmittal to the Florida Department of
Commerce a proposed large-scale Growth Management Plan (GMP) amendment to create a new subdistrict to be called
the 341 Sabal Palm Road Residential Subdistrict (Subdistrict) with a maximum of 423 residential dwelling units.
CONSIDERATIONS: 341 Sabal Palm Road Residential Subdistrict (Subdistrict) Petition PL20230016340 was
submitted as a large-scale comprehensive plan amendment. Under Florida Statutes, a request of this type is to be heard
by the Collier County Planning Commission (CCPC) and the Board of County Commissioners (Board). Upon approval
by the Board, the petition can be transmitted to the Florida Department of Commerce (DOC) for review. Without Board
approval, the petition cannot be transmitted to the DOC for review.
This petition seeks to establish a new Subdistrict designation on ±169.19 acres in the Future Land Use Element (FLUE)
by creating the 341 Sabal Palm Residential Subdistrict with a maximum of 423 residential dwelling units or a density of
2.5 units an acre. The Overlay text, Countywide Future Land Use Map, and FLU Map Series inset map proposed by this
petition are attached to the draft resolution as Exhibit “A” FLUE. The proposed density has been reduced from the
original proposal of 450 units or a density of 2.66 units an acre.
The subject property is on the western edge of the Picayune Strand State Forest and is surrounded by preserve lands as
part of nearby Hacienda Lakes development or development right severed properties. The property was designated as
Sending during the creation of the Subdistrict, which is the most restrictive of the three Rural Fringe Subdistricts, even
though the property has more relation to the Receiving and neutral designations of the Rural Fringe Mixed-Use (RFMU)
Overlay. The proposed Subdistrict is also located within the Belle Meade Hydrological Enhancement Overlay
(BMHEO). The purpose of the BMHEO is to restore natural flowways and rebalance freshwater flows into two natural
systems, specifically Naples Bay and Rookery Bay.
The reasons for the proposed Future Land Use change centers around commitments to owner-occupied affordable
housing, roadway improvements along Sabal Palm Road, stormwater drainage improvements, and vegetative landscape
buffering between preserve lands and residential development. The inclusion of affordable housing in any project is a
community benefit; however, the Sending designation does not allow a density bonus, requiring this GMP Amendment.
The applicant is asserting that designating 15% of the total townhome units as affordable housing units that will be sold
to households whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for
Collier County provides sufficient public benefit for this petition. In conversations with the Affordable Housing
Department, it was deemed that this is an appropriate justification for the proposed changes to the Future Land Use
Element, as there is a great need for additional owner-occupied affordable housing options within Collier County. Staff
have also requested the inclusion of Transfer of Development Rights (TDRs), which the applicant has opposed.
At the April 17, 2025, CCPC Meeting, the petitioner reduced the residential units to 423, and the CCPC voted 4 to 1 to
forward Application PL20230016340, 341 Sabal Palm Residential Subdistrict, to the Board with a recommendation of
approval.
Implement prudent and inclusive policy development through effective planning for transportation, land use, and growth
management.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application
Page 119 of 7924
5/27/2025
Item # 9.C
ID# 2025-1430
and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT: This is a small-scale growth management plan amendment requiring a
transmittal hearing and adoption hearing before both the CCPC and the Board. Approval of the proposed amendment by
the Board today provides for its transmittal to the Florida Department of Commerce (DOC) for comment and will
afterward return to the CCPC and the Board for an adoption hearing alongside a proposed companion PUD amendment.
LEGAL CONSIDERATIONS:
This Growth Management Plan (GMP) Amendment is authorized by and subject to the procedures established in
Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-
234, as amended.
The Board should consider the following criteria in making its decision: “plan amendments shall be based on
relevant and appropriate data and an analysis by the local government that may include, but not be limited to,
surveys, studies, community goals and vision, and other data available at the time of adoption of the plan
amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by
the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.”
Section 163.3177(1)(f), F.S.. In addition, Section 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall
be based on surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses which are inconsistent with the character of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with
s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this
section.
This item is approved as to form and legality and requires a majority vote for approval. (HFAC)
RECOMMENDATIONS: To authorize transmittal to the Florida Department of Commerce a proposed large-scale
Growth Management Plan (GMP) amendment creating a new Subdistrict to be called the 341 Sabal Palm Road
Residential Subdistrict (Subdistrict) with a maximum of 423 residential dwelling units.
Page 120 of 7924
5/27/2025
Item # 9.C
ID# 2025-1430
PREPARED BY: Parker Klopf, Planner III, Zoning Division
ATTACHMENTS:
1. Resolution 042925
2. Proposed PUD ord
3. PL20230016340 April 17 2025 CCPC Backup
4. Affidavit of Sign Posting 3-27-2025
5. Staff Report CCPC PL20230016340 (d)
6. legal ad - agenda ID 25-1430 - 341 Sabal Palm Rd Res Subdist - 5-27-25 BCC
Page 121 of 7924
Words underlined are additions; Words struck through are deletions
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[24-CMP-01225]83
341 Sabal Palm Rd/PL20230016340
4/29/25 Page 1 of 2
RESOLUTION NO. 2025- _______
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES TO CHANGE THE LAND
USE DESIGNATION FROM AGRICULTURAL/RURAL DESIGNATION,
RURAL FRINGE MIXED USE DISTRICT-SENDING LANDS TO
AGRICULTURAL/RURAL DESIGNATION, AGRICULTURAL/RURAL
MIXED USE DISTRICT, 341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT TO ALLOW UP TO 423 OWNER-OCCUPIED DWELLING
UNITS WITH AFFORDABLE HOUSING AND PROVIDING FOR
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS 169.19
ACRES AND LOCATED ON THE SOUTH SIDE OF SABAL PALM ROAD
APPROXIMATELY 1.4 MILES EAST OF COLLIER BOULEVARD IN
SECTION 14, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA. [PL20230016340]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Petitioner, SWJR Naples I, LLC, has initiated this amendment to the Future
Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan;
and
WHEREAS, on __________________, the Collier County Planning Commission
considered the proposed amendment to the Growth Management Plan pursuant to the authority
granted to it by Section 163.3174, F.S., and has recommended approval of said amendment to the
Board of County Commissioners; and
WHEREAS, on ________________, the Board of County Commissioners at a public
hearing approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
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[24-CMP-01225]83
341 Sabal Palm Rd/PL20230016340
4/29/25 Page 2 of 2
WHEREAS, upon receipt of Collier County’s proposed Growth Management Plan
Amendment, various State agencies and the Department of Commerce have thirty (30) days to
review the proposed amendment and the Department of Commerce must transmit, in writing, to
Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from the Department
of Commerce must adopt, adopt with changes or not adopt the proposed Growth Management
Plan Amendment within one hundred and eighty (180) days of such receipt pursuant to Section
163.3184, F.S.; and
WHEREAS, the Department of Commerce, within five (5) days of receipt of Collier
County’s adopted Growth Management Plan Amendment, must notify the County of any
deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit “A” and incorporated by reference herein, for the
purpose of transmittal to the Department of Commerce and other reviewing agencies thereby
initiating the required State evaluation of the Growth Management Plan Amendment prior to
final adoption.
THIS RESOLUTION ADOPTED after motion, second and majority vote this _________
day of __________________, 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
_________________________ BY: _______________________________
Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Text and Map Amendments
Page 123 of 7924
Exhibit A
SECTION I: Amend Future Land Use Map Series, beginning on page vi as follows:
* FUTURE LAND USE MAP SERIES
*** *** *** *** *** Text break *** *** *** *** ***
* Belle Meade Hydrologic Enhancement Overlay Map
* 341 Sabal Palm Road Residential Subdistrict Map
SECTION II: Amend “II. IMPLEMENTATION STRATEGY”, Policy 1.6 beginning on page 10 as
follows:
Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts
and Subdistricts for:
A. AGRICULTURAL/RURAL ‒ MIXED USE DISTRICT
1. Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
3. Basik Drive Storage Commercial Subdistrict
4. 341 Sabal Palm Road Residential Subdistrict
SECTION III: Amend “II. AGRICULTURAL/RURAL DESIGNATION”, beginning on page 79 as
follows:
A. Agricultural/Rural Mixed Use District
*** *** *** *** *** Text break *** *** *** *** ***
4. 341 Sabal Palm Road Residential Subdistrict
The 169.19-acre subdistrict, as depicted on the 341 Sabal Palm Road Residential Subdistrict
map, is located at 341 Sabal Palm Road approximately 1.4 miles east of Collier Boulevard.
The intent of this subdistrict is to allow for a maximum of 423 residential dwelling units to
promote low density residential development, including income restricted for sale dwelling
units. The development of this subdistrict will be governed by the following criteria:
a. Development shall be in the form of a PUD.
b. The maximum density shall be 423 dwelling units.
c. Usable open space shall be a minimum of 60% of the overall site area.
d. The littoral shelf planting area shall be established within the flow way adjacent to and
as part of the preserve area totaling seven percent (7%) of the wet detention pond area
with in the surface water management system. The littoral areas shall be designed to
provide wading bird habitat.
Page 124 of 7924
e. A 30 foot wide Type ‘A’ landscape buffer with a minimum 10 foot high wall/fence shall
be provided along the project perimeter except where abutting the project flowway,
preserve or Sabal Palm Road.
f. Affordable Housing Commitment:
1. Sixty-three (63) affordable units will be sold to households whose initial certified
incomes are up to and including 120% of the Area Median Income (AMI) for Collier
County.
2. The 63 income restricted units will be constructed as townhouse dwellings in the
area depicted on the Residential Planned Unit Development Master Plan.
3. These units will be committed for a period of 30 years from the date of the issuance
of the certificate of occupancy and sold to households that qualify for the designated
income thresholds.
4. Households shall occupy the property as their primary residence as evidenced by
maintenance of homestead exemption.
5. Prior to the initial sale of any of the affordable units, the owner and developer will
record a restrictive covenant in the public records of Collier County identifying the
affordable units and the income threshold pertaining to each unit. The covenant will
state that each unit will be initially sold and subsequently sold to qualifying
households for a period of 30 years from the issuance of the Certificate of
Occupancy for each unit. The covenant will also state that at least 30 days prior to
the initial sale or subsequent sale of any unit, the County's Community and Human
Services Division, or its designee, will be notified in writing and provided
documents for income verification and certification on forms acceptable to Collier
County. The closing on the sale may occur after the County, or its designee, confirms
that the household qualifies for the designated income thresholds.
6. For the purposes of this Ordinance, income verification, and certification shall be
based on the most recent year's filed income tax return for each occupant who had
filed and will occupy the affordable housing unit. Income verification and
certification for households or household members who had not filed the most
recent year’s tax return may be based on written verification to verify all regular
sources of income to the household member. The written verification shall include,
at a minimum, the purpose of the verification, a statement to release information,
employer verification of gross annual income or rate of pay, number of hours
worked, frequency of pay, bonuses, tips, and commissions and a signature block
with the date of verification. The verification shall be valid for up to 90 days prior
to occupancy. Upon expiration of the 90-day period, the information may be
verbally updated from the original sources for an additional 30 days, provided it
has been documented by the person preparing the original verification. After this
time, a new verification form must be completed.
7. 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 in a format approved by the Collier County Community and Human
Services Division. The developer agrees to annual on-site monitoring by the County,
or its designee.
Page 125 of 7924
S a b a l P a l m R D
Veronawalk CIRMorgan RDBrandy LNC a y m a n D R
Rozzini LN
U m b e r t o C T
V a l e n t i n a C T Mustique LNTo m m a s i C T Redonda DRW i l f r e d o C TViale CIRS i c i l i a C T
341 Sabal Palm Residential Subdisrict
COLLIER COUN TY, FLORIDA
º0 1,000 2,000500 FeetADOPTED - XXXX(Ord. No. xxxx)PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPT.FILE: 341 SABAL PALM RESIDENTIAL SUBDISTRICT SITELOCATION DRAFT.MXDDATE: 01/29/25
LEGEND
341 Sabal Palm Residential Subdisrict
EXHIBIT A PL202300 16340
D R A F T
Subject Site
Page 126 of 7924
COLLIER BLVDTURNER RIVER ROADSR 29INTE RSTAT E 7 5
IMMOKALEE RD
OIL WELL RD
COLLIER BLVDTAMIAMI TRL E
CR 846
SR 82
LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RD EVERGLADES BLVD NRADIO RD
GOLDEN GATE PKY DESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RD
GOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD W
COPELAND AVE S9TH ST NS 1ST STN 15TH STB
A
L
D
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A
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D
R
GREEN BLVDOLD US 41LAKE TRAFFORD RD
RATTLESNAKE HAMMOCK RD WILSON BLVD NN COLLIER BLVDCOUNTY BARN RDS COLLI
ER BLVDBONITA BEACH RD
111TH AVE N
COLLIER AVENEW MARKET RD W
WILSON BLVD SW MAIN ST
WIGGINS PA SS RD
9TH ST SSEAGATE DR
I-75 S
I-75 NSR 29Tamiami TRL E
Oil Well RD
Immokalee RD
Collier BLVDEverglades BLVDSR 82
CR 84 6 E
Livingston RDDesoto BLVDS a n M a r c o R DAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVD
Pine Ridge RD
Radi o RD Logan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVD
G o l d e n G a t e P K W Y Camp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLV D E
9th ST NOld 41Bald Eagle DRN C ollier B LV D
Westclox ST
Thomasson DR
E Main ST
Bayshore DRSmallwood DRI-75 NI-75 SBayshore DRI-
7
5
SI-75 SI-75 SI-75 N
°HENDRY COUNTYMONROE COUNTY
LEE COUNTY
HENDRY COUNTY
2024-2050FUTURE LAND USE MAPCollier County Florida
DETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP"
BAREFOOT BEACH PRESERVECOUNTY PARK
DELNOR- WIGGINS STATE PARK
CLAM PASSCOUNTY PARK
CLAMBAYNRPA
ROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVE
CITYOFNAPLES
TIGERTAIL BEACHCOUNTY PARK
CITY OF MARCO ISLAND
COLLIER-SEMINOLE STATE PARK
CAPE ROMANO
PORTOF THEISLANDS
CAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVE
EVERGLADES NATIONAL PARK
CHOKOLOSKEE
PLANTATIONISLAND
EVERGLADESCITY
COPELAND
BIG CYPRESS
NATIONAL
PRESERVE
FAKAHATCHEE STRAND
PRESERVE
STATE PARK
FLORIDA PANTHER
NATIONAL WILDLIFE
REFUGE
SOUTH GOLDENGATE ESTATESNRPA
BELLE MEADEHYDROLOGICENHANCEMENTOVERLAY
NORTHBELLEMEADENRPA
IMMOKALEE
CORKSCREWSWAMPSANCTUARY
CREWNRPA
LAKETRAFFORD
R 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E
T 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 SR 25 E R 26 E R 27 E R 28 E R 29 E R 30 E R 31 E R 32 E R 33 E R 34 ET 46 ST 47 ST 48 ST 49 ST 50 ST 51 ST 52 ST 53 S!"#$75
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PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: 341SABALPALMRESIDENTIALSUBDISTRICT_FLUM_DRAFT.MXDDATE: 01/29/25
GOLDEN
GATE
Veterans Memorial BLVD
R 32 E R 33 E R 34 E
(1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES.
NOTE :
BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT
BELLEMEADENRPA
Collier Boulevard Lord's WayMixed Use Subdistrict
Vincentian Mixed Use Subdistrict
CONVERSION OF COMMERCIAL BY RIGHT SUBDISTRICTSTRATEGIC OPPORTUNITY SITES SUBDISTRICTTRANSIT ORIENTED DEVELOPMENT SUBDISTRICT
URBAN DESIGNATION
MIXED USE DISTRICT
Urban Residential Subdistrict
Residential Density Bands
Urban Coastal Fringe Subdistrict
Urban Residential Fringe Subdistrict
Meridian Village Mixed Use Subdistrict
Vanderbilt Beach Road Mixed Use Subdistrict
Creekside Commerce Park East Mixed Use Subdistrict
Mini Triangle Mixed Use Subdistrict
East Tamiami Trail Commercial Infill Subdistrict Logan Blvd./Immokalee Rd. Commercial Infill Subdistrict
Greenway - Tamiami Trail East Commercial Subdistrict
Bay House Campus Commercial Subdistrict
Ivy Medical Center Subdistrict
Germain Immokalee Commercial Subdistrict
The Home Depot-SE Naples Commercial Subdistrict
Boat House Commercial Subdistrict
East Tamiami Trail Mixed Use Subdistrict
COMMERCIAL MIXED USE SUBDISTRICT
Livingston Road / Veterans Memorial BoulevardCommercial Infill Subdistrict
Orange Blossom / Airport CrossroadsCommercial Subdistrict
Davis-Radio Commercial Subdistrict
Isles of Capri Mixed Use Infill Subdistrict
Airport Carlisle Mixed Use Subdistrict
Vanderbilt Beach Road Residential Subdistrict
FUTURE LAND USE MAP
A D O P T E D - J A N U A R Y, 1 9 8 9
A M E N D E D - J A N U A R Y, 1 9 9 0
A M E N D E D - F E B R U A R Y, 1 9 9 1
A M E N D E D - M AY, 1 9 9 2
A M E N D E D - M AY, 1 9 9 3
A M E N D E D - A P R I L , 1 9 9 4
A M E N D E D - O C T O B E R , 1 9 9 7
A M E N D E D - J A N U A R Y, 1 9 9 8
A M E N D E D - F E B R U A R Y, 1 9 9 9
A M E N D E D - F E B R U A R Y, 2 0 0 0
A M E N D E D - M AY, 2 0 0 0
A M E N D E D - D E C E M B E R , 2 0 0 0
A M E N D E D - M A R C H , 2 0 0 1
A M E N D E D - M AY 1 4 , 2 0 0 2(O r d . N o . 2 0 0 2 -2 4 )A M E N D E D - J U N E 1 9 , 2 0 0 2(O r d . N o . 2 0 0 2 -3 2 )A M E N D E D - O C T O B E R 2 2 , 2 0 0 2(O r d . N o . 2 0 0 2 -5 4 )
A M E N D E D - F E B R U A R Y 11 , 2 0 0 3(O r d . N o . 2 0 0 3 -7 )A M E N D E D - S E P T E M B E R 9 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 3 )A M E N D E D - S E P T E M B E R 1 0 , 2 0 0 3(O r d . N o . 2 0 0 3 -4 4 )
A M E N D E D - D E C E M B E R 1 6 , 2 0 0 3(O r d . N o . 2 0 0 3 -6 7 )A M E N D E D - O C T O B E R 2 6 , 2 0 0 4(O r d . N o . 2 0 0 4 -7 1 )
A M E N D E D - J U N E 7 , 2 0 0 5(O r d . N o . 2 0 0 5 -2 5 )A M E N D E D - J A N U A R Y 2 5 , 2 0 0 7(O r d . N o . 2 0 0 7 -1 8 )A M E N D E D - D E C E M B E R 4 , 2 0 0 7(O r d . N o . 2 0 0 7 -7 8 ,7 9 ,8 1 )A M E N D E D - O C T O B E R 1 4 , 2 0 0 8(O r d . N o . 2 0 0 8 -5 7 ,5 8 ,5 9 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 6 )A M E N D E D - S E P T E M B E R 1 3 , 2 0 11(O r d . N o . 2 0 11 -2 7 )A M E N D E D - J A N U A R Y 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -1 4 )A M E N D E D - M AY 2 8 , 2 0 1 3(O r d . N o . 2 0 1 3 -4 1 )A M E N D E D - J U N E 1 0 , 2 0 1 4(O r d . N o . 2 0 1 4 -2 0 )
A M E N D E D - F E B R U A R Y 1 0 , 2 0 1 5(O r d . N o . 2 0 1 5 -1 3 )A M E N D E D - A P R I L 1 4 , 2 0 1 5(O r d . N o . 2 0 1 5 -2 6 )
A M E N D E D - J U N E 9 , 2 0 1 5(O r d . N o . 2 0 1 5 -3 2 )A M E N D E D - J U LY 7 , 2 0 1 5(O r d . N o . 2 0 1 5 -4 2 )
A M E N D E D - S E P T E M B E R 2 2 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 5 )
A M E N D E D -D E C E M B E R 1 3 , 2 0 2 2(O r d . N o . 2 0 2 2 -4 6 )
A M E N D E D - J U N E 2 8 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 7 )
A M E N D E D - A P R I L 2 3 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 0 )A M E N D E D - J U N E 11 , 2 0 2 4(O r d . N o . 2 0 2 4 -2 8 )
A M E N D E D - M AY 2 4 , 2 0 1 6(O r d . N o . 2 0 1 6 -1 5 )A M E N D E D - J U N E 1 3 , 2 0 1 7(O r d . N o . 2 0 1 7 -2 2 )A M E N D E D - D E C E M B E R 1 2 , 2 0 1 7(O r d . N o . 2 0 1 7 -4 6 )A M E N D E D - M AY 8 , 2 0 1 8(O r d . N o . 2 0 1 8 -2 3 )A M E N D E D - J U N E 1 2 , 2 0 1 8(O r d . N o . 2 0 1 8 -3 0 )A M E N D E D - S E P T E M B E R 11 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 2 )A M E N D E D - S E P T E M B E R 2 5 , 2 0 1 8(O r d . N o . 2 0 1 8 -4 8 )A M E N D E D - S E P T E M B E R 2 4 , 2 0 1 9(O r d . N o . 2 0 1 9 -2 1 )A M E N D E D - O C T O B E R 8 , 2 0 1 9(O r d . N o . 2 0 1 9 -3 3 )A M E N D E D - J U N E 9 , 2 0 2 0(O r d . N o . 2 0 2 0 -1 5 )A M E N D E D - J U LY 1 4 , 2 0 2 0(O r d . N o . 2 0 2 0 -2 1 )
A M E N D E D - O C T O B E R 1 3 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 1 )A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 4 )
A M E N D E D - N O V E M B E R 1 0 , 2 0 2 0(O r d . N o . 2 0 2 0 -4 2 )A M E N D E D - M A R C H 1 , 2 0 2 1(O r d . N o . 2 0 2 1 -0 8 )
A M E N D E D - O C T O B E R 2 7 , 2 0 2 0(O r d . N o . 2 0 2 0 -3 6 )
A M E N D E D - A P R I L 2 7 , 2 0 2 1(O r d . N o . 2 0 2 1 -1 7 )A M E N D E D - S E P T E M B E R 2 8 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 2 )A M E N D E D - O C T O B E R 2 6 , 2 0 2 1(O r d . N o . 2 0 2 1 -3 6 )A M E N D E D - J U N E 1 4 , 2 0 2 2(O r d . N o . 2 0 2 2 -2 4 )
A M E N D E D -S E P T E M B E R 2 7 , 2 0 2 2(O r d . N o . 2 0 2 2 -3 5 A )A M E N D E D -J A N U A R Y 1 0 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 3 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 6 )A M E N D E D -J A N U A R Y 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -0 8 )A M E N D E D -A P R I L 2 5 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 0 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 5 )A M E N D E D -M AY 2 3 , 2 0 2 3(O r d . N o . 2 0 2 3 -2 7 )A M E N D E D -O C T O B E R 2 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 1 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -5 7 )A M E N D E D -N O V E M B E R 1 4 , 2 0 2 3(O r d . N o . 2 0 2 3 -6 0 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 7 )A M E N D E D -M A R C H 2 6 , 2 0 2 4(O r d . N o . 2 0 2 4 -0 9 )A M E N D E D - A P R I L 9 , 2 0 2 4(O r d . N o . 2 0 2 4 -1 9 )
Orange Blossom Mixed Use Subdistrict
Vanderbilt Beach / Coller Blvd. Commercial Subdistrict
Henderson Creek Mixed Use Subdistrict
Goodlette / Pine Ridge Mixed Use Subdistrict
Livingston Road / Veterans MemorialBoulevard East Residential Subdistrict
Ventana Pointe Residential Overlay
Carman Drive Subdistrict
Radio Road Commercial infill Subdistrict
RESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Buckley Mixed Use Subdistrict
COMMERCIAL MIXED USE SUBDISTRICT
Hibiscus Residential Infill Subdistrict
Livingston Road / Radio Road Commercial Infill Subdistrict
Vanderbilt Beach Road Neighborhood Commercial Subdistrict
A M E N D E D - S E P T E M B E R 2 4 , 2 0 2 4(O r d . N o . 2 0 2 4 -4 1 )
Industrial District
BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT
BUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICT
Livingston Road / Eatonwood Lane Commercial Infill Subdistrict
Livingston Road Commercial Infill Subdistrict
Seed To TableCommercial Subdistrict
Vanderbilt Beach CommercialTourist Subdistrict
COMMERCIAL DISTRICT
Mixed Use Activity Center Subdistrict
Interchange Activity Center Subdistrict
Livingston / Pine Ridge Commercial Infill Subdistrict
Mattson at Vanderbilt Residential Subdistrict
A M E N D E D - O C T O B E R 1 0 , 2 0 2 4(O r d . N o . 2 0 2 4 -4 4 )
Natural Resource Protection Area (NRPA) Overlay
Urban-Rural Fringe Transition Area Overlay
North Belle Meade Overlay
Immokalee Road Rural Village Overlay
NC Square Mixed Use Overlay
Collier Boulevard / Interstate 75 Innovation Zone Overlay
Belle Meade Hydrologic Enhancement Overlay
Bayshore/Gateway Triangle Redevelopment Overlay
Rural Lands Stewardship Area Overlay
OVERLAYS ANDSPECIAL FEATURES
Area of Critical State Concern Overlay
Airport Noise Area Overlay
Incorporated Areas
Coastal High Hazard Area
US 41 East Overlay
JLM Living East Residential Overlay
AGRICULTURAL / RURAL DESIGNATION
AGRICULTURAL/RURAL MIXED USE DISTRICT
RURAL COMMERCIAL SUBDISTRICT
Corkscrew Island Neighborhood Commercial Subdistrict
Basik Drive Storage Commercial Subdistrict
RURAL FRINGEMIXED USE DISTRICT
Conservation Designation
Estates Designation
Neutral Lands
Sending Lands
Receiving Lands
Rural Industrial District
Rural Settlement Area District
341 Sabal Palm Residential Subdistrict
D R A FTEXHIBIT "A"PL20230016340
SUBJECT SITE
A M E N D E D -X X X X(O r d . N o . x x x )
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 1 of 13
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply.
PERMITTED USES: A maximum of 450 residential dwelling units (at a density of 2.66+/- units per acre) of which a minimum of 68 units will be Townhouse units, shall be permitted within the PUD. 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:
I. RESIDENTIAL TRACT: A. Principal Uses: 1. Residential Dwelling Units, including: a. Single family dwelling b. Two family dwelling c. Townhouse Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Carports and garages; and 2. Community administrative facilities and recreational facilities intended to serve residents and guests; and 3. Construction offices (during active construction only); and 4. Leasing offices and sales center; and 5. Model homes; and 6. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas; and 7. Screen enclosures; and 8. Swimming pools and spas for residents and their guests; and 9. Water management facilities to serve the project such as lakes.
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 2 of 13
II. AMENITY AREA TRACT:
A. Principal Uses:
1. Clubhouses, community administrative facilities and recreational facilities, intended to serve residents and guests, including leasing and construction offices (during active construction only). 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. B. Accessory Uses: Accessory uses and structures customarily associated with the principal uses permitted in this RPUD, including but not limited: 1. Swimming pools and spas 2. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas. 3. Water management facilities to serve the project such as lakes.
III. PRESERVE TRACT: A. Allowable Uses: 1. Nature trails and boardwalks that do not reduce the amount of required preserve area to be retained. 2. Mitigation for environmental permitting, as per LDC requirements. 3. Passive Recreation areas, as per LDC requirements. 4. Water management and water management structures, as per LDC requirements.
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 3 of 13
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
PRINCIPAL STRUCTURES *2 SINGLE
FAMILY
TWO FAMILY TOWNHOUSE AMENITY
AREA Minimum Floor Area (per unit) 1,250 SF 1,500 SF 1,200 SF N/A Minimum Lot Area (per unit) 4,000 SF 3,500 SF 1,600 SF 5,000 SF Minimum Lot Width (per unit) 40 feet 35 feet 16 feet N/A Minimum Lot Depth 100 feet 90 feet 100 feet N/A Minimum Setbacks Front Yard *6 20 feet 20 feet 20 feet 20 feet Side Yard 5 feet 5 feet *7 5 feet *7 5 feet Rear Yard 10 feet 10 feet 10 feet 10 feet PUD Boundary 15 feet 15 feet 15 feet 15 feet Preserve 25 feet 25 feet 25 feet 25 feet Minimum Distance Between Buildings 10 feet 10 feet *3 10 feet *3 10 feet Maximum Building Height *5 Zoned Actual 35 feet 45 feet
35 feet 45 feet
35 feet 45 feet
35 feet 45 feet
ACCESSORY STRUCTURES *1 Minimum Setbacks Front Yard *6 SPS SPS SPS SPS Side Yard SPS SPS SPS SPS Rear Yard *4 5 feet 5 feet 5 feet 5 feet PUD Boundary 10 feet 10 feet 10 feet 10 feet Preserve 10 feet 10 feet 10 feet 10 feet Minimum Distance Between Buildings 10 feet 10 feet *3 10 feet *3 10 feet Maximum Building Height *5 Zoned Actual 25 feet 30 feet 25 feet 30 feet 25 feet 30 feet 35 feet 45 feet
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 4 of 13
SPS – Same as Principal Structure *1 – Does not apply to passive recreational uses such as trails/pathways, which may be located within internal open space areas. *2 – Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features, streetscape, passive parks and access control structures shall have no required internal setback, except as listed below, and are permitted throughout the PUD; however, such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or create site distance issues for motorists and pedestrians or where they would conflict with utility standards for required separation between utility infrastructure and buildings or structures. *3 – Zero feet if attached, 10 feet if detached. *4 – May be reduced to 0 feet where abutting an open space, water management or landscape buffer tract. *5 – Maximum Height for Guardhouses/Gatehouses: Zoned: 25’ Actual: 30’ *6 – Applies to attached or detached Garages. Front facing garages shall provide a minimum 23 feet from sidewalk to the garage. *7 – Zero feet if attached, 5 feet if detached.
Note: nothing in this PUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in the list of deviations in Exhibit E.
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ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES
DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: A (RFMUO-NRPA-SENDING)
USE: CONSERVATION
30' WIDE TYPE "A"
LANDSCAPE BUFFER
WITH 10' HIGH
WALL/FENCE
NO BUFFER REQUIREDNO BUFFER REQUIREDEMERGENCY
ACCESS
ONLY
20' WIDE TYPE "D"
LANDSCAPE BUFFER
SABAL PALM ROAD
AA
R
R
R R-TH
R-TH
R-THR
R
R
R
R
R
R
R
R
R
R
AA
TRACT A
(SEE EXHIBIT F,
AFFORDABLE HOUSING,
ITEM A.)
BUFFERS BETWEEN MF AND SF
TRACTS PER LDC
30' ROADWAY
EASEMENT
(OR 1333, PG 2161)
TO BE VACATED
20' FPL EASEMENT
(OR 2188, PG 145)
TO BE VACATED10' FPL EASEMENT
(OR 2453, PG 27)
TO BE VACATED
30' ROADWAY EASEMENT
(OR 759, PG 1696)
60' ROADWAY EASEMENT
(OR 759, PG 1696)
30' WIDE TYPE "A"
LANDSCAPE BUFFER
WITH 10' HIGH
WALL/FENCE
GradyMinor
a Pape-Dawson company
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, LLC
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
0 600'300'
SCALE: 1" = 600'
1
LEGEND:
R RESIDENTIAL (SINGLE FAMILY &
TWO FAMILY)
R-TH RESIDENTIAL (TOWNHOUSE)
AA AMENITY AREA
ACCESS
#DEVIATION
LAKES
PRESERVE
FLOWWAY
2
1
1
1
1
1
1
1
1
3
3
1
Page 132 of 7924
GradyMinora Pape-Dawson companyCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, LLC3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUETO AGENCY PERMITTING REQUIREMENTS AND LDC SECTION 10.02.13.DEVIATIONS (SEE EXHIBIT E)1.RELIEF FROM LDC SECTION 6.06.01, STREET SYSTEM REQUIREMENTS AND APPENDIXB, TYPICAL STREET SECTIONS AND RIGHT-OF-WAY DESIGN STANDARDS (SEE EXHIBITE1, TYPICAL ROW CROSS SECTION)2.RELIEF FROM LDC SECTION 6.06.02 A.2., SIDEWALKS, BIKE LANE AND PATHWAYREQUIREMENTS3.RELIEF FROM LDC SECTION 3.05.07 A.5., PRESERVATION STANDARDSSITE SUMMARYTOTAL SITE AREA: 169.19± ACRESSABAL PALM ROW:4.31± ACRES (3%)RESIDENTIAL:104.22± ACRES (61%)SINGLE FAMILY AND TWO FAMILY (R)95.97± ACRES (56%)TOWNHOUSE (R-TH)8.25± ACRES (5%)AMENITY AREA (AA):6.04± ACRES (4%)BUFFERS:2.18± ACRES (1%)WATER MANAGEMENT:42± ACRES (25%)PRESERVES:10.44± ACRES (6%)RESIDENTIAL:MAXIMUM 450 RESIDENTIAL DWELLING UNITS OF WHICH A MINIMUM OF 68WILL BE TOWNHOUSE UNITS.SINGLE FAMILY:340 UNITSTWO FAMILY/TOWNHOUSE:110 UNITSOPEN SPACE:REQUIRED:55%PROVIDED:55%PRESERVE:REQUIRED: 0.75± ACRES (3.01 ACRES NATIVE VEGETATION X 90%)PROVIDED: 10.44± ACRESPage 133 of 7924
341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 7 of 13
EXHIBIT D
LEGAL DESCRIPTION
THAT CERTAIN LOT, PIECE OR PARCEL OF GROUND, SITUATED IN THE COUNTY OF COLLIER AND STATE OF FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THAT PART OF SECTION 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A CONCRETE MONUMENT MARKING THE SOUTHEAST CORNER OF SAID SECTION 25, RUN N 00°13'20" E, 2722.27 FEET TO A CONCRETE MONUMENT MARKING THE EAST QUARTER CORNER OF SAID SECTION 25 FOR THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE N 89°16'34" W, 1822.92 FEET; THENCE N 00°33'02" W, 1130.79 FEET; THENCE S 88°56'47" W, 1582.03 FEET; THENCE N 03°18'24" W, 1451.30 FEET TO THE NORTH LINE OF SAID SECTION 25; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SECTION 25 TO THE NORTHEAST CORNER THEREOF; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 25 TO THE POINT OF BEGINNING. TOGETHER WITH AN EASEMENT FOR ROADWAY IN FAVOR OF GRANTEES AND THEIR RESPECTIVE HEIRS, SUCCESSORS AND ASSIGNS ON, OVER AND UNDER THE EAST THIRTY (30) FEET OF THE NORTHEAST QUARTER OF 25-50-26. TOGETHER WITH ALL OTHER EASEMENTS AND RIGHTS BENEFITING THE SUBJECT PROPERTY INCLUDING, BUT NOT LIMITED TO, THAT CERTAIN EASEMENT RECORDED IN OFFICIAL RECORDS BOOK 1342, PAGE 2372, IN AND FOR THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 169.19 ACRES, MORE OR LESS
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EXHIBIT E
LIST OF DEVIATIONS
Deviation #1: Relief from LDC Section 6.06.01, “Street System Requirements” and “Appendix B, Typical Street Sections and Right-of-Way Design Standards”. The LDC establishes a minimum 60-foot right of way width for local streets. This deviation proposes to instead allow for private roads within the site to be located in a 50-foot-wide access easement or Right-of-Way. See Exhibit E1, Typical ROW Cross Section
Deviation 2: Relief from LDC Section 6.06.02 A.2., Sidewalks, bike lane and pathway requirements which requires sidewalks and bike lanes must be constructed within public and private rights-of-way or easements, which are internal to the site, as follows: Local/Internal Access way: Sidewalks – both sides, 5 feet wide. To instead allow a sidewalk, 5 feet wide on one side of an internal cul-de-sac as shown on the conceptual PUD master plan. Deviation 3: Relief from LDC Section 3.05.07 A.5., “Preservation Standards”, which requires preservation areas shall be interconnected within the site and to adjoining off-site preservation areas or wildlife corridors, to allow the onsite preserves to be non-contiguous.
Page 135 of 7924
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
TYPICAL ROADWAY SECTION
N.T.S.
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 10 of 13
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
PURPOSE: The purpose of this Section is to set forth the development commitments for the development of this project.
GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is SWJR Naples I, LLC, 430 Bayfront Place, Naples, FL 34102. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS)
C. All other applicable state or federal permits must be obtained before commencement of the development.
D. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined by the County Manager during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades.
E. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the water distribution/transmission system may be required to adequately handle the total estimated peak hour flow to the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined by the County Manager during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 11 of 13
certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades.
TRANSPORTATION:
A. The maximum total daily trip generation shall not exceed 376 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval.
B. Prior to the issuance of the first residential certificate of occupancy, the owner or successors and assigns shall at its sole expense improve Sabal Palm Road to match the County maintained portion, including installation of a 5-foot-wide sidewalk from the existing improved roadway to the eastern boundary of the 341 Sabal Pam Road RPUD.
ENVIRONMENTAL: A. The RPUD Shall be required to preserve 90% of the native vegetation existing on-site. B. Before issuance of the first SDP and/or PPL, a listed species management plan is required for the management of the Florida panther (Puma concolor coryi), Black bear (Ursus americanus floridanus), and all other listed species.
C. The littoral shelf planting area shall be established within the flow way adjacent to and as part of the preserve area totaling seven percent (7%) of the wet detention pond area within the surface water management system. The littoral areas shall be designed to provide wading bird habitat. D. A 30 foot wide Type ‘A’ landscape buffer with a 10 foot high wall/fence shall be provided along the project perimeter except where abutting the project flowway, preserve or Sabal Palm Road. E. The RPUD shall conform with “Dark Sky” lighting design principles, subject to public safety design standards for public areas, for both residential and commercial (nonresidential) development (flat panel, full cut-off fixtures-backlight, up light and glare [BUG] rating where U=0) to avoid light trespass onto adjacent property. Site lighting fixtures will be a 3000K maximum color temperature. F. All residents will be provided and required to acknowledge by signature a notice of prescriptive burns that will occur.
AFFORDABLE HOUSING: A. Sixty-eight (68) affordable set-aside will be sold to households whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for Collier County. B. The 68 income restricted units will be constructed as townhouse dwellings in the area depicted on the Master Plan. C. These units will be committed for a period of 30 years from the date of the issuance of the certificate of occupancy and sold to households that qualify for the designated income thresholds.
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 12 of 13
D. Households shall occupy the property as their primary residence as evidenced by maintenance of homestead exemption. E. Prior to the initial sale of any of the affordable set-aside units, the owner and developer will record a restrictive covenant in the public records of Collier County identifying the affordable set-aside units and the income threshold pertaining to each unit. The covenant will state that each unit will be initially sold and subsequently sold to qualifying households for a period of 30 years from the issuance of the Certificate of Occupancy for each unit. The covenant will also state that at least 30 days prior to the initial sale and subsequent sale of any unit, the County's Community and Human Services Division or its designee, will be notified in writing and provided documents for income verification and certification on forms acceptable to Collier County. The closing on the sale may occur after the County, or its designee, confirms that the household qualifies for the designated income thresholds. F. For the purposes of this Ordinance, income verification, and certification shall be based on the most recent year's filed income tax return for each occupant who had filed and will occupy the affordable housing unit. 1. Income verification and certification for households or household members who had not filed the most recent year’s tax return may be based on written verification to verify all regular sources of income to the household member. The written verification shall include, at a minimum, the purpose of the verification, a statement to release information, employer verification of gross annual income or rate of pay, number of hours worked, frequency of pay, bonuses, tips, and commissions and a signature block with the date of verification. The verification shall be valid for up to 90 days prior to occupancy. Upon expiration of the 90-day period, the information may be verbally updated from the original sources for an additional 30 days, provided it has been documented by the person preparing the original verification. After this time, a new verification form must be completed. G. 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 in a format approved by the Collier County Community and Human Services Division. The developer agrees to annual on-site monitoring by the County, or its designee.
H. By way of example, the 2024 Florida Housing Finance Corporation Income Limits are:
LANDSCAPING:
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341 Sabal Palm Road RPUD PL20230016342 March 13, 2025 Page 13 of 13
A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with 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 the event that the preserve does not meet the buffer requirement after removal of exotics, supplemental planting will be provided in accordance with LDC 3.05.07 to meet the buffer requirement. 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.
WILDFIRE PREVENTION AND MITIGATION:
A. At the time of SDP or Plat approval, the applicant shall have coordinated with the Florida Forest Service and provide 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 a copy of the homeowner(s) with of copy of the Wildfire Prevention and Mitigation Plan.
Page 140 of 7924
Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
May 6, 2024
Amended June 20, 2024
Mr. Parker Klopf
Collier County Growth Management Department
Comprehensive Planning Section
2800 North Horseshoe Drive
Naples, FL 34104
RE: 341 Sabal Palm Road Residential Subdistrict (PL20230016340), Submittal 1
Dear Mr. Klopf:
Enclosed, please find the application for a proposed comprehensive plan amendment for a
169.19± acre project located at 341 Sabal Palm Road. The GMPA proposes to modify the FLUE
map to add a new subdistrict to allow a residential development with a maximum of 340 single
family and 110 multi-family dwelling units with an affordable housing component.
A companion PUD Rezone application (341 Sabal Palm Road RPUD rezone application
(PL20230016342) has been filed along with this petition.
Documents filed with submittal 1 include the following:
1. Cover letter
2. Application
3. Property Owner List
4. Professional Consultants
5. Exhibit A Legal Description
6. Exhibit B Amended Text
7. Exhibit C Proposed Future Land Use Designation
8. Land Use
9. Future Land Use Designation
10. Environmental Data
11. Exhibit D Proposed Subdistrict Map
12. Growth Management
13. Growth Management Data and Analysis
Page 141 of 7924
Mr. Parker Klopf
RE: 341 Sabal Palm Road Residential Subdistrict (PL20230016340), Submittal 1
May 6, 2024 Amended June 20, 2024
Page 2 of 2
14. Public Facilities
15. Letter of Availability
16. Traffic Impact Statement
17. FIRM Map
18. Deed
19. Affidavit of Authorization
20. Property Ownership Disclosure
21. Addressing Checklist
22. Preapplication Notes
Please feel free to contact me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: SWJR Naples I, LLC
Richard D. Yovanovich, Esq.
GradyMinor File (SPRPUD-23)
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November 10, 2023 Page 1 of 1
Property Owner List.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Property Owner List
Property I.D. Number 00438400007, Owner Name and Address
• Henry J. Jacobs and Beverly A. Jacobs, husband and wife and tenants by entirety, 15538
Calypso Lane, Orland Park, Illinois 60462
• Jerry J. Smits, 122 W. Hilo Street, Naples, FL 34113
• John H. Smits and Mary Grace Smits, husband and wife and tenants by entirety, 5920
Webster Street, Downers Grove, Illinois 60516
• Robert J. Smits and Pamela Smits, husband and wife and tenants by entirety, 113
Jamaica Drive, Naples, FL 34113
• Donna M. Smits, as Trustee of the Donna M. Smits Trust dated February 8, 2008, 632
Burdette Avenue, Glendale Heights, Illinois 60139
Page 154 of 7924
341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Professional Consultants
January 18, 2024 Page 1 of 1
Professional Consultants.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Planner/Project Management: D. Wayne Arnold, AICP Q. Grady Minor and Associates, P.A. 3800 Via Del Rey Bonita Springs, FL 34134 239.947.1144 warnold@gradyminor.com
Land Use Attorney: Richard D. Yovanovich, Esq Coleman, Yovanovich and Koester, P.A. 4001 Tamiami Trail North, Suite 300 Naples, FL 34103 239.435.3535 ryovanovich@cyklawfirm.com
Transportation: Norman J. Trebilcock, AICP, PE Trebilcock Consulting Solutions, PA 1205 Piper Boulevard, Suite 202 Naples, FL 34110 239-566-9551 ntrebilcock@trebilcock.biz
Environmental: Tim Hall Turrell, Hall & Associates, Inc. Marine & Environmental Consulting 3584 Exchange Ave. Naples, FL. 34104-3732 Phone: (239) 643-0166
Page 155 of 7924
341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Exhibit A
Legal Description
November 27, 2023 Page 1 of 1
Exhibit A Legal Description.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
THAT CERTAIN LOT, PIECE OR PARCEL OF GROUND, SITUATED IN THE COUNTY OF COLLIER AND
STATE OF FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
THAT PART OF SECTION 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, MORE PARTICULARLY
DESCRIBED AS FOLLOWS: BEGINNING AT A CONCRETE MONUMENT MARKING THE SOUTHEAST
CORNER OF SAID SECTION 25, RUN N 00°13'20" E, 2722.27 FEET TO A CONCRETE MONUMENT
MARKING THE EAST QUARTER CORNER OF SAID SECTION 25 FOR THE POINT OF BEGINNING OF
THIS DESCRIPTION; THENCE N 89°16'34" W, 1822.92 FEET; THENCE N 00°33'02" W, 1130.79 FEET;
THENCE S 88°56'47" W, 1582.03 FEET; THENCE N 03°18'24" W, 1451.30 FEET TO THE NORTH LINE
OF SAID SECTION 25; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SECTION 25 TO THE
NORTHEAST CORNER THEREOF; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 25
TO THE POINT OF BEGINNING.
TOGETHER WITH AN EASEMENT FOR ROADWAY IN FAVOR OF GRANTEES AND THEIR RESPECTIVE
HEIRS, SUCCESSORS AND ASSIGNS ON, OVER AND UNDER THE EAST THIRTY (30) FEET OF THE
NORTHEAST QUARTER OF 25-50-26.
TOGETHER WITH ALL OTHER EASEMENTS AND RIGHTS BENEFITING THE SUBJECT PROPERTY
INCLUDING, BUT NOT LIMITED TO, THAT CERTAIN EASEMENT RECORDED IN OFFICIAL RECORDS
BOOK 1342, PAGE 2372, IN AND FOR THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
CONTAINING 169.19 ACRES, MORE OR LESS
Page 156 of 7924
S abal Pal m R D
Veronawalk CIRMorgan RDBrandy LNR
o
z
z
i
n
i L
N
U m berto CT
Xenia LNViale CIRTo mmasi CT
Si c i l ia CT
Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
341 Sabal Palm Road Residential Subdistrict
Exhibit C - Proposed Future Land Use Designation
Agricultural / Rural Designation,
Agricultural/Rural Mixed Use District,
341 Sabal Palm Road Residential Subdistrict
.
1,400 0 1,400700 Feet
LEGEND
Subject Property - 169.19+/- Acres
341 Sabal Palm Road Residential Subdistrict - 169.19+/- Acres
Urban Residential Fringe Subdistrict
Agricultural / Rural Designation, RF-Sending
Page 157 of 7924
SABAL PALM ROAD
ZONED:HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: A (RFMUO-NRPA-SENDING) AND
HACIENDA LAKES DRI/MPUD
USE: UNDEVELOPED AND CONSERVATION
ZONED: A
(RFMUO-NRPA-SENDING)
USE: UNDEVELOPED
SUBJECT PROPERTY - 169.19± ACRES
EXISTING FLUE: AGRICULTURAL / RURAL DESIGNATION, RURAL FRINGE MIXED USE DISTRICT, SENDING
LANDS
EXISTING ZONING: A (RFMUO-NRPA-SENDING)
ADJ. PROPERTY ZONING LAND USE
NORTH A (RFMUO-NRPA-SENDING) UNDEVELOPED & CONSERVATION
AND HACIENDA LAKES DRI/MPUD
EAST A (RFMUO-NRPA-SENDING)UNDEVELOPED
SOUTH HACIENDA LAKES DRI/MPUD CONSERVATION
WEST HACIENDA LAKES DRI/MPUD CONSERVATION
0 1000'500'
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
300 FOOT RADIUS
SUBJECT
PROPERTY
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S abal Pal m R D
Veronawalk CIRMorgan RDBrandy LNR
o
z
z
i
n
i L
N
U m berto CT
Xenia LNViale CIRTo mmasi CT
Si c i l ia CT
Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
341 Sabal Palm Road Residential Subdistrict
Future Land Use Designation
Agricultural / Rural Designation,
Rural Fringe Mixed Use District
Sending Lands
.
1,400 0 1,400700 Feet
LEGEND
Subject Property - 169.19+/- Acres
Urban Residential Fringe Subdistrict
Agricultural / Rural Designation, RF-Sending
Page 159 of 7924
E NVIRONMENTAL S UPPLEMENT
341 S ABAL P ALM R OAD
F OLIO #00438400007
N APLES, FL 34114
A UGUST 2024
Prepared by:
Page 160 of 7924
Table of Contents
1 Introduction ....................................................................................................................................... 1
2 Existing Conditions Pre-Development ......................................................................................... 2
2.1 FLUCFCS Codes and Habitat Descriptions .......................................................................... 2
2.2 Vegetative Associations ........................................................................................................... 2
2.2.1 Fixed Single-Family Units (1.50 acres) .............................................................................. 2
2.2.2 Citrus Grove (104.77 acres) ................................................................................................. 3
2.2.3 Cypress (0.41 acre)................................................................................................................ 3
2.2.4 Cypress (Exotics 25-50%) (2.56 acres) ................................................................................ 3
2.2.5 Cypress (Exotics 75-100%) (13.58 acres) ............................................................................ 4
2.2.6 Hydric Pine Flatwoods (Exotics 75-100%) (2.76 acres).................................................... 5
2.2.7 Disturbed Land – Berm (4.93 acres) ................................................................................... 6
2.2.8 Disturbed Land – Hydric (6.82 acres) ................................................................................ 6
2.2.9 Roads and Highways (0.41 acre) ........................................................................................ 6
2.2.10 Other Surface Waters (26.17 acres) ................................................................................ 6
2.2.11 Wetland Seasonal High-Water Table & Hydroperiod ................................................ 6
2.2.12 Jurisdictional Status of Wetlands ................................................................................... 6
2.3 Listed Plant and Animal Species ............................................................................................ 8
2.4 Soils ............................................................................................................................................. 9
2.4.1 2 – Holopaw fine sand, Limestone substratum ................................................................ 9
2.4.2 21 – Boca fine sand ............................................................................................................. 10
2.4.3 25 Boca, Riviera, Limestone substratum, and Copeland fine sands, depressional ... 12
2.4.4 49 – Hallandale and Boca fine sands ............................................................................... 13
2.4.5 103 – Cypress Lake-Riviera-Copeland fine sands, Frequently ponded-Urban Land
Association ........................................................................................................................................ 14
3 Proposed Conditions (Post-Development)................................................................................. 17
3.1 Proposed Project ..................................................................................................................... 17
3.2 Native Habitat ......................................................................................................................... 17
3.3 Project Impacts to Archaeological & Historical Resources ............................................... 17
3.4 Elimination and Reduction of Wetland Impact .................................................................. 18
3.4.1 Temporary Impacts ............................................................................................................ 18
3.4.2 Direct Impacts ..................................................................................................................... 18
3.4.3 Secondary Impacts to Wetlands and Water Resources ................................................. 18
3.4.4 Cumulative Impacts ........................................................................................................... 19
3.5 Project Impacts to Listed Species .......................................................................................... 19
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3.5.1 American alligator (Alligator mississippiensis) ............................................................. 19
3.5.2 Audobons’s crested caracara (Polyborus plancus audubonii)..................................... 19
3.5.3 Bald Eagle (Haliaeetus leucocephalus) ........................................................................... 19
3.5.4 Big Cypress fox squirrel (Sciurus niger avicennia) ........................................................ 20
3.5.5 Eastern indigo snake (Drymarchon couperi) ................................................................. 20
3.5.6 Everglade snail kite (Rostrhamus sociabilis plumbeus) ............................................... 20
3.5.7 Everglades mink (Neovison vison evergladensis) ........................................................ 21
3.5.8 Florida bonneted bat (Eumops floridanus) .................................................................... 21
3.5.9 Florida burrowing owl (Athene cunicularia floridana) ................................................ 21
3.5.10 Florida panther (Puma concolor coryi) ....................................................................... 21
3.5.11 Florida sandhill crane (Antigone canadensis pratensis) .......................................... 22
3.5.12 Gopher tortoise (Gopherus polyphemus) .................................................................. 22
3.5.13 Red-cockaded woodpecker (Picoides borealis) ......................................................... 22
3.5.14 Southeastern American kestrel (Falco sparverius Paulus) ....................................... 23
3.5.15 Various Listed Wading Birds ....................................................................................... 23
3.5.16 Wood stork (Mycteria americana) ............................................................................... 23
4 Project Consistency with CCME .................................................................................................. 25
Goal 1: To plan for the protection, conservation, management, and appropriate use of the
County’s natural resources. ................................................................................................................ 25
Goal 2: To protect the county’s surface and estuarine water resources. ...................................... 25
Goal 3: To protect the County’s groundwater resources to ensure the highest water quality
practical. ................................................................................................................................................ 25
Goal 4: To conserve, protect, and appropriately manage the County’s Freshwater resources. 25
Goal 5: To protect, conserve, and appropriately use the County’s mineral and soil resources.
................................................................................................................................................................ 26
Goal 6: To identify, protect, conserve, and appropriately use native vegetative communities
and wildlife habitat. ............................................................................................................................. 26
Goal 7: to protect and conserve the County’s fisheries and wildlife. ........................................... 26
Goal 8: To maintain Collier County’s existing air quality .............................................................. 26
Goal 9: To appropriately manage hazardous materials and waste to protect the County’s
populous and natural resources and to ensure the highest environmental quality. .................. 26
Goal 10: To protect, conserve, manage, and appropriately use the County’s coastal barriers
including shorelines, beaches, and dunes and plan for, and where appropriate, restrict activities
where such activities will damage coastal resources. ..................................................................... 27
Goal 11: To provide for the protection, reservation, and sensitive re-use of historic resources.
................................................................................................................................................................ 27
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Goal 12: To make every reasonable effort to ensure the public safety, health, and welfare of
people and property from the effects of hurricane storm damage. .............................................. 27
Goal 13: To avoid unnecessary duplication of existing regulatory programs ............................ 27
5 Photos ................................................................................................................................................ 28
Appendix I: Project Exhibits
Appendix II: Listed Species Summary
Appendix II: Archaeological Exhibits
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
1
1 INTRODUCTION
The Sabal Palm Road property is approximately 169.18 acres in size, located at 341 Sabal Palm
Road in Naples, Florida 34114, which is within Section 25, Township 50 South, and Range 26 East
in Collier County and can be identified by folio number 00438400007.
The proposed development is a single-phase project that will include the construction of a multi-
family residential community, with associated infrastructure and stormwater management, as
well as preserve areas.
This document provides information concerning the proposed project site as it relates to natural
and environmental resources and will be submitted to Collier County in association with a rezone
request made by the applicant.
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341 Sabal Palm Road
August 2024
2
2 EXISTING CONDITIONS PRE-DEVELOPMENT
The subject property is located approximately 1.50 miles east of Collier Boulevard on Sabal Palm
Road. The site is currently operated as an active citrus grove and is bordered by various
undeveloped lands and preserves on all sides. The project site is composed of 10 land cover or
land use types including; Fixed Single Family, Citrus Grove, Cypress, Cypress (Exotics 25-50%),
Cypress (Exotics 75-100%), Hydric Pine Flatwoods (Exotics 25-50%), Disturbed Land, Disturbed
Land – Berm, Disturbed Land (Hydric), Roads and Highways, and Other Surface Waters. The
historic soils mapped onsite were designated by the United States Department of Agriculture
(USDA) as “Holopaw fine sand, limestone substratum,” which is a hydric soil, “Boca fine sand,”
which is not a hydric soil, “Boca, Riviera, limestone substratum and Copeland fine sands,
depressional,” which is a hydric soil, and “Hallandale and Boca fine sands,” which is a hydric
soil.
2.1 FLUCFCS CODES AND HABITAT DESCRIPTIONS
The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual was used to
classify all vegetative communities occurring within the parcel boundaries. The attached
FLUCFCS exhibit shows the subject property together with its vegetative cover and depicts the
approximate limits of the wetland and upland areas. A general description is provided below in
Table 1.
Table 1: FLUCFCS Codes and Descriptions
FLUCFCS
Code
Description Acres Jurisdictional
Wetlands / OSW
111 Fixed Single-Family Units 1.46 No
221 Citrus Groves 107.30 No
621 Cypress 0.45 Yes
621E2 Cypress (Exotics 25-50%) 2.56 Yes
621E4 Cypress (Exotics 75-100%) 16.26 Yes
625E4 Hydric Pine Flatwoods (Exotics 25-50%) 2.82 Yes
740B Disturbed Land - Berm 4.93 No
740H Disturbed Land (Hydric) 6.82 Yes
814 Roads and Highways 0.41 No
OSW Other Surface Waters 26.17 Yes
Total: 169.18 55.08
2.2 VEGETATIVE ASSOCIATIONS
2.2.1 Fixed Single-Family Units (1.50 acres)
Areas in Florida designated as Fixed Single-Family Units are typically characterized by the
presence of single-family residences with maintained landscaping or turf lawns.
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2.2.2 Citrus Grove (104.77 acres)
Florida communities designated as “Citrus Grove” are typically characterized by the presence of
a citrus crop. Groves generally occur in areas with a specific combination of soil qualities and
climatological parameters. Overall, the vegetation in this community is not dominated by
hydrophytic plants. The soil sampled in this community did not contain any hydric
characteristics, and no hydrologic indicators were observed.
2.2.3 Cypress (0.41 acre)
Vegetative communities in Florida designated as “Cypress” are defined by a dominance or
predominance of bald cypress (Taxodium distichum) or pond cypress (Taxodium ascendens). The
canopy of this community is mainly comprised of bald cypress as well as some cabbage palm
(Sabal palmetto). The onsite vegetation in this community is dominated by hydrophytic vegetation,
hydrologic indicators are present, and soils exhibit hydric characteristics. A list of observed
species within the Cypress community onsite can be found below in Table 2.
Table 2: Species Observed in the Cypress Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Bald cypress Taxodium distichum C OBL 35%
Pop ash Fraxinus caroliniana C, M, G OBL 19%
Cabbage palm Sabal palmetto C, M FAC 15%
Strangler fig Ficus aurea C, M FAC 11%
Swamp bay Persea palustris C, M OBL 10%
Coco plum Chrysobalanus icaco M FACW 3%
Swamp fern Telmatoblechnum serrulatum G FACW 85%
False nettle Boehmeria cylindrica G OBL 4%
Buttonbush Cephalanthus occidentalis G OBL 4%
Giant leather fern Acrostichum danaeifolium G OBL 3%
American burnweed Erechtites hieraciifolius G FAC 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.4 Cypress (Exotics 25-50%) (2.56 acres)
This community is similar to the Cypress community described above. However, this area is
characterized by its recruitment of exotic and invasive vegetation. The canopy of the Cypress
(Exotics 25-50%) habitat on this site consists of cypress, pop ash (Fraxinus caroliniana), cabbage
palm, Brazilian pepper (Schinus terebinthifolia), strangler fig (Ficus aurea), and swamp bay (Persea
palustris). Hydrologic indicators are present in this community in the form of morphological plant
adaptations, such as active cypress knees and buttressed tree bases. Elevated lichen lines and
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water marks were also observed on the vegetation in this community. The soil sample collected
within the community did exhibit hydric characteristics. A list of observed species within the
Cypress (Exotics 25-50%) community onsite can be found below in Table 3.
Table 3: Species Observed in the Cypress (Exotics 25-50%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Bald cypress Taxodium distichum C OBL 25%
Pop ash Fraxinus caroliniana C, M, G OBL 2%
Cabbage palm Sabal palmetto C, M FAC 15%
Brazilian pepper Schinus terebinthifolia C, M FAC 35%
Strangler fig Ficus auera C, M FAC 5%
Swamp bay Persea palustris C, M OBL 5%
Coco plum Chrysobalanus icaco M FACW 3%
Swamp fern Telmatoblechnum serrulatum G FACW 85%
Climbing fern Lygodium spp. V FAC 30%
Possum vine Cissus verticillata V FAC 10%
False nettle Boehmeria cylindrica G OBL 4%
Buttonbush Cephalanthus occidentalis G OBL 4%
Giant leather fern Acrostichum danaeifolium G OBL 3%
American burnweed Erechtites hieraciifolius G FAC 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.5 Cypress (Exotics 75-100%) (13.58 acres)
This community is also similar to the Cypress communities, which are described above. However,
this area is even more heavily invaded by exotic vegetation. The canopy of the onsite Cypress
(Exotics 75-100%) habitat consists of cypress, melaleuca (Melaleuca quinquenervia), cabbage palm,
Brazilian pepper, java plum (Syzygium cumini), and slash pine (Pinus elliottii). Hydrologic
indicators are present in this community in the form of morphological plant adaptations, such as
active cypress knees and buttressed tree bases. Adventitious rooting and water marks were also
observed on the vegetation in this community. The soil sample collected in the community did
exhibit hydric characteristics. A list of observed species within the onsite Cypress (Exotics 75-
100%) community is displayed in Table 4 below.
Table 4: Species Observed in the Cypress (Exotics 75-100%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Melaleuca Melaleuca quinquenervia C, M, G FAC 70%
Bald cypress Taxodium distichum C, M, G OBL 21%
Cabbage palm Sabal palmetto C, M, G FAC 8%
Slash pine Pinus elliottii C UPL 3%
Dahoon holly Ilex cassine M, G OBL 13%
Brazilian pepper Schinus terebinthifolia M, G FAC 7%
Myrsine Myrsine cubana M FAC 6%
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Java plum Syzygium cumini M FAC 3%
Laurel oak Quercus laurifolia M FACW 2%
Wax myrtle Morella cerifera M FAC 2%
Swamp fern Telmatoblechnum serrulatum G FACW 50%
Climbing fern Lygodium spp. V FAC 30%
Sawgrass Cladium jamaicense G OBL 10%
Dogfennel Eupatorium capillifolium G FAC 4%
Greenbrier Smilax sp. V FAC 3%
Coco plum Chrysobalanus icaco G FACW 2%
Virginia creeper Parthenocissus quinquefolia V FAC 2%
Erectleaf witchgrass Dichanthelium erectifolium G OBL 2%
Swamp bay Persea palustris G OBL 1%
Caesarweed Urena lobata G UPL 1%
False buttonweed Spermacoce sp. G UPL 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.6 Hydric Pine Flatwoods (Exotics 75-100%) (2.76 acres)
Vegetative communities in Florida designated as “Pine Flatwoods” are defined by a dominance
or predominance of longleaf pine (Pinus palustris) or slash pine. Common understory species
include saw palmetto (Serenoa repens), wax myrtle (Morella cerifera), and a variety of herbs and
shrubs. The onsite Pine Flatwoods community is characterized dominated by acute recruitment
of exotic and invasive vegetation. The canopy of this community is mainly comprised of slash
pine while cypress and cabbage palm are also present in lesser dominance. The vegetation in this
community is not primarily dominated by hydrophytic plants. However, hydrologic indicators
and hydric soils are both present, which is indicative of a hydric community type. A list of
observed species within the onsite Cypress community is displayed in Table 5 below.
Table 5: Species Observed in the Hydric Pine Flatwoods (Exotics 75-100%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Slash pine Pinus elliottii C UPL 20%
Brazilian pepper Schinus terebinthifolia M, G FAC 70%
Bald cypress Taxodium distichum C, M, G OBL 10%
Cabbage palm Sabal palmetto C, M FAC 16%
Melaleuca Melaleuca quinquenervia C FAC 15%
Coco plum Chrysobalanus icaco M, G FACW 27%
Myrsine Myrsine cubana M FAC 3%
Climbing fern Lygodium spp. G FAC 20%
Swamp fern Telmatoblechnum serrulatum G FACW 7%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
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2.2.7 Disturbed Land – Berm (4.93 acres)
The “Disturbed Land – Berm” designates the ridge that extends throughout several areas along
the perimeter of the subject property as well as the perimeter of the southwestern forested
wetland. Vegetation along the berms is comprised primarily of slash pine with varying levels of
exotic infestation.
2.2.8 Disturbed Land – Hydric (6.82 acres)
The onsite “Disturbed Land – Hydric” communities are areas that were previously cleared, but
still retain hydrologic qualities. Vegetation is dominated by a monoculture of the invasive, exotic
species Paragrass (Urochloa mutica). Standing water and evidence of aquatic fauna, such as “Island
apple snail,” Pomacea maculata, was observed in these areas. The Disturbed Land – Hydric
communities can be found south of the onsite Fixed Single Family Units area.
2.2.9 Roads and Highways (0.41 acre)
Communities in Florida designated as transportation are utilized for the movement of people and
goods. In this case there is a portion of an existing road, Sabal Palm Road, on the property.
2.2.10 Other Surface Waters (26.17 acres)
Areas in Florida designated as “Other Surface Waters (OSW)” are typically characterized by the
presence of standing water, while not exhibiting other wetland characteristics (such as
hydrophytic vegetation). In this case, OSW refers to the agricultural ditches and swales observed
and associated with the Citrus Grove onsite. There is also a ditch running north to south between
the single family residence and the orange grove which conveys water from the north side of
Sabal Palm Road through a culvert under the road.
2.2.11 Wetland Seasonal High-Water Table & Hydroperiod
Standing water was present in the Disturbed Land – Hydric and Cypress (Exotics 75-100%)
communities at the time of the site inspection. During heavy rain events water clearly inundates
these portions of the property. Approximately three to five inches of water appears to remain in
places above the soil surface of the Disturbed Land – Hydric for several days at a time. Elevated
water marks are present approximately 9-inches above the soil surface throughout the Cypress
and other natural wetland communities onsite, a clear indication of hydrologic conditions.
2.2.12 Jurisdictional Status of Wetlands
Qualified Turrell, Hall and Associates (THA) environmental staff inspected the project lands for
the purpose of delineating wetlands and other surface waters. The wetland delineation
methodologies and criteria set forth by the state (in Chapter 62-340, FAC, Delineation of the
Landward Extent of Wetlands and Surface Waters) and the US Army Corps of Engineers
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(USACE) {in accordance with 33 CFR Part 331, Regulatory Guidance Letter (RGL) No. 08-02
issued June 26, 2008 and subsequent guidance provided by the Wetlands Regulatory Assistance
Program Regional Supplement to the COE Wetland Delineation Manual: Atlantic and Gulf
Coastal Plain Region (ver. 2.0)} were followed in determining whether an area classified as a
wetland or other surface water and in delineating the limits (boundaries) of potential
jurisdictional wetlands and other surface waters.
THA ecologists flagged the boundaries of areas determined to classify as wetlands. There were
very few cases where it appeared wetland lines established based on the state methodology
would differ from those established based on the federal (USACE) methodology. Where this did
occur, the feature boundary was flagged based on the landward-most extent of the two methods,
in other words, the methodology that produced the greatest extent of wetlands was used to flag
the wetland line (the "safe uplands line" approach). The wetland boundaries flagged (or otherwise
marked) by staff ecologists were subsequently survey-located.
The wetlands definition in Chapter 62-340(19), F.A.C. states that wetlands are those areas
“inundated or saturated by surface water or ground water at a frequency and duration sufficient
to support, and under normal circumstances do support, a prevalence of vegetation typically
adapted for life in saturated soils.” The methodology used by the State of Florida to delineate a
wetland boundary, as described in Chapter 62-340, F.A.C., uses a series of tests in order to
determine the presence of a wetland. These tests were deemed positive on part of the subject
property.
In order to be considered a jurisdictional wetland, a community must display two out of three of
the following characteristics: hydrophytic vegetation, hydric soils, and hydrologic indicators.
These characteristics are defined in Chapter 62-340, F.A.C.
Approximately 114.10 acres of the subject property have been identified as uplands. The Fixed
Single-Family Units, Citrus Groves, Disturbed Land – Berm, and Roads and Highways
communities do not meet the definition of a wetland. Vegetation in these communities is not
primarily hydrophytic, no hydrological indicators are present, and soils do not contain any hydric
characteristics.
Approximately 28.91 acres of the subject property have been identified as wetlands. The Cypress,
Cypress E2, Cypress E4, Hydric Pine Flatwoods E2, and the Disturbed Land – Hydric
communities meet the definition of a wetland. Within the Cypress and Disturbed Land – Hydric
communities, vegetation is primarily hydrophytic, hydrologic indicators are present, and soils
contain hydric characteristics. Within the Hydric Pine Flatwoods community, vegetation is not
primarily hydrophytic. However, both hydrologic indicators and hydric soils are present.
All of the wetlands identified are assumed to be jurisdictional to both the state and federal
regulatory agencies.
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2.3 LISTED PLANT AND ANIMAL SPECIES
Endangered species are as any species of plant, insect, or wildlife naturally occurring in Florida,
whose prospects of survival are in jeopardy due to modification or loss of habitat; over-utilization
for commercial, sporting, scientific or educational purposes; disease; predation; inadequacy of
regulatory mechanisms; or other natural or manmade factors affecting its continued existence
(F.S. 372.072).
Threatened species include any species of plant or wildlife naturally occurring in Florida, which
may not be in immediate danger of extinction, but which exist in such small populations as to
become endangered if it is subjected to increased stress as a result of further modification of its
environment.
Several surveys for listed animal and plant species were conducted within the project area by
THA biologists. The threatened and endangered species survey efforts and their results are
outlined in the attached Listed Species Survey report. The Listed Species report describes the
approximate locations where listed animal species were observed on and near the project area
during the referenced surveys. During the survey events, several listed animal species were
observed onsite.
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2.4 SOILS
According to the USDA Natural Resources Conservation Service (NRCS), five soil types mapped
at the subject property: (1) “Holopaw fine sand, limestone substratum,” which is a hydric soil; (2)
“Boca fine sand,” which is a hydric soil; (3) “Boca, Riviera, limestone substratum and Copeland
fine sands, depressional,” which is a hydric soil, (4) “Hallandale and Boca fine sands,” which is
not a hydric soil, and (5) “Hallandale and Boca fine sands,” which is not a hydric soil. The
following sub-section provides a brief description of the soil map unit identified on the project
lands. Information is provided about the soil's landscape position (i.e., its typical location in the
landscape on a county-wide basis), the soil's profile (i.e., textural composition and thickness or
depth range of the layers or horizons commonly present in the soil), and the soil's drainage and
hydrologic characteristics. The soils occurring on project lands are as follows:
2.4.1 2 – Holopaw fine sand, Limestone substratum
This nearly level, poorly drained soil is in sloughs and broad poorly defined drainage ways.
Individual areas are elongated and irregular in shape and range from 20 to 300 acres. The slope
is 0 to 2 percent.
Typically, the surface layer is dark gray fine sand about 5 inches thick. The substratum layer is
fine sand to a depth of about 52 inches; the upper part is light gray and the lower parties light
brownish gray. The subsoil extends to a depth of about 62 inches; the upper part is dark grayish
brown fine sand and the lower part is dark grayish brown fine sandy loam. Limestone bedrock
is at a depth of about 62 inches.
In 95 percent of the areas mapped as this soil, Holopaw and similar soils make up 78 to 97 percent
of the map unit. The characteristics of Malabar, Pineda and Riviera soils with limestone
substratums are similar.
Soils of dissimilar characteristics included in this unit are small areas of Basinger, Boca and
Chobee soils on similar landscape positions. These soils make up about 3 to 22 percent of the unit.
The permeability of this soil is moderately slow. The available water capacity is low. In most
years, under natural conditions, the seasonal high water table is within 12 inches of the surface
for 3 to 6 months. In other months, the water table is below 12 inches and recedes to a depth of
more than 40 inches during extended dry periods. During periods of high rainfall, the soil is
covered by shallow slowly moving water for periods of about 7 to 30 days.
Natural vegetation consists of scattered south Florida slash pine, cypress, cabbage palm, saw
palmetto, waxmyrtle, sandcordgrass, chalky bluestem and gulf muhly.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. With good
water-control measures and soil improving measures, the soil can be made suitable for many fruit
and vegetable crops. A water control system is needed to remove excess water in wet seasons and
provide water through subsurface irrigation in dry seasons. Row crops should be rotated with
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cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should
be added according to the need of the crops.
With proper water control, the soil is moderately suited to citrus. Water control systems that
maintain good drainage to an effective depth are needed. Bedding the soil prior to planting
provides good surface and internal drainage and elevates the trees above the seasonal high water
table. A good grass cover crop between the trees helps to protect the soil from blowing when the
trees are younger.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastures of grass or grass-clover mixtures can be grown with
good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is well suited for desirable range plant production. The dominant forage consists of blue
maidencane, chalky bluestem and bluejoint panicum. Management practices should include
deferred grazing. This Holopaw soil is in the Slough range site.
This soil has severe limitations for most urban uses because of the high water table. To overcome
this limitation, building sites and septic tank absorption fields should be mounded. This soil also
has severe limitations for recreational development because of wetness and sandy texture.
Problems associated with wetness can be corrected by providing adequate drainage and drainage
outlets to control the high water table. The sandy texture limitation can be overcome by adding
suitable topsoil or by resurfacing the area.
This Holopaw soil is in capability subclass IVw.
2.4.2 21 – Boca fine sand
This nearly level, poorly drained soil is on the flatwoods. Individual areas are elongated and
irregular in shape and range from 20 to 350 acres. The slope is 0 to 2 percent.
Typically, the surface layer is very dark gray fine sand about 4 inches thick. The subsurface layer
is fine sand to a depth of about 26 inches; the upper part is light gray and the lower part is brown.
The subsoil is dark grayish brown fine sandy loam to a depth of about 30 inches. Limestone
bedrock is at a depth of about 30 inches.
In 95 percent of areas mapped as this soil, Boca and similar soils make up 79 to 93 percent of the
map unit. The characteristics of Hallandale soils are similar.
Soils of dissimilar characteristics included in this map unit are small areas of Pineda and Riviera,
limestone substratum soils in slough landscape positions. These soils make up about 7 to 21
percent of the unit.
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The permeability of this soil is moderate. The available water capacity is very low. In most years,
under natural conditions, the seasonal high water table is between 6 to 18 inches of the surface of
1 to 6 months. In other months, the water table is below 18 inches and recedes to a depth of more
than 40 inches during extended dry periods. Rarely is it above the surface.
Natural vegetation consists mostly of South Florida slash pine, cabbage palm, saw palmetto, wax
myrtle, chalky bluestem and pineland threeawn.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. The number
of adapted crops is limited unless very intensive management practices are followed. With good
water control and soil improving measures, the soil can be made suitable form many fruit and
vegetable crops. A water control system is needed to remove excess water in wet season and
provide water through subsurface irrigation in dry seasons. Row crops should be rotated with
cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should
be added according to the need of the crops.
With proper water control, the soil is well suited to citrus. Water control systems that maintain
good drainage to an effective depth are needed. Bedding the soil prior to planting provides good
surface and internal drainage and elevates the trees above the seasonal high water table. A good
grass cover crop between the trees helps to protect the soil from blowing when the trees are
young.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastures of grass or grass-clover mixtures can be grown with
good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is moderately suited for desirable range plant production. The dominant forage is
creeping bluestem, lopsided indiangrass, pineland threeawn and chalky bluestem. Management
practices should include deferred grazing and brush control. This Boca soil is in the South Florida
Flatwood range site.
This soil has severe limitations for most urban uses because of wetness. If this soil is used as septic
tank absorption fields, it should be mounded to maintain the system well above the seasonal high
water table. For recreational uses, this soil also has severe limitations because of wetness, but with
proper drainage to remove excess surface water during wet periods, many of these limitations
can be overcome.
This Boca soil is in capability subclass IIIw.
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2.4.3 25 Boca, Riviera, Limestone substratum, and Copeland fine sands, depressional
These level, very poorly drained soils are in depressions, cypress swamps and marshes.
Individual areas are elongated and irregular in shape and range from 100 to 3000 acres. The slope
is 0 to 1 percent.
Typically, the Boca soil has surface layer of very dark gray fine sand to a depth of about 26 inches;
the upper part is light gray and the lower part is brown. The subsoil is dark grayish brown fine
sandy loam to a depth of about 30 inches. Limestone bedrock is at a depth of about 30 inches.
Typically, the Riviera soil has a surface layer of gray fine sand about 6 inches thick. The subsurface
layer is fine sand to a depth of about 32 inches; the upper part is light brownish gray and the
lower part is light gray. The subsoil is sandy clay loam to a depth of about 54 inches; the upper
part is grayish brown and the lower part is dark gray. Limestone bedrock is at a depth of about
54 inches.
Typically, the Copeland soil has a surface layer of black fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 18 inches; the upper part is very dark grayish
brown and the lower part is dark gray. The subsoil is light gray mottled, sandy clay loam to a
depth of about 24 inches. The substratum is light gray marl to a depth of about 30 inches.
Limestone bedrock is at a depth of about 30 inches.
Areas mapped can consist entirely of Boca soil, Riviera, limestone substratum, soil Copeland soil,
or any combination of the three soils. These three soils were not separated in mapping because of
similar management needs brought about by ponding. The characteristics of Holopaw, Malabar
and Pineda soils are similar.
Soils of dissimilar characteristics included in these units are small areas of Basinger, Dania, Gator
and Hallandale soils on similar landscape positions. These soils make up about 20 percent or less
of the units.
The permeability of the Boca soil is moderate and the available water capacity is very low. The
permeability of the Riviera soils is moderately rapid to moderately slow and the available water
capacity is low. The permeability of the Copeland soil is moderated and the available water
capacity is moderate.
In most years, under natural conditions, these soils are ponded for 6 to 9 months or more each
year. In other months the water table is within 12 inches of the surface and recedes to a depth of
12 to 40 inches during extended dry periods.
These soils are not suited for cultivated crops or citrus because of flooding, ponding and wetness.
These soils are used for natural wetlands. Natural vegetation consists mostly of bald cypress,
pickerelweed, rushes, fire flag, sawgrass and Florida willow.
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The Boca, Riviera and Copeland soils have no range site. These soils are in the Cypress Swamp
ecological community.
These soils have severe limitations for all urban and recreational uses because of ponding. An
effective drainage system that keeps the water table at a given depth is expensive and difficult to
establish and maintain. Also, these soils act as a collecting basin for the area; therefore, a suitable
outlet to remove the water is not available. These soils require an adequate amount of fill material
to maintain house foundations and roadbeds above the high water table. Even when a good
drainage systems is installed and the proper amount of fill material is added, keeping the area
dry is a continuing problem because of seepage water from the slightly higher adjacent sloughs
and flatwoods.
The Boca, Riviera and Copeland soils are in capability subclass VIIw.
2.4.4 49 – Hallandale and Boca fine sands
These nearly level, poorly drained soils are in sloughs and poorly defined drainage-ways.
Individual areas are elongated and irregular in shape and range from 20 to 600 acres. The slope
is 0 to 2 percent.
Typically, the Hallandale soil has a surface layer of very dark gray fine sand about 3 inches thick.
The subsurface layer is grayish brown fine sand to a depth of about 9 inches. The subsoil is
yellowish brown fine sand to a depth of about 12 inches. Limestone bedrock is at a depth of about
12 inches.
Typically, the Boca soil has a surface layer of very dark gray fine sand about 4 inches thick. The
subsurface layer is fine sand to a depth of about 26 inches; the upper part is light gray and the
lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 30
inches. Limestone bedrock is at a depth of about 30 inches.
Areas mapped can consist entirely of Hallandale and similar soils, Boca soil, or any combination
of the two soils. The two soils were not separated in mapping because of similar management
needs and soil characteristics. The characteristics of Jupiter soil are similar.
Soils of dissimilar characteristics included in this unit are small areas of Copeland and Pineda,
limestone substratum, soils on similar landscape positions. These soils make up about 0 to 5
percent of the unit.
The permeability of the Hallandale soil is rapid. The permeability of the Boca soil is moderate.
The available water capacity of these soils is very low.
In most years, under natural conditions, the seasonal high water table is within 12 inches of the
surface for 3 to 6 months. In other months, the water table is below 12 inches and recedes to a
depth of more than 40 inches during extended dry periods. During periods of high rainfall, the
soil is covered by shallow, slowly moving water for periods of about 7 to 30 days.
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Natural vegetation consists of scrub cypress, sand cordgrass, wax myrtle and maidencane.
These soils are poorly suited to cultivated crops because of wetness, shallow bedrock and
droughtiness. With good water control measures and soil-improving measures, these soils can be
made suitable for many fruit and vegetable crops. A water control system is needed to remove
excess water in wet seasons and provide water through subsurface irrigation in dry seasons. Row
crops should be rotated with cover crops. Seedbed preparation should include bedding of the
rows. Fertilizer and lime should be added according to the need of the crops. With proper water
control, these soils are moderately suited to citrus. Water control systems that maintain good
drainage to an effective depth are needed. Bedding prior to planting provides good surface and
internal drainage and elevates the trees above the seasonal high water table. A good grass cover
crop between the trees helps to protect the soils from blowing when the trees are younger.
With good water control management, these soils are well suited to pasture. A water control
system is needed to remove excess water during the wet season. They are well suited to pangola
grass, bahia grass and clover. Excellent pastures of grass or grass-clover mixtures can be grown
with good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
These soils are well suited for desirable range plant production. The dominant forage consists of
the blue maidencane, chalky bluestem and bluejoint panicum. Management practices should
include deferred grazing. The Hallandale and Boca are in the Slough range site.
These soils have severe limitations for most urban uses because of the high water table and
shallow bedrock. To overcome this limitation, building sites and septic tank absorption fields
should be mounded. These soils also have severe limitations for recreational development
because of wetness and sandy texture. Problems associated with wetness can be corrected by
providing adequate drainage and drainage outlets to control the high water table. The sandy
texture limitation can be overcome by adding suitable topsoil or by resurfacing the area.
These Hallandale and Boca soils are in capability subclass Vw.
2.4.5 103 – Cypress Lake-Riviera-Copeland fine sands, Frequently ponded-Urban Land
Association
These nearly level, poorly drained soils are in sloughs, low broad flats, flatwoods, and cypress
swamps. The slope is 0 to 1 percent.
Typically, the Cypress Lake soil has a surface layer of dark gray fine sand about 3 inches thick.
The subsurface layer is fine sand to a depth of about 14 inches; the upper part is gray, and the
lower part is light gray. The subsoil is light yellowish brown fine sand to a depth of about 25
inches and a grayish brown sandy clay loam to a depth of about 30 inches. Limestone bedrock is
at a depth of about 30 to 40 inches.
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Typically, the Riviera soil has a surface layer of gray fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 32 inches; the upper part is light brownish gray,
and the lower part is light gray. The soil is sandy clay loam to a depth of about 54 inches; the
upper part is grayish brown, and the lower part is dark gray. Limestone bedrock is at a depth of
about 54 inches.
Typically, the Copeland soil has a surface layer of black fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 18 inches; the upper part is very dark grayish
brown, and the lower part is dark gray. The subsoil is light gray, mottled, sand clay loam to a
depth of about 24 inches. The substratum is light gray marl to a depth of about 30 inches.
Limestone bedrock is at a depth of about 30 inches.
Typically, Urban land consists of filled or disturbed areas where commercial buildings, houses,
parking lots, streets, sidewalks, recreational areas, shopping centers or other urban structures
exist where the soil cannot be observed.
In 90 percent of the area mapped, Cypress Lake and similar soils make up approximately 24
percent, Riviera and similar soil make up approximately 23 percent, and Copeland and similar
soil make up approximately 22 percent. Urban land soil make up approximately 20 percent. The
soils occur as areas so intricately mixed or so small that mapping them separately is not practical.
The permeability of the Riviera is moderately rapid to moderately slow and the available water
capacity is moderate. In most years, under natural conditions, the seasonal high water table is
within 12 inches of the surface for 3 to 6 months. In other months, the water table is below 12
inches and recedes to a depth of more than 40 inches during extended dry periods. During
periods of high rainfall, these soils are covered by shallow slowly moving water for periods of
about 7 to 30 days.
With proper water control, these soils are moderately suited to citrus. Water control systems that
maintain good drainage to an effective depth are needed. Bedding the soil prior to planting
provides good surface and internal drainage and elevates the trees above the seasonal high water
table. The loamy subsoil may impede proper drainage. A good grass cover crop between the
tress helps to protect the soil from blowing when the trees are younger.
The natural vegetation consists mostly of South Florida slash pine, cabbage palm, saw palmetto,
gallberry, and pineland threeawn, in addition to the species commonly found in wetland areas.
Major uses of the soil include forest land, rangeland, wildlife habitat, recreation, and urban land.
With good water control management, some areas are used for truck crops, citrus, and pastures.
A water control system is needed to remove excess water during the wet season. These soils are
well suited to pangolagrass, bahiagrass and clover. Excellent pastures of grass or grass-clover
mixtures can be grown with good management. Regular applications of fertilizers and controlled
grazing are needed for highest yields.
These soils are poorly suited for desirable range plant production. The Riviera and Copeland soil
have no range site.
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These soils have severe limitations for most urban uses because of the high water table. To
overcome this limitation, building sites and septic tank absorption fields should be mounded.
The soils also have severe limitations for recreational development because of wetness and sandy
texture. Problems associated with wetness can be corrected by providing adequate drainage and
drainage outlets to control the high water table. The sandy texture limitation can be overcome
by adding suitable topsoil or by resurfacing the area.
The Riviera and Copeland soils are in capability subclass IIIw.
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3 PROPOSED CONDITIONS (POST-DEVELOPMENT)
3.1 PROPOSED PROJECT
The proposed project is the development of a mixed single and multi-family community, with
associated infrastructure, stormwater management, and preservation areas. The majority of the
proposed development area is comprised of previously cleared and impacted land associated
with the single-family residence, citrus grove, and store. The project proposes to preserve and
enhance a large portion of the forested wetland areas. The project is also incorporating a flow
way that will continue to pass water from north of Sabal Palm Road and allow it to sheet flow to
the south. The proposed flow way will replace the ditch through the property that currently
provides this conveyance.
The 169.18-acre site is comprised of 114.10 acres of upland, 28.91 acres of wetland, and 26.17 acres
of other surface waters. The majority of the subject area has been impacted by previous
development, clearing, and surrounding development, which has resulted in the recruitment and
infestation of exotic and nuisance species within the remaining forested wetlands. The proposed
development will result in approximately 17.42 acres of direct wetland impacts. Additionally, the
proposed development will result in impacts to all of the open water ponds and ditches (26.17
acres).
3.2 NATIVE HABITAT
Collier County Land Development Code regulations require that projects preserve a portion of
their on-site native habitat as part of their development proposal. Calculations are based on a
percentage of the acreage of native habitat existing on the site. Since the Sabal Palm Road property
is greater than 20 acres in size and qualifies as “Residential and Mixed Use Development,” under
LDC 3.05.07 B.1., it is required to preserve 25% of existing native vegetation on the site. Only 3.01
(0.02%) of the 169.18 acres on the property qualify as native habitat. The project is therefore
required to preserve 0.75 acre of habitat (3.01 * 0.25). The project proposes to preserve and
enhance 10.44 acres of existing wetland habitat and will well exceed the County’s native habitat
preservation requirements.
3.3 PROJECT IMPACTS TO ARCHAEOLOGICAL & HISTORICAL RESOURCES
The Florida Master Site File (MSF) was contacted and initial information from them indicated that
there was a known archaeological site located on the property. Further research into the history
of the site seems to point to a mistake on the MSF mapping in that the site report shows the actual
location to be approximately 500 feet further south than shown and not within the project
boundaries. Further coordination with the Department of Historical Resources (DHR) will be
undertaken (see Appendix II). It is possible that a Phase I archaeological investigation may be
required on the property during the State and Federal permitting process.
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Should any archaeological evidence be discovered during construction, the development
activities at the specific site will be immediately halted and the appropriate agency notified.
Development will be suspended for a sufficient length of time to enable the County or a
designated consultant to assess the find and determine the proper course of action.
3.4 ELIMINATION AND REDUCTION OF WETLAND IMPACT
The subject property has been chosen because of the upland habitat and previously developed
land onsite. A large portion of the forested wetlands on the project site will remain undeveloped
and enhanced through exotic removal and the installation of native vegetation. Annual
monitoring will take place to ensure success criteria for plantings and exotic vegetation
management is met according to the criteria set forth in state, federal, and local permits.
Additionally, mitigation is proposed to offset unavoidable impacts to wetlands.
As used herein, the term "direct impacts" refers to actions that will result in the complete
elimination of wetland areas (i.e., dredging and filling). “Secondary impacts” refers to actions
that may reduce the functional value of the wetland area, such as encroachment, shading, or
trimming, but does not eliminate the wetland or impact it to the point that all functional value is
lost.
3.4.1 Temporary Impacts
Temporary wetland impacts will occur within the preserve enhancement areas. The density of
exotic vegetation will require mechanical removal to quickly and sufficiently remove the
vegetation which has infested these areas. Regrading and planting the preserves following the
exotic removal will restore them back to natural grades. These temporary impacts will result in a
higher functioning wetland and will not be detrimental to the habitats on or adjacent to the project
site.
3.4.2 Direct Impacts
Direct wetland impacts are associated with digging out or filling in wetlands. On this project, a
flow-way designed to help facilitate water movement around the project site is being proposed
that impacts approximately 17.42 acres of disturbed wetland areas. This flow-way also serves as
a partial buffer between the development and the adjacent preserve areas. In addition to the
wetland being excavated, the other surface waters on the project site will also be impacted by the
development but the ditch open water surface area will be replaced by the constructed
stormwater ponds.
3.4.3 Secondary Impacts to Wetlands and Water Resources
Secondary impacts to wetlands are usually associated with encroachment or changes to
hydrology that incidentally occur as a result of the development. The project is proposing two
preserve areas, neither of which will be subject to secondary impacts. The preserve in the
southwest corner of the property will be separated from the development by the proposed flow-
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way and protected from encroachment by the same flow-way. The preserve along the northern
property line has already been impacted by past agricultural activities and roadway
encroachment. Placing a constructed berm around the wetland and separating it from the
proposed development, along with the enhancement that will be done through the removal of
invasive vegetation will result in a higher functioning system with no secondary impacts to it.
3.4.4 Cumulative Impacts
In accordance with the Applicant’s Handbook, Volume I (Sec. 10.2.8 (a)), all proposed wetland
impacts will be mitigated through a combination of on-site enhancement along with the purchase
of credits within the same drainage basin. The project site is located within the West Collier
drainage basin and within the service areas of the Big Cypress, Panther Island, and Corkscrew
Regional Mitigation Banks.
3.5 PROJECT IMPACTS TO LISTED SPECIES
3.5.1 American alligator (Alligator mississippiensis)
Though the American alligator is no longer considered endangered, it is currently listed as
federally threatened due to its similarity in appearance to the American crocodile (Crocodylus
acutus). Several alligators were observed in the agricultural ditches on the subject property. Any
development that results in the removal of the agricultural ditches could affect alligators on-site.
These effects could be offset with the inclusion of other alligator habitats onsite, such as artificial
lakes and stormwater retention ponds. Any potential development should include a protection
plan to help avoid and minimize direct impacts to individual alligators and alligator nests.
3.5.2 Audobons’s crested caracara (Polyborus plancus audubonii)
Audubon’s’ crested caracara (Polyborus plancus audubonii) is a subspecies of the crested caracara
(Polyborus plancus) that inhabits peninsular Florida. Audubon’s’ crested caracara (hereinafter
referred to as “caracara”) prefers native rangeland and unimproved pasture for foraging.
Caracara prefer cabbage palms for nesting surrounded by habitats with low-ground cover and
shrubby vegetation. Any potential development of the subject property is not expected to impact
caracara foraging or nesting. However, the project is within the consultation area for USFWS.
Consultation and additional surveys may be required to verify that caracaras are not using the
subject property.
3.5.3 Bald Eagle (Haliaeetus leucocephalus)
While no longer a listed species, state or federally, the bald eagle (Haliaeetus leucocephalus) is still
protected by state rule 68A-16.002, F.A.C., and federal laws (Migratory Bird Treaty Act of 1918
and the Bald and Golden Eagle Protection Act of 1940). An incidental take permit may be needed
for activities taking place within 660 feet of an eagle nest during the breeding season (October 1
– May 15). No eagle nests were observed on or adjacent to the subject property during surveys.
One active nest (CO060) is located approximately 1.6 miles from the subject property and a
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recently destroyed nest (CO060a) is located approximately 1.67 miles from the subject property.
No state or federal permitting will be required for eagle nests in regard to this subject property.
3.5.4 Big Cypress fox squirrel (Sciurus niger avicennia)
The Big Cypress fox squirrel (BCFS) is a subspecies of the eastern fox squirrel (Sciurus niger). It is
listed as threatened on the Florida Endangered and Threatened Species List due to suitable
habitat loss, degradation, and fragmentation. Optimal habitat conditions for BCFS are dependent
on the presence of appropriate trees for nest sites, abundant year-round food resources, and an
open understory with little or no bushes, or shrub layer present. Squirrel nests were observed on
the subject property, and one fox squirrel was seen foraging on the eastern edge of the site. Grey
squirrels (Sciurus carolinensis) were also seen throughout the wooded areas of the property. There
is no planned impact to the areas containing squirrel nests, but additional monitoring may be
required to confirm BCFS occupancy of the site and which species are utilizing the nests.
3.5.5 Eastern indigo snake (Drymarchon couperi)
The Eastern indigo snake (Drymarchon couperi) is listed as federally threatened. Generally, this
species lives and hunts in a wide variety of habitats and its territory can cover large areas. It can
be associated with gopher tortoise burrows (as a commensal) and favors pine flatwoods, palmetto
prairies, and scrub habitats as well as wetland edges. It is relatively reclusive in nature and is
rarely observed in the wild. Immediately prior to construction on the subject property, an eastern
indigo snake survey will be needed to ensure they are not utilizing areas where large equipment
will be used. No eastern indigo snakes have been observed onsite. However, indigo snakes could
theoretically frequent parts of the property. Special construction guidelines to protect the indigo
snake will have to be followed by construction personnel during all phases of construction work
performed onsite.
3.5.6 Everglade snail kite (Rostrhamus sociabilis plumbeus)
The Everglade snail kite (Rostrhamus sociabilis plumbeus) is a subspecies of the snail kite
(Rostrhamus sociabilis) that inhabits Florida, Cuba, and northwestern Honduras. The Everglade
snail kite is listed as federally endangered by FWS. The principal threat to the Everglade snail
kite is the loss, degradation, and fragmentation of wetland habitats. The project is not located
within the critical habitat of the Everglades snail kite. No snail kites were observed in or adjacent
to the subject property, but sightings have been documented of snail kites in the adjacent
Picayune Strand State Forest. Snail kite foraging habitat typically consists of clear and calm marsh
habitats with interspersed open water and shallow water areas. These areas may contain sparse
low trees but must be relatively clear and open to allow foraging of apple snail species (Pomacea
spp.), which is the snail kites’ main food source. Since such areas are not present on the subject
property, no effect on suitable foraging habitat is expected with any potential development.
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3.5.7 Everglades mink (Neovison vison evergladensis)
The Everglades mink (Neovison vison evergladensis) is a subspecies of the American mink (Neovison
vison), which historically occurred in the Everglades, Big Cypress area, and Lake Okeechobee
area. The Everglades mink is a cryptic mammalian predator in the weasel family that is listed as
threatened by FWC. Although the understanding of their current distribution is limited, they do
occur in Collier County and presumably could be using the subject property or adjacent areas.
Everglades mink rely on a variety of wetland habitats, and therefore any actions that degrade,
impair, or fragment suitable wetland habitats could affect the species. The proposed project
occurs within citrus agricultural land and is thus unlikely to have any effects on the Everglades
mink.
3.5.8 Florida bonneted bat (Eumops floridanus)
The Florida bonneted bat (Eumops floridanus) is a federally endangered bat species that utilizes
relatively open terrestrial and freshwater areas as foraging habitat and as a source of drinking
water. Their roosting habitat includes forests or other areas with suitable roost structures (tree
snags, trees with cavities, artificial cavities, etc.). Several cavity trees were observed on site. The
cavity trees onsite appeared to be used primarily by red-bellied woodpeckers (Melanerpes
carolinus) but could serve as potential roosting habitat for bonneted bats. These cavities will be
inspected with a small camera and monitor system prior to construction to ensure that they are
unoccupied prior to being cut down. The subject property is located within the Florida Bonneted
Bat Consultation Area and contains potential roosting and foraging habitat. Consultation and
monitoring will be required to further assess the impact of any development of the subject
property on the Florida bonneted bat.
3.5.9 Florida burrowing owl (Athene cunicularia floridana)
The Florida burrowing owl (Athene cunicularia floridana) is a subspecies of the burrowing owl
(Athene cunicularia) that occurs in Florida. It is a small, long-legged owl that uses burrows year-
round for breeding and roosting. It is listed by FWC as threatened. Burrowing owls prefer well-
drained sandy soil with low vegetation height, typically native dry prairies. No burrowing owls
were observed on the subject property or adjacent areas. Potential development to the property
is unlikely to result in any impact to Florida burrowing owls.
3.5.10 Florida panther (Puma concolor coryi)
The Florida panther (Puma concolor coryi) is a federally endangered species that utilizes habitat
across Southern Florida, mainly south of the Caloosahatchee River. Panthers require large,
remote, and undeveloped areas and are rarely seen in more developed areas, such as the subject
property. No panthers or signs of panthers were observed during surveys. The property is
included in the Primary Florida Panther Focus Area, which is defined as “All lands essential for
the survival of the Florida panther in the wild”.
The FWS has established panther Habitat Suitability Values (HSVs) for various types of habitats
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with scores (values) ranging from 0 (no value) to 9.5 (optimal value). When the acreage of a given
habitat type (polygon) is multiplied by this habitat's HSV, the result is termed the Panther Habitat
Unit value or PHU value. Based on the existing habitat types that are present, the total HSVs for
the subject property range from 0 (open water and urban) to 4.7 (orchards/groves) and to 9.2
(cypress forest).
Any potential development will require coordination with the FWC and FWS to address the
potential impacts to Florida panthers and their potential habitats. The specific details of any
potential project's panther mitigation program shall be coordinated with the wildlife agencies as
a part of the permitting process. The applicant shall ensure that the compensation value of off-
site compensation combined with the compensation value of any on-site preserved lands will be
at least equal to, if not greater than, the current PHU value of the undeveloped citrus lands. Any
other measures deemed necessary by the FWS to ensure adequate protection of panthers shall
also be addressed by the applicant during the consultation process during which, the applicant
shall also coordinate panther issues with the FWC. In light of this approach, it is anticipated that
the proposed project is unlikely to adversely affect the Florida panther.
3.5.11 Florida sandhill crane (Antigone canadensis pratensis)
The Florida sandhill crane (Antigone canadensis pratensis) is listed as threatened by the FWC. This
subspecies of sandhill crane is a year-round resident found throughout the state. The Florida
sandhill crane typically inhabits shallow wetland communities and pastures.
No Florida sandhill cranes were observed onsite, and they are not expected to occur within the
subject property due to its unsuitable habitat types. There are no natural freshwater marshes,
prairies, or pastures onsite that would be likely to support sandhill cranes presence or breeding.
Any proposed development of the subject property is not anticipated to have any impact to
Florida sandhill cranes.
3.5.12 Gopher tortoise (Gopherus polyphemus)
The gopher tortoise is listed as a threatened species by the FWC. This species prefers upland
habitats, particularly xeric scrub communities, and higher-elevation pine flatwoods. They can
also be found in disturbed upland areas, including fallow and abandoned agricultural fields,
perimeters of active crop fields, and pastures. No gopher tortoise burrows were observed on the
subject property.
3.5.13 Red-cockaded woodpecker (Picoides borealis)
The red-cockaded woodpecker (Picoides borealis;(referred to in the following as “RCW”) is a
federally endangered species that typically utilizes mature pine woodlands and savannas. RCWs
nest in cavities of mature, large, live pine trees. Stands with developed hardwood midstory are
not suitable foraging or nesting habitat. The site area was surveyed for RCW cavities, and none
were located onsite. There is one documented, active RCW colony is approximately three miles
north of the property in Picayune Strand State Forest. Therefore, a consultation with FWC or FWS
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may be required but given the absence of suitable habitat or mature live cavity trees, there is a
low probability of occurrence on-site.
3.5.14 Southeastern American kestrel (Falco sparverius Paulus)
The Southeastern American kestrel is a subspecies of the American kestrel. It is a small falcon,
which is listed as threatened by the FWC. The American kestrel typically nests in the abandoned
cavities of woodpeckers found in dead pine trees. The conversion of open sandhills and pine
flatwoods to citrus groves in South Florida has greatly reduced its available nesting and foraging
habitats. The presence of southeastern American kestrels can only be confirmed from April to
August when northern migrants are not present in Florida. The range of southeastern kestrels
does not overlap the subject property; therefore, it is unlikely that the kestrel that was observed
on the subject property was a southeastern American kestrel. No incidental take of southeastern
kestrels is expected with any possible development of the subject property, but additional surveys
may be recommended by FWC to determine whether southeastern kestrels could actually be
present or not.
Several cavity trees were observed onsite. The cavity trees onsite appeared to be utilized
primarily by red-bellied woodpeckers (Melanerpes carolinus) but could serve as potential roosting
habitat for kestrels. These cavities will be inspected with a small camera and monitor system prior
to any potential construction or exotic removal activity to ensure that they are unoccupied prior
to being cut down.
3.5.15 Various Listed Wading Birds
Little blue herons, tricolored herons (Egretta tricolor), roseate spoonbills (Platalea ajaja), and wood
storks (Mycteria americana), are expected to utilize the surface water onsite, and in nearby areas.
Only little blue herons were observed onsite. The proposed project is not anticipated to have any
negative impact to the adjacent wetlands. No nests of these species have been observed within
the project area. White ibis (Eudocimus albus) were observed onsite as well. The white ibis was
removed from Florida’s endangered and threatened species list in 2017, but it is protected by state
and federal law, The proposed project is not anticipated to have any impact to any potential onsite
nests. Any major development of the project area will result in the loss of onsite agricultural
ditches that could potentially be utilized by the aforementioned wading birds. This reduction of
foraging habitat could be offset by the creation of stormwater storage or artificial lakes onsite.
The project will also preserve and remove invasive vegetation from the existing wooded wetlands
onsite, which will further improve potential foraging for wading birds.
3.5.16 Wood stork (Mycteria americana)
The wood stork (Mycteria americana) is a large wading bird typically found in forested freshwater
and estuarine wetlands in the southeastern United States. Wood storks prefer shallow and
fluctuating water levels with low turbidity for foraging. As a result of habitat loss and
degradation, the wood stork is listed as Threatened by FWS. No wood stork nests, rookeries, or
roosting sites were found on or adjacent to the subject property. Wood storks have been reported
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in areas adjacent to the subject property. The closest documented wood stork colony is located
approximately 19 miles to the north in the Corkscrew Swamp Sanctuary. The property is located
just outside of the 18.6-mile radius of the colony that FWS considers “Core Foraging Area,”. Wood
storks prefer to feed in flooded wooded areas but will opportunistically feed in drainage ditches.
Any major development of the subject area will result in the loss of onsite agricultural ditches
that could potentially be utilized by the wood storks. FWS may consider the agricultural ditches
on the property as “Suitable Foraging Habitat (SFH)”. Any impacts to SFH “may affect” wood
storks, which will require FWS consultation. This reduction of foraging habitat could be offset by
the creation of artificial lakes onsite. The project will also preserve and enhance the existing
forested wetlands onsite, which will further improve potential foraging for wood storks.
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4 PROJECT CONSISTENCY WITH CCME
The following Section outlines how the project is consistent with the Goals and Objectives of the
Collier County Conservation and Coastal Management Element (CCME) of the Growth
Management Plan (GMP). Each of the 13 Goals of the CCME is listed along with how that Goal is
applicable to the proposed project. For those Goals that are not applicable, no further description
is included.
GOAL 1: TO PLAN FOR THE PROTECTION, CONSERVATION, MANAGEMENT, AND
APPROPRIATE USE OF THE COUNTY’S NATURAL RESOURCES.
This Goal is more applicable to the County process in general than to any single project. The
project has used data available from the County resources to plan the project and protect species,
habitats, and resources to the greatest extent practicable.
GOAL 2: TO PROTECT THE COUNTY’S SURFACE AND ESTUARINE WATER RESOURCES.
The project will undergo review by the South Florida Water Management District (SFWMD) as
part of the ERP process. The project will also be reviewed by County reviewers during the zoning
request. Surface water management, water quality concerns, and outfall quantities and locations
will all undergo review and will be consistent with any regional or local Watershed Management
Plans. The project stormwater will meet all applicable State and Local water quality criteria.
GOAL 3: TO PROTECT THE COUNTY’S GROUNDWATER RESOURCES TO ENSURE THE
HIGHEST WATER QUALITY PRACTICAL.
The project will undergo review by the SFWMD as part of the ERP process for water quality
certification. Groundwater extractions for the purposes of irrigation are permitted through
SFWMD review. Any irrigation use will be monitored annually to ensure that adverse impacts to
groundwater resources are not adversely impacted.
GOAL 4: TO CONSERVE, PROTECT, AND APPROPRIATELY MANAGE THE COUNTY’S
FRESHWATER RESOURCES.
The project will undergo review by the SFWMD as part of the ERP process for water quality
certification. Groundwater extractions for the purposes of irrigation are permitted through
SFWMD review. Any irrigation use will be monitored to ensure that adverse impacts to
groundwater resources are not adversely impacted. If applicable and available, the Project may
utilize treated effluent (re-use) water for irrigation if such water is available.
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GOAL 5: TO PROTECT, CONSERVE, AND APPROPRIATELY USE THE COUNTY’S MINERAL AND
SOIL RESOURCES.
No mineral extraction is proposed in association with the proposed project. The project will
utilize appropriate BMPs to protect soils on the project site from erosion or disturbance during
construction activities. Silt fencing, protective barriers, berms, and swales could all be used
during construction activities on the site.
GOAL 6: TO IDENTIFY, PROTECT, CONSERVE, AND APPROPRIATELY USE NATIVE
VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT.
The project is required to preserve a minimum of 25% of the existing native habitat on the project
site. The proposed site plan currently provides 85% preservation (2.56 of 3.01 acres) of habitats
that meet the County definition as native. In addition, the project will preserve an additional 7.88
acres that do not meet the County definition as native in their current state but will be enhanced
and restored to native status as a result of the project. In all, the project will preserve 10.44 acres
of wetland habitats. All preserves will be maintained to control exotic vegetation per the County
code requirements.
GOAL 7: TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE.
The project has conducted a Listed Species Survey over the Project lands. This survey will be
updated periodically during the permitting process to ensure that new species do not take up
residence on the project lands without knowledge before construction commencement.
Coordination and review with the Florida Fish and Wildlife Conservation Commission (FWC)
and U.S. Fish & Wildlife Service (FWS) will be undertaken to ensure that potential impacts to
state and federally protected species are minimized.
GOAL 8: TO MAINTAIN COLLIER COUNTY’S EXISTING AIR QUALITY
The Project will comply with all applicable State and Federal air quality standards. All site
construction equipment will be maintained appropriately in terms of emissions standards and
potential air pollution.
GOAL 9: TO APPROPRIATELY MANAGE HAZARDOUS MATERIALS AND WASTE TO PROTECT
THE COUNTY’S POPULOUS AND NATURAL RESOURCES AND TO ENSURE THE HIGHEST
ENVIRONMENTAL QUALITY.
This Goal is more applicable to County efforts than to individual projects.
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GOAL 10: TO PROTECT, CONSERVE, MANAGE, AND APPROPRIATELY USE THE COUNTY’S
COASTAL BARRIERS INCLUDING SHORELINES, BEACHES, AND DUNES AND PLAN FOR, AND
WHERE APPROPRIATE, RESTRICT ACTIVITIES WHERE SUCH ACTIVITIES WILL DAMAGE
COASTAL RESOURCES.
This project will not affect any coastal barriers, dunes, beaches, shorelines, or any other coastal
resources.
GOAL 11: TO PROVIDE FOR THE PROTECTION, RESERVATION, AND SENSITIVE RE-USE OF
HISTORIC RESOURCES.
The Florida Master Site File (MSF) mapping indicates that there is a known archaeological site
located on the property. Further research into the history of the site seems to point to a mistake
on the MSF mapping in that the site report shows the actual location to be approximately 500 feet
further south than shown and not within the project boundaries. Further coordination with the
Department of Historical Resources (DHR) will be undertaken (see Appendix II). It is anticipated
that a Phase I archaeological investigation will be required on the property during the State and
Federal permitting process.
Should any archaeological evidence be discovered during construction, the development
activities at the specific site will be immediately halted and the appropriate agency notified.
Development will be suspended for a sufficient length of time to enable the County or a
designated consultant to assess the find and determine the proper course of action.
GOAL 12: TO MAKE EVERY REASONABLE EFFORT TO ENSURE THE PUBLIC SAFETY, HEALTH,
AND WELFARE OF PEOPLE AND PROPERTY FROM THE EFFECTS OF HURRICANE STORM
DAMAGE.
The project is not located within the County’s Coastal High Hazard Area. All building
construction on the project will be subject to building code regulation and will adhere to
construction standards with respect to wind loadings and hurricane protection. On-site
construction will have a hurricane preparedness plan outlining steps to follow should a
hurricane approach while site construction is under way.
GOAL 13: TO AVOID UNNECESSARY DUPLICATION OF EXISTING REGULATORY PROGRAMS
The Project will undergo review by the SFWMD, FDEP, and FWC. All correspondence and
permitting undertaken with these agencies will be provided to the County upon request to assist
with County review and minimize duplication of permitting efforts.
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5 PHOTOS
Figure 1: View of the Ditch and Citrus Grove communities onsite.
Figure 2: View of the Cypress (Exotics 25-50%) community onsite.
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Figure 3: View of the Cypress (Exotics 75-100%) community onsite.
Figure 4: View of the Disturbed Land (Hydric) onsite.
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Figure 5: View of the onsite Disturbed Land (Hydric) with the presence of standing water.
Figure 6: A close-up image of the standing water observed in the Disturbed Land (Hydric).
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Figure 7: View of the onsite agricultural ditches designated as “Other Surface Waters”.
Figure 8: View of the Disturbed Land - Berm onsite.
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APPENDIX I:
EXHIBITS
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STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE: N 26.094201<> LONGITUDE: W -81.660967SITE ADDRESS:<> 341 SABAL PALM RD NAPLES, FL 34114COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896KEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTYTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg LOCATION MAP 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDLOCATION MAP50-------------------01 OF 07Page 196 of 7924
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):169.18114.1028.91WATER (ACRES):26.17OSW740B740B740B 740B111621E4740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HFLUCFCSDESCRIPTIONACRES111 FIXED SINGLE FAMILY UNITS 1.46221CITRUS GROVES107.30621CYPRESS0.45621E2CYPRESS (EXOTICS 25-50%)2.56621E4CYPRESS (EXOTICS 75-100%)16.26625E4HYDRIC PINE FLATWOODS (EXOTICS25-50%)2.82740BDISTURBED LAND - BERM 4.93740H DISTURBED LAND - HYDRIC 6.82814ROADS AND HIGHWAYS0.41OSW OTHER SURFACE WATERS 26.17TOTAL169.18Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg FLUCFCS MAP 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDFLUCFCS MAP50-------------------02 OF 07Page 197 of 7924
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:1998 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL"NO SURVEY DATA AVAILABLE"MM-DD-YYYY2214921212521210325CODEDESCRIPTIONHYDRIC2HOLOPAW FINE SAND, LIMESTONESUBSTRATUMYES21BOCA FINE SANDYES25BOCA, RIVIERA, LIMESTONESUBSTRATUM, AND COPELAND FINESANDS, DEPRESSIONALYES49 HALLANDALE AND BOCA FINE SANDS103CYPRESS LAKE-RIVIERA-COPELAND FINESANDS, FREQUENTLY PONDED-URBANLAND ASSOCIATIONYESNESW0 300 6001200SCALE IN FEET4925492SABAL PALM RDPROJECT BOUNDRY25SOIL 3SOIL 4SOIL 7SOIL 5SOIL 6SOIL 2SOIL 1Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg SOILS MAP 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDSOILS MAP50-------------------03 OF 07Page 198 of 7924
BIG CYPRESS FOX SQUIRRELCAVITY TREEAMERICAN ALLIGATORAMERICAN KESTRELSQUIRREL NEST·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg LISTED SPECIES 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDLISTED SPECIES50-------------------04 OF 07Page 199 of 7924
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEETPROJECT BOUNDARYSITEPLAN BYBLUESHOREENGINEERINGTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg SITEPLAN 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDSITEPLAN50-------------------05 OF 07PRESERVE (2.58 AC)PRESERVE (7.85 AC)Page 200 of 7924
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4OSW740B740B740B 740B111621E4740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HPRIMARY WETLAND IMPACTSFLUCFCSDESCRIPTIONSFACRES621CYPRESS19,6870.45621E4CYPRESS (EXOTICS 75-100%)515,35811.83740H DISTURBED LAND - HYDRIC269,1496.18TOTAL804,19418.46W E T L A N D I M P A C T ( S Q F T )804,194Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg IMPACTS MAP 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDIMPACTS MAP50-------------------06 OF 07SITEPLAN BYBLUESHOREENGINEERINGPage 201 of 7924
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4OSW740B740B740B 740B111621E4740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HPRESERVESFLUCFCSDESCRIPTIONSFACRES621E2CYPRESS (EXOTICS 25-50%)111,4242.56621E4CYPRESS (EXOTICS 75-100%)192,4574.42625E4HYDRIC PINE FLATWOODS (EXOTICS75-100%)122,7312.82740HDISTURBED LAND - HYDRIC27,8990.64TOTAL454,51110.44ENHANCED PRESERVE (SQ FT)343,087Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg PRESERVE MAP 8/12/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ08-11-2423099-2526341 SABAL PALM RDPRESERVE MAP50-------------------07 OF 07NATIVEPRESERVE AREAENHANCEDPRESERVE AREAENHANCEDPRESERVE AREAN A T I V E P R E S E R V E ( S Q F T )111,424SITEPLAN BYBLUESHOREENGINEERINGPage 202 of 7924
Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
APPENDIX II:
LISTED SPECIES SUMMARY
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LISTED SPECIES SURVEY REPORT
341 SABAL PALM ROAD
NAPLES, FL 34114
F EBRUARY 2024
Prepared by:
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Table of Contents
1 Introduction ........................................................................................................................................................ 1
2 Methodology ...................................................................................................................................................... 2
3 Preliminary Research ......................................................................................................................................... 3
4 Existing Conditions ........................................................................................................................................... 4
5 Results ................................................................................................................................................................. 5
5.1 Listed Species Observed Onsite .............................................................................................................. 5
5.1.1 American alligator (Alligator mississippiensis) ........................................................................... 5
5.1.2 Big Cypress fox squirrel (Sciurus niger avicennia) ...................................................................... 5
5.1.3 Little blue heron (Egretta caerulea) ................................................................................................ 5
5.1.4 Southeastern American kestrel (Falco sparverius paulus) ......................................................... 6
5.2 Species Observed Onsite .......................................................................................................................... 6
6 Discussion ........................................................................................................................................................... 8
6.1 Proposed project ........................................................................................................................................ 8
6.2 Proposed Impacts to Potential and Observed Listed Species ............................................................. 8
6.2.1 American alligator (Alligator mississippiensis) ........................................................................... 8
6.2.2 Audobons’s crested caracara (Polyborus plancus audubonii) ................................................... 8
6.2.3 Bald Eagle (Haliaeetus leucocephalus) .......................................................................................... 8
6.2.4 Big Cypress fox squirrel (Sciurus niger avicennia) ...................................................................... 9
6.2.5 Eastern indigo snake (Drymarchon couperi) ................................................................................ 9
6.2.6 Everglade snail kite (Rostrhamus sociabilis plumbeus) .............................................................. 9
6.2.7 Everglades mink (Neovison vison evergladensis) ..................................................................... 10
6.2.8 Florida bonneted bat (Eumops floridanus) ................................................................................. 10
6.2.9 Florida burrowing owl (Athene cunicularia floridana) ............................................................ 10
6.2.10 Florida panther (Puma concolor coryi)........................................................................................ 10
6.2.11 Florida sandhill crane (Antigone canadensis pratensis) ........................................................... 11
6.2.12 Gopher tortoise (Gopherus polyphemus) ................................................................................... 11
6.2.13 Red-cockaded woodpecker (Picoides borealis) .......................................................................... 11
6.2.14 Sherman’s short-tailed shrew (Blarina carolinensis shermani) ................................................ 12
6.2.15 Southeastern American kestrel (Falco sparverius Paulus) ....................................................... 12
6.2.16 Various Listed Wading Birds ........................................................................................................ 12
6.2.17 Wood stork (Mycteria americana) ................................................................................................ 13
7 Conclusion ........................................................................................................................................................ 14
8 Photos ................................................................................................................................................................ 15
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1 INTRODUCTION
Turrell, Hall & Associates, Inc. (THA) has conducted a listed species survey at 341 Sabal Palm
Road in Naples, Florida 34114, located within Section 25, Township 50 S, Range 26 E, in Collier
County. The parcel can be identified by Folio No. 00438400007 and totals approximately 170.10
acres in size. The purpose of this report is to provide a summary of wildlife observations on the
property and to consider potential effects of the proposed project on any local, state, or federal
listed species that may utilize the property for feeding, foraging, or nesting.
The purpose of this assessment was not to research or consider zoning, deed restrictions
easements, or other encumbrances that might be present and could affect the development of the
property. This assessment was limited to environmental factors only and is presented solely to
assist with the planning process and is not intended for submittal to any local, state, or federal
permitting agencies.
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2 METHODOLOGY
Prior to any wildlife survey, careful consideration is given to the habitat types in question and
species that are known to utilize such areas. Prior to conducting any survey, several publications
and references are consulted. These include The Official List of Florida’s Endangered Species,
Florida’s Endangered and Threatened Species (dated December 2022), Florida’s Imperiled
Species Management Plan, Florida Fish and Wildlife Conservation Commission (FWC) Species
Conservation Measures and Permitting Guidelines, the Florida Natural Areas Inventory (FNAI),
and Collier County aerial photography.
The basic objective of any wildlife survey is to obtain evidence that wildlife species are utilizing
the subject site. This site may be comprised of a primary or secondary foraging zone, a nesting
zone, or merely be adjacent to those sites with regard to a particular listed species. As many listed
species in Florida are cryptic and/or nocturnal, patience and sufficient time must be devoted to
the survey.
Aerial photography and the Florida Land Use, Cover, and Forms Classification System
(FLUCFCS) maps of the site and surrounding area were consulted before arriving on-site. After
thorough consideration of the existing habitats, a potential list of species that could be found on-
site was developed. The required survey procedure for each species was then followed to
determine if any listed species was utilizing the subject property.
A system of linear transects was followed throughout the subject area in the early morning,
afternoon, and dusk hours, thus allowing for the proper protocols for surveying wading birds,
fox squirrels, gopher tortoises, and other anticipated or potential species that could occur on the
project lands. THA Qualified biologists traversed the entire site in a series of linear transects
spaced approximately 50 to 150 feet apart. Much of the site is now open space, which is
periodically mown, thus allowing for open visibility during most of the surveying efforts. Where
the site was not mown and the canopy was dense, transects were spaced closer together.
A visual inspection of trees was also conducted to search for squirrel day beds, potential red-
cockaded woodpecker (RCW) cavities, and potential bat roosts. Evidence of protected plants was
also searched for along transect lines. Indirect evidence such as rooting, scrape marks, nests,
cavities, burrows, tracks, and scat were looked for and noted. Once cavity or nest trees are located,
they are marked with a handheld GPS for further investigation prior to clearing. In addition, the
approximate sighting location of any listed species is noted on the survey aerial.
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3 PRELIMINARY RESEARCH
Prior to field investigations, aerial photos, soil maps, and prior mapping for the Sabal Palm Road
property were reviewed to identify the various vegetation associations that are potentially
present on and adjacent to the project area. Various publications and databases were reviewed to
identify listed plant and wildlife species that could occur and those that had been previously
documented on or near the project site and also to gather information concerning listed species.
Based on the habitat types that were identified, existing knowledge of the project area, contacts
with other consultants, and review of publications and databases, a preliminary list of listed plant
and animal species with the potential to occur within or near the project area was determined.
As used herein, the term “listed animal species” refers to those animals listed as endangered or
threatened by the U.S. Fish and Wildlife Service (FWS) or the FWC. THA wildlife and listed
species surveys were supplemented by research concerning listed species. The following
subsections document these efforts and their results. A list of listed species that could potentially
utilize the subject property can be found below in Table 1.
Table 1: Potential Threatened and Endangered Species
Common Name Scientific Name Status
American alligator Alligator mississippiensis FT (S/A)
Audubon's crested caracara Polyborus plancus audubonii FT
Big cypress fox squirrel Sciurus niger avicennia ST
Eastern indigo snake Drymarchon couperi FT
Everglade snail kite Rostrhamus sociabilis plumbeus FE
Everglades mink Neovison vison evergladensis ST
Florida bonneted bat Eumops floridanus FE
Florida burrowing owl Athene cunicularia floridana ST
Florida panther Puma concolor coryi FE
Florida sandhill crane Antigone canadensis pratensis ST
Gopher tortoise Gopherus polyphemus ST
Little blue heron Egretta caerulea ST
Red-cockaded woodpecker Picoides borealis FE
Roseate spoonbill Platalea ajaja ST
Sherman’s short-tailed shrew Blarina carolinensis shermani ST
Southeastern American kestrel Falco sparverius paulus ST
Tricolored heron Egretta tricolor ST
Wood stork Mycteria americana FT
FE = Federally Endangered FT = Federally Threatened ST = State Threatened
FT (S/A) = Federally designated Threatened species due to similarity of appearance
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4 EXISTING CONDITIONS
The subject parcel is located south of Sabal Palm Road, with undeveloped preserve land
surrounding the property. The property is bordered by the Picayune Strand State Forest on part
of its eastern boundary. The Sabal Palm Road subject property encompasses approximately
170.10 acres, including 117.9 acres of uplands, 26.07 acres of wetland habitats, and 26.13 acres of
other surface waters. Currently, the majority of the subject property is utilized as an orange
grove, with a small store and single-family residence present as well. A large portion of the
upland community on the property has been impacted by anthropogenic activities associated
with agricultural maintenance. Additionally, there is a disturbed wetland area featuring an
intense recruitment of exotic and invasive vegetation, likely due to adjacent anthropogenic
activities and the development of the area in general.
The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual was used to
classify all the vegetative communities occurring within the site boundaries. The FLUCFCS
exhibit attached to the Environmental Assessment report shows the subject property together
with its vegetative cover and depicts the approximate limits of the wetland and upland areas. A
general description is provided below in Table 2. More detailed descriptions of the various
vegetative communities and any site specific nuances can be found in the relative Environmental
Assessment report.
Table 2: FLUCFCS Codes and Descriptions
FLUCFCS
Code
Description Acres Jurisdictional
Wetlands
111 Fixed Single Family Units 1.50 No
221 Citrus Groves 104.77 No
621 Cypress 0.41 Yes
621E2 Cypress (Exotics 25-50%) 2.56 Yes
621E4 Cypress (Exotics 75-100%) 13.58 Yes
625E4 Hydric Pine Flatwoods (Exotics 25-50%) 2.76 Yes
740B Disturbed Land - Berm 11.19 No
740H Disturbed Land (Hydric) 6.76 No
814 Roads and Highways 0.44 No
OSW Other Surface Waters 26.13 Yes
Total: 172.10 52.20
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5 RESULTS
During the surveys conducted on-site, THA biologists recorded sightings of three listed species.
The subject property was surveyed for a total of 52.87 hours. A summary of survey times and
weather on site is displayed below in Table 3.
Table 3: Summary of Survey Efforts
Date Start End Observers Survey
Hours
Temp. (F) Cloud
Cover
Precip.
(In.)
Wind (mph)
09/06/2023 08:31 17:00 2 16.63 81 45% 0 4 ESE
09/07/2023 08:07 17:30 2 18.77 91 10% 0 3 W
09/12/2023 07:21 11:00 2 7.30 79 20% 0 0
09/21/2023 08:55 09:55 1 1.00 75 0% 0 6 ENE
09/21/2023 07:55 09:55 1 2.00 75 0% 0 6 ENE
10/04/2023 07:44 13:00 1 5.27 75 5% 0 7 NE
10/12/2023 17:11 19:05 1 1.90 88 60% 0 13 SE
5.1 LISTED SPECIES OBSERVED ONSITE
Four listed species were observed onsite by THA biologists. The nature, location, and frequency
of these observations are explained below.
5.1.1 American alligator (Alligator mississippiensis)
Several American alligators (Alligator mississippiensis) were observed on-site utilizing the
agricultural ditches associated with the citrus farm on the subject property. Alligators were
observed on multiple days, including juvenile alligators that were seen in the canals to the south
of the farm store.
5.1.2 Big Cypress fox squirrel (Sciurus niger avicennia)
A single Big Cypress fox squirrel (Sciurus niger avicennia) was observed on the property on
September 6, 2023, foraging on citrus fruits on the ground on the eastern edge of the property.
The squirrel then crossed the eastern canal into the Picayune Strand State Forest.
5.1.3 Little blue heron (Egretta caerulea)
Several species of wading birds were observed on the subject property, one of which is state-
threatened: the little blue heron (Egretta caerulea). Little blue herons were observed on all surveys
and throughout the agricultural land in the subject property.
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5.1.4 Southeastern American kestrel (Falco sparverius paulus)
An American kestrel (Falco sparverius) was observed on October 12, 2023, foraging from citrus
trees located in the center of the subject property. Although it could be possible, it is unlikely that
the kestrel that was seen was a southeastern American kestrel (Falco sparverius paulus).
5.2 SPECIES OBSERVED ONSITE
While surveying the subject property for listed species, biologists recorded sightings and signs of
non-listed wildlife in addition to the listed species. All wildlife observed on or adjacent to the
project site is displayed below in Table 4.
Table 4: List of Species Observed Onsite
Common Name Scientific Name Status
Amphibians
Pig frog Lithobates grylio
Reptiles
American alligator Alligator mississippiensis FT (S/A)
Brown anole Anolis sagrei Non-native
Black racer Coluber constrictor
Peninsula cooter Pseudemys peninsularis
Mammals
Big Cypress fox squirrel Sciurus niger avicennia ST
Grey squirrel Sciurus carolinensis
White-tailed deer Odocoileus virginianus
Wild hog Sus scrofa Non-Native
Birds
American kestrel Falco sparverius
Bank swallow Riparia riparia
Barn swallow Hirundo rustica
Belted kingfisher Megaceryle alcyon
Black-bellied whistling-duck Dendrocygna autumnalis
Blue jay Cyanocitta cristata
Blue-gray Gnatcatcher Polioptila caerulea
Boat-tailed Grackle Quiscalus major
Brown thrasher Toxostoma rufum
Carolina wren Thryothorus ludovicianus
Common grackle Quiscalus quiscula
Common ground dove Columbina passerina
Common yellowthroat Geothlypis trichas
Eastern bluebird Sialia sialis
Eastern phoebe Sayornis phoebe
Fish crow Corvus ossifragus
Gray catbird Dumetella carolinensis
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Great crested flycatcher Myiarchus crinitus
Great egret Ardea alba
Green heron Butorides virescens
Killdeer Charadrius vociferus
Little blue heron Egretta caerulea ST
Loggerhead shrike Lanius ludovicianus
Mourning dove Zenaida macroura
Northern cardinal Cardinalis cardinalis
Northern flicker Colaptes auratus
Northern mockingbird Mimus polyglottos
Osprey Pandion haliaetus
Pileated woodpecker Dryocopus pileatus
Prairie warbler Setophaga discolor
Red-bellied woodpecker Melanerpes carolinus
Red-shouldered hawk Buteo lineatus
Rock pigeon Columba livia Non-native
Turkey vulture Cathartes aura
White ibis Eudocimus albus
White-eyed vireo Vireo griseus
Wild turkey Meleagris gallopavo
FE = Federally Endangered FT = Federally Threatened ST = State Threatened FT (S/A) = Federally
designated Threatened species due to similarity of appearance
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6 DISCUSSION
6.1 PROPOSED PROJECT
The proposed project includes the development of two residential neighborhoods which includes
two large preserve areas that will improve the natural wetlands on the subject property. The
remaining development will take place in the disturbed and agricultural lands, including five
lakes.
The 170.10-acre site is comprised of 117.9 acres of upland, 26.07 acres of wetlands, and 26.13 acres
of other surface waters. The majority of the property consists of citrus grove or disturbed land.
The remaining vegetated areas on-site are dominated by exotic and nuisance species. The
proposed development will result in the enhancement of wetlands on the subject property in
association with extensive exotic removal.
6.2 PROPOSED IMPACTS TO POTENTIAL AND OBSERVED LISTED SPECIES
6.2.1 American alligator (Alligator mississippiensis)
Though the American alligator is no longer considered endangered, it is currently listed as
federally threatened due to its similarity in appearance to the American crocodile (Crocodylus
acutus). Several alligators were observed in the agricultural ditches on the subject property. Any
development that results in the removal of the agricultural ditches could affect alligators on-site.
These effects could be offset with the inclusion of other alligator habitats onsite, such as artificial
lakes and stormwater retention ponds. Any potential development should include a protection
plan to help avoid and minimize direct impacts to individual alligators and alligator nests.
6.2.2 Audobons’s crested caracara (Polyborus plancus audubonii)
Audubon’s’ crested caracara (Polyborus plancus audubonii) is a subspecies of the crested caracara
(Polyborus plancus) that inhabits peninsular Florida. Audubon’s’ crested caracara (hereinafter
referred to as “caracara”) prefers native rangeland and unimproved pasture for foraging.
Caracara prefer cabbage palms for nesting surrounded by habitats with low-ground cover and
shrubby vegetation. Any potential development of the subject property is not expected to impact
caracara foraging or nesting. However, the project is within the consultation area for USFWS.
Consultation and additional surveys may be required to verify that caracaras are not using the
subject property.
6.2.3 Bald Eagle (Haliaeetus leucocephalus)
While no longer a listed species, state or federally, the bald eagle (Haliaeetus leucocephalus) is still
protected by state rule 68A-16.002, F.A.C., and federal laws (Migratory Bird Treaty Act of 1918
and the Bald and Golden Eagle Protection Act of 1940). An incidental take permit may be needed
for activities taking place within 660 feet of an eagle nest during the breeding season (October 1
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– May 15). No eagle nests were observed on or adjacent to the subject property during surveys.
One active nest (CO060) is located approximately 1.6 miles from the subject property and a
recently destroyed nest (CO060a) is located approximately 1.67 miles from the subject property.
No state or federal permitting will be required for eagle nests in regard to this subject property.
6.2.4 Big Cypress fox squirrel (Sciurus niger avicennia)
The Big Cypress fox squirrel (BCFS) is a subspecies of the eastern fox squirrel (Sciurus niger). It is
listed as threatened on the Florida Endangered and Threatened Species List due to suitable
habitat loss, degradation, and fragmentation. Optimal habitat conditions for BCFS are dependent
on the presence of appropriate trees for nest sites, abundant year-round food resources, and an
open understory with little or no bushes, or shrub layer present. Squirrel nests were observed on
the subject property, and one fox squirrel was seen foraging on the eastern edge of the site. Grey
squirrels (Sciurus carolinensis) were also seen throughout the wooded areas of the property. There
is no planned impact to the areas containing squirrel nests, but additional monitoring may be
required to confirm BCFS occupancy of the site and which species are utilizing the nests.
6.2.5 Eastern indigo snake (Drymarchon couperi)
The Eastern indigo snake (Drymarchon couperi) is listed as federally threatened. Generally, this
species lives and hunts in a wide variety of habitats and its territory can cover large areas. It can
be associated with gopher tortoise burrows (as a commensal) and favors pine flatwoods, palmetto
prairies, and scrub habitats as well as wetland edges. It is relatively reclusive in nature, and is
rarely observed in the wild. Immediately prior to construction on the subject property, an eastern
indigo snake survey will be needed to ensure they are not utilizing areas where large equipment
will be used. No eastern indigo snakes have been observed onsite. However, indigo snakes could
theoretically frequent parts of the property. Special construction guidelines to protect the indigo
snake will have to be followed by construction personnel during all phases of construction work
performed onsite.
6.2.6 Everglade snail kite (Rostrhamus sociabilis plumbeus)
The Everglade snail kite (Rostrhamus sociabilis plumbeus) is a subspecies of the snail kite
(Rostrhamus sociabilis) that inhabits Florida, Cuba, and northwestern Honduras. The Everglade
snail kite is listed as federally endangered by FWS. The principal threat to the Everglade snail
kite is the loss, degradation, and fragmentation of wetland habitats. The project is not located
within the critical habitat of the Everglades snail kite. No snail kites were observed in or adjacent
to the subject property, but sightings have been documented of snail kites in the adjacent
Picayune Strand State Forest. Snail kite foraging habitat typically consists of clear and calm marsh
habitats with interspersed open water and shallow water areas. These areas may contain sparse
low trees but must be relatively clear and open to allow foraging of apple snail species (Pomacea
spp.), which is the snail kites’ main food source. Since such areas are not present on the subject
property, no effect on suitable foraging habitat is expected with any potential development.
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6.2.7 Everglades mink (Neovison vison evergladensis)
The Everglades mink (Neovison vison evergladensis) is a subspecies of the American mink (Neovison
vison), which historically occurred in the Everglades, Big Cypress area, and Lake Okeechobee
area. The Everglades mink is a cryptic mammalian predator in the weasel family that is listed as
threatened by FWC. Although the understanding of their current distribution is limited, they do
occur in Collier County and presumably could be using the subject property or adjacent areas.
Everglades mink rely on a variety of wetland habitats, and therefore any actions that degrade,
impair, or fragment suitable wetland habitats could affect the species. The proposed project
occurs within citrus agricultural land and is thus unlikely to have any effects on the Everglades
mink.
6.2.8 Florida bonneted bat (Eumops floridanus)
The Florida bonneted bat (Eumops floridanus) is a federally endangered bat species that utilizes
relatively open terrestrial and freshwater areas as foraging habitat and as a source of drinking
water. Their roosting habitat includes forests or other areas with suitable roost structures (tree
snags, trees with cavities, artificial cavities, etc.). Several cavity trees were observed on site. The
cavity trees onsite appeared to be used primarily by red-bellied woodpeckers (Melanerpes
carolinus) but could serve as potential roosting habitat for bonneted bats. These cavities will be
inspected with a small camera and monitor system prior to construction to ensure that they are
unoccupied prior to being cut down. The subject property is located within the Florida Bonneted
Bat Consultation Area and contains potential roosting and foraging habitat. Consultation and
monitoring will be required to further assess the impact of any development of the subject
property on the Florida bonneted bat.
6.2.9 Florida burrowing owl (Athene cunicularia floridana)
The Florida burrowing owl (Athene cunicularia floridana) is a subspecies of the burrowing owl
(Athene cunicularia) that occurs in Florida. It is a small, long-legged owl that uses burrows year-
round for breeding and roosting. It is listed by FWC as threatened. Burrowing owls prefer well-
drained sandy soil with low vegetation height, typically native dry prairies. No burrowing owls
were observed on the subject property or adjacent areas. Potential development to the property
is unlikely to result in any impact to Florida burrowing owls.
6.2.10 Florida panther (Puma concolor coryi)
The Florida panther (Puma concolor coryi) is a federally endangered species that utilizes habitat
across Southern Florida, mainly south of the Caloosahatchee River. Panthers require large,
remote, and undeveloped areas and are rarely seen in more developed areas, such as the subject
property. No panthers or signs of panthers were observed during surveys. The property is
included in the Primary Florida Panther Focus Area, which is defined as “All lands essential for
the survival of the Florida panther in the wild”.
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The FWS has established panther Habitat Suitability Values (HSVs) for various types of habitats
with scores (values) ranging from 0 (no value) to 9.5 (optimal value). When the acreage of a given
habitat type (polygon) is multiplied by this habitat's HSV, the result is termed the Panther Habitat
Unit value or PHU value. Based on the existing habitat types that are present, the total HSVs for
the subject property range from 0 (open water and urban) to 4.7 (orchards/groves) and to 9.5
(pine forest).
Any potential development will require coordination with the FWC and FWS to address the
potential impacts to Florida panthers and their potential habitats. The specific details of any
potential project's panther mitigation program shall be coordinated with the wildlife agencies as
a part of the permitting process. The applicant shall ensure that the compensation value of off-
site compensation combined with the compensation value of any on-site preserved lands will be
at least equal to, if not greater than, the current PHU value of the undeveloped citrus lands. Any
other measures deemed necessary by the FWS to ensure adequate protection of panthers shall
also be addressed by the applicant during the consultation process during which, the applicant
shall also coordinate panther issues with the FWC. In light of this approach, it is anticipated that
the proposed project is unlikely to adversely affect the Florida panther.
6.2.11 Florida sandhill crane (Antigone canadensis pratensis)
The Florida sandhill crane (Antigone canadensis pratensis) is listed as threatened by the FWC. This
subspecies of sandhill crane is a year-round resident found throughout the state. The Florida
sandhill crane typically inhabits shallow wetland communities and pastures.
No Florida sandhill cranes were observed onsite, and they are not expected to occur within the
subject property due to its unsuitable habitat types. There are no natural freshwater marshes,
prairies, or pastures onsite that would be likely to support sandhill cranes presence or breeding.
Any proposed development of the subject property is not anticipated to have any impact to
Florida sandhill cranes.
6.2.12 Gopher tortoise (Gopherus polyphemus)
The gopher tortoise is listed as a threatened species by the FWC. This species prefers upland
habitats, particularly xeric scrub communities, and higher-elevation pine flatwoods. They can
also be found in disturbed upland areas, including fallow and abandoned agricultural fields,
perimeters of active crop fields, and pastures. No gopher tortoise burrows were observed on the
subject property.
6.2.13 Red-cockaded woodpecker (Picoides borealis)
The red-cockaded woodpecker (Picoides borealis;(referred to in the following as “RCW”) is a
federally endangered species that typically utilizes mature pine woodlands and savannas. RCWs
nest in cavities of mature, large, live pine trees. Stands with developed hardwood midstory are
not suitable foraging or nesting habitat. The site area was surveyed for RCW cavities, and none
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were located onsite. There is one documented, active RCW colony is approximately three miles
north of the property in Picayune Strand State Forest. Therefore, a consultation with FWC or FWS
may be required but given the absence of suitable habitat or mature live cavity trees, there is a
low probability of occurrence on-site.
6.2.14 Sherman’s short-tailed shrew (Blarina carolinensis shermani)
The Sherman’s short-tailed shrew (SSTS) is a state-designated threatened subspecies of the
Southern short-tailed shrew (Blarina carolinensis). The SSTS is a small (about 4 inches in length),
obscure, insectivorous rodent that occurs in Lee and Collier County. Little is known about the
SSTS’s life history, behavior, or biology, but the Southern short-tailed shrew inhabits dense,
herbaceous habitats and moist forests. The species has not been collected since 1955 and is
possibly extinct. The parts of the property that could serve as a potential habitat for the SSTS are
not included in the proposed development plan, and therefore no impact to the SSTS is to be
expected.
6.2.15 Southeastern American kestrel (Falco sparverius Paulus)
The Southeastern American kestrel is a subspecies of the American kestrel. It is a small falcon,
which is listed as threatened by the FWC. The American kestrel typically nests in the abandoned
cavities of woodpeckers found in dead pine trees. The conversion of open sandhills and pine
flatwoods to citrus groves in South Florida has greatly reduced its available nesting and foraging
habitats. The presence of southeastern American kestrels can only be confirmed from April to
August when northern migrants are not present in Florida. The range of southeastern kestrels
does not overlap the subject property, therefore, it is unlikely that the kestrel that was observed
on the subject property was a southeastern American kestrel. No incidental take of southeastern
kestrels is expected with any possible development of the subject property but additional surveys
may be recommended by FWC to determine whether southeastern kestrels could actually be
present or not.
Several cavity trees were observed onsite. The cavity trees onsite appeared to be utilized
primarily by red-bellied woodpeckers (Melanerpes carolinus) but could serve as potential roosting
habitat for kestrels. These cavities will be inspected with a small camera and monitor system prior
to any potential construction or exotic removal activity to ensure that they are unoccupied prior
to being cut down.
6.2.16 Various Listed Wading Birds
Little Blue herons, tricolored herons (Egretta tricolor), roseate spoonbills (Platalea ajaja), and wood
storks (Mycteria americana), are expected to utilize the surface water onsite, and in nearby areas.
Only Little Blue herons were observed onsite. The proposed project is not anticipated to have any
negative impact to the adjacent wetlands. No nests of these species have been observed within
the project area. White ibis (Eudocimus albus) were observed onsite as well. The White ibis was
removed from Florida’s endangered and threatened species list in 2017, but it is protected by state
and federal law, The proposed project is not anticipated to have any impact to any potential onsite
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nests. Any major development of the project area will result in the loss of onsite agricultural
ditches that could potentially be utilized by the aforementioned wading birds. This reduction of
foraging habitat could be offset by the creation of stormwater storage or artificial lakes onsite.
The project will also preserve and remove invasive vegetation from the existing wooded wetlands
onsite, which will further improve potential foraging for wading birds.
6.2.17 Wood stork (Mycteria americana)
The Wood stork (Mycteria americana) is a large wading bird typically found in forested
freshwater and estuarine wetlands in the southeastern United States. Wood storks prefer shallow
and fluctuating water levels with low turbidity for foraging. As a result of habitat loss and
degradation, the Wood stork is listed as Threatened by FWS. No wood stork nests, rookeries, or
roosting sites were found on or adjacent to the subject property. Wood storks have been reported
in areas adjacent to the subject property. The closest documented wood stork colony is located
approximately 19 miles to the north in the Corkscrew Swamp Sanctuary. The property is located
just outside of the 18.6-mile radius of the colony that FWS considers “Core Foraging Area,”. Wood
storks prefer to feed in flooded wooded areas but will opportunistically feed in drainage ditches.
Any major development of the subject area will result in the loss of onsite agricultural ditches
that could potentially be utilized by the wood storks. FWS may consider the agricultural ditches
on the property as “Suitable Foraging Habitat (SFH)”. Any impacts to SFH “may affect” wood
storks, which will require FWS consultation. This reduction of foraging habitat could be offset by
the creation of artificial lakes onsite. The project will also preserve and enhance the existing
forested wetlands onsite, which will further improve potential foraging for wood storks.
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7 CONCLUSION
THA performed a listed species survey of the approximately 170.1-acre subject property in Collier
County, Florida. Preliminary research was supplemented with over 50 hours of onsite
investigation. Four listed species were potentially observed on the subject property: the American
alligator, the southeastern American kestrel, the Big Cypress fox squirrel, and the little blue heron.
Several other listed species were not observed but have the potential to be impacted by the
proposed development of the subject property.
The proposed project includes the development of two residential neighborhoods but proposes
to avoid impact to the natural wetlands on the site. Any major development of the project area
will result in the loss of onsite agricultural ditches that are being utilized by the aforementioned
wading birds and American alligators. Preservation and improvement of the natural hardwood
wetlands onsite and the development of artificial lakes will likely offset any negative effects of
the loss of agricultural ditches.
The property is located within the Florida bonneted bat consultation area. Consultation and
monitoring efforts for Florida bonneted bats will be required prior to any potential development
of the property.
The property is located within the Primary Florida Panther Focus Area, which is defined as “all
lands essential for the survival of the Florida panther in the wild”. The applicant will be required
to ensure that the compensation value of offsite compensation combined with the compensation
value of any on-site preserved lands will be at least equal to, if not greater than, the current PHU
value of the undeveloped citrus lands. Based on preliminary calculations, approximately 1,298
PHU credits will be needed to compensate for the proposed development. Panther PHU
mitigation costs approximately $800 per unit, resulting in approximately $1,038,400 in mitigation
costs. This cost is expected to be offset through the enhancement and protection of existing natural
wetlands onsite.
Several cavity trees were found onsite that could potentially provide roosting habitat for multiple
listed species. The majority of the cavity trees are included in the proposed preservations on the
subject property. Any trees that need to be removed will be inspected with a small camera and
monitor system prior to any potential construction or exotic removal activity to ensure that they
are unoccupied prior to being cut down.
The subject property is surrounded by undeveloped preserve land and is bordered by the
Picayune Strand State Forest on part of its eastern boundary. Any development of the property
should consider the installation of buffers on its boundaries to prevent any potential human-
wildlife conflict.
Based on THA’s observations if the development of this site provides for appropriate design and
management guidelines, it will not adversely affect any endangered, threatened, or otherwise
protected species. These management guidelines shall be coordinated with the appropriate local,
state, and federal agencies to better ensure their protection.
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8 PHOTOS
Figure: View of a squirrel nest observed onsite
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Figure 2: View of a Big Cypress fox squirrel observed foraging onsite.
Figure 3: View of an American alligator observed onsite.
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Figure 4: View of a flock of wild turkeys observed onsite.
Figure 5: View of a pair of adult black-bellied whistling ducks and ducklings.
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Figure 6: View of an American kestrel observed onsite.
Figure 7: View of an Eastern phoebe observed onsite.
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Figure 8: View of a pig frog observed onsite.
Figure 9: View of a peninsula cooter observed onsite.
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Corkscrew
Barron Collier
Collier - Hendry
Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
APPENDIX III:
ARCHAEOLOGICAL EXHIBITS
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SiteID Type Site Name Address Additional Info SHPO Eval NR Status
CR00879 AR White Shell Hammock Naples Eligible
CR00880 AR Deep Marsh Hammock Naples Eligible
CR00881 AR Jump Start Hammock Naples Eligible
AR=3
SS=0
CM=0
RG=0
BR=0
Total=3
Cultural Resource Roster
Page 1 of 1
Created: 2/12/2024Florida Master Site File
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CR00880
CR00879
CR00881
Source: Esri, Maxar, Earthstar Geographics, and the GIS User CommunityPage 321 of 7924
Collier BLVDSabal Palm RD
Celeste DRSorrento LNVeronawalk CIRRattles na ke H am m ock RD
Johns RD
Morgan RDK ar i n a CTClassics DRB en elli C T Brandy LNV
i
a
l
e WA
Y
Josefa WAYRedonda DRZurigo
L
N
Umber to C T
Xenia LNRa
vello CT
Em ilia L N
I on i o C T
Marconi CTA Better WAY
Si c ilia CT
Gen
ova
C
T
341 Sabal Palm Road Residential Subdistrict
Exhibit D - Proposed Subdistrict Map .
2,100 0 2,1001,050 Feet
LEGEND
341 Sabal Palm Road Residential Subdistrict
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341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Growth Management
January 12, 2024 Page 1 of 3
Growth Management.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The growth management plan amendment proposes to establish a new residential subdistrict
which would permit up to 450 residential dwelling units on the 169.19+/- acre property.
Chapter 163.3167 Scope of act.— (9) Each local government shall address in its comprehensive plan, as enumerated in this chapter, the water supply sources necessary to meet and achieve the existing and projected water use demand for the established planning period, considering the applicable plan developed pursuant to s. 373.709.
The project currently does not have potable water and sewer service; however, it is within the
Collier County Water Sewer District boundary. Services will be extended to the site from their
current location within the Sabal Palm ROW near Tamarindo Lane, approximately ½ mile to
the west. No capacity issues exist or are anticipated in the service area.
Chapter 163.3177 (6) (a) 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions.
The property is well-suited for conversion to urban development. Approximately 150 acres
of the 169.19+/- acre property has been cleared and is in active citrus crop production. The
companion PUD rezoning demonstrates that the highest quality remaining vegetation on site
will be preserved and placed in conservation easements. The site is just outside the current
urban boundary of Collier County; however, it is located within the Collier County Water
Sewer District boundary and capacity exists within the system to accommodate the proposed
450 dwelling units. The property has good access to the County’s arterial roadway network
via Sabal Palm Road and is adjacent to lands that are part of a local Development of Regional
Impact that is under development. The applicant is proposing to develop the property with
for-sale dwelling units and has also committed that 15% of the units will be income restricted
at 120% or less of the area median income guidelines. Chapter 163.3177 8. Future land use map amendments shall be based upon the following analyses:
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a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
The 341 Sabal Palm Road Residential Subdistrict is consistent with Chapter 163.3177, F.S.
The subdistrict includes all available land of a size adequate to support a residential project.
The site has been heavily impacted through continued agricultural use for the past several
decades. This application includes assessments from transportation engineers and
environmental consultants which demonstrate that the conversion of the agricultural land to
urban residential development can occur without harm. Further, the applicant is committing
that 15% of the for-sale dwelling units will be income restricted, which addresses the
affordable housing issues facing Collier County and Southwest Florida.
The applicant has prepared an exhibit (Employment Map) to this analysis which identifies the
central location of the subject property (10-mile radius) to employment centers located in
Collier County, which includes governmental services such as schools, fire, Sheriff and EMS
facilities as well as the County’s governmental center. Within the 10-mile radius of the site,
there are also numerous other private sector employment opportunities which include
hospitals, multiple hotels, retail centers, and golf courses. All of these employers will benefit
from the additional income restricted housing that will be constructed within this subdistrict.
The application also includes the County’s report and ULI report of the need for affordable
housing as additional data demonstrating the need for the proposed housing.
163.3184 Process for adoption of comprehensive plan or plan amendment.
The proposed amendment is consistent with Chapter 163.3184, F.S which establishes the
criteria for comprehensive plan amendments to a growth management plan.
No State or regional impacts are associated with the proposed amendment.
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341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Growth Management
Data and Analysis
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Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
This Growth Management Plan amendment application proposes to create a new subdistrict
on approximately 169 acres in order to allow up to 450 residential dwelling units. The
applicant understands the residential housing market demand in Collier County, and the need
to provide income restricted housing in order to facilitate the Collier County workforce to not
only reside in the County in which they work, but also to live in a location proximate to
employment opportunities within Collier County. The applicant has committed to providing
15% of the housing units as for-sale dwelling units for home purchasers having income levels
between 80% and 120% of the Area Median Income
The applicant has prepared an exhibit (Employment Map) to this analysis which identifies the
central location of the subject property (10-mile radius) to employment centers located in
Collier County, which includes governmental services such as schools, fire, Sheriff and EMS
facilities as well as the County’s governmental center. Within the 10-mile radius of the site,
there are also numerous other private sector employment opportunities which include
hospitals, multiple hotels, retail centers, and golf courses. All of these employers will benefit
from the additional income restricted housing that will be constructed within this subdistrict.
The application also includes the County’s report and ULI report of the need for affordable
housing as additional data demonstrating the need for the proposed housing.
Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas
for development before redesignating new property for urban intensity. The proposed
development is located within the Agricultural / Rural Designation, RF-Sending. The site is
well-suited for residential development in lieu of agricultural operations or other uses
permitted by right under the current Future Land Use designation.
Policy 5.6 requires that new projects will be compatible with and complementary to the
surrounding land uses. The proposed project will consist of up to 340 single family homes and
110 multi-family townhome dwelling units. The property is presently zoned A/ST (RFMUO-
NRPA-SENDING), which permits buildings to have a zoned height of 35’. The development
standards table identifies a zoned height of 35’ and a maximum height of 45’. This is
compatible with the one Agriculturally zoned property adjacent to the northeast of the site.
Other immediately surrounding properties are zoned PUD; however, are restricted for
preservation as part of the Hacienda Lakes PUD. The 341 Sabal Palm Road RPUD conceptual
master plan identifies the highest quality vegetated areas of the site as preservation areas.
The proposed preservation area near the southern portion of the site is adjacent to off-site
preservation lands.
Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce
greenhouse gas emissions and to adhere to the development character of the County. The
proposed project cannot be interconnected to the adjoining property to the west, south or east
as these lands are utilized for preservation and mitigation.
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Employment Areas – 10 Mile Radius
Schools:
Seacrest Country Day School
Avalon Elementary School
Lely Elementary School
Lely High School
Calusa Park Elementary School
St. John Neumann Catholic High School
St Elizabeth Seton Catholic School
Lavern Gaynor Elementary (LGE) School
Golden Terrace Elementary School NORTH
Golden Gate High School
Golden Gate Middle School
Fun Time Early Childhood Academy Golden Gate
Major Retailers:
Publix
Publix Super Market at Shoppes at Fiddler's Creek
Publix Super Market at Freedom Square
Publix Super Market at Naples Lakes Village Center
Publix Super Market at Shops at Hammock Cove
Publix Super Market at Naples Towne Centre
Publix Super Market at Kings Lake Square
Publix Super Market at Berkshire Commons
Publix Super Market at Brooks Village
Walmart
Walmart Supercenter 6650 Collier Blvd, Naples, FL 34114
Walmart Supercenter 9885 Collier Blvd, Naples, FL 34114
Walmart 3451 Tamiami Trail E, Naples, FL 34112
Shopping Centers
Tamiami Crossing
Shops at Eagle Creek
Naples Outlet Collection
Lakewood Plaza
Naples Towne Centre South
Berkshire Commons
Home Improvement Stores
Home Depot
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Lowes
Country Clubs:
Naples Reserve
The Links of Naples
Fiddlers Creek
Eagle Creek Golf & Country Club
Hammock Bay Golf & Country Club
Treviso Bay
Lely Resort Golf and Country Club
The Classics Country Club
Royal Palm Golf Club
Royal Wood Golf & Country Club
Naples Lakes Country Club
Forest Glen Golf & Country Club
Cedar Hammock Country Club
Countryside Golf & Country Club
Naples Heritage Golf & Country Club
Lakewood Country Club
The Glades Golf & Country Club
Windstar on Naples Bay
Fire/EMS/Sheriff
Greater Naples Fire Rescue - Station #20
Greater Naples Fire Rescue - Station #21
Greater Naples Fire Rescue - Station #23
Greater Naples Fire Rescue - Station #24
Greater Naples Fire Rescue - Station #72
Greater Naples Fire Rescue - Station #70
Naples Fire-Rescue Dept. Station #3
Collier County EMS 25
Collier County Ems Station 75
Medic 23
Collier County Sheriff's Office
Collier County Sheriff's Office - District 2
Collier County Sheriff's Office - District 3
Collier County Sheriff's Office - District 5
Naples Police Department
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Hospitals:
Physicians Regional
NCH Downtown Naples
Hotels:
AC Marriott Downtown
Bayfront Inn
Fairfield Inn
Four Seasons
Great Wolf Lodge
Hyatt House
LaQuinta Inn & Suites
Naples Bay Resort
Springhill Suites
Woodspring Suites
City of Naples
Collier County Government Center
Naples Airport
Rookery Bay
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Travel times to employment areas:
1. Physicians Regional Hospital 5 minutes
2. The Arlington of Naples ALF 5 minutes
3. Naples Lakes Country Club 8 minutes
4. Publix at Naples Lakes Village 7 minutes
5. White Lake Industrial Park 13 minutes
6. Walmart Super Center
a. 9885 Collier Blvd 9 minutes
b. 6650 Collier Blvd 11 minutes
7. Lowes 10 minutes
8. Lely High School 10 minutes
9. Golden Gate High School 14 minutes
10. Collier Government Center 18 minutes
11. Marco Island 20 minutes
12. Naples Bay Resort 20 minutes
13. Naples Community Hospital 25 minutes
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CONSOLIDATED PLAN
2021-2025
Prepared By: Blulynx Solutions
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Consolidated Plan COLLIER COUNTY 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
Table of Contents
Executive Summary ....................................................................................................................................... 4
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) ......................................................................... 4
The Process ................................................................................................................................................. 15
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) ........................................................................... 15
PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and 91.315(I) ............................ 17
PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c) ................................................. 33
Needs Assessment ...................................................................................................................................... 42
NA-05 Overview ...................................................................................................................................... 42
NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c) .................................................................... 42
NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) ........................................ 54
NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2) ............................ 59
NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) .................................. 64
NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) ..................................................... 66
NA-35 Public Housing – 91.205(b) .......................................................................................................... 69
NA-40 Homeless Needs Assessment – 91.205(c)Introduction: .............................................................. 75
A variety of housing and shelter models are available within the community including emergency
shelter (ES), transitional housing (TH), permanent supportive housing (PSH), rapid re-housing (RRH).:
................................................................................................................................................................ 75
NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d) ........................................................... 78
NA-50 Non-Housing Community Development Needs – 91.215 (f) ....................................................... 80
Housing Market Analysis ............................................................................................................................. 82
MA-05 Overview ..................................................................................................................................... 82
MA-10 Number of Housing Units – 91.210(a)&(b)(2) ............................................................................. 82
MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) ............................................................... 85
MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)...................................................... 88
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Consolidated Plan COLLIER COUNTY 2
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MA-25 Public and Assisted Housing – 91.210(b) .................................................................................... 92
MA-30 Homeless Facilities and Services – 91.210(c) .............................................................................. 95
MA-35 Special Needs Facilities and Services – 91.210(d) ....................................................................... 97
MA-40 Barriers to Affordable Housing – 91.210(e) .............................................................................. 100
MA-45 Non-Housing Community Development Assets – 91.215 (f) .................................................... 102
MA-50 Needs and Market Analysis Discussion ..................................................................................... 108
MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households -
91.210(a)(4), 91.310(a)(2) ..................................................................................................................... 113
MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3) ......................................................................... 115
Strategic Plan ............................................................................................................................................ 116
SP-05 Overview ..................................................................................................................................... 116
SP-10 Geographic Priorities – 91.215 (a)(1) .......................................................................................... 119
SP-25 Priority Needs - 91.215(a)(2)....................................................................................................... 122
SP-30 Influence of Market Conditions – 91.215 (b) .............................................................................. 130
SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) ................................................................. 131
SP-40 Institutional Delivery Structure – 91.215(k) ............................................................................... 135
SP-45 Goals Summary – 91.215(a)(4) ................................................................................................... 141
SP-50 Public Housing Accessibility and Involvement – 91.215(c) ......................................................... 145
SP-55 Barriers to affordable housing – 91.215(h) ................................................................................. 145
SP-60 Homelessness Strategy – 91.215(d) ............................................................................................ 146
SP-65 Lead based paint Hazards – 91.215(i)y ....................................................................................... 148
SP-70 Anti-Poverty Strategy – 91.215(j) ............................................................................................... 149
SP-80 Monitoring – 91.230 ................................................................................................................... 149
Expected Resources .................................................................................................................................. 151
AP-15 Expected Resources – 91.220(c)(1,2) ......................................................................................... 151
Annual Goals and Objectives ..................................................................... Error! Bookmark not defined.
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Consolidated Plan COLLIER COUNTY 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-20 Annual Goals and Objectives ...................................................................................................... 155
Projects ................................................................................................................................................. 158
AP-35 Projects – 91.220(d) ................................................................................................................... 158
AP-38 Project Summary ........................................................................................................................ 161
AP-50 Geographic Distribution – 91.220(f) ........................................................................................... 171
Affordable Housing ............................................................................................................................... 172
AP-55 Affordable Housing – 91.220(g) ................................................................................................. 172
AP-60 Public Housing – 91.220(h) ......................................................................................................... 173
AP-65 Homeless and Other Special Needs Activities – 91.220(i) .......................................................... 175
AP-75 Barriers to affordable housing – 91.220(j) ................................................................................. 177
AP-85 Other Actions – 91.220(k) .......................................................................................................... 177
Program Specific Requirements ............................................................................................................ 181
AP-90 Program Specific Requirements – 91.220(l)(1,2,4) .................................................................... 181
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Consolidated Plan COLLIER COUNTY 4
OMB Control No: 2506-0117 (exp. 09/30/2021)
Executive Summary
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)
1. Introduction
The 2021-2025 Consolidated Plan for Housing and Community Development provides the U.S.
Department of Housing and Urban Development (HUD) with information on Collier County’s
intended uses of funds HUD's Community Development Block Grant (CDBG), HOME Investment
Partnerships (HOME), and Emergency Solutions Grants (ESG) programs. The County allocates the
annual funding from these programs to public, private, or non-profit parties consistent with HUD
program goals and requirements. Below is a list of each of the grant program objectives:
CDBG Program: Provide decent housing, creating suitable living environments, and
expanding economic opportunities principally for low- and moderate-income persons.
HOME Program: Provides funding for a wide range of activities including building, buying,
and/or rehabilitating affordable housing for rent or homeownership or providing direct
rental assistance to low-income people.
ESG Program: ESG funds improve the number and quality of emergency shelters for
homeless individuals and families, help operate shelters, provide essential services to
shelter residents, rapidly rehouse homeless individuals and families, and prevent families
and individuals from becoming homeless.
The County submits the Consolidated Plan to HUD every five years and has a program year
beginning October 1 and ending September 30. The County’s Annual Action provide a concise
summary of the actions, activities, and specific federal and nonfederal resources that will be used
each year to address the priority needs and goals identified in the Consolidated Plan.
The County has identified the following Goals to be addressed over the 2021-2025 Consolidated
Plan period and during the 2021 Annual Action Plan:
Goal # Goal Name
1 Housing Affordability
2 Homelessness & Homelessness Prevention
3 Public Facilities
4 Public Infrastructure Improvements
5 Public Services
6 Affirmatively Furthering Fair Housing Choice
7 Program Administration and Planning
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Community Profile and Needs
The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative
data as well as community input in order to identify housing, homelessness, and community
development needs and trends. This picture of need is the basis of the proposed objectives and
outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American
Community Survey (ACS) data and community surveys that provides the foundation for
development of the document, the Cities of Naples, Everglades, and Marco Island built on the
work of several active committees and recent studies that addressed housing, homeless and
community development. The assessment was also informed by additional consultations with
city officials and other important stakeholders such as the Affordable Housing Advisory
Committee, United Way of Collier County, and the Collier County Homeless Coalition.
In 2020, the County’s economy has continued to diversify and improve, while at the same time
leaving many in the community still struggling to find jobs with wages to cover increasing housing
costs. There is a significant number of households who cannot meet the basic needs for food,
shelter, medical care, and transportation. In addition, there are a growing number of seniors,
persons with disabilities, and others who are unable to work. These factors, combined with a very
tight housing market, have resulted in many households paying more than they can afford, and
a growing number of persons experiencing homelessness. It is important to note that the impacts
of the COVID-19 are too recent to be reflected in the 2020 and 2019 ACS data used for the analysis
provided below.
Population Growth
As noted in the 2019 Census American Community Survey, Collier County, Florida had a total
population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males
when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and
159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier
County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also
increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s
population decreased to 190, a 41.89% decrease since 2010. Accounting for population growth
over the last 10 years, Collier County is expected to continue to grow over time.
Age Distribution
The population of Collier County is aging. According to ACS, in 2010 there were 70,289 people
aged 60 to 75 and this grew to 87,042 in 2019. For the same period, there were 193,930 people
under the age of 55 in 2010, which has also risen to 205,929 in 2019.
Racial and Ethnic Composition
Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the
fastest growing population, representing 28.6% of the population in the County in 2019. While
11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768
American Indian and Alaska Natives, and 6,414 multi-racial persons.
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Consolidated Plan COLLIER COUNTY 6
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Household Composition
As of 2019, Collier County has a total of 140,578 households. There were 10,797 households in
Naples, 8,379 in Marco Island, and 101 in Everglades City. In Collier County, of the 140,578 total
household there were 10,194 single female-headed households and 4,417 single male-headed
households. There has also been a significant increase in nonfamily households 43,299 which
now make up 30.8% of all households as compared to 2010 which had 37,996 or 32.12%. The
largest growth in household type is non-family households which increased 13.95% between
2010 and 2019. In 2019, the average household size is 2.71 in Collier County.
Multigenerational living is defined as residing in a home with three or more generations.
According to Generations United, the past ten years have seen a remarkably large leap in
multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in
the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022)% were
living in multigenerational households. This data is collected during the decennial census every
ten years and this data is the most recent data available.
MULTIGENERATIONAL HOUSEHOLDS
Label Estimate Percent
Multigenerational
Households 3,022 2.6%
Other Households 115,236 97.4%
TOTAL 118,258 100%
Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables
Income and Poverty
According to 2019 ACS, the median income of households in Collier County, Florida was $76,025.
An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over
$200,000 or more. The Median Household Income for Collier County is higher than the US
($65,712) and our northern county, Lee County ($57,832). While income has risen slightly there
remain many low wage jobs and data has shown this contributes to financial instability as
evidenced by other indicators: 6.5% or 9,164 residents receive food stamp benefits (SNAP), 61%
of students are eligible for free and reduced lunch. In 2019, 48,825 individuals in Collier County
had incomes below 125 % of the poverty levels as indicated in the chart below.
%
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Consolidated Plan COLLIER COUNTY 7
OMB Control No: 2506-0117 (exp. 09/30/2021)
Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download
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Persons with Disabilities
According to the 2019 ACS, of the total Collier County population of 384,902 there were 47,569
people, or 12.3%, living with one or more disabilities. The highest reported disabilities include
ambulatory at 6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%.
Persons Experiencing Homelessness
The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing
homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met
HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to
COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were
seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49
were families with comprised of adults and 109 children. For FY 2021, Collier County reported
that 568 unduplicated individuals who were homeless received human services from one or more
agencies. During the 2020-2021 school year, the Collier County public school reported 805
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Consolidated Plan COLLIER COUNTY 9
OMB Control No: 2506-0117 (exp. 09/30/2021)
homeless youth, includes students who are staying with friends or family. The reported number
includes 183 homeless youth (16 and older) who were unaccompanied.
Persons with Special Needs who are not Homeless.
Limited new data exists specific to non-homeless special needs populations in Collier County.
There are numerous sub-populations in this community. Of those, there are some that have both
enough and unique housing and service needs that warrant identification. Those include the
following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic
violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people
with physical and mental disabilities, veterans, youth and young adults, and youth aging out of
foster care.
Employment and Economy
Economic conditions in Collier County have recovered significantly in the past decade, and the
County has emerged as a more diversified economy than it was before the Great Recession. The
number of jobs has grown steadily during the decade, and unemployment rates have remained
relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as
reflected in the household earnings chart below:
Household Earnings 2017-2019
Collier County, Florida
2017 2018 2019
$40,622.00 $40,892.00 $41,415.00
Source: Census, ACS Estimates 2017-2019, data.census.gov
As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557
(49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total
population was unemployed.
While there have been recent and significant job losses as a result of COVID-19, it is unclear how
sustained these job losses will be as social distancing measures diminish. It is apparent however
that many people with limited incomes are experiencing financial instability as a result of recent
events.
Housing Units and Tenure
According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority
of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the
total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units
at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of
mobile/manufactured homes at 12,499 (5.6%) of the housing units.
Housing Cost Burden
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Consolidated Plan COLLIER COUNTY 10
OMB Control No: 2506-0117 (exp. 09/30/2021)
While wages and incomes have continued to rise in recent years, they have not kept pace with
the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median
Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the
county area have risen more sharply since 2010, especially in recent years. According to 2019
ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and
2019, reaching $370,000. The County’s median gross rental rates have also increased
substantially faster than incomes and the home values. Between 2010 and 2019, the median
rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay
more for housing than is affordable, or are unable to afford any housing. Households paying more
than 30% of household income are considered to have a ‘housing cost burden’. According to 2019
ACS, a total of 19,977 of renters in Collier County have cost burdens greater than 30% of their
income, while a total of 14,910 of homeowners have cost burdens greater than 30% but less than
50% of their income. HUD Comprehensive Housing Affordable Strategy (CHAS) (2011-2015) data
estimates the County had a total of 13,977 renter households and 14,154 of owner households
spent more than 30% of their income on housing costs.
Housing Conditions and Lead Based Paint
The U.S. Environmental Protection Agency’s Report on the National Survey of Lead-Based Paint
in Housing released in 1995 found that 83% of the nation’s privately owned housing units built
before 1980 had lead-based paint somewhere in the building. The study suggests that older
homes are more likely to have lead-based paint than newer homes. According to the 2019 ACS,
approximately 17% (37,852) of the total housing units were built prior to 1980 may be at risk of
containing lead-based paint. Lead-based paint numbers are estimated since census data is not
broken out annually. Since lead-based paint was outlawed in 1978 and census data is not
available annually, all housing built after 1980 was excluded from the potential pool of housing
potentially contaminated with lead-based paint.
Despite the age of the housing stock, the physical condition of the housing in Collier County is
generally good, as there are relatively few housing units (1,715) in the area that are considered
substandard according to HUD. Based on input received during provider and public consultations,
units available to low-income residents tend to have more significant issues, and because of the
scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear
of losing the housing.
2. Summary of the objectives and outcomes identified in the Plan Needs Assessment
Overview
During the development of the Consolidated Plan, seven priority needs were identified. The
priority needs and associated goals for 2021-2025 are summarized below:
1. Housing Affordability
• New Construction, Rehabilitation, or Acquisition of Housing for Homeownership
• New Construction, Rehabilitation, or Acquisition of Housing for Rental Housing
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• Homebuyer Assistance
• CHDO Set-Aside
• Tenant Based Rental Assistance
2. Homelessness & Homelessness Prevention
• Support Emergency Housing and Services for the Homeless
• HMIS Support
• Provide Rapid Re-Housing and Homelessness Prevention
3. Public Facilities
• Improve Public Facilities
• Improve Other Facilities
4. Public Infrastructure Improvements
• Public Infrastructure Improvements
5. Public Services
• Provide Public Service
6. Affirmatively Furthering Fair Housing Choice
• Provide assistance and education to homebuyers.
7. Program Administration and Planning
• Program Administration
3. Evaluation of past performance
Each year, Collier County reports its progress in meeting the five-year and annual goals in the
Consolidated Annual Performance Evaluation Report (CAPER). Listed below are some of the goals
and accomplishments in the County’s Fiscal Year (FY) 2019 CAPER.
The County successfully utilized CDBG, HOME, and ESG funds by increasing housing assistance
for low- and moderate-income persons and allocating funds to public infrastructure and facility
improvements, public services to local non-profit organizations to provide essential social
services for the homeless, LMI persons, and non-homeless special needs population, affordable
housing initiative and at-risk of homelessness activities.
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For FY2020, the fourth year of the Consolidated Plan period, Collier County made significant
strides in meeting the strategic plan objectives. Collier County expended an estimated
$2,669,701.85 in CDBG, HOME, and ESG funding on activities meeting its strategic plan goals and
assisted approximately 391 persons through public services, land acquisition to benefit 51
households with future affordable housing, public facilities and infrastructure projects also had
an area wide benefit of over 24,587 low-moderate persons in the County.
4. Summary of citizen participation process and consultation process
During the preparation of Collier County’s FY2021-2025 Consolidated Plan and FY2021 Action
Plan, a Public Hearing was held on May 3, 2021 to obtain the specific housing and related services
needs for the County. All comments received have been included in this Consolidated Plan. The
following methods were used to obtain public and private input:
• Two needs assessment meetings were held on February 17, 2021 to obtain the specific
housing and related services needs for the County.
• A 30-day comment period was held from April 30, 2021 through May 31, 2021 for the
public to review and provide comments on the Annual Action Plan. The plan was available
for review in hard copy at the County’s Community and Human Services Division and on
the County’s website at https://www.colliercountyfl.gov/your-government/divisions-a-
e/community-and-human-services
5. Summary of public comments
Below are the summary comments received during the needs assessment meeting.
Question 1. What do you believe are the greatest community development needs in the
area? Where are these needs most acute?
Responses:
• Affordable Housing is a large need
• There is a deferred maintenance of affordable housing due to past Hurricane
Irma
• High need for affordable housing in Immokalee
• Habitat for Humanity is a proponent affordable housing
• There is a high need for senior housing and workforce housing
• Access to affordable housing across the spectrum
• There are no county incentives for affordable housing
• Rural neighborhoods have a high need for rental for low-income households
• Land development cost are extraordinarily high
• Habitat builds 90-100 per year but still have a waiting list
• Other needs include food deserts, low access to transportation, emergency beds
and transitional shelters, and not enough housing
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• Bulk of the economy is in the coastal areas in Collier.
• Rural areas have several low wages jobs
• Majority of income for Collier County residents earn less than $35,000 a year.
• 2-bedroom rent is about $1,500 per month
• Median home prices in Collier are $550,000
• There is a high influx of out of state persons using up affordable rental property.
Question 2 What do you believe are the greatest fair and affordable housing needs in
the area? Where is this housing most needed?
• The greatest need is access to housing under $400,000.
• Lots of development of Condo’s that are under $300,000 with HOAs which
makes it unaffordable.
• Strong coalition of nonprofit network
• Immokalee Fair Housing Alliance is currently building 128 affordable units.
Question 3. Do area residents of similar incomes generally have the same range of
housing options?
No, there are not good housing options for low wage earners.
Low wage earners may have to rent a room or substandard units.
Question 4. Are there any barriers other than income/savings that might limit housing
choices?
Primary barrier is affordability, clients have to decide where to live.
Question 5. Are public resources (e.g., parks, schools, roads, police & fire services, etc.)
invested evenly throughout all neighborhoods?
• County has put in sufficient efforts to ensuring equal resources like parks in all
areas.
• There is a greater focus on public resources available throughout the County.
• 80% of Collier is restricted by wetlands.
• Rural Neighborhood, a nonprofit organization, has acquired affordable rental
housing and will build 400-unit apartment complex.
Other Comments:
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The issue of persons who are not legal remains with any funds appropriated from Collier County
since there was an Executive Summary passed by the BCC for housing programs back in 2016 that
stated in Collier funds would be used for U.S. citizens and registered aliens.
6. Summary of comments or views not accepted and the reasons for not accepting them.
All comments were accepted.
7. Summary
In summary, the Consolidated Plan and Annual Action Plan have been developed with community
input and reflect the needs of the County. Many components of the Consolidated Plan were built
on prior plans and strategies generated by local input. During the next Five-year Consolidated
Plan period the County will continue to utilize CDBG, HOME and ESG funding to address the
priority needs of low-income households.
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The Process
The Consolidated Plan was developed through extensive consultation with partner organizations
and other stakeholders, as well as broad input from community members. Several
intergovernmental and advisory committees—representing the affordable housing provider,
advocates, and other key community stakeholders—played an integral role. The Consolidated
Plan also incorporated valuable data and analysis from several recently published reports on
demographic, housing, community, and economic development conditions and needs. Service
providers also shared their insights through an online survey. Extensive public outreach was
conducted to allow other community members to share their insights during the planning process
through public hearings, and online surveys. This section summarizes the extensive consultation
and citizen outreach conducted.
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b)
1. Describe agency/entity responsible for preparing the Consolidated Plan and those
responsible for administration of each grant program and funding source
The following are the agencies/entities responsible for preparing the Consolidated Plan and those
responsible for administration of each grant program and funding source.
Agency Role Name Department/Agency
CDBG Administrator Collier County Community & Human Services Division
HOME Administrator Collier County Community & Human Services Division
ESG Administrator Collier County Community & Human Services Division
Table 1 – Responsible Agencies
Narrative
The Collier County Community & Human Services Division is the lead agency responsible for the
development, administration, and review of the 2021-2025 Consolidated Plan and the 2021
Annual Action Plan. The Division administers Community Development Block Grant (CDBG),
HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds received
from the U.S. Department of Housing and Urban Development (HUD), and coordinates execution
of projects related to the priorities and goals identified in the Consolidated Plan.
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Consolidated Plan Public Contact Information
Kristi Sonntag, Director
Community and Human Services Division
3339 East Tamiami Trail
Health and Public Services Building H, Room 213
Naples, Florida 34112
Phone: (239) 252-2486
Fax: (239) 252-2638
Email: Kristi.Sonntag@colliercountyfl.gov
Website: http://www.colliergov.net/your-government/divisions-a-e/community-and-human-
services
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PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and
91.315(I)
1. Introduction
The County developed an outreach effort to maximize input from a large cross-section of
stakeholders. This outreach effort included public meetings, neighborhood meetings, published
meeting notices, and a web survey conducted in both English and Spanish. Consultation with the
community and affected service providers is a fundamental component of the Consolidated Plan
and Action Plan process. Collier County conducted significant consultation with citizens,
municipal officials, non-profit agencies, public housing agencies, governmental agencies, and the
Continuum of Care in preparing this Plan.
The last piece of the stakeholder outreach component involved surveying local broadband and
hazard mitigation agencies. Additionally, a total of 536 stakeholders completed surveys inquiring
about the community and housing needs throughout the County. The County held two virtual
public meetings on February 17, 2021 at 11:00am and 3:00pm through its public participation
process prior to the development of the plan and one public meeting to review the draft
priorities. These meetings are summarized in the Citizen Participation Section of this plan. Drafts
of the plans have been posted on the County webpage. Notices of public meetings and hearings
were published in the local newspaper.
Stakeholder Focus Groups and Interviews: From February 2021 through April 2021, a series of
stakeholder meetings and interviews was conducted to discuss issues and opportunities related
to housing and community development needs as well as fair housing issues. Individuals
representing government and policy makers, nonprofit organizations, affordable housing
providers, and other interested parties were invited to participate to ensure that as many points
of view as possible were heard. Over the course of one-on-one interviews and small focus group
meetings, approximately five local nonprofit organizations provided their feedback in person.
Several meetings were held with the local committees and in other settings. Public presentations
of the findings and recommendations from the Needs Assessment, Market Analysis, and Priority
and Needs sections were shared at multiple community meetings in February.
Community and Agency Surveys: Separate online surveys were developed to gather information
about current community conditions and needs. A total of 536 representatives from community
agencies and the public responded to the online survey. This survey sought input from housing
community development stakeholders and community members for the purposes of identifying
priority needs, reviewing, and providing feedback on the County’s current priorities, and
providing feedback on the housing and community development conditions in Collier County.
The agency survey received responses from a range of organizations including city agencies,
housing providers, and social service providers and advocate groups. The participating agencies
provide social services support to low-income and near-homeless populations to maintain
housing and secure available public and private resources. Agencies providing temporary and
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transitional housing to at-risk populations like single mothers, victims of domestic abuse, elderly,
people with disabilities and/or mental illnesses, etc. were identified and reached out to for
information through the survey as well as in-depth interviews.
Consolidated Plan Advisory Committee: The Affordable Housing Advisory Committee provided
input and feedback during several meetings on current housing and community development
conditions, needs, and strategies.
Provide a concise summary of the jurisdiction’s activities to enhance coordination between
public and assisted housing providers and private and governmental health, mental health, and
service agencies (91.215(I)).
During the development of the Consolidated Plan, the County sought to encourage a high level
of public communication and agency consultation in an effort to demonstrate its commitment to
identifying priority needs and engaging the participation of citizens, public agencies, and
nonprofit organizations in a positive and collaborative manner. A list of stakeholders and
affordable housing providers was developed and included public agencies and private nonprofit
organizations whose missions included the provision of affordable housing and human services
to LMI households and persons. These stakeholders were invited to participate in needs
assessment meetings held for the purpose of developing the Consolidated Plan. The list of
stakeholders is included in the Citizen Participation Comments section. Based on the public
meetings, a set of priorities was established by the County for the next five years as shown in SP-
25 of this document.
Describe coordination with the Continuum of Care and efforts to address the needs of
homeless persons (particularly chronically homeless individuals and families, families with
children, veterans, and unaccompanied youth) and persons at risk of homelessness.
Collier County staff attends bi-monthly meetings with the Hunger & Homeless Coalition of Collier
County and area service providers to enhance the community's comprehensive Continuum of
Care system to end homelessness. This dynamic partnership includes collaborative efforts of a
variety of community groups, government agencies. The Hunger & Homeless Coalition of Collier
County serves as the Lead Agency and has been designated by the CoC as the Collaborative
Applicant to apply for the HUD CoC grant on behalf of Collier County’s Continuum of Care. The
County enhances coordination of public, private, and non-profit housing providers, human
service agencies, and social service providers through the following actions:
Continues to work with other jurisdictions and the Collier County Housing Authority to
prioritize housing needs, provide services, and maximize the use of federal, state, and
local funds for affordable housing, community development, and related services.
Continues to participate in coordinated efforts for shelter and services assisting homeless
individuals and families.
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County staff participates in many of the committees that provide direction for 10-year
plan to end homelessness.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in
determining how to allocate ESG funds, develop performance standards and evaluate
outcomes, and develop funding, policies, and procedures for the administration of HMIS.
The Collier County Hunger and Homeless Coalition (CCHHC) serves as the lead agency for Collier
County’s Continuum of Care. Members of the Continuum of Care provided input during
stakeholder interviews and in the project selection process. The CoC is responsible for
designating a Homeless Management Information System (HMIS) and a Lead Agency responsible
for its management and has primary responsibility for ensuring that Homeless Management
Information System (HMIS) is fully funded with appropriate policies and procedures, which were
last updated in 2020. The CoC also works closely Collier County (ESG recipient) to allocate funds
and monitor outcomes.
2. Describe Agencies, groups, organizations, and others who participated in the process
and describe the jurisdictions consultations with housing, social service agencies and other
entities.
Individual consultations with members of public and non-profit organizations took place
throughout the development of the Consolidated Plan. Additionally, a survey was conducted.
Input from these meetings and survey information assisted with the identification of community
needs, market conditions, priority needs and the resulting strategic plan.
1
Agency/Group/Organization Able Academy
Agency/Group/Organization
Type Children Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
2
Agency/Group/Organization Boys & Girls Club of Collier County
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
3
Agency/Group/Organization Children's Advocacy Center of Collier County
Agency/Group/Organization
Type Youth services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
4
Agency/Group/Organization Collier County Housing Authority
Agency/Group/Organization
Type Housing
What section of the Plan was
addressed by Consultation? Housing Need Assessment
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
5
Agency/Group/Organization Collier County Hunger and Homeless Coalition
Agency/Group/Organization
Type Homeless Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
6
Agency/Group/Organization Collier Resource Center, Inc.
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
7
Agency/Group/Organization Collier Senior Resources
Agency/Group/Organization
Type Senior Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
8
Agency/Group/Organization David Lawrence Centers for Behavioral Health
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
9
Agency/Group/Organization Drug Free Collier
Agency/Group/Organization
Type Special Needs Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
10
Agency/Group/Organization Empty Bowls Naples, Inc
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
11
Agency/Group/Organization Grace Place for Children and Families
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
12
Agency/Group/Organization Habitat for Humanity of Collier County
Agency/Group/Organization
Type Housing
What section of the Plan was
addressed by Consultation? Housing Need Assessment
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
13
Agency/Group/Organization Harry Chapin Food Bank
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
14
Agency/Group/Organization Hope for Families Ministry
Agency/Group/Organization
Type Community Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
15
Agency/Group/Organization Immokalee CRA
Agency/Group/Organization
Type Neighborhood Organization
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
16
Agency/Group/Organization Immokalee Fair Housing Alliance
Agency/Group/Organization
Type Fair Housing
What section of the Plan was
addressed by Consultation? Services - Barriers to Fair Housing
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
17
Agency/Group/Organization Legal Aid Service of Collier County
Agency/Group/Organization
Type Legal Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
18
Agency/Group/Organization Lighthouse of Collier
Agency/Group/Organization
Type Special Needs Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
19
Agency/Group/Organization Meals of Hope
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
20
Agency/Group/Organization NAMI Collier County
Agency/Group/Organization
Type Supportive Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
21
Agency/Group/Organization Naples Senior Center at JFCS
Agency/Group/Organization
Type Senior Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
22
Agency/Group/Organization Our Daily Bread Food Pantry Incorporated
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
23
Agency/Group/Organization Residential Options of Florida (ROOF)
Agency/Group/Organization
Type Homeless Services
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What section of the Plan was
addressed by Consultation? Services – Homeless
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
24
Agency/Group/Organization St. Matthews House
Agency/Group/Organization
Type Homeless Services
What section of the Plan was
addressed by Consultation? Services – Homeless
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
25
Agency/Group/Organization St. Vincent de Paul Society, Naples
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
26
Agency/Group/Organization STARability Foundation
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
27
Agency/Group/Organization The Immokalee Foundation
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
28
Agency/Group/Organization The Salvation Army Naples
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
29
Agency/Group/Organization The Shelter for Abused Women & Children
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
30
Agency/Group/Organization United Way of Collier and the Keys
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
31
Agency/Group/Organization Wounded Warriors of Collier
Agency/Group/Organization
Type Veterans Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
32
Agency/Group/Organization Youth Haven, Inc.
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
Table 2 – Other local / regional / federal planning efforts
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Identify any Agency Types not consulted and provide rationale for not consulting.
All entities were considered for consultation.
Other local/regional/state/federal planning efforts considered when preparing the Plan
Name of Plan Lead Organization How do the goals of your
Strategic Plan overlap with
the goals of each plan?
Continuum of Care Hunger & Homeless Coalition
of Collier County
Affordable housing, services,
and economic development
10 Year Plan to Prevent
Hunger and End
Homelessness
Hunger & Homeless Coalition
of Collier County
The Strategic Plan's goals to
address homelessness align
with Continuum of Care's
goals and strategies.
Analysis of Impediments to
Fair Housing Choice, 2021
Collier County
Barriers to affordable
housing opportunities from
the Analysis of Impediments
were included in this
Consolidated Plan.
Collier County MHSA
Strategic Plan 2019 Collier County
The MHSA, adopted in 2019,
coordinates assistance for
those with mental health and
substance abuse in the area.
Urban Land Institute Advisory
Services Report Collier County
The ULI Report defines how
the county will expand
affordable housing.
Table 2 – Other local / regional / federal planning efforts
Describe cooperation and coordination with other public entities, including the State and any
adjacent units of general local government, in the implementation of the Consolidated Plan
(91.215(l))
In accordance with 24 CFR 91.100(4), the County notified adjacent units of local government of
the non-housing community development needs included in its Consolidated Plan. The County
will continue to interact with public entities at all levels to ensure coordination and cooperation
in the implementation of the Consolidated Plan and thereby maximizing the benefits of the
County’s housing and community development activities for the residents being served.
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Coordination with private industry, businesses, developers, and social service agencies included
Individual consultations were conducted with affordable housing developers and the social
service agencies. The input received during these consultations informed the development of
priority needs and recommended strategies. For example, through consultations with
developers, it was determined that there remains insufficient access to affordable housing.
Likewise, developers have a difficult time finding developable land for affordable housing. The
Collier County staff that coordinated the development of the 2021 Consolidated Plan used the
Citizen Participation Plan as a guide for consultations. Consultations were conducted with public
and non-profit organizations. There were also several public advisory committees that were
consulted. Input received from the consultations informed the Needs Assessment, Market
Analysis, and Strategic Plan
Narrative (optional):
Combined, these agencies provide housing and supportive services to the community's special
needs populations, including persons with disabilities, homeless families and individuals, chronic
homeless persons, persons with HIV/AIDS, and the elderly. In addition to many of the agencies
listed above many of the groups and agencies that were consulted provided information during
the development of the plan.
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PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c)
1. Summary of citizen participation process/Efforts made to broaden citizen
participation.
Summarize citizen participation process and how it impacted goal setting.
Collier County staff worked with the community in developing goals and objectives. The
developed goals are a result of feedback from the community regarding issues to be resolved and
projects in need of funding. Collier County has an adopted Citizen Participation Plan to ensure
consistent outreach efforts. A community needs survey in English and Spanish was available to
residents, housing service providers. The survey ran from January 12, 2021 through February 5,
2021 and was advertised along with the community, meetings through a newspaper
advertisement and English and Spanish. A total of 536 surveys were collected. The community
survey was released online and promoted through the County’s Community and Human Services’
web-based resources. The survey respondents ranked helping families with children, providing
mortgage and ongoing rental assistance, increasing emergency shelter space/permanent
supportive housing, creating jobs in low-income neighborhoods, creating additional rental
housing, assisting human service agencies with facilities acquisition or improvements, and
housing services as high priorities and needs for the Collier County community.
All municipalities were encouraged to have active participation in preparation of the
Consolidated Plan by all residents who are affected by Community Development Block Grant
(CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds.
The Citizen Participation Plan outlines local responsibilities to provide opportunities for resident
involvement. In addition to the survey, residents were invited to participate in an open house to
learn about needs identified and strategies being considered to address those needs. Participants
were able to provide direct feedback. This feedback informed the selection of priority needs and
strategies for the Consolidated Plan, the identification of impediments to fair housing, and the
identification of regulatory barriers.
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Citizen Participation Outreach
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Consolidated Plan COLLIER COUNTY 35
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
Response
/attendance
Summary of
Comments re
ceived
Summary of
comments not
accepted
and reasons
URL (If applicable)
1 Internet
Outreach
Non-targeted
broad
community
536 See Survey
Results in
Citizen
Participation
Comments.
None https://www.surveymonkey.com/
r/CollierCountyNeeds
https://www.surveymonkey.com/
r/ColliernecesitaEspanol
2 Virtual Public
Needs
Assessment
Meetings
Housing,
community
development,
and social service
organizations
Five local
organizations
attended the
Needs Assessment
Meeting.
Affordable
Housing, lack of
shelters, need
for housing
rehabilitation
None meet.google.com/ikw-qtfk-jbz
3 Public
Hearing
Non-
targeted/broad
community
The public was
notified of the
public meetings via
a newspaper ad
The County did
not receive any
comments
during the
public hearing.
All comments
were accepted
4
Direct
Contact
Community
Stakeholders,
Nonprofits,
27 Community
stakeholder
interviews were
held to assess
needs in the
County.
Consolidated
Plan 2020-2025
priority needs
were
established
from
comments.
N/A N/A
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
Response
/attendance
Summary of
Comments re
ceived
Summary of
comments not
accepted
and reasons
URL (If applicable)
5
Newspaper
Ad
Non-English
Speaking -
Specify
other language:
Spanish
Nontargeted/
broad
community
A public notice
published in
the Naples Daily
News
on
advertised the
availability
of a draft version
of the
plan. This draft was
accessible online at
the Collier County
Community and
Human Services'
website
beginning on
and ending on
during which time
public comment
could be submitted
There were no
comments
received
All comments are
accepted, and
none rejected
Table 3 – Citizen Participation Outreach
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Community Profile and Needs
The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative
data as well as community input in order to identify housing, homelessness, and community
development needs and trends. This picture of need is the basis of the proposed objectives and
outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American
Community Survey (ACS) data and community surveys that provides the foundation for
development of the document, the Cities of Naples, Everglades, and Marco Island built on the
work of several active committees and recent studies that addressed housing, homeless and
community development. The assessment was also informed by additional consultations with
city officials and other important stakeholders such as the Affordable Housing Advisory
Committee, United Way of Collier County, and the Collier County Homeless Coalition.
In 2020, the County’s economy has continued to diversify and improve, while at the same time
leaving many in the community still struggling to find jobs with wages to cover increasing housing
costs. There is a significant number of households who cannot meet the basic needs for food,
shelter, medical care, and transportation. In addition, there are a growing number of seniors,
persons with disabilities, and others who are unable to work. These factors, combined with a very
tight housing market, have resulted in many households paying more than they can afford, and
a growing number of persons experiencing homelessness. It is important to note that the impacts
of the COVID-19 are too recent to be reflected in the data used for the analysis provided below.
Population Growth
As noted in the 2019 Census American Community Survey, Collier County, Florida had a total
population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males
when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and
159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier
County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also
increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s
population decreased to 190, a 41.89% decrease since 2010.
Age Distribution
The population of Collier County is aging. In 2010, there were 70,289 people aged 60 to 75 and
this grew to 87,043 in 2020. For the same period, there were 136,079 people under age 45 in
2010, which has also risen to 162,534 in 2020.
Racial and Ethnic Composition
Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the
fastest growing population, representing 28.6% of the population in the County in 2019. While
11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768
American Indian and Alaska Natives, and 6,414 multi-racial persons. %%%
Household Composition
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As of 2020, family households still make up the largest percentage of households with 69.19%
(6,441 in Naples, 5,714 in Marco Island, and 57 in Everglades City) and of those, 10,194 of
households are single female- headed households. There has also been a significant increase in
single person households which now make up 30.80% of all households. The largest growth in
household type is non-family households which increased 12.24% between 2010 and 2020.
Average household size is 2.71 in Collier County.
Multigenerational living is defined as residing in a home with three or more generations.
According to Generations United, the past ten years have seen a remarkably large leap in
multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in
the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022) were
living in multigenerational households. This data is collected during the decennial census every
ten years and this data is the most recent data available.
MULTIGENERATIONAL HOUSEHOLDS
Label Estimate Percent
Multigenerational
Households 3,022 2.6%
Other Households 115,236 97.4%
TOTAL 118,258 100%
Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables
Income and Poverty
According to 2019 ACS, the median income of households in Collier County, Florida was $76,025.
An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over
$200,000 or more. Although growing, the Median Household Income for Collier County is higher
than the US ($65,712) and our northern county, Lee County ($57,832). Further, there are many
residents in Collier County that are struggling, as evidenced by other indicators: 6.5% or 9,164
residents receive food stamp benefits (SNAP), 61% of students are eligible for free and reduced
lunch. Low wages also contribute to financial instability. In 2019, 48,825 individuals in Collier
County had incomes below 125%%of the poverty levels as indicated in the chart below.
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Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download
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Persons with Disabilities
According to the 2019 ACS, of the total population of 384,902 there were 47,569 people, or
12.3%, live with one or more disabilities. The highest reported disabilities include ambulatory at
6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%.
Persons Experiencing Homelessness
The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing
homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met
HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to
COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were
seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49
were families with comprised of adults and 109 children. For FY 2021, Collier County reported
that 568 unduplicated individuals who were homeless received human services from one or more
agencies. During the 2020-2021 school year, the Collier County public school reported 805
homeless youth, includes students who are staying with friends or family. The reported number
includes 183 homeless youth (16 and older) who were unaccompanied.
Persons with Special Needs who are not Homeless
Limited new data exists specific to non-homeless special needs populations in Collier County.
There are numerous sub-populations in this community. Of those, there are some that have both
enough and unique housing and service needs that warrant identification. Those include the
following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic
violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people
with physical and mental disabilities, veterans, youth and young adults, and youth aging out of
foster care.
Employment and Economy
Economic conditions in Collier County have recovered significantly in the past decade, and the
County has emerged as a more diversified economy than it was before the Great Recession. The
number of jobs has grown steadily during the decade, and unemployment rates have remained
relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as
reflected in the household earnings chart below:
Household Earnings 2017-2019
Collier County, Florida
2017 2018 2019
$40,622.00 $40,892.00 $41,415.00
Source: Census, ACS Estimates 2017-2019, data.census.gov
As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557
(49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total
population was unemployed.
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While there have been recent and significant job losses as a result of COVID-19, it is unclear how
sustained these job losses will be as social distancing measures diminish. It is apparent however
that many people with limited incomes are experiencing financial instability as a result of recent
events.
Housing Units and Tenure
According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority
of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the
total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units
at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of
mobile/manufactured homes at 12,499 (5.6%) of the housing units.
Housing Cost Burden
While wages and incomes have continued to rise in recent years, they have not kept pace with
the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median
Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the
county area have risen more sharply since 2010, especially in recent years. According to 2019
ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and
2019, reaching $370,000. The County’s median gross rental rates have also increased
substantially faster than incomes and the home values. Between 2010 and 2019, the median
rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay
more for housing than is affordable, or are unable to afford any housing. Households paying more
than 30% of household income are considered to have a ‘housing cost burden’. A total of 9,545
of renters in Collier County have cost burdens greater than 30% but less than 50% of the Area
Median Income, while a total of 14,685 of homeowners have cost burdens greater than 30% but
less than 50% of the Area Median Income.
Housing Conditions and Lead Based Paint
Approximately 17% (37,852) of the total housing units were built prior to 1980 and may contain
lead-based paint. Approximately 37,852 homes pose potential lead-based paint hazards in Collier
County.
Despite the age of the housing stock, the physical condition of the housing in Collier County is
generally good, as there are relatively few housing units (1,715) in the area that are considered
substandard according to HUD. Based on input received during provider and public consultations,
units available to low-income residents tend to have more significant issues, and because of the
scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear
of losing the housing.
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Needs Assessment
The Needs Assessment examines needs related to affordable housing, special needs housing,
community development and homelessness. With input from data and market analysis, as well
as community outreach and stakeholder consultation, the Needs Assessment identifies needs
that form the basis for the Strategic Plan section and future programs and projects to implement
the strategic plan.
NA-05 Overview
Needs Assessment Overview
Based on HUD provided figures, the following data indicates the number and percentage of
renters and homeowners who may be subject to housing problems, based on income level. The
current economic recession has substantially increased the number of households experiencing
housing problems and cost burdens.
HUD receives a “special tabulation” of data from the U.S. Census Bureau’s American Community
Survey (ACS) that is largely not available through standard Census products. These “special
tabulation” data provide counts of the numbers of households that fit certain combinations of
HUD-specified criteria such as housing needs, HUD-defined income limits (primarily 30, 50, and
80% of area median income) and household types of particular interest to planners and
policymakers. This data, known as the Comprehensive Housing Affordability Strategy (CHAS)
data, is used by local governments for housing planning and as part of the Consolidated Planning
process.
Assessing the specific housing needs of Collier County is critical to creating a realistic and
responsive affordable housing strategy. As such, an assessment of the County’s affordable rental
and single-family homes was conducted based on available demographic, economic and housing
data for Collier County utilizing HUD’s new eCon Planning Suite downloaded in the Integrated
Disbursement and Information System (IDIS). The eCon Planning Suite pre-populates the most
up-to-date housing and economic data available to assist jurisdictions identify funding priorities
in the Consolidated Plan and Annual Action Plan. Highlights of this assessment are provided in
this section.
NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c)
Summary of Housing Needs
According to the 2019 American Community Survey, Collier County is home to 384,902 residents.
As indicated below by the ACS data, there were 321,520 residents living in 118,289 households
in 2010, as shown in Table 4. As noted in the 2019 ACS, Collier County had a total of 140,578
households. By comparison in 2010, the population and number of households had increased by
19.7%. Likewise, the number of households in 2019 (140,578) also increased by 18.8% since 2010.
Compared to the 2019 State of Florida and national figures of $59,227.00 and $65,712.00
Page 425 of 7924
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respectively, Collier County has a higher median income of $76,025.00 compared to the state
and the national median household income.
HOUSING TENURE Estimate Percent
Owner-Occupied Housing Units 104,357 74.2%
Renter-Occupied Housing Units 36,221 25.8%
TOTAL UNITS 140,578 100.0%
2019 ACS (Most Recent Year)
Demographics Base Year: 2010 Most Recent Year: 2019 % Change
Population 321,520 384,902 19.7%
Households 118,289 140,578 18.8%
Median Income $52,730 $76,025 44.1%
Table 4 - Housing Needs Assessment Demographics
Data Source: 2010 ACS (Base Year), 2019 ACS (Most Recent Year)
Number of Households Table
Table 5 - Total Households Table
Data
Source:
2011-2015 CHAS
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-
100%
HAMFI
>100%
HAMFI
Total Households 11,000 13,090 20,790 11,710 54,545
Small Family Households 3,474 4,470 5,800 4,630 18,420
Large Family Households 870 1,430 2,084 710 2,724
Household contains at least one person 62-74
years of age 2,484 3,125 5,380 3,154 18,700
Household contains at least one-person age 75 or
older 2,418 3,040 5,169 2,140 10,934
Households with one or more children 6 years old
or younger 1,804 2,849 2,868 1,378 4,076
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Housing Needs Summary Tables
1. Housing Problems (Households with one of the listed needs)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Substandard Housing
- Lacking complete
plumbing or kitchen
facilities
60 190 105 120 475 35 34 145 85 299
Severely
Overcrowded - With
>1.51 people per
room (and complete
kitchen and
plumbing)
205 340 105 4 654 80 8 30 55 173
Overcrowded - With
1.01-1.5 people per
room (and none of
the above problems)
555 855 534 160 2,104 169 270 430 195 1,064
Housing cost burden
greater than 50% of
income (and none of
the above problems)
3,180 2,120 860 90 6,250 3,325 2,300 2,175 935 8,735
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Housing cost burden
greater than 30% of
income (and none of
the above problems)
235 1,985 3,440 1,025 6,685 645 1,865 3,205 1,760 7,475
Zero/negative
Income (and none of
the above problems)
495 0 0 0 495 959 0 0 0 959
Table 6 – Housing Problems Table
Data
Source:
2011-2015 CHAS
The following tables identify housing needs by both income bracket and renter/owner. The housing
problems are identified as follows:
1. Substandard housing; unit lacking complete kitchen facilities.
2. Substandard housing; unit lacking complete bathroom facilities.
3. Cost burden of more than 30% of the household income (for renters, housing costs include rent paid by the tenant plus
utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities)
4. Overcrowding: more than one (1) person per room, not including bathrooms, porches, foyers, halls, or half-rooms
Severe housing problems are:
1. Substandard housing; unit lacking complete kitchen facilities.
2. Substandard housing; unit lacking complete bathroom facilities.
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3. Severe cost burden of more than 50% of the household income (for renters, housing costs include rent paid by the tenant
plus utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities
4. Severe overcrowding more than 1.5 persons per room, not including bathrooms, porches, foyers, halls, or half-rooms
2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe
overcrowding, severe cost burden)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Having 1 or more of four housing
problems 3,995 3,500 1,604 380 9,479 3,600 2,605 2,785 1,265 10,255
Having none of four housing
problems 685 2,850 6,005 3,709 13,249 1,270 4,125 10,380 6,340 22,115
Household has negative income, but
none of the other housing problems 495 0 0 0 495 959 0 0 0 959
Table 7 – Housing Problems 2
Data
Source:
2011-2015 CHAS
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3. Cost Burden > 30%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 2,044 2,725 1,850 6,619 974 990 1,440 3,404
Large Related 575 730 245 1,550 225 304 600 1,129
Elderly 804 849 1,133 2,786 2,334 2,539 2,975 7,848
Other 765 900 1,357 3,022 630 493 650 1,773
Total need by income 4,188 5,204 4,585 13,977 4,163 4,326 5,665 14,154
Table 8 – Cost Burden > 30%
Data
Source:
2011-2015 CHAS
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4. Cost Burden > 50%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 1,950 1,015 305 3,270 749 635 455 1,839
Large Related 435 85 10 530 130 79 105 314
Elderly 674 740 390 1,804 2,054 1,369 1,395 4,818
Other 715 515 179 1,409 510 268 230 1,008
Total need by income 3,774 2,355 884 7,013 3,443 2,351 2,185 7,979
Table 9 – Cost Burden > 50%
Data
Source:
2011-2015 CHAS
In Collier County, the majority of those households experiencing a housing problem are cost burdened or severely cost burdened.
Households defined as “other” experience cost burden and severe cost burden at the highest rate. “Other” is a single person or a
nonfamily household, meaning several non-related individuals sharing a household.
Those small family households (2-4 family members) and those “other” households experience cost burden and severe cost burden at
similar rates. Within the 50-80% AMI bracket, nearly half of those households experiencing severe cost burden are elderly households.
This is most indicative of elderly homeowners that are living on a fixed income.
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5. Crowding (More than one person per room)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Single family households 695 945 589 144 2,373 209 209 375 160 953
Multiple, unrelated family
households 65 210 44 10 329 29 69 99 90 287
Other, non-family households 10 50 10 10 80 4 0 0 0 4
Total need by income 770 1,205 643 164 2,782 242 278 474 250 1,244
Table 10 – Crowding Information – 1/2
Data
Source:
2011-2015 CHAS
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Households with
Children Present 0 0 0 0 0 0 0 0
Table 11 – Crowding Information – 2/2
Describe the number and type of single person households in need of housing assistance.
Estimates of the number of single person households in need of housing assistance are not available for Collier County. In Tables 8
and 9 above, non-elderly single person households are included in the “other” households category, along with non-family households,
such as roommates or non-married partner households. Table 8 shows that there are an estimated 3,022 “other” renter households
and 1,773 “other” owner households with low or moderate incomes who spend more than 30% of their income on housing. Of these,
48% of renter households and 73% of owner households are also severely cost burdened, meaning that they spend over 50% of their
income on housing and may be in the need of housing assistance.
Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating
violence, sexual assault, and stalking.
According to the 2015-2019 5-Year American Community Survey, there are an estimated 42,528 disabled persons in Collier County,
comprising about 11.5% of its population. While housing need is not estimated for the disabled population, the ACS does provide
poverty rates by disability status, which can serve as an indicator of potential need, given that households with lower incomes are
more likely to have a housing problem. For persons aged 18 to 64, 25% of the disabled population (11,670 persons) is impoverished,
compared to 13% of the non-disabled population. For seniors, the poverty rate of disabled persons is 9% (1,983 persons) compared
to 6% for those without a disability. Thus, poverty rates suggest that disabled adults in Collier County would be more likely to have
difficulty affording housing than their non-disabled counterparts. Additionally, a limited supply of accessible housing, the cost of
making needed modifications, and the limited availability of supportive housing for persons with developmental or substance abuse
disabilities represent housing needs for the County’s disabled population.
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According to the 2021 Point in Time Count, the County served 122 victims of domestic violence, dating violence, sexual assault, or
stalking who were in need of housing assistance. Input from housing and homeless services providers, however, indicates a continued
need for housing for domestic violence victims in Collier County. The Shelter for Abused Women & Children operates two 60-bed
emergency shelters in Naples and Immokalee as well as nine transitional living cottages in Naples. According to their 2019-2020
Impact Report, there were 1,686 Collier County domestic violence calls to 911 in 2019. As evidence of the continuing need for housing
for domestic violence victims, in its last fiscal year, The Shelter provided over 1,500 nights of housing to women and their children,
over 14,689 hours of counseling, and education regarding domestic abuse to more than 20,000 professionals and community
members.
What are the most common housing problems?
By far the most common housing problems in Collier County for both owners and renters are cost burdening and severe cost
burdening. Table 8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on
housing, as do 14,154 low- and moderate-income owner households. Taken together, there are 28,131 cost burdened households
with incomes below 80% AMI. Of these, 14,992 households have a severe cost burden (7,013 renters and 7,979 owners), comprising
31% of total low- and moderate-income households, as Table 9 displays. The high rates of cost burden indicate that many households
in the County are not able to adequately save for unexpected events and occasionally even planned expenses. It is important to
consider that cost burden impacts households across all income brackets. During stakeholder engagements, community members
consistently brought up the issue of limited housing options as a concern. This goes past just affordability, but includes accessibility,
proximity to household needs, and size. Households may often choose to be cost burdened in lieu of choosing a housing unit that
costs less than 30% of their income. This circumstance impacts low- and moderate-income households most often, and more
specifically renter households.
Crowding (more than one person per room) affects 2,618 renters and 994 owners with low and moderate incomes, or 9% of all
households in that income group (Table 10), a considerably lower share than are affected by cost burdens or severe cost burdens.
Substandard housing (lacking complete plumbing or kitchen facilities) affects the smallest number of low- and moderate-income
households in Collier County: 355 renters and 214 owners, or 2% of all households with incomes under 80% AMI, according to Table
7.
Staff opinion, consultation, and citizen participation demonstrated that the most common housing problems were deferred
maintenance, lack of income/savings for down payments, and poor credit scores. These are all consistent with the needs of cost burdened
households, and strategies such as housing rehabilitation and down payment assistance were identified as solutions to these problems.
Are any populations/household types more affected than others by these problems?
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Households with incomes lower than 80% AMI are more affected by housing cost burdens and thus, have the greatest needs. The data in Table
8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on housing, as do 14,154
low- and moderate-income owner households. Over 31% of low-income households are severely cost burdened.
Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who
are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also
discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the
termination of that assistance.
Individuals with an imminent risk of residing in shelters or becoming unsheltered typically have a combination of financial factors
present in their lives: lack of living wage job, rent consuming more than 30% of their income, and high childcare, medical, or
transportation costs. In addition to these factors, individuals at risk of homelessness will often have additional issues present such as
family conflicts, domestic violence, doubling up with family members, recent crisis, housing with code or safety violations, family
members with disabilities, criminal histories, history of mental health or chemical dependency, difficulty navigating systems to access
public benefits or community-based services, and prior experience with homelessness.
For formerly homeless families and individuals receiving rapid re-housing assistance but nearing the termination of that assistance,
key needs include access to Social Security disability and other benefits; stable employment or access to mainstream job training,
employment, and education programs; linkages to health and mental health services; convenient access to affordable childcare and
transportation; and continued case management and supportive services.
If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of
the at-risk group and the methodology used to generate the estimates:
Collier County does not prepare estimates of its at-risk population. The Collier County Continuum of Care (CoC) uses HMIS to collect
and track data on housing and services to persons experiencing homelessness and who are at-risk of homelessness. The CoC utilizes
HUD’s official definition of at-risk for homelessness released in January 2012. There are three categories to the definition: Individuals
and Families; Unaccompanied Children and Youth, and Families with Children and Youth. The Collier County Hunger and Homeless
Coalition’s 2021 Point-in-Time Count of homeless persons identified 568 persons who are experiencing homelessness. Including
people staying temporarily with family or friends, in a hotel or motel, or sharing a home on a more or less permanent basis with
another family, often living in crowded or inadequate conditions, this number increases to 1,373 persons experiencing
homelessness.
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Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness.
The characteristic most closely linked to housing instability is a household’s financial circumstance. Cost burden places households in
a situation where unexpected expenses or sheer time of deficit spending may cause a household to become homeless. The United
Way Asset Limited, Income Constrained, Employed (ALICE) Report found that 30% of Collier County households earn the ALICE survival
budget or less. The ALICE Report looks at working families and their ability to afford basic needs for the households such as food,
clothing, healthcare, transportation, housing, taxes, etc. As cost of housing is a single variable, there are others, too, that may place a
household in a vulnerable financial position and increase the chance of becoming homeless. A household that incurs childcare costs
that ultimately earns less than 80% of the area median income is at-risk. Additionally, the frequent moves of families who are homeless
or at risk of homelessness has placed additional barriers to educational attainment for children. The high housing costs puts household
at risk of homelessness at any given time, it is impossible to know which of those households will experience domestic violence, the
loss of a job, a death, a health event, or another adverse circumstance that can trigger homelessness. It is extremely difficult to predict
the next homeless cases among those who are currently housed.
Low incomes and high housing cost burdens are two housing characteristics linked with instability and an increased risk of
homelessness. Renters with incomes under 30% AMI and housing costs burdens over 50% are at risk of homelessness, especially if
they experience a destabilizing event such as a job loss, reduction in hours, or medical emergency/condition. Additionally, families or
individuals doubling up with other, unrelated households are at an increased risk of homelessness. In Collier County, there are 3,774
extremely low-income renter households (under 30% AMI) spending more than 50% of their income on housing. Collier County also
has 770 households comprised of multiple, unrelated families living together in overcrowded conditions.
Households with members that are elderly, have a disability, or require regular supportive services are also at greater risk. These
households, no matter the income bracket, often spend more financial resources on care for these individuals. The care may require
time away from work by a family member or require hired help or fee-for-service. In any case, these households are more financially
vulnerable; if these households are also earning less than 80% of the area median income, the data shows that this household is likely
also cost burdened. These types of households are at increased risk of homelessness.
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NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction
HUD defines a disproportionately greater number of housing problems by a racial or ethnic group as when a group experiences housing
problem at a rate more than 10% greater than the income group as a whole. The data summarizes the percentage of each minority
group experiencing any of the four housing problems: cost burden (paying more than 30% of income for housing); overcrowding (more
than one person per room); and lacking complete kitchen facilities or complete plumbing facilities (substandard housing). Income
classifications are defined as: extremely low-income (under 30% of HAMFI); low-income (between 30 and 50%); moderate-income
(between 50 and 80%); and middle-income (between 80 and 100%). The 2011-2015 CHAS data provided in the tables below include
households with or more of the following housing problems:
lack of complete kitchen facilities
lack of complete plumbing facilities
overcrowding (i.e., more than one person per room)
cost burden greater than 30% (i.e., spending more than 30% of income on housing-related costs).
0%-30% of Area Median Income
77% of households in Collier County , at extremely low incomes, have one or more housing problems (8,480 as shown in Table 12).
Whites and American Indian, Alaska Native are somewhat less likely to experience a housing need (72% and 50%, respectively), while
African Americans, Asians, and Hispanics are more so (84-92%). At 0-30% of Area Median Income, Asians (92%) have a
disproportionately greater need than the jurisdiction as a whole.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 8,480 1,070 1,454
White 4,700 755 1,114
Black / African American 1,010 60 130
Asian 44 0 4
American Indian, Alaska Native 8 4 4
Pacific Islander 0 0 0
Hispanic 2,675 240 200
Other 43 11 2
Table 12 - Disproportionally Greater Need 0 - 30% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
30%-50% of Area Median Income
Over three-quarters of households with incomes from 30% to 50% AMI have one or more housing problems (76% or 9,960 households).
Asians and Whites face housing problems at a somewhat lower rate (55% and 69%, respectively), while other racial/ethnic groups face
needs at a higher rate than the jurisdiction as a whole. Two groups have a disproportionately greater rate of housing problems: 88%
of African American and 71% of the 14 American Indians/Alaska Natives households have one or more housing needs.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 9,960 3,135 0
White 5,100 2,305 0
Black / African American 1,130 148 0
Asian 30 25 0
American Indian, Alaska Native 10 4 0
Pacific Islander 0 0 0
Other 51 19 0
Hispanic 3,639 634 0
Table 13 - Disproportionally Greater Need 30 - 50% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
50%-80% of Area Median Income
Of the 20,795 Collier County households with low incomes, 53% have at least one housing problem. As in other income groups,
moderate income Whites face housing needs at a somewhat lower proportion than the county overall (51%), while African Americans
and Hispanics have higher rate of housing problems (67% and 55%, respectively). Asians have a disproportionately higher incidence of
housing need 86% or 189 households.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 11,045 9,750 0
White 7,370 7,079 0
Black / African American 709 343 0
Asian 189 30 0
American Indian, Alaska Native 0 19 0
Pacific Islander 0 0 0
Other 52 79 0
Hispanic 2,725 2,200 0
Table 14 - Disproportionally Greater Need 50 - 80% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
80%-100% of Area Median Income
Of the middle-income households in Collier County, 38% or 4,425 have at least one housing problem. No group has a
disproportionately greater need than the jurisdiction as a whole.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 4,425 7,259 0
White 3,170 4,909 0
Black / African American 255 490 0
Asian 49 44 0
American Indian, Alaska Native 8 55 0
Pacific Islander 0 0 0
Other 10 76 0
Hispanic 933 1,685 0
Table 15 - Disproportionally Greater Need 80 - 100% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
Discussion
Overall, 2011-2015 CHAS data regarding housing problems by income level and race/ethnicity show that need is more common at low
incomes households face one or more housing problems. Six groups experience a disproportionately greater incidence of housing
needs than the county as a whole. They include low income (30-50% AMI) African American households (of whom 84% face a housing
problem) and Asian households (92%) compared to 77% of the jurisdiction as a whole. At moderate incomes (50-80% AMI), African
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Americans and Asians face a disproportionate need (67% and 86%, respectively, compared to 53% for the jurisdiction as a whole.
Finally, at middle incomes, no group has a disproportionately greater need than the jurisdiction as a whole.
NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction
HUD defines a disproportionately greater housing need when a racial or ethnic group experiences housing problems at a rate over
10percentage points than that of the corresponding income level as a whole. The data table below summarizes the percentage of
each racial/ethnic group experiencing housing problems by HUD Adjusted Median Family Income (HAMFI) levels. Where the HUD
tables below report AMI, they refer to HAMFI. Housing problems include:
• Lacks complete kitchen facilities.
• Lacks complete plumbing facilities.
• More than 1.5 persons per room
• Cost Burden over 50%
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0%-30% of Area Median Income
At extremely low incomes, 69% of households in Collier County experience a severe housing problem (7,595 households). About two-
thirds of Whites have a severe housing need (65%), as do 76% of African Americans and 74% of Hispanics. Asian households face
severe housing problems at a disproportionately greater rate (92% or 44 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 7,595 1,955 1,454
White 4,270 1,180 1,114
Black / African American 915 154 130
Asian 44 0 4
American Indian, Alaska Native 8 4 4
Pacific Islander 0 0 0
Other 48 17 2
Hispanic 2,310 600 200
Table 16 – Severe Housing Problems 0 - 30% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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30%-50% of Area Median Income
At very low incomes (30-50% AMI), 46% or 6,105 Collier County households have a severe housing problem. Whites (44%) and
Hispanics (49%) face severe housing problems at rates relatively close to that of the County. African Americans have a
disproportionately high rate of severe housing needs – 58% of the 1,285 households have one or more severe housing needs.
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 6,105 6,975 0
White 3,230 4,185 0
Black / African American 740 545 0
Asian 0 55 0
American Indian, Alaska Native 0 14 0
Pacific Islander 0 0 0
Other 36 1 0
Hispanic 2,099 2,175 0
Table 17 – Severe Housing Problems 30 - 50% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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50%-80% of Area Median Income
At 50-80% AMI, 21% of low-income households have one or more severe housing needs (4,389 households). At this income level, two
racial/ethnic groups have disproportionately high rates of severe housing needs: African Americans (39% or 409 households) and
Asians (77% or 1,060 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 4,389 16,385 0
White 2,720 11,719 0
Black / African American 409 639 0
Asian 174 50 0
American Indian, Alaska Native 0 19 0
Pacific Islander 0 0 0
Other 26 93 0
Hispanic 1,060 3,865 0
Table 18 – Severe Housing Problems 50 - 80% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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80%-100% of Area Median Income
At middle incomes, 14% or 1,645 households have a severe housing problem. African Americans have a disproportionately high rate
of severe housing needs (23% or 1,080 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 1,645 10,049 0
White 1,080 6,999 0
Black / African American 169 575 0
Asian 4 90 0
American Indian, Alaska Native 4 59 0
Pacific Islander 0 0 0
Other 3 91 0
Hispanic 385 2,235 0
Table 19 – Severe Housing Problems 80 - 100% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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Discussion
Overall, severe housing problems are most acute at lower income levels. A little over two-thirds (69%) of Collier County households
with incomes below 30% AMI face a severe need, as do 69% in the 30-50% AMI income range. As incomes increase, rates of severe
housing problems lessen, dropping to 21% at the 50-80% AMI income level and 14% at the 80-100% AMI level. African American
households face disproportionately high rate of severe housing needs at three income levels: low, moderate, and middle incomes.
Asians are disproportionately affected by severe housing needs at the very low and moderate level incomes.
NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction:
Per HUD definitions, a “disproportionate need” exists when any group has a housing need that is 10% or higher than the jurisdiction
as a whole. A household is considered cost burdened when they are paying more than 30% of their income towards housing costs,
including utilities. This section analyzes the extent of cost burden and identifies populations that are disproportionately affected.
Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative income
(not computed)
Jurisdiction as a whole 71,165 21,060 17,399 1,485
White 57,740 13,975 11,925 1,130
Black / African American 2,209 1,345 1,299 130
Asian 545 165 214 4
American Indian, Alaska Native 145 14 8 4
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Housing Cost Burden <=30% 30-50% >50% No / negative income
(not computed)
Pacific Islander 0 0 0 0
Other 552 71 114 2
Hispanic 9,974 5,490 3,839 215
Table 20 – Greater Need: Housing Cost Burdens AMI
Data Source: 2011-2015 CHAS
Discussion:
According to Table 20, 19% of households in Collier County spend 30-50% of their income on housing-related costs. African American
and Latino households are more likely to spend within this range when compared to the jurisdiction overall (26% and 28%,
respectively). No racial or ethnic group is disproportionately likely to fall within this category.
Severely cost burdened households (i.e., households spending more than 50% of their income on housing) account for 16% of Collier
County households, an estimated 17,399 households county wide. Rates of severe cost burdening by race and ethnicity range from
18% for Whites to 30% for African Americans, not including Pacific Islander households, of whom zero face severe cost burdens. African
Americans are the only group to face a disproportionately high rate of severe cost burdening (30% versus 16% for the jurisdiction as a
whole).
Combining the 30-50% and over 50% cost ranges shows that there is a total of 48,049 cost burdened households in Collier County,
which constitutes 35% of the county’s total households. By race and ethnicity, rates of cost burdening range from 13% for American
Indians/Alaska Natives to 53% for African Americans. Two groups are disproportionately likely to be cost burdened: African Americans
(53% or 2,644 households) and Hispanics (48% or 9,329 households).
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NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2)
Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income
category as a whole?
The data in the Disproportionately Greater Need section of this document (NA-15 through NA-25) reflects that there are certain races
and/or ethnicities that experience housing problems and cost burden at disproportionately higher rates as compared to all households
within their same income bracket. This does not imply that explicit/overt policies or actions are being taken to create a market where
minorities are not able to afford a quality home or a home at all. What the data in sections Needs Assessment -15 and -20 above more
so reflect is the discrepancy in household income of minority populations as compared to the city as a whole. This discrepancy could
be caused by a wide range of variables, but in any case, the end result is that a large number of minority households across all income
brackets experience housing problems and/or cost burden at rates higher than their non-minority neighbors.
Tables 12 through 20 identify several instances of disproportionately greater need, which are summarized below:
1. Housing Problems - At moderate incomes (50-80% AMI), African Americans and Asians face a disproportionate need
(67% and 86%, respectively, compared to 53% for the jurisdiction as a whole. Finally, at middle incomes, no group has
a disproportionately greater need than the jurisdiction as a whole.
2. Severe Housing Problems – African American households face disproportionately high rate of severe housing needs at
three income levels: low, moderate, and middle incomes. Asians are disproportionately affected by severe housing
needs at the very low and moderate level incomes.
3. Housing Cost Burdens - Two groups are disproportionately likely to be cost burdened: African Americans (53% or 2,644
households) and Hispanics (48% or 9,329 households).
If they have needs not identified above, what are those needs?
There is a need for greater distribution of affordable housing across all areas of the County. The primary housing-related needs are
identified above and are reflected through the high number of households experiencing cost burden. An extremely low vacancy rate
allows landlords, understanding that rental units will not stay vacant long, greater control. This very tight housing market
disproportionately impacts low- and moderate-income households as a tight market has contributed to an increasingly expensive one.
As rates increase, the portion of housing units on the market for low- and moderate-income residents becomes smaller and smaller.
Compounding this, as noted above, minority households often earn less than white households. As minority households earn less and
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have fewer options for rental units, these low- and moderate-income minority populations are vulnerable to landlord-tenant disputes
or discrimination in searching for a unit to rent or purchase.
Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
According to the 2010 Census, Collier County’s minority population (including African American, Latino, Asian, Pacific Islander, and
Native American/Alaska Native residents) is most heavily concentrated in five census tracts in the Immokalee area, where minority
residents constitute over 90% of the population. The majority of the residents in these tracts are Latino, and the second largest share
are African American.
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Ethnicity by Low-Income Census Tracts
https://egis.hud.gov/cpdmaps/
Six other tracts have minority population shares above 50%. They include four tracts in Golden Gate, one in Naples Manor, and one in
Naples near the Gordon River Apartments. In the census tract that includes the Gordon River Apartments, the majority of residents
are African American; in the remaining tracts, Latinos make up the largest share.
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In summary, the African American and Latino Census Block maps display unique challenges faced by the segregated living patterns in
Immokalee and Golden Gate and Naples Manor, that are also in transition. The unique challenges should be considered in examining
strategies to invest and preserve neighborhoods, while also fostering more inclusive choices of housing county wide.
NA-35 Public Housing – 91.205(b)
Introduction
The Collier County Housing Authority (CCHA) is an independent authority established under state law and is separate from the general
control of the County. The mission of the CCHA is to offer a choice of decent safe and diverse affordable housing, with opportunity for
low- income households to achieve economic independence in living environments free from discrimination. The Authority fulfills this
mission by offering a variety of subsidized housing options to low-income residents of Collier County. The CCHA owns and manages
four public housing developments: 276 units of low-income housing in Farm Worker Village, 315 units of farm labor housing also in
Farm Worker Village, 30 units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon Village. In
addition, the Authority serves an estimated 3100 plus people through the administration of the Section 8 rental assistance program
and Family Self Sufficiency Program to provide support services targeted to low, elderly, disabled and homeless that live in Collier
County.
The Housing Authority also administers approximately 4 Section 8 Housing Choice Vouchers. Unlike most public housing authorities,
CCHA has no HUD-funded public housing units. Their primary funding is from The United States Department of Agriculture (USDA).
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Totals in Use
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers in
use 0 0 0 440 0 438 1 1 0
Table 21 - Public Housing by Program Type
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Data Source: PIC (PIH Information Center)
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Characteristics of Residents
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 0 0 12,798 0 12,791 17,509 11,088
Average length of stay 0 0 0 6 0 6 1 8
Average Household size 0 0 0 2 0 2 3 1
# Homeless at admission 0 0 0 0 0 0 0 0
# of Elderly Program
Participants (>62) 0 0 0 161 0 160 0 1
# of Disabled Families 0 0 0 105 0 104 1 0
# of Families requesting
accessibility features 0 0 0 440 0 438 1 1
# of HIV/AIDS program
participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
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Table 22 – Characteristics of Public Housing Residents by Program Type
Data Source: PIC (PIH Information Center)
Race of Residents
Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 0 0 276 0 274 1 1 0
Black/African American 0 0 0 162 0 162 0 0 0
Asian 0 0 0 1 0 1 0 0 0
American Indian/Alaska
Native 0 0 0 1 0 1 0 0 0
Pacific Islander 0 0 0 0 0 0 0 0 0
Other 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Table 23 – Race of Public Housing Residents by Program Type
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Data Source: PIC (PIH Information Center)
Ethnicity of Residents
Program Type
Ethnicity Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 0 0 176 0 176 0 0 0
Not Hispanic 0 0 0 264 0 262 1 1 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Table 24 – Ethnicity of Public Housing Residents by Program Type
Data Source: PIC (PIH Information Center)
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Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on
the waiting list for accessible units:
Of the CCHA’s 440 Housing Choice Voucher holders, 105 (24%) were disabled and 161 (37%) were
over the age of 62 according to the HUD PIC data displayed in the tables above. These resident
characteristics indicate a significant need for accessible housing units. When interviewed for
input related to this plan, CCHA staff underscored this need, characterizing the existing housing
stock in the County as having very few accessible units. Another need of people with disabilities
who may be CCHA residents or on the waiting list is transportation. Enhanced paratransit and
regular bus service would assist these residents in being better able to access services.
Most immediate needs of residents of Public Housing and Housing Choice voucher holders
The most immediate needs of CCHA’s clients are for more affordable housing options,
transportation, and childcare. Despite the Housing Choice Vouchers and farmworker housing
available through CCHA, there are approximately 1,000 applicants on the voucher waiting list and
the list is closed. Rents in the private market are increasing and vouchers cannot keep pace,
causing even those with vouchers to have difficulty finding affordable housing.
Transportation, both paratransit and regular bus service is an additional need. Routes and hours
are limited, making it difficult for voucher holders to access or maintain employment. There are
a few programs in the area that provide assistance with the cost of childcare, which is necessary
for parents of young children who need to work or look for work. These existing programs work
well but cannot meet the high level of need.
How do these needs compare to the housing needs of the population at large?
The needs of public housing residents and housing choice voucher holders are largely consistent
with the needs of the low- and moderate-income population at large. In the general population,
tenants are concerned about the quality and affordability of their existing housing. Without the
housing subsidies and other supports provided by CCHA, some of the affordability issues faced
by the general population are even more acute.
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NA-40 Homeless Needs Assessment – 91.205(c)Introduction:
A variety of housing and shelter models are available within the community including emergency shelter (ES), transitional housing
(TH), permanent supportive housing (PSH), rapid re-housing (RRH).:
This section provides an assessment of Collier County’s homeless population and their needs. Data is provided by the Hunger and
Homeless Coalition’s 2021 Point in Time Counts (PITC) of sheltered and unsheltered homeless persons in Collier County.
If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days
that persons experience homelessness," describe these categories for each homeless population type (including chronically
homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):
The Collier County Hunger and Homeless Coalition conducts an annual Point-in-Time Count of homeless persons in Collier County in
January of each year. Volunteers for the count included members of the civic and business community, homeless and formerly
homeless individuals, and CoC member agency staff. Volunteers attended a training session prior to the count.
The table that follows provides the results of the Hunger and Homeless Coalition’s 2021 Point-in-Time Count. As shown, there were
568 homeless persons counted in 2021. In 2021, veterans constituted 5.6% (34 persons), up slightly (29 persons) from the prior year.
As of 2021, the largest share of homeless persons was either persons with chronic substance abuse issues (34.85%), individuals with
serious mental illness (29.75%), victims of domestic violence (21.47%), and seniors made up 8.6% of the homeless population. These
numbers are indicative of a need for housing with supportive services for both persons with disabilities and persons with substance
abuse issues.
Youth made up a significant share of Collier County’s homeless population. According to the 2021 point-in-time count, on the night of
the count, 19.19% or 48 households with 109 children were homeless. Of these 109 children, 53 were in emergency shelter, 44 were in transitional
shelter and 12 were unsheltered., which was 21% in 2020.
In addition to the Point-in-Time Counts, homeless youth are also counted by the public schools’ liaison for homeless education, who
reported serving 805 homeless students. In addition to children who met HUD’s definition of homeless, this count also includes
children in families doubling-up with another household, unaccompanied youth staying with friends or family, and children awaiting
foster care placement.
A person is considered “chronically homeless” when they experience homelessness for a period of 12 consecutive months, or
experience four episodes of homelessness within the past three years that total 12 or more months and have a long-term disability.
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Patterns of homelessness reflect those who are unable to self-resolve their homelessness, are experiencing chronic homelessness,
and who are not being adequately served by existing homeless system resources and capacity. Data was not available for 2021, but
prior year data was used to draw comparisons of chronic homelessness and to portray a snapshot of this issue within the County. The
number of chronically homeless people decreased from 88 in 2019 to 80 in 2020. As a share of the total homeless population,
chronically homeless persons decreased from previous years in which the share fluctuated from increased.
Address coordinated assessment
Coordinated Entry is a streamlined system designed to efficiently match people experiencing homelessness or those at-risk of
homelessness to available housing, shelter, and services. It prioritizes those who are most in need of assistance and provides
crucial information that helps the Continuum of Care strategically allocate resources.
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Nature and Extent of Homelessness
2020 Point-in-Time
Count
2021 Point-in-Time Count
Number
Counted
Share of
Total
Number
Counted
Share of
Total
Total 603 100% 568 100%
HOMELESS STATUS
Emergency Shelter 252 42% 245 43.13%
Transitional Housing 183 30% 179 31.54%
Unsheltered 168 28% 144 25.35%
SUBPOPULATIONS
Veterans 29 5% 34 5.98%
Seniors (over 62) 47 8% 49 8.62%
Chronically Homeless 80 13% Data Not
Available
Data Not
Available
Serious Mental Illness 127 21% 169 29.75%
Chronic Substance Abuse 155 26% 198 34.85%
HIV/AIDS 2 0% Data Not
Available
Data Not
Available
Victims of Domestic Violence 95 16% 122 21.47%
CHILDREN AND YOUTH
Children in Families 121 20% 109 19.19%
Unaccompanied Youth 7 1% 183 32.21%
Homeless Students 1039 N/A 805 N/A
Data Source: Hunger & Homeless Coalition of Collier County; Point-in-Time Count 2020 and Point-in-Time Count
2021
Estimate the number and type of families in need of housing assistance for families with
children and the families of veterans.
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While the Point-in-Time Counts did not include the number of families with children in need of
housing assistance, the 2021 count did record the number of children living in homeless families.
According to the 2021 Point-in-Time Count, 109 children (under 18) were homeless, which
represents 19.19% of the total homeless population counted. There were 34 or 5.98% of
homeless veterans were counted.
Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.
Race and Ethnicity data was not available for the most recent point-in-time count conducted in
2021. The most recent data available on race and ethnicity was reported in the in the 2020 CoC
Homeless Assistance Programs Homeless Populations and Subpopulations Report. The report
shows that in 2020 there was a total of 603 homeless persons of which 475 were White, 85 were
black, 23 were Multi-racial, 6 were Asian, and 14 were American Indian or Alaska Native. The
data also revealed that there were 54 Hispanic/Latino persons who were homeless.
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.
As of the 2021 count, a large majority of Collier County’s homeless population was sheltered
(74.67%), with 25.35% unsheltered. Of the sheltered population, most (43.13%) were in an
emergency shelter. These percentages were increases from the 2021 point-in-count numbers for
shelter and unsheltered individuals.
NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d)
Introduction:
Non-homeless special needs characteristics describe the various subpopulations of Collier County
who are not homeless but may require supportive services, including.
• elderly,
• frail elderly,
• persons with disabilities (mental, physical, developmental),
• persons with HIV/AIDS,
• persons with alcohol or drug addiction,
• victims of domestic violence,
• persons with a criminal record,
• those who have limited English proficiency,
• and those who are transportation disadvantaged.
Persons belonging to this population may have additional needs before, during, and after an
incident in functional areas including but not limited to maintaining independence,
communication, transportation, supervision, and medical care. The section below will describe
why identifying the characteristics and needs of these sub-populations is essential to the planning
process for these federal dollars.
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Describe the characteristics of special needs populations in your community:
Both the elderly and persons with disabilities have difficulties in finding accessible and affordable
housing. In addition to housing, these populations are challenged to find transportation and
other supportive services. Persons with alcohol and other drug addiction problems often have
difficulty finding resources and treatment facilities including the lack of a central point reference
for persons seeking assistance. Persons living with HIV/AIDS are more likely to have income
instability because of their medical condition and this can lead to the increased likelihood of
homelessness. The needs of victims of domestic violence can vary to include shelter, transitional,
and long-term housing, medical, counseling, and legal services.
What are the housing and supportive service needs of these populations and how are these
needs determined?
The primary housing and supportive needs of these subpopulations (the elderly, frail elderly,
persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol or drug
addiction, victims of domestic violence, and persons with a criminal record and their families)
were determined by input from both service providers and the public through the survey, public
meetings, and stakeholder interviews. These needs include affordable, safe housing
opportunities in areas with access to transportation and paratransit, commercial and job centers,
and social services including counseling, case management, and subsidies for childcare, and for
education regarding fair housing rights and actions that can be taken in the event those rights
are violated. Persons with disabilities often require accessible features and ground floor housing
units and use of supportive/therapeutic animals. Victims of domestic violence need safe housing,
removal of barriers to relocation, and protection from perpetrators. Persons with criminal
records and their families may be disqualified from public housing or Section 8 rental assistance,
and accordingly, assistance with housing for low-income members of this subpopulation must be
provided by other nongovernmental organizations. Interviews with stakeholders and residents
indicated that residents with alcohol and substance abuse histories, as well as victims of domestic
violence may have criminal records.
While the scope of supportive services varies based upon an individual’s characteristics, the
following is a list of services commonly needed by non-homeless people with special needs.
These services may be provided either on- or off-site:
Accessible Housing Crisis Hotline Health Care
Advocacy, referral,
information
Education Legal Assistance
Case Management Employment Training
Childcare Family & Caregiver Support
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Counseling Financial assistance
Discuss the size and characteristics of the population with HIV/AIDS and their families within
the Eligible Metropolitan Statistical Area:
Knowing how many people diagnosed with HIV infection each year, and their stage of disease at
diagnosis, is important for planning and resource allocation and for monitoring trends and
disparities between groups. Similarly, monitoring HIV incidence is critical for allocating resources
and evaluating the effectiveness of HIV testing and other prevention programs. Improved
surveillance methods allow resources to be better directed for programs and resources to the
populations most affected. According to the Florida Department of Health, there were 263
persons with HIV (PWH) compared to the state of Florida at 548.6 for all modes of exposure and
age groups. The rate of diagnosis for the County was 9.8 compared to 21.6 for the state of Florida
for all modes of exposure and age groups.
NA-50 Non-Housing Community Development Needs – 91.215 (f)
Describe the jurisdiction’s need for Public Facilities:
The top needs for public facilities in Collier County include the need for:
• drainage improvements,
• sewer improvements,
• street improvements,
• and water system improvements,
• as senior centers,
• youth centers
• libraries
Residents described that Collier County has put in sufficient efforts to ensure that there are equal
resources like parks, public safety facilities, and recreational facilities throughout the County.
The Needs Assessment included public facilities and improvements that are eligible for CDBG
grant funding: facilities that principally serve low- and moderate-income residents or are located
in low- and moderate-income neighborhoods. Although not limited to these needs, the following
were identified as needs in the jurisdictions through focus groups and community and agency
surveys:
• Improving facilities for human service agencies
• Increasing development of childcare facilities
• Improving substandard or deteriorated properties
• Making improvements to public infrastructure (streets, curbs, sewer, and stormwater
systems)
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Both the resident survey and the open house survey identified the need to support the
acquisition and improvement of human service agency facilities as the highest priority need.
This priority was also supported during stakeholder meetings.
How were these needs determined?
Public facilities needs were identified through a community assessment survey distributed to
the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Describe the jurisdiction’s need for Public Improvements:
Demolition or redevelopment of blighted properties was seen by Collier County residents as an
important need. Additionally, the Collier Metropolitan Planning Organization (MPO) has
undertaken several subarea studies of bicycle and pedestrian mobility in communities
throughout the County. Though only a few individual communities have been studied to date,
the MPO reports have indicated significant needs for sidewalks, bike lanes, and pedestrian safety
improvements. For example, in Naples Manor, the MPO report graded the community with an
overall level of service of D. of 31 streets in the community, only one had sidewalks on both sides
of the road. The proximity of Lely High School and Parkside Elementary School to the area
heighten the need for public improvements. Improved street lighting and the addition of street
furniture, such as benches and signs, was often a frequent recommendation as well. Similar
findings were contained in a separate MPO report on the Immokalee area.
How were these needs determined?
Public improvement needs were identified through a community assessment survey distributed
to the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Describe the jurisdiction’s need for Public Services:
Survey respondents identified the following public services as high needs: need for social services
for low-income seniors, youth, mentally and physically disabled persons.
a) Rental Assistance - Tenant subsidies exclusively for rental payments for eligible clients. These
services could financial assistance to pay rent or utilities.
b) Senior Services – Services that are exclusively provided for elderly persons with or without
disabilities provided it is intended primarily to serve elderly. These services could include case
management for staff working primarily with the elderly.
c) Youth Services - Services that are exclusively provided for young people aged 13 to 19. For
example, recreational services limited to teenagers and teen counseling programs.
d) Childcare Services - Services that will benefit children (generally under age 13), including
parenting skills classes.
e) Services for Mentally Ill - Services addressing the mental health needs of residents of the
community. These services could include case management for staff working primarily with the
persons with mental illness.
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f) Services for Physically Disabled - Services for the persons with disabilities, regardless of age.
These services could include case management for staff working primarily with the persons with
physical disabilities.
How were these needs determined?
Public services needs were identified through a community assessment survey distributed to
the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:
The housing market analysis contained in this report was developed by using primarily using data
from the American Community Survey, CHAS, and other sources noted in the tables. The
following information is based on the Census' American Community Survey 2011-2015. Numbers
shown represent the Collier County. The total number of housing structures shown in the "All
Residential Properties by Number of Units" table includes mobile homes and recreational
vehicles, some of which may not be considered housing units by HUD. Of the 163,293 units in the
County, 46% consist of two or more bedrooms. One-bedroom units are the smallest category of
housing units. The rest is divided into single unit attached structures and multiple unit apartment
buildings.
While housing opportunities can be limited by household income and purchasing power, the lack
of affordable housing options can result in a significant hardship for low-income households,
preventing them from meeting other basic needs. Low-income residents often have fewer
financial resources available for making monthly rent or mortgage payments. Those low-income
residents who do choose to purchase a home must keep even more funds available for taxes,
insurance, homeowners association fees, and home maintenance and repairs. Because home
ownership requires significant investment for most residents, many low- and moderate-income
households choose to rent their homes as opposed to purchasing one. Under most residential
property leases, this option calls for less responsibility and less investment from the home
occupant than if they were to purchase a home.
MA-10 Number of Housing Units – 91.210(a)&(b)(2)
Introduction
This section explores the number and types of housing units in Collier County and whether or not
the number of available units is sufficient to meet housing demand for the County.
Data provided by the 2011-2015 ACS, as shown in Table 26, reveals 48% of the County’s housing
stock was of single-family configuration with attached and detached unit structures. Of the
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163,293 units in the County, 46% consist of two or more bedrooms. One-bedroom units are the
smallest category of housing units.
All residential properties by number of units
Property Type Number %
1-unit detached structure 68,315 42%
1-unit, attached structure 9,645 6%
2-4 units 19,295 12%
5-19 units 35,720 22%
20 or more units 19,648 12%
Mobile Home, boat, RV, van, etc 10,670 7%
Total 163,293 100%
Table 25 – Residential Properties by Unit Number
Data
Source:
2011-2015 ACS
Unit Size by Tenure
Owners Renters
Number % Number %
No bedroom 170 0% 820 2%
1 bedroom 1,360 2% 4,425 13%
2 bedrooms 25,750 33% 15,680 48%
3 or more bedrooms 50,923 65% 12,022 37%
Total 78,203 100% 32,947 100%
Table 26 – Unit Size by Tenure
Data
Source:
2011-2015 ACS
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Describe the number and targeting (income level/type of family served) of units assisted with
federal, state, and local programs.
The County administers a variety of housing programs to assist low- and moderate-income
residents to afford and maintain housing. These are funded primarily through federal Community
Development Block Grant and the HOME Investment Partnerships programs, through which the
County utilizes public funds to address the priority needs and specific objectives identified in the
Consolidated Plan.
The lack of affordable housing in the County is a major obstacle for residents. This lack of
affordable housing particularly affects low- and moderate-income households, seniors, people
with disabilities, single head of households, and young adults. To foster the development of
affordable housing, the County utilizes HOME resources to expand housing opportunities.
Provide an assessment of units expected to be lost from the affordable housing inventory for
any reason, such as expiration of Section 8 contracts.
There are no anticipated losses of affordable housing inventory. Some affordable housing units have
been lost due to the vast changes in the housing market. Homes lost to foreclosure or those that are
short sold may be acquired by a bank or investor. Many times, these are resold with no homebuyer
assistance or for rental properties, so the owner-occupied market has changed as a result. This makes
affordable homeowner units a scarcity. At this time, none of the publicly funded and assisted units
are anticipated to be lost during the 5-year Consolidated Plan period extending through 2021.
Does the availability of housing units meet the needs of the population?
Consultations with housing service providers and community meetings revealed that there
remains a need for one-bedroom units for individuals exiting homelessness as well as two- and
three-bedroom apartments for very low and extremely low-income families.
Describe the need for specific types of housing:
There is a need for safe, sanitary, accessible, and affordable housing throughout the County.
Specifically, there is a strong need for housing affordable to households earning less than 50%
of the median income, and practical options are needed to ensure the availability of accessible
units for the elderly and people with physical disabilities. The type of housing that is needed,
includes varied options, whether those be single family detached or multifamily units, are needed to
meet the demands of the population as well as to address the forecasted growth.
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MA-15 Housing Market Analysis: Cost of Housing - 91.210(a)
Introduction
The following tables reflect the cost of both owner and renter-occupied housing in Collier County.
These tables use 2011-2015 ACS data from HUD’s eCon Software. There have been significant
changes in housing prices in recent years which are not fully captured in this data and will be
discussed at the end of this section.
In Collier, the 2020 Fair Market Rent (FMR) for a two-bedroom apartment was $1,381. In order
to afford this level of rent and utilities, without paying more than 30% of income on housing, a
household must earn $4,603 monthly or $55,240 annually. Assuming a 40-hour work week, 52
weeks per year, a resident must work at least 124 hours per week at minimum wage to afford a
two-bedroom unit. The monthly rent affordable at minimum wage for a 40-hour work week in
the County is $406, less than half of the actual Fair Market Rent.
The table reflecting the amount of rent paid by residents of the County demonstrates that 49.7%
of rental units rent for between $500 and $999 per month, while 14.1% of rental units rent for
less than $500 per month. The Housing Affordability table also shows that there were 1,275 units
available to households earning below 30% of the county’s HUD Area Median Family Income
(HAMFI).
Cost of Housing
Base 2015 2019 % Change
Median Home Value $315,000 $370,800 17.7%
Median Contract Rent $1,177 $1,397 18.6%
Table 27 – Cost of Housing
Data
Source:
2005-2009 ACS (Base Year), 2015-2019 ACS (Most Recent Year)
2019 Rent Paid Number %
Less than $500 1,576 4.5%
$500-999 5,085 14.4%
$1,000-1,499 14,317 40.5%
$1,500-1,999 9,694 27.4%
$2,000 or more 4,692 13.2
Total 33,788 100%
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Table 28 - Rent Paid
Data Source: 2015-2019 ACS
Housing Affordability
% Units affordable to
Households earning
Renter Owner
30% HAMFI 1,275 No Data
50% HAMFI 4,455 5,350
80% HAMFI 18,220 15,901
100% HAMFI No Data 23,541
Total 23,950 44,792
Table 29 – Housing Affordability
Data
Source:
2011-2015 CHAS
Monthly Rent
Monthly Rent ($) Efficiency (no
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent 900 1,126 1,381 1,812 2,026
High HOME Rent 900 983 1,182 1,357 1,495
Low HOME Rent 721 772 926 1,070 1,193
Table 30 – Monthly Rent
Data
Source:
HUD FMR and HOME Rents, 2020
Is there sufficient housing for households at all income levels?
There is not a sufficient supply for low- and moderate-income households in Collier County. This
is evident through cost burden data that considers median household income as compared to
median rental rates and home values. A significant lack of affordable housing exists particularly
for the approximately one in four households that are at the low or very-low-income levels. The
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table above shows that there is insufficient housing for extremely low- and low-income
households in the County. Based on 2019 ACS data there are an estimated 6,273 very-low-
income households in Collier, but only 1,275 affordable rental units at 30% HAMFI.
Collier County conducts an apartment study quarterly to look at pricing trends and needs.
Additionally, the County also produces a housing demand model annually to keep a pulse on the
number of units needs within the County. Below is a snapshot of the report.
How is affordability of housing likely to change considering changes to home values and/or
rents?
Affordability in Collier County has decreased because the cost of housing continues to increase
and the availability of land decreases. According to Zillow (2021), the typical home value of
homes in Collier County is $381,207. This value is seasonally adjusted and only includes the
middle price tier of homes. When compared to the 2019 ACS estimates, the County’s median
value was $370,800, which is a 2.8% increase. According to the National Low Income Housing
Coalition’s 2020 Out of Reach Report, the County’s Fair Market Rent for a two-bedroom was
$1,381 when compared to the 2019 ACS estimates the median rent was $1,397, which is a slight
decrease of 1.14%. Another compounding factor adversely affecting affordability is unit vacancy
rate. According to the 2019 ACS, the rental unit vacancy rate for Collier County was 7.1% while
the owner-occupied unit vacancy rate was 3.5%. It should be noted that production of new units
became available in the high-end rental market which could cause the vacancy rate to trend
higher than normal overall, but the vacancy rate in the low-income rental market is less 3%
according to the Quarterly Apartment Survey, conducted by Community and Human Services
staff.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact
your strategy to produce or preserve affordable housing?
As actual rental rates have continued to rise, they are outpacing the HUD-established fair market
rents (FMRs). The FMR and HOME high rents are substantially below the 2019 median rental
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rates as reported by Zillow. As reflected in the following charts, the 2020 High HOME rents and
Fair Market Rents for efficiencies, one-, two-, and three-bedroom units in the Naples-Immokalee-
Marco Island, Florida MSA are the similar as the Area Median Rent, and comparable for four-
bedroom units. However, as detailed above, housing costs in the County are increasing at higher
rates than incomes. As housing construction and rehabilitation costs rise, it will be increasingly
difficult to produce much needed affordable housing.
Rent Reasonableness allows Collier County to provide housing for units up to 10% over the Fair
Market Rent rate.
HOME Rent Limits
Discussion
As housing costs continue to rise, so does the demand for housing that is affordable to low-
income households, particularly rental housing for the very low and extremely low-income
households. The County will need to consider new and innovative ways to meet this demand.
MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)
Introduction
The age and condition of a county’s housing stock are important variables in assessing the overall
characteristics of the local housing market. This section will review important data about the
county’s housing stock. The older housing stock, particularly older rental housing often has code
and deferred maintenance issues that can impact the longevity of the housing structure which in
turn impacts the housing supply in terms of accessibility and affordability.
Definitions
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Standard Condition: No major structural defects; adequate plumbing and kitchen facilities;
appearance which does not create a blighting influence; and the house meets additional, more
stringent, local standards and building codes, including lead-based paint clearance. Such units
may be eligible for housing rehabilitation funding if interior conditions are such that the HUD
Section 8 Housing Quality Standards or other standards are not met. Examples of ways in which
the interiors of such homes might be rehabilitated include the replacement of heating systems,
electrical system repairs or upgrades, plumbing system repairs or upgrades, energy efficiency
improvements, and accessibility improvements.
Substandard Condition but Suitable for Rehabilitation: This category describes dwelling units that
do not meet standard conditions but that are both financially and structurally feasible for
rehabilitation. Such units may be lacking complete plumbing or kitchen facilities and/or may have
exterior elements in need of repair (e.g., a roof in need of replacement, siding in need of repair
or replacement, or a missing/failing foundation), and the unit value must exceed the cost of the
repairs or upgrades required to bring it to standard condition.
Substandard Condition but Suitable for Rehabilitation: The nature of the substandard condition
makes rehabilitation both financially and structurally feasible. Such units will typically have an
improvement value that is less than the cost of addressing the habitability and exterior elements
that cause its classification as “substandard,” or will be considered to be unoccupiable for reasons
of safety by the county’s building official.
Housing Conditions: Condition of units is assessed using the same criteria as in the Needs
Assessment. This includes: 1) lacks complete plumbing facilities, 2) lacks complete kitchen
facilities, 3) more than one person per room, 4) cost burden (amount of income allocated to
housing) is greater than 30%, and 5) complies with applicable building code standards.
Condition of Units
Condition of Units Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 22,585 29% 15,530 47%
With two selected Conditions 839 1% 2,210 7%
With three selected
Conditions 25 0% 50 0%
With four selected Conditions 0 0% 0 0%
No selected Conditions 54,760 70% 15,135 46%
Total 78,209 100% 32,925 100%
Table 31 - Condition of Units
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Data
Source:
2011-2015 ACS
Year Unit Built
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 25,049 32% 9,025 27%
1980-1999 40,975 52% 16,525 50%
1950-1979 11,674 15% 7,093 22%
Before 1950 509 1% 277 1%
Total 78,207 100% 32,920 100%
Table 32 – Year Unit Built
Data
Source:
2011-2015 CHAS
Risk of Lead-Based Paint Hazard
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied
Number % Number %
Total Number of Units Built Before 1980 12,183 16% 7,370 22%
Housing Units build before 1980 with children
present 10,416 13% 4,893 15%
Table 33 – Risk of Lead-Based Paint
Data
Source:
2011-2015 ACS (Total Units) 2011-2015 CHAS (Units with Children present)
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Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 0 0 81,711
Abandoned Vacant Units 0 0 0
REO Properties 0 0 0
Abandoned REO Properties 0 0 0
Table 34 - Vacant Units
Need for Owner and Rental Rehabilitation
The age of the housing stock in Collier County will continue to have a significant impact on general
housing conditions in the area. The 2019 ACS data shows that only 16.73% of the county’s
housing stock was built prior to 1970. Owner and renter households, especially those located in
low-income target neighborhoods will be in need of rehabilitation assistance to maintain their
homes. As housing ages, maintenance costs rise, which can present significant costs for low- and
moderate- income homeowners. This also poses a threat to low- and moderate- income tenants
who are not able to maintain close communications with their landlords or property managers
who may be out of state when repairs are needed.
Estimated Number of Housing Units Occupied by Low- or Moderate-Income Families with LBP
Hazards
Exposure to lead-based paint represents one of the most significant environmental threats from
a housing perspective. Lead is a highly toxic metal that may cause a range of health problems for
adults, and especially for children. The major source of lead exposure comes from lead-
contaminated dust found in deteriorating buildings. Many residential properties built before
1978 contain lead-based paint. Unfortunately, measuring the exact number of housing units with
lead-based paint hazards is difficult. HUD regulations regarding lead-based paint apply to all
federally assisted housing. Low-income households that earn between 0-50% Median Family
Income (MFI) are least able to afford well maintained housing and, therefore, are often at greater
risk of lead poisoning.
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MA-25 Public and Assisted Housing – 91.210(b)
Introduction
Collier County Housing Authority (CCHA) provides housing assistance to low-income residents
through the management of the areas Housing Choice Voucher Program - Section 8. This program
is income based and the eligibility requirements are set by HUD. The CCHA has been committed
to providing safe, decent, and affordable housing to low-income residents in Collier County since
1966. The CCHA administers a number of programs, such as the Far Worker Housing, the Housing
Choice Voucher Program, and the Family Self-Sufficiency Program, to promote self-sufficiency
and economic opportunity for local residents.
The data tables presented in this section were pre-populated by the HUD eCon Planning Suite. In
many instances, the data is either incorrect or out of date; however, no changes can be made.
Where data were available, supplemental tables are provided.
Totals Number of Units
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-
based.
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units
vouchers
available
0 0 0 440 0 0 0 0 0
# of
accessible
units
0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing
Home Transition
Table 35 – Total Number of Units by Program Type
Data
Source:
PIC (PIH Information Center)
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Describe the supply of public housing developments:
The CCHA owns and manages four public housing developments: 276 units of low-income
housing in Farm Worker Village, 315 units of farm labor housing also in Farm Worker Village, 30
units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon
Village. In addition, CCHA serves an over 3,100 persons through the administration of the Section
8 rental assistance program and Family Self Sufficiency Program to provide support services to
low, elderly, disabled, and homeless persons living in Collier County.
Describe the number and physical condition of public housing units in the jurisdiction,
including those that are participating in an approved Public Housing Agency Plan:
HUD's Real Estate Assessment Center conducts physical inspections of properties that are owned,
insured, or subsidized by HUD, including public housing and multifamily assisted housing.
However, because the public housing units in Collier County are funded by USDA and not HUD,
they are neither inspected by the Real Estate Assessment Center nor are they covered by a Public
Housing Agency Plan. The Housing Choice Vouchers are tenant-based and the properties at which
the vouchers are used vary significantly in physical condition.
Public Housing Condition
Public Housing Development Average Inspection Score
n/a n/a
Table 36 - Public Housing Condition
Describe the restoration and revitalization needs of public housing units in the jurisdiction:
The CCHA was awarded a SHIP Rental Acquisition grant to buy properties in Naples to rent to
low-income families. This project will be financed in part by the State Housing Initiative Program
(SHIP) and the Collier County Community and Human Services Division. The CCHA has also applied
for rehabilitation grant through the Collier County Community and Human Services Division to
rehab older units. Additionally, the Housing Authority also receive money from the HOME and
CDBG program to add HVAC units in Immokalee.
Describe the public housing agency's strategy for improving the living environment of low-
and moderate-income families residing in public housing:
The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents
improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary
self-sufficiency programs that provide participating families the opportunity to identify needs,
improve skill sets, and work towards life goals, economic independence, and housing self-
sufficiency programs provide families with:
• A plan specifically tailored to their family or individual goals.
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• A link to community organizations geared towards education, job training and placement
programs, computer and financial literacy, and increased self-sufficiency.
• An advocate and supporter to help residents work through barriers preventing self-
sufficiency.
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MA-30 Homeless Facilities and Services – 91.210(c)
Introduction
Collier County partners with the Hunger & Homeless Coalition of Collier County to address the
needs of the homeless individuals and families or at risk of homelessness. There are multiple
organizations providing services in Collier County, such as homeless assistance providers, victim
service providers, nonprofit organizations, public housing agencies, mental health agencies and
government-based organizations. The Hunger & Homeless Coalition of Collier Coalition is a
working group whose mission is to “support the planning, delivery and coordination of high-
quality services to the hungry, homeless, and those at risk of homelessness in our community.”
The group also works to provide programs and services related to housing, mental and physical
health, nutrition, clothing, and education. Data for the HUD-formatted table below was taken
from the available information from the CoC that follows.
Facilities and Housing Targeted to Homeless Households
Emergency Shelter Beds Transitional
Housing
Beds
Permanent Supportive
Housing Beds
Year-
Round
Beds
(Current &
New)
Voucher /
Seasonal /
Overflow
Beds
Current &
New
Current &
New
Under
Development
Households with
Adult(s) and
Child(ren)
92 0 54 0 0
Households with
Only Adults 140 0 132 30 0
Chronically
Homeless
Households
0 0 0 0 0
Veterans 0 0 0 0 0
Unaccompanied
Youth 23 0 8 0 0
Table 37 - Facilities and Housing Targeted to Homeless Households
Describe mainstream services, such as health, mental health, and employment services to the
extent those services are used to complement services targeted to homeless persons
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Many social service agencies in Collier County provide benefits to homeless individuals and
families to address homelessness. These services are essential to facilitate the process and serve
the needs of those who have already become homeless. These organizations provide many
services to their clientele, including but not limited to counseling, case management, life skills
training, financial literacy classes, and victim advocacy, all of which help residents to develop the
skills and knowledge to transition into permanent housing or independent living and to maintain
steady employment. The goal of providing supportive services is self-sufficiency.
While case management services do exist within programs, some stakeholders noted that
tenancy supports are underfunded and are not available on the scale needed to serve people in
PSH and RRH. Robust tenancy supports would improve housing-related outcomes across the
system. Discussions are also ongoing regarding hiring FTE staff including case managers, licensed
mental health case managers, peer specialist and licensed substance abuse case managers to
coordinate services or provide onsite services.
List and describe services and facilities that meet the needs of homeless persons, particularly
chronically homeless individuals and families, families with children, veterans and their
families, and unaccompanied youth. If the services and facilities are listed on screen SP-40
Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe
how these facilities and services specifically address the needs of these populations.
Collier County has a broad network of homeless providers offering emergency shelter,
transitional housing, employment services, legal services, food, veteran’s services, medical
services, financial assistance, eviction prevention services, and assistance with alcohol and drug
dependency. The following agencies listed provide services specifically for homeless people:
The Shelter for Abused Women and Children in Naples is the only domestic violence center in
Naples. It includes emergency shelter (where stays average 29 days) and a transitional housing
program (where residents can live for up to 2 years). Other services include a confidential hotline,
safety planning, counseling and support groups in English and Spanish, court advocacy and
assistance with daily needs such as food, clothing, toiletries, and household items.
St. Matthew’s House operates several facilities in Collier County, including emergency and
transitional housing in Naples, an emergency shelter in Immokalee (Immokalee Friendship
House), and transitional supportive apartments for persons with substance abuse or mental
health needs. Other services include a food pantry, thrift store, counseling and case
management, and access to referrals for medical, mental health, and substance abuse needs
through partnerships with other organizations in Collier County.
The Salvation Army and St. Vincent De Paul provides financial assistance for food, shelter, and
other aid to Collier County residents who meet certain income criteria.
Youth Haven is a 24-hour residential shelter for children removed from their homes due to abuse,
neglect, or abandonment. In addition to a 23-bed emergency shelter, Youth Haven offers a child
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and family counseling center, in-home parenting classes, case management, and a teen drop-in
center with showers, laundry facilities, and meals. Typical length of stays range from 45 to 60
days until children are placed in foster care or with a relative.
Providence House provides a faith-based, transitional housing and self-sufficiency program for
motivated women with young children who are homeless or at risk of being homeless. These
women lack the long-term support necessary to acquire the assets foundational to re-
establishing their families. The two-year accountability program not only encourages the
development of self-efficacy, but it also provides women and their children with resources that
they need to become independent. Providence House also offers case management, life skills
training, and counseling referrals.
Wounded Warriors assists with the needs of Veterans and their families, with the focus on
education, housing, and mental health. The Hunger and Homeless Coalition of Collier
County estimates that there are 80-90 homeless Veterans in Collier County. Wounded Warriors
of Collier County is dedicated to ending Veteran homelessness in Collier County by employing
various housing models.
MA-35 Special Needs Facilities and Services – 91.210(d)
Introduction
This section describes the housing and social service needs of Collier County’s special populations
including:
• Elderly,
• frail elderly,
• domestic violence victims,
• residents with diagnosis of HIV/AIDS,
• residents with substance abuse, mental health, or disability diagnosis.
The special needs population includes individuals having mobility impairments, disabilities, or
that require supportive services.
Typically, this population has a severe or persistent mental illness, development, and physical
disabilities. Several organizations provide facilities and services for special needs populations in
Collier County.
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental),
persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public
housing residents and any other categories the jurisdiction may specify, and describe their
supportive housing needs
The supportive housing needs of Collier County’s special needs sub-populations (the elderly, frail
elderly, persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol
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or drug addiction, victims of domestic violence, and persons with a criminal record and their
families) mirrors the housing needs of the general population. Their needs include affordable and
accessible housing opportunities, job centers, access to transportation, and most importantly to
these subpopulations is social and supportive services to assist them in accessing programs
available to them. Services for these populations include counseling, case management, ADL
support, and education regarding fair housing rights and actions that can be taken in the event
those rights are violated.
Elderly and Frail Elderly - Much of the elderly population in Collier County need a range of
community-based services, i.e., social, physical, mental health, case management, chronic
disease management, supportive housing, and other services that assist people to remain living
in the community. Community-based long term care services include in-home supportive
services; home health care; adult day services; paratransit services; home-delivered meals;
supportive services in a hotel; care in residential care facilities, including board and care and
assisted living; and other health and social services. Long term care and supportive services can
be provided in home and community-based settings, as well as in institutional settings,
depending on need and choice. Collier County also has a comprehensive meals program that
provides congregate, and home delivered meals. The case management services for seniors
program also allows seniors to participate in the EHEAP for the elderly to help with electric
services.
Persons with Disabilities - Persons with disabilities often require accessible features and ground
floor housing units and support animals. Available housing for this subpopulation is limited within
Collier County, thus limiting housing choice. Units are available for this population; however,
there is greater demand for units for people with chronic mental illness for units for people with
physical or developmental disabilities. Funding from the State Housing Incentive Partnership
(SHIP) programs allows Community Assisted & Supported Living (CASL) and ROOF Collier County
to create supported living homes for adults with disabilities.
Persons with Drug Addiction and Criminal Records may be disqualified from housing
opportunities public housing or Section 8 rental assistance, and accordingly, assistance with
housing for low-income members of this subpopulation must be provided by other
nongovernmental organizations.
Survivors of Domestic Violence need safe housing, removal of barriers to relocation, and
protection from perpetrators. Housing providers need to be aware of and adhere to protocols
outlined in the Violence Against Women’s Act.
Persons with HIV/AIDS and their families supportive housing needs include housing developed
with HOPWA funding and other dedicated resources. Persons living with HIV/AIDS often have
medical concerns that can severely impact their ability to earn wages sufficient to maintain
adequate housing. HOPWA funding is not received directly in Collier County.
Public Housing Residents need supportive social services to aid families in becoming self-
sufficient. These services include financial counseling, housing counseling, credit counseling,
down-payment assistance programs, job training and placement, and access to transportation.
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Describe programs for ensuring that persons returning from mental and physical health
institutions receive appropriate supportive housing
Public systems or institutions (i.e., jails, prisons, hospitals, child welfare, mental health facilities,
etc.) often release individuals directly into homelessness. Supportive housing has been identified
as one of the greatest needs for special needs subpopulations after being discharged from mental
and physical health institutions. In Collier County, housing referrals are often made to the David
Lawrence Center a nonprofit that owns and operates treatment programs and supportive
housing for people with mental health and substance abuse disorders. Community members
reported a need for community-living, group home type housing for those transitioning from
inpatient care to more independent living situations. One such agency providing that service is
Community Assisted & Supported Living (CASL).
Specify the activities that the jurisdiction plans to undertake during the next year to address
the housing and supportive services needs identified in accordance with 91.215(e) with respect
to persons who are not homeless but have other special needs. Link to one-year goals.
91.315(e)
Collier County will prioritize increasing the supply of affordable housing that includes supportive
services for special needs subpopulations which include families with children, seniors, ex-
offenders, people with HIV/AIDS, victims of domestic violence, people with drug and alcohol
addictions, people who are evicted or foreclosed, people with physical and mental disabilities,
veterans, youth and young adults, and youth aging out of foster care. The county will give
preference to projects that are rich in amenities and opportunity to include proximity to grocery
stores, public transportation, and job centers. Additionally, Collier County will continue to
support programs that provide rental subsidies to low-income housing households to make
existing units affordable; providing down payment assistance to eligible low and moderate-
income homebuyers; and supporting community efforts to fund the affordable housing trust
fund. However, there is not a consistent revenue stream to support funding the trust fund. Collier
County also will focus on increasing the supply of accessible units for persons with disabilities. To
address special housing and supportive needs, Collier County has identified the following one-
year goals and plans to fund Tenant-Based Rental Assistance, supporting new construction of
rental and homeowner housing, and providing assistance to homebuyers. HOME funds will be
directed to projects that address the needs of persons who have an identified special need.
HOME and CDBG funds have been utilized to support a range of developments to support special
needs populations.
For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to
undertake during the next year to address the housing and supportive services needs identified
in accordance with 91.215(e) with respect to persons who are not homeless but have other
special needs. Link to one-year goals. (91.220(2))
Collier County will prioritize increasing the supply of affordable housing that includes supportive
services for special needs subpopulations. The county will give preference to projects that are
rich in amenities and opportunity to include proximity to grocery stores, public transportation,
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and job centers. Since many services available to special needs populations are offered through
nonprofit agencies within the community, there is a need for these agencies to strengthen
collaboration among service providers across the region to ensure appropriate delivery of
services. To address special housing and supportive needs, Collier County has identified the
following one-year goals and plans to fund Tenant-Based Rental Assistance, supporting new
construction of rental and homeowner housing, and providing assistance to homebuyers. As it
relates to housing, Collier County has allocated HOME funds for future development of affordable
housing. Projects will be solicited through an application process and are strongly encouraged to
include a set-aside for special needs populations. Collier County will continue our SHIP home
repair programs that are frequently used by elderly persons, persons with disabilities, veterans,
and families with children. As it relates to supportive services, the County will continue to provide
CDBG funds for human services related to food assistance, social services, and assistance for
victims of domestic violence and children at risk of child abuse.
MA-40 Barriers to Affordable Housing – 91.210(e)
Negative Effects of Public Policies on Affordable Housing and Residential Investment
The Collier County Land Development Code, as amended through November 20, 2020, and the
Naples Land Development Code, as amended through December 16, 2020, were each reviewed
and evaluated against a list of common fair housing issues. The zoning regulations are permissive
and allow for flexibility as to the most common fair housing issues. Neither jurisdiction received
a high-risk score on any of the fair housing issues evaluated. However, the County and Naples
received medium risk scores on certain issues where the zoning regulations still have the
potential to negatively impact fair and affordable housing, and where improvements to the rules
and policies could be made to protect the fair housing rights of the County’s residents more fully.
On paper, the residential zoning criteria for the jurisdictions surveyed are not inherently
prohibitive, and yet there is general consensus among residents, planning officials, housing
advocates, and other stakeholders that Collier County and Naples suffer from an affordability gap
for both affordable and workforce housing. This problem will only grow as rent and home prices
are expected to continue to trend upward. Based on 2015 projections provided by the University
of Florida’s Shimberg Center for Housing Studies, the County’s Affordable Housing Advisory
Committee estimates that 43% of Collier households pay more than 30% of their income (the
limit considered financially healthy) on housing related expenses, and 22% of households spend
more than half of their income on housing.
There are some development costs that local governments simply cannot control, such as
materials and labor costs. However, there are other costs which government regulations directly
impact: for example, raw land costs (via minimum lot size requirements), permitting costs, and
impact fees. By reducing these costs, the hope is that there would be a trickle-down effect which
would in turn make development of affordable housing more feasible. In the context of the area’s
already costly rental and housing market, development standards may be a barrier to obtaining
workforce and affordable housing for low to moderate income families and should be evaluated
and tailored to the area’s estimation of affordability, that is the extent to which enough housing
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units of different costs can be developed to provide each household with a unit it can afford
(based on HUD’s 30%-of-income standard).
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MA-45 Non-Housing Community Development Assets – 91.215 (f)
Introduction
In determining priorities for the allocation of federal funds, the Collier County has recognized the
need to foster a competitive local economy that expands economic opportunities for present and
future residents. A unique economic development trend in Collier County is the high number of
seasonal residents who own property in the area. This phenomenon can cause data to trend in
ways that do not truly reflect the economy year-round. This section describes the local workforce,
the nature of current employment, and activities that coordinate economic development activities
across local and regional agencies.
Economic Development Market Analysis
Business Activity
Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Agriculture, Mining, Oil & Gas
Extraction 3,969 4,573 3 4 1
Arts, Entertainment, Accommodations 24,234 24,862 21 22 1
Construction 10,554 11,915 9 10 1
Education and Health Care Services 17,850 19,482 16 17 1
Finance, Insurance, and Real Estate 6,972 6,368 6 6 -1
Information 1,522 1,382 1 1 0
Manufacturing 3,326 3,164 3 3 0
Other Services 5,299 5,613 5 5 0
Professional, Scientific, Management
Services 7,525 6,333 7 6 -1
Public Administration 0 0 0 0 0
Retail Trade 17,653 16,551 16 15 -1
Transportation and Warehousing 1,866 1,284 2 1 -1
Wholesale Trade 3,817 3,696 3 3 0
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Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Total 104,587 105,223 -- -- --
Table 38 - Business Activity
Data
Source:
2011-2015 ACS (Workers), 2015 Longitudinal Employer-Household Dynamics (Jobs)
Labor Force
Total Population in the Civilian Labor Force 146,855
Civilian Employed Population 16 years and
over 135,345
Unemployment Rate 7.85
Unemployment Rate for Ages 16-24 20.22
Unemployment Rate for Ages 25-65 5.21
Table 39 - Labor Force
Data
Source:
2011-2015 ACS
Occupations by Sector Number of People
Management, business and financial 27,350
Farming, fisheries, and forestry occupations 6,120
Service 18,358
Sales and office 34,130
Construction, extraction, maintenance, and
repair 16,960
Production, transportation, and material
moving 5,985
Table 40 – Occupations by Sector
Data
Source:
2011-2015 ACS
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Travel Time
Travel Time Number Percentage
< 30 Minutes 82,289 67%
30-59 Minutes 34,824 28%
60 or More Minutes 6,520 5%
Total 123,633 100%
Table 41 - Travel Time
Data
Source:
2011-2015 ACS
Education:
Educational Attainment by Employment Status (Population 16 and Older)
Educational Attainment In Labor Force
Civilian
Employed
Unemployed Not in Labor
Force
Less than high school graduate 16,669 2,084 6,458
High school graduate (includes
equivalency) 30,610 2,064 10,135
Some college or Associate's degree 28,220 2,264 8,455
Bachelor's degree or higher 31,780 1,404 9,355
Table 42 - Educational Attainment by Employment Status
Data
Source:
2011-2015 ACS
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Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 678 3,615 3,605 6,625 5,299
9th to 12th grade, no diploma 3,765 3,503 3,552 4,269 4,114
High school graduate, GED, or
alternative 8,899 9,663 9,969 23,170 22,075
Some college, no degree 6,984 5,179 4,975 15,770 17,695
Associate's degree 1,268 3,017 3,087 6,923 5,385
Bachelor's degree 1,331 6,110 5,975 15,235 18,920
Graduate or professional degree 14 1,874 3,135 10,195 16,160
Table 43 - Educational Attainment by Age
Data
Source:
2011-2015 ACS
Educational Attainment – Median Earnings in the Past 12 Months
Educational Attainment Median Earnings in the Past 12 Months
Less than high school graduate $22,483
High school graduate (includes equivalency) $31,255
Some college or Associate's degree $37,184
Bachelor's degree $51,407
Graduate or professional degree $64,551
Table 44 – Median Earnings in the Past 12 Months
Data
Source:
2011-2015 ACS
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Based on the Business Activity table above, what are the major employment sectors within
your jurisdiction?
Collier County’s largest employment sectors are:
• Sales and Office (34,130)
• Management, Business, and Finance (27,350)
• Service (18,358)
Describe the workforce and infrastructure needs of the business community:
Collier County’s workforce needs is heavily dependent on the hospitality industry with more than
20% of the County’s workforce employed in that industry. Education and healthcare represent the
second largest sector of jobs in Collier County. The local economy will depend on a strong labor
pool skilled in these industries. The County should continue job training and employment services
and seek to increase community college attendance among residents in poorer areas including
Immokalee, Bayshore residents, and residents residing in the RCAP/ECAP region.
Describe any major changes that may have an economic impact, such as planned local or regional
public or private sector investments or initiatives that have affected or may affect job and
business growth opportunities during the planning period. Describe any needs for workforce
development, business support or infrastructure these changes may create.
The County’s travel and tourism industry was hard hit with the effects of the Coronavirus Pandemic.
Prior to the pandemic the County had a strong business climate with many successful CEOs, low
property tax rates, wealthier citizens with high median incomes, and the state of Florida has high
ranking for a strong business environment. Residents will need skills in business development and
management and job training and skills in various service industries including health care,
education. While the arts, entertainment, tourism, and food services industries were the hardest
hit during the pandemic, additional job training in new fields will become apparent as the County
continues to recover from mandatory closures.
How do the skills and education of the current workforce correspond to employment
opportunities in the jurisdiction?
A skillful and well-educated workforce is essential to attracting and retaining employers and
growing the County’s economy. Residents with a bachelor’s degree or higher were less likely to be
unemployed or not in the labor force than residents with less educational attainment. It is also
important to note that while educational attainment shows that most county residents have
educational attainment above a high school diploma, but most jobs are in sectors that do not
require degrees. It will be important for the county to strengthen its ability to attract companies
to open, relocate, or expand in Collier County.
Describe any current workforce training initiatives, including those supported by Workforce
Investment Boards, community colleges and other organizations. Describe how these efforts will
support the jurisdiction's Consolidated Plan.
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Career Source Southwest Florida provides individuals with career development resources in an
effort to provide skilled workforce for businesses. The organization offers various assessments,
workshops, and services to equip job seekers with the necessary skills to achieve self-sufficient
employment. The work of Career Source Southwest Florida supports the Consolidated Plan by
increasing job readiness and job opportunities in priority neighborhoods, encouraging microenterprise,
and offering job skills and work programs to youth.
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
The Southwest Florida Regional Planning Council prepares a CEDS (the current CEDS is 2018- 2022)
to document economic development goals and priorities of the Southwest Florida region.
If so, what economic development initiatives are you undertaking that may be coordinated with
the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact
economic growth.
Major program goals for the 2017-2022 goals are divided into six key areas: talent supply and
education, quality of life & quality places, infrastructure and growth leadership, civic and governing
systems, business climate & competitiveness, and innovation & economic development.
CEDS goals include, but are not limited to:
• Collier County has instituted a one cent sales tax to construct a high-tech center.
• Provide sufficient funding and encourage flexibility to allow regional stakeholders to
address local needs in education, training, and workforce development.
• Ensure educational systems and workforce training that support innovation and creativity.
• Protect natural resources to support quality environment and eco-tourism.
• Develop projects that improve the region’s quality of life.
• Increase the supply of workforce housing in the region.
• Expand arts and cultural identity.
• Develop transportation systems to support a prosperous, globally competitive economy
while minimizing impacts to the natural environment.
• Promote available ready-sites and buildings.
• Improve public/private/civic cooperation, collaboration, and communication of the
Region’s economic strategies.
• Improve regional coordination of economic development, land use, infrastructure, water,
and natural resource decision making.
• Support the region’s growing elderly population.
• Develop projects and programs that support existing and new business.
• Increase investment in business development and placement in the Region.
• Monitor CEDS Performance Measures.
• Provide funding for ongoing economic development activities.
• Provide technical assistance and use new technology to promote job growth.
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• Build seamless information technology infrastructure.
• Encourage alternative energy production and green product industries.
• Brand the region as a hub to attract and retain entrepreneurs.
MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a
definition of "concentration")
As show in the map, the highest concentrations of low-income households (greater than 80%) with
severe problems are Immokalee, and there are two targeted CRAs in the Bayshore-Gateway
Triangle Area and Immokalee. There are significantly higher percentages of low-income
households located in census tracts 0104.05, 0104.18, and 0104.20 within Collier County.
Collier County -% of LI Households with Any of 4 Severe Housing Problems
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
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Collier County Census Tracts
Source : www.geomap.ffiec.gov
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Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families
are concentrated? (include a definition of "concentration")
An area of racial or ethnic concentration is defined as one in which the minority population share
is 20% higher than the group’s Countywide average. There are a significant higher percentage of
White residents throughout the County.
White Population Concentration
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
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What are the characteristics of the market in these areas/neighborhoods?
Collier County targets resources in low-moderate income census block groups to meet regulatory
requirements for CDBG grant funds and to target areas with the highest level of needs. These areas
are considered “target areas” for use of HUD grant funds for area improvements, such as public
infrastructure or facility improvements. HUD funds may also be spent outside of these targeted
areas, as long as they provide services, improvements, affordable housing, or other benefits for
low- and moderate-income households or special needs populations.
Collier County - Median Home Value
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
Are there any community assets in these areas/neighborhoods?
The Collier Resource Center exists solely to help families and adults obtain assistance to navigate
the maze of health and human service organizations. They provide information and referrals in
many areas and make every effort to match residents with the most appropriate and adequate
resources by providing personalized case management. There are resources for fundamental
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necessities, medical and mental health services, services for people with disabilities, elderly and
assistance for children, youth, and families.
Are there other strategic opportunities in any of these areas?
The Strategic Plan provided below identifies priority needs and geographic focus areas for
community development and housing efforts in Collier County over the next five years. These
priorities are based on findings from the need’s assessment and market analysis, along with public
input received through a variety of engagement methods. The County will continue to concentrate
CDBG, ESG, and HOME spending on public safety activities, housing initiatives, and public service
activities. Projects and programs funded using CDBG, ESG, and HOME funds will meet program
eligibility requirements, generate long term improvements for low- and moderate-income
residents and communities, and help address federal, state, and local priorities, such as expanding
fair housing choice and sustainability.
This Strategic Plan also identifies market conditions which may influence the use of HUD grant
funds, the resources expected to be available to meet community needs, and the structure in place
for delivering services. Strategies for addressing public housing, homelessness, lead-based paint
hazards, and poverty are summarized. Finally, the Plan outlines barriers to housing affordability in
Collier County and will provide a plan to monitor performance and compliance for the CDBG, ESG,
and HOME programs.
The Strategic Plan will guide the use of CDBG and HOME in Collier County over the next five years
and is guided by HUD’s three overarching goals that are applied according to the County’s needs.
These goals are:
• To provide decent housing by preserving the affordable housing stock, increasing the
availability of affordable housing, reducing discriminatory barriers, increasing the supply of
supportive housing for those with special needs, and transitioning homeless persons and
families into housing.
• To provide a suitable living environment through safer, more livable neighborhoods,
greater integration of low- and moderate-income residents throughout the County,
increased housing opportunities, and reinvestment in deteriorating neighborhoods.
• To expand economic opportunities through more jobs paying self-sufficient wages,
homeownership opportunities, development activities that promote long-term community
viability, and the empowerment of low- and moderate-income persons to achieve self-
sufficiency.
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MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income
Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and
moderate-income households and neighborhoods.
For many Americans, access to computers and high-speed Internet connections in an integral part
of their everyday lives. As most of information, services, and resources have transitioned to online
access, digital inequality has a direct impact on low-income household’s social inequality.
According to HUD’s Office of Policy Development, in the Digital Inequality and Low-Income
Households Report, the disparate access to broadband can correlate with the inequality of income,
education, race, and ethnicity.
As part of the 2008 Broadband Data Improvement Act, the U.S. Census Bureau began asking about
computer and Internet use in the 2018 American Community Survey (ACS). Federal agencies use
these statistics to measure and monitor the nationwide development of broadband networks and
to allocate resources intended to increase access to broadband technologies, particularly among
groups with traditionally low levels of access. No longer a luxury, high speed internet access is
relied upon for residents to fully engage in an expanding array of employment, education, training,
financial and healthcare services. Internet access is relatively high but not universal for all
households in Immokalee.
Computer and Internet Use in the Collier County
2017 2018 2019
Estimate % Estimate % Estimate %
Total: 144,354 (x) 144,172 (x) 140,578 (x)
Has a computer: 133,979 92.8% 134,294 93.1% 134,309 95.5%
With dial-up Internet
subscription alone 124,560 86.3% 125,339 86.9% 125,181 89%
With a broadband
Internet subscription 123,909 85.8% 125,151 86.8% 124,786 88.8%
Without an Internet
subscription 19,794 13.7% 18,833 13.1% 15,397 11%
No computer 10,375 7.2% 9,878 6.9% 3,269 4.5%
Source: American Community Survey Reports, U.S. Census Bureau, www.data.census.gov
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Describe the need for increased competition by having more than one broadband Internet
service provider serve the jurisdiction.
Throughout the United States, there is a significant digital divide; a gap between those who have
ready access to the internet and computers and those who do not. The divide is perpetuated by
limitations that are geographical as well as financial, where persons cannot afford to pay a monthly
service fee for Broadband service (an internet connection fast enough to stream a video).
Nationwide, less than half of households living on or under $20,000 are connected. This lack of
internet access in communities supports a deficit in opportunity, education, and other prospects.1
The figure below shows the number of fixed broadband providers.
While the figure shows
the number of providers
available, it does not
reflect the household level usage of broadband. From a fair housing
perspective, ensuring that residential broadband is available to
housing projects both within and in the outskirts of the county will support community viability
and improve the quality of life for residents.
1 Vick, Karl. March 2017. The Digital Divide: A Quarter of the Nation is Without Broadband. Time. Available at:
https://time.com/4718032/the-digital-divide/
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Fixed Broadband Deployment, 2021, https://broadbandmap.fcc.gov/
There are multiple broadband providers in Collier, including Orlando Telephone Company,
Comcast, Century Link, Inc, Viasat, and Hughes Network.
MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
According to the County’s 2020 Multi-Jurisdictional Local Mitigation Strategy, Collier County is
threatened by several different types of natural, technological, and manmade hazards. These
hazards endanger the health and safety of the people of the county, jeopardize its economic
vitality, and imperil the quality of the natural environment. All lands bordering the Gulf Coast are
susceptible to tidal effects and flooding. Due to the relative flatness of Collier County’s topography,
historical water flow has always been shallow overland sheet flow during the wet season.
Hurricanes and tropical storms can occur anywhere within the Collier County planning area. While
coastal areas are most vulnerable to hurricanes, their wind and rain impacts can be felt hundreds
of miles inland. All of Collier County is vulnerable to hurricane and tropical storm surge, but to
varying degrees, with areas closer to the coast and water bodies that drain into the coast facing
greater risk.
Describe the vulnerability to these risks of housing occupied by low- and moderate-income
households based on an analysis of data, findings, and methods.
Over 95% of Collier County falls within the Special Flood Hazard Area (SFHA). By definition of the
100-year flood event, SFHAs are defined as those areas that will be inundated by the flood event
having a 1-percent chance of being equaled or exceeded in any given year. Low-income properties
located in these areas have a 26% chance of flooding over the life of a 30-year mortgage. According
to NCEI, 35 recorded flood events affected the Collier County area from 2000 to 2019 causing an
estimated $6,534,500 in property damage, with no fatalities, injuries, or crop damage. Debris also
poses a risk both during and after a flood to all residents including low-income households. During
a flood, debris carried by floodwaters can cause physical injury from impact. The second type of
health problem arises after most of the water has gone. Stagnant pools can become breeding
grounds for mosquitoes, and wet areas of a building that have not been properly cleaned breed
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mold and mildew. A building that is not thoroughly cleaned becomes a health hazard, especially
for small children and the elderly. Much of the housing that is affordable to lower income
households is naturally occurring – meaning older and less desirable housing. Many of these older
units, built to less stringent standards, may be at increased risk to natural hazards.
The County has identified housing-related vulnerabilities of low- and moderate-income residents:
• Most residents lack the savings and/or insurance required to weather significant economic
challenges.
• Economic shocks due to natural hazards, unexpected health expenses, or national
economic conditions can very quickly translate into housing instability and foreclosure.
• There is currently very little, if any, excess housing stock in the Collier County area.
Lower income households are also more likely to lack rental insurance to recover from a disaster
and will have greater difficulty affording the cost of installing and operating cooling systems if
temperatures continue to rise.
Strategic Plan
SP-05 Overview
Strategic Plan Overview
The Strategic Plan provided below identifies priority needs and geographic focus areas for
community development and housing efforts in the Collier County for the next five years. This Plan
will identify the County’s anti-poverty initiatives, market conditions, available resources, and the
plan to monitor performance and compliance for each HUD program for which it receives funds.
The priorities identified are based on the information received from needs assessment surveys,
market analysis, stakeholder meetings, and public comments. Collier County is anticipating over
$18 million in federal funds over this 5-year Consolidated Plan period. Collier County Community
& Human Service Division will administer these grant funds. The Community and Human Services
Division will partner with county departments, nonprofit partners, developers, community housing
development organizations, and the local housing authority to expend these funds on eligible
activities that address the strategic priorities listed in this Plan.
CDBG, HOME, and ESG allocations will be leveraged to generate long term improvements for low
and moderate-income residents and communities while helping to address various federal, state,
and local priorities, such as affordable housing, fair housing choice, economic development,
homelessness, and lead-based paint hazards.
The county will concentrate CDBG, HOME, and ESG spending on community facilities,
infrastructure projects, and public service activities. HOME funds will be utilized on the
development or rehabilitation of single and multi-family housing units, tenant-based rental
assistance activities, and homebuyer activities. Additionally, the County will focus on rapid re-
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housing, homelessness prevention, emergency shelter, and essential services for the homeless
with the ESG grant.
The County currently has 97 Census Block groups that are classified as low/moderate income.
These tracts were defined by the U.S. Department of Housing and Urban Development (HUD) as
low/moderate-income and are shown on the map below and table below.
FY 2020 ACS 5-Year 2011-2015 Low- and Moderate-Income Summary Data
Tract Blckgrp Low Lowmod Lmmi Lowmoduniv Lowmod_pct
010510 2 385 480 645 940 51.06%
010412 3 100 1065 1470 2065 51.57%
010506 1 555 670 955 1290 51.94%
010105 1 85 550 815 1045 52.63%
010505 2 635 1445 1905 2730 52.93%
010601 1 445 500 580 940 53.19%
010108 2 145 415 505 775 53.55%
010300 2 180 615 865 1135 54.19%
010701 4 295 510 880 925 55.14%
010419 2 675 985 1395 1730 56.94%
010411 3 1185 1770 2240 3030 58.42%
010605 1 160 555 810 950 58.42%
010506 3 1540 1690 2150 2880 58.68%
010507 1 1650 2055 2655 3475 59.14%
011301 3 505 870 1100 1455 59.79%
010110 4 360 860 975 1435 59.93%
010411 1 1425 2150 2720 3535 60.82%
010803 1 480 1055 1300 1730 60.98%
011102 3 510 640 785 1045 61.24%
010701 2 350 500 670 815 61.35%
010701 1 545 980 1380 1585 61.83%
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011400 1 780 1070 1440 1730 61.85%
010417 3 155 630 715 1015 62.07%
010509 2 350 690 900 1105 62.44%
010211 1 230 535 700 840 63.69%
011105 2 630 735 800 1130 65.04%
011302 3 1475 2045 2915 3115 65.65%
011400 3 1090 1115 1460 1675 66.57%
010803 3 530 965 1175 1430 67.48%
010110 3 370 865 940 1260 68.65%
010419 1 875 1520 1820 2205 68.93%
010702 1 780 1120 1385 1620 69.14%
010420 2 1255 2270 2695 3260 69.63%
011301 2 2045 2990 3665 4180 71.53%
010508 1 1125 2415 2760 3375 71.56%
010701 3 175 330 370 450 73.33%
011204 1 575 855 1150 1150 74.35%
010410 2 815 1390 1775 1835 75.75%
011102 2 835 860 940 1135 75.77%
010604 3 290 975 1205 1260 77.38%
010605 3 570 960 1035 1240 77.42%
010601 2 935 1140 1370 1470 77.55%
010410 1 1995 3195 3805 4075 78.40%
000700 1 865 1125 1280 1425 78.95%
010420 3 755 1270 1310 1600 79.38%
011103 2 880 1135 1325 1395 81.36%
011205 1 715 965 1080 1165 82.83%
010410 3 2135 3550 3860 4180 84.93%
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010420 1 1050 1725 1900 2015 85.61%
011302 1 890 1690 1830 1955 86.45%
010802 4 870 1075 1225 1225 87.76%
010802 3 1170 1940 2120 2145 90.44%
011400 2 580 1085 1140 1195 90.79%
011204 2 1795 1900 2045 2045 92.91%
011302 2 1275 1650 1765 1765 93.48%
011205 2 1185 1275 1290 1340 95.15%
011204 3 715 775 775 810 95.68%
011301 1 590 850 850 880 96.59%
SP-10 Geographic Priorities – 91.215 (a)(1)
Geographic Area
Collier County is an urban area that relies on widely accepted data such as American Community
Survey (ACS), HUD low and moderate-income summary data, and Federal Financial Institutions
Examinations Council (FFIEC) data to determine areas throughout the community with
concentrations of low and moderate-income communities. Program resources are allocated
county-wide based on low-mod areas, which often coincide with areas of minority concentration.
Over the next five years, the County intends to utilize CDBG, HOME, and ESG funds in areas where
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51% or more of residents have low or moderate household incomes) are shown in the map below:
Collier County and the City of Naples participate together in the Urban County CDBG Program.
Marco Island, an incorporated city within the County, opted out of participation in 2012.
Table 45 - Geographic Priority Areas
General Allocation Priorities
Describe the basis for allocating investments geographically within the jurisdiction (or within the
EMSA for HOPWA)
Collier County receives a direct entitlement of CDBG, HOME, and ESG funds from the U.S.
Department of Housing and Urban Development to address the needs in the community. The
needs identified during the Needs Assessment process were not exclusive to any specific
geographic area within the County. Collier County has opted to undertake projects that will benefit
income-eligible households throughout the County rather than identifying a target area. Program
Target Area Description
Target Area Name: Countywide
Target Area Type: Countywide
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resources are allocated countywide based on low-mod areas, which often coincide with areas of
minority concentration.
The following map depict the low- and moderate-income block groups within Collier County. The
low-income block groups identified in the map below will generally be prioritized for allocation of
Consolidated Plan resources, however, individual low- and moderate-income persons residing
anywhere in Collier County may be eligible beneficiaries of CDBG funds.
Source: HUD CPD Mapping Tool, https://egis.hud.gov/cpdmaps/
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SP-25 Priority Needs - 91.215(a)(2)
Priority Needs
Through the Consolidated Planning process, the County has evaluated needs and assessed the market to determine gaps in services
and needs in the community. Through the evaluation and findings of other studies focused on community development along with
the needs and concerns established throughout the public participation process, a set of seven (7) priority needs have been identified
to guide the use of community development funds throughout the next five years.
1
Priority Need Name Housing Affordability
Priority Level High
Population
Extremely Low Income
Low-Income
Moderate Income
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
- New Construction, Rehabilitation, or Acquisition of Housing for Homeownership
- New Construction, Rehabilitation, or Acquisition of Housing for Homeownership Rental
Housing
- Homebuyer Assistance
- CHDO Set-Aside
- Tenant Based Rental Assistance
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Description
- Provide down-payment assistance (principal reduction and closing cost reduction) to eligible
low- and moderate-income homebuyers.
- Provide rental subsidies (TBRA) to low-income households to make existing units affordable
for elderly, frail elderly, disabled persons, and veterans.
- Support the development of affordable rental and owned housing, including projects located
near job centers that will be affordable to service employees and other low-wage members
of the workforce.
- Support homeownership opportunities for households through down payment or closing cost
assistance.
Basis for Relative Priority
The need for affordable housing for target populations was shown to be in great need in the
Housing Market Analysis, and Community Needs Survey. As demonstrated in the Housing
Needs Assessment many families suffer from substandard conditions, overcrowding, and have
a severe housing cost burden.
2
Priority Need Name Homelessness & Homelessness Prevention
Priority Level High
Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
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Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
- Support Emergency Housing and Services for the Homeless
- HMIS Support
- Provide Rapid Re-Housing and Homelessness Prevention
Description
- Assist persons who are homeless through emergency, transitional, and permanent housing,
and supportive services.
- Assist households at risk of homelessness with short-term rental payment and other
assistance.
- Assist agencies in tracking homelessness services through a homeless management
information system.
Basis for Relative Priority
As demonstrated in the Homeless Needs Assessment section of this plan and the Community
Needs Survey, the homeless population in the Collier County continues to grow without the
increase of services to meet their needs. Interviews with community stakeholders, public
meeting comments, and survey data reveled through our strategic planning process that this
is a high priority,
3
Priority Need Name Public Facilities
Priority Level High
Population Extremely Low-Income
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Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Improve Public Facilities
- Improve Other Facilities
Description
- Support public facility improvements that benefit low/moderate income households and
persons, and persons with special needs to include community centers, health care facilities,
parks, and public safety stations/offices, as well as other allowable public facility projects.
- Improve existing deteriorated public facilities and infrastructure in low- and moderate-
income areas.
Basis for Relative Priority The need for facilities is shown through the continued expressed need from the Community
Needs Survey.
4
Priority Need Name Public Infrastructure Improvements
Priority Level High
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Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Public Infrastructure Improvements
Description
- Support public infrastructure improvements that benefit low/moderate income households
that eliminate blight, improve safety, and provide new affordable housing to include
demolition and redevelopment, sidewalk construction and repair, street improvements,
streetscaping, street lighting, crosswalks and pedestrian signaling systems, stormwater
improvements, and other allowable infrastructure improvements not listed here.
- Improve existing deteriorated infrastructure in low- and moderate-income areas.
Basis for Relative Priority
The need for infrastructure is shown through the continued demand for assistance from the
various programs and the expressed need from the Community Need Survey, interviews with
key community stakeholders, consultation with County staff, survey data, prior studies
conducted by the Collier Metropolitan Planning Organization.
Page 509 of 7924
Consolidated Plan COLLIER COUNTY 127
OMB Control No: 2506-0117 (exp. 09/30/2021)
5
Priority Need Name Public Services
Priority Level High
Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Provide Public Service
Description
Fund projects that provide supportive services to low- and moderate-income households as
well as persons with special needs, specifically including but not limited to medical and dental
services, mental health and substance abuse services, services to persons with disabilities,
senior services, youth services, housing counseling, legal services, services for victims of
domestic violence, employment training, and other allowable public services not listed here.
Basis for Relative Priority Through the Community Needs Survey and interviews with key community stakeholders,
public meeting input, survey data.
Page 510 of 7924
Consolidated Plan COLLIER COUNTY 128
OMB Control No: 2506-0117 (exp. 09/30/2021)
6
Priority Need Name Affirmatively Furthering Fair Housing Choice
Priority Level High
Population All
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
Provide public services
Provide assistance and education to homebuyers
Description Support targeted fair housing activities such as fair housing education, complaint handling
services, and enforcement.
Basis for Relative Priority Impediment identified in AI
7
Priority Need Name Program Administration and Planning
Priority Level High
Population All
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Program Administration
Page 511 of 7924
Consolidated Plan COLLIER COUNTY 129
OMB Control No: 2506-0117 (exp. 09/30/2021)
Description Performance of administrative and planning requirements of CDBG, HOME, and ESG
programs.
Basis for Relative Priority Consultation with County staff
Table 46 – Priority Needs Summary
Page 512 of 7924
Consolidated Plan COLLIER COUNTY 130
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-30 Influence of Market Conditions – 91.215 (b)
Influence of Market Conditions
Table 47 – Influence of Market Conditions
Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based
Rental Assistance
(TBRA)
TBRA is an important tool for families to maintain affordable housing.
Severe cost burden is the greatest predictor of homelessness risk, with
populations paying more than 50% of their income towards housing costs
or having incomes at or below 50% AMI at greatest risk of becoming
homeless
TBRA for Non-
Homeless Special
Needs
Lack of units with supportive services influences this program. Based
upon consultations with homeless housing and social service agencies, a
need for supportive housing has been identified as a priority. The special
needs households include those with disabilities, persons with mental
illness, elderly, frail elderly, veterans, as well as dysfunctional households
facing a variety of issues. Market characteristics impacting this priority
relate to the shortage of privately-owned housing units which are
available to provide supportive housing programs. This problem is
intensified by the lack of public funds.
New Unit
Production
Rents will not financially support the cost of new unit production. A
shortage of affordable, decent housing units is an identified need. The
market characteristics influencing this priority include the age and
condition of the existing housing stock without the rent levels to support
rehabilitation. New construction faces the same market conditions. The
HOME program can provide some resources to address this issue.
Rehabilitation Rents will not financially support the cost of major rehabilitation projects
similar to the new unit production priority discussed above, the
achievable rents and income levels in the County often result in
rehabilitation in the private marketplace to be financially infeasible. This
issue is intensified by the age and condition of the housing stock.
Acquisition,
including
preservation
Lack of funding available to finance projects. There are opportunities to
improve the conditions and affordability of housing by the acquisition of
vacant, deteriorating structures. These structures are for the most part
multi-unit in nature or previously nonresidential buildings appropriate for
conversion. The cost and complexity of acquisition and rehabilitation of
these structures usually requires implementations by an experienced
housing development entity and financial assistance. When structures are
of historic or architectural value, the cost can be increased. Similar to the
new unit production, the HOME program can provide the resources for
this type of development.
Page 513 of 7924
Consolidated Plan COLLIER COUNTY 131
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2)
Introduction
Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the 2021
program year to meet underserved needs, foster decent affordable housing, develop institutional
structure, and enhance coordination between public and private housing and social service
agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure
includes $134,787.17 in prior year CDBG funds and $666,127.30 in prior year HOME funds that
will be reprogrammed for use this year. Additionally, this figure includes an estimated $20,000 in
program income, which the County anticipates receiving from its CDBG program for use in 2021.
Anticipated Resources
• Bond Financing: For multi-family affordable housing and single-family projects. A portion
of the bonds issued by a state, local government, or housing development agency may be
considered as HOME match.
• Collier County Housing Trust Fund: Administered by the County eligible activities include
predevelopment, acquisition, construction, and rehabilitation costs associated with low-
income housing development. The full amount of Collier Housing Trust Fund grants/loans
invested into the project is eligible as HOME match.
• Florida Affordable Housing Tax Credit Program: Administered by the State of Florida,
this program provides below-market interest rates for low-income housing projects. The
maximum interest rate reduction is approximately 4% below market, for a maximum
term of 20 years. HOME match is calculated by applying the present discounted cash
value to the total yield foregone by the lender.
• Affordable Housing Surtax: Passed by the voters in 2018 Property Tax Exemptions: Not
for profit developers may receive an exemption from property taxes have been awarded
on a project-by-project basis to low-income housing developments. Generally based on
the benefits provided to the community and the duration of the low-income housing
commitment.
• Volunteer Labor: Area non-profit housing developers have been successful in utilizing
volunteer labor in their developments. Architects, attorneys, and other professionals
have also contributed their services to non-profit housing developments in Collier.
Volunteer labor is eligible as HOME match.
• Private Contributions: Cash and materials have been contributed to the past by private
businesses, lenders, corporations, and foundations to assist in the development of low-
income housing in the County. It is expected that future contributions from private
sources will continue to provide needed assistance. Private contributions are eligible as
HOME match.
• Other Federal Resources Used at the Local Level: Federal Low-income Housing Tax
Credits are allocated by the State of Florida and are used to subsidize rental housing
developments that are affordable to persons with incomes below 60% AMI. Area projects
have typically applied for the 9% tax credits in order to serve a lower-income population.
Page 514 of 7924
Consolidated Plan COLLIER COUNTY 132
OMB Control No: 2506-0117 (exp. 09/30/2021)
The 9% tax credits are more desirable but statewide demand greatly exceeds available
funding.
• Publicly owned land: The County has a history of utilizing public property for affordable
housing. Currently one property is under development for low-income affordable housing
in the County. The County does own land itself that could be put toward affordable
housing, but is looking at what it has, as well as land owned by other public agencies, to
determine whether certain properties are well suited for affordable housing.
• State Housing Initiatives Partnership program (SHIP): Provides funds to local
governments as an incentive to create partnerships that produce and preserve affordable
homeownership and multifamily housing. The program was designed to serve very low,
low- and moderate-income families.
Page 515 of 7924
Consolidated Plan COLLIER COUNTY 133
OMB Control No: 2506-0117 (exp. 09/30/2021)
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available Remainder
of Con Plan
$
Narrative
Description Annual
Allocation:
$
Program
Income: $
Prior Year
Resources:
$
Total:
$
CDBG Public –
Federal
- Public services
- Infrastructure and
facility
improvements
- Housing
- Economic
Development
- Administration
- Fair Housing
$2,774,274 $20,000 $134,787.17 $2,899,061.17 $11,596,244.68 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
HOME Public –
Federal
- Homebuyer
assistance
- Acquisition
- Rental or
homeowner rehab
- Rental or
homeownership
new construction
- Tenant-based
rental assistance
- Administration
$753,000 $31,571 $666,127.30
$1,450,698.30 $5,802,793.20 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
ESG Public –
Federal
- Shelter Operations
- Rapid Re-Housing
- Homelessness
Prevention
- HMIS
- Administration
$217,796 $0 $0 $217,796 $871,184.00 Anticipated Year 1
funding will include
entitlement grant
funds
Table 48 - Anticipated Resources
Page 516 of 7924
Consolidated Plan COLLIER COUNTY 134
OMB Control No: 2506-0117 (exp. 09/30/2021)
Explain how federal funds will leverage those additional resources (private, state, and local
funds), including a description of how matching requirements will be satisfied.
Collier County leverages a combination of public and private funding to conduct activities
identified in this plan. During this Consolidated Plan period, the County will research
opportunities to apply for additional funding streams that are consistent with the goals of the
Consolidated Plan. Infrastructure improvements projects capitalize on the ongoing revitalization
efforts in the Bayshore Gateway Triangle and the Immokalee CRA. These areas were designated
by the Collier County Board of Commissioners to boost the local economy and uplift surrounding
communities. Additionally, the County works with several nonprofit organizations by granting
funding for facility improvements and services. These grant funds are leveraged by private
donations and other resources to provide services to clients or residents of Collier County.
The HOME program requires a 25% match of the total amount of funds drawn down during the
federal fiscal year. Collier County HOME subrecipients are required to submit a match log that
identifies the sources of match funds for each fiscal year. Match funds can be derived from
various sources to include: the value of sponsorships from local businesses; waived County fees;
donated land or improvements; volunteer hours; donated materials; or by other eligible methods
as provided in the HOME regulations. When necessary, the County also uses its SHIP funding to
match HOME funds. Historically, match amounts for HOME subrecipients have far exceeded the
25% annual contribution requirements stipulated by HOME program regulations.
The ESG program requires a 100% match for the total amount of funds drawn down during the
federal fiscal year. Collier County requires all ESG subrecipients to provide a dollar-for-dollar
match by calculating the value of volunteer hours, private donations, and salary not covered by
ESG, other grant funding, in-kind donations, or by other eligible methods as provided in the ESG
regulations. The County also provides match support for the ESG program from general funds.
If appropriate, describe publicly owned land or property located within the jurisdiction that
may be used to address the needs identified in the plan
County owned land will be used in in the development of 82 housing units at the Bembridge
property in partnership with McDowell Housing partners. There is no HUD funding in this
development.
Page 517 of 7924
Consolidated Plan COLLIER COUNTY 135
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-40 Institutional Delivery Structure – 91.215(k)
Explain the institutional structure through which the jurisdiction will carry out its consolidated
plan including private industry, nonprofit organizations, and public institutions.
Page 518 of 7924
Consolidated Plan COLLIER COUNTY 136
OMB Control No: 2506-0117 (exp. 09/30/2021)
Responsible Entity Responsible
Entity Type
Role Geographic
Area Served
Collier County Government CDBG, HOME, and ESG
Program Administration
Collier County
Able Academy Nonprofit
Organization
Public Service Collier County
Boys & Girls Club of Collier
County
Nonprofit
Organization
Public Service Collier County
Children's Advocacy Center
of Collier County
Nonprofit
Organization
Public Service Collier County
Collier County Housing
Authority
Housing
Authority
Homeownership/
Affordable Housing
Collier County
Collier County Hunger and
Homeless Coalition
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Collier Resource Center, Inc. Nonprofit
Organization
Public Service Collier County
Collier Senior Resources Nonprofit
Organization
Public Service Collier County
David Lawrence Centers for
Behavioral Health
Nonprofit
Organization
Public Service Collier County
Drug Free Collier Nonprofit
Organization
Public Service Collier County
Empty Bowls Naples, Inc Nonprofit
Organization
Public Service Collier County
Grace Place for Children and
Families
Nonprofit
Organization
Public Service Collier County
Habitat for Humanity of
Collier County
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Harry Chapin Food Bank Nonprofit
Organization
Public Service Collier County
Page 519 of 7924
Consolidated Plan COLLIER COUNTY 137
OMB Control No: 2506-0117 (exp. 09/30/2021)
Hope for Families Ministry Nonprofit
Organization
Public Service Collier County
Immokalee CRA Nonprofit
Organization
Public Service Collier County
Immokalee Fair Housing
Alliance
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Legal Aid Service of Collier
County
Nonprofit
Organization
Public Service Collier County
Lighthouse of Collier Nonprofit
Organization
Public Service Collier County
Meals of Hope Nonprofit
Organization
Public Service Collier County
NAMI Collier County Nonprofit
Organization
Public Service Collier County
Naples Senior Center at JFCS Nonprofit
Organization
Public Service Collier County
Our Daily Bread Food Pantry
Incorporated
Nonprofit
Organization
Public Service Collier County
Residential Options of
Florida (ROOF)
Nonprofit
Organization
Public Service Collier County
St. Matthews House Nonprofit
Organization
Public Service Collier County
St. Vincent de Paul Society,
Naples
Nonprofit
Organization
Public Service Collier County
STARability Foundation Nonprofit
Organization
Public Service Collier County
The Immokalee Foundation Nonprofit
Organization
Public Service Collier County
The Salvation Army Naples Nonprofit
Organization
Public Service Collier County
The Shelter for Abused
Women & Children
Nonprofit
Organization
Public Service Collier County
Page 520 of 7924
Consolidated Plan COLLIER COUNTY 138
OMB Control No: 2506-0117 (exp. 09/30/2021)
United Way of Collier and
the Keys
Nonprofit
Organization
Public Service Collier County
Wounded Warriors of Collier Nonprofit
Organization
Public Service Collier County
Youth Haven, Inc. Nonprofit
Organization
Public Service Collier County
Table 49 - Institutional Delivery Structure
Assess of Strengths and Gaps in the Institutional Delivery System
Collier County has a comprehensive network of service providers that is made up of nonprofits,
private sector developers, community-based development organizations, local housing
authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one
staff member per grant program that is administers. This allows both the staff and the service
providers to become subject matter experts in their grant programs. This expertise maximizes
both the efficiency and effectiveness of the programs administration and minimizes mistakes.
One of the greatest gaps in the Institutional Delivery System is the financial capacity of the
nonprofit partners. The funding Collier County provides is intended to be supplemental to the
operation of programs. For many of the nonprofits the County’s funding represents the majority
of the money expended for a program and limits the reach of the program beyond the amount
allocated by HUD. An additional gap has been identified since the release of the revised HOME
Final Rule. The final rule eliminated the ability of local housing authorities to serve as Community
Housing Development Organizations (CHDOs). While a new CHDO has been identified to take
the place of this housing authority some local institutional knowledge has been lost in the
transition.
Availability of services targeted to homeless persons and persons with HIV and mainstream
services.
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to
People with HIV
Homelessness Prevention Services
Counseling/Advocacy X X X
Legal Assistance X X X
Mortgage Assistance X
Rental Assistance X X
Utilities Assistance X X
Page 521 of 7924
Consolidated Plan COLLIER COUNTY 139
OMB Control No: 2506-0117 (exp. 09/30/2021)
Street Outreach Services
Law Enforcement X
Mobile Clinics
Other Street Outreach
Services
X
Supportive Services
Alcohol & Drug Abuse X X X
Child Care X X X
Education X
Employment and
Employment Training
X
Healthcare X X X
HIV/AIDS X X X
Life Skills X X
Mental Health Counseling X X X
Transportation X
Other
Other
Table 50 - Homeless Prevention Services Summary
Describe how the service delivery system including, but not limited to, the services listed above
meet the needs of homeless persons (particularly chronically homeless individuals and
families, families with children, veterans and their families, and unaccompanied youth)
Collier County has a comprehensive network of service providers that is made up of nonprofits,
private sector developers, community-based development organizations, local housing
authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one
staff member per grant program that is administers. This allows both the staff and the service
providers to become subject matter experts in their grant programs. This expertise maximizes
both the efficiency and effectiveness of the programs administration and minimizes mistakes.
Page 522 of 7924
Consolidated Plan COLLIER COUNTY 140
OMB Control No: 2506-0117 (exp. 09/30/2021)
One of the greatest gaps in the Institutional Delivery System is the financial capacity of the
nonprofit partners. The funding Collier County provides is intended to be supplemental to the
operation of programs. For many of the nonprofits the County’s funding represents most of the
money expended for a program and limits the reach of the program beyond the amount allocated
by HUD. An additional gap has been identified since the release of the revised HOME Final Rule.
The final rule eliminated the ability of local housing authorities to serve as Community Housing
Development Organizations (CHDOs). While a new CHDO has been identified to take the place
of this housing authority some local institutional knowledge has been lost in the transition.
Describe the strengths and gaps of the service delivery system for special needs population and
persons experiencing homelessness, including, but not limited to, the services listed above
The County has been successful at partnering with several agencies serving persons with special
needs via entitlement funding, and also has provided services and programs to persons with
special needs via the SHIP program, which aids in the production and preservation of affordable
homeownership and multifamily housing for very low, low, and moderate-income households.
Although the County has been successful at working with many of the non-profit organizations
in the community, gaps in service delivery include supportive services for homeless individuals,
persons with special needs, and supportive housing and transitional housing for residents with
substance and alcohol abuse issues.
Provide a summary of the strategy for overcoming gaps in the institutional structure and
service delivery system for carrying out a strategy to address priority needs.
The most significant gap in the service delivery system is identifying sufficient funding to meet
the needs identified. Collier County typically receives requests for four to five times the funding
available on an annual basis. Consequently, funding is allocated to as many high priorities needs,
and projects as is practicable. Given the limited HUD funding available to completely overcome
the gaps in the institutional structure, the County collaborates with various partners to ensure
that priority needs are addressed. For example, the County operates as the lead agency for the
Area Agency on Aging, which provides case management and other services for seniors and
oversees a daily nutritional program for seniors in the community. Also, the County seeks and
has been successful in receiving many other awards to address priority needs. These grants
include a SHIP award to assist with homeowner and rental opportunities and a state of Florida
Criminal Justice, Mental Health and Substance Abuse grant through which the County partners
with the Sheriff’s office and a local mental health facility to improve outcomes for persons in the
criminal justice system who have mental health issues. The development of social service
collaborations across the region to coordinate the work of social service organizations,
disseminate news and information, and spearhead community-wide solutions to local needs is
necessary to assist the community in overcoming gaps in services for the homeless and residents
with substance abuse issues.
Page 523 of 7924
Consolidated Plan COLLIER COUNTY 141
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-45 Goals Summary – 91.215(a)(4)
Goal Descriptions
• Provide Assistance and Education to Homebuyers - Funds will be used to assist low-income, first-time homebuyers with
down-payment assistance to purchase a home.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used
to support new construction, rehabilitation, or acquisition of affordable housing for homeownership.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new
construction, rehabilitation, or acquisition of affordable housing for rental housing.
• CHDO Set-Aside – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for
housing developed by a CHDO.
• Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, persons with mental
illness, elderly, frail elderly, disabled, and veterans.
• Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and
permanent housing for homeless persons.
• HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless
individuals and families and persons at risk of homelessness.
• Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming
homeless.
Page 524 of 7924
Consolidated Plan COLLIER COUNTY 142
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Priority
Needs
Addressed
Funding Goal Outcome
Indicator
1 Administration
& Planning 2021 2025 Other Countywide
Provide
Administration
& Planning
CDBG: $2,773,270 ESG:
$81,678.50 HOME:
$392,123.70
Other: Planning &
Administration: CDBG:
5; HOME: 5; ESG: 5
2
Support New
Construction or
Rehabilitation
or Acquisition of
Affordable
Rental Housing
2021 2025 Affordable
Housing Countywide Housing
Affordability CDBG: $2,500,000 Rental Units
Constructed: 400
2 Improve Public
Infrastructure 2021 2025
Non-Housing
Community
Development
Countywide
Public
Infrastructure
Improvement
CDBG: $918,380
Public facility or
infrastructure
activities other than
low/moderate-income
housing benefit: 5,625
3
Improve Public
and Other
Facilities
2021 2025
Non- Housing
Community
Development
Countywide Public
Facilities CDBG: $672,751.32
Public facility or
infrastructure
activities other than
low/moderate-income
housing benefit: 900
4
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2025 Affordable
Housing Countywide Housing
Affordability
CDBG: $5,395,000.00
HOME: $2,000,000.00
Rental Units
Rehabilitated Assisted:
260
Rental Units Acquired:
5
5 Provide Public
Services 2021 2025 -Community
Development Countywide Public Services CDBG: $1,741,755.85 Number of persons
assisted: 1100
Page 525 of 7924
Consolidated Plan COLLIER COUNTY 143
OMB Control No: 2506-0117 (exp. 09/30/2021)
6
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Housing for
Homeownership
2021 2025 Affordable
Housing Countywide Housing
Affordability
HOME: $1,245,058.60 Other: Rental Units
Acquired: 5
7 CHDO 2022 2025 Affordable
Housing Countywide Housing
Affordability
CHDO Set-aside:
$451,800
Rental Units
Constructed: 20
8
Support
Emergency
Housing and
Services for the
Homeless
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $500,000.00 Homeless Person
Overnight Shelter: 600
9 HMIS Support 2021 2025 Other Countywide
Homelessness
&
Homelessness
Prevention
ESG: $200,000.00 Other: HMIS Support
10
Homeless
Prevention &
Rapid
Rehousing
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $307,306.50
Homelessness
Prevention: 25
persons
11
Tenant Based
Rental
Assistance
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
HOME: $500,000
Tenant-based Rental
Assistance/ Rapid
Rehousing: 20
Table 51 – Goals Summary
Page 526 of 7924
Consolidated Plan COLLIER COUNTY 144
OMB Control No: 2506-0117 (exp. 09/30/2021)
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide
affordable housing as defined by HOME 91.315(b)(2)
Over the next five years, Collier County anticipates providing affordable housing for an estimated 25 extremely low-income, low-
income, or moderate-income families through CHDO activities, and support for new construction, rehabilitation, or acquisition of
affordable rental or for-sale housing using HOME funds.
Page 527 of 7924
Consolidated Plan COLLIER COUNTY 145
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-50 Public Housing Accessibility and Involvement – 91.215(c)
Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary
Compliance Agreement)
The Collier County Housing Authority (CCHA) is an independent authority established under state
law, is separate from the general control of the County, and operates no HUD-funded public
housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary
Compliance Agreement to increase the number of accessible units.
Activities to Increase Resident Involvements
The Collier County Housing Authority undertakes a variety of initiatives to increase resident
involvement which include established programs that represent all residents living in Housing
Authority developments. The Collier County Housing Authority coordinates programs, activities,
and services offered to residents, including:
Family Self Sufficiency Program - designed to assist residents with achieving self-
sufficiency. This effort is accomplished through goal setting, intervention, advocacy, and
community collaboration. When entering the program, the residents meet with a Family
Self Sufficiency (FSS) Program Coordinator to discuss their needs and to set goals.
Residents can receive assistance with seeking employment, job training, and educational
opportunities.
Is the public housing agency designated as troubled under 24 CFR part 902?
The Collier County Housing Authority is not designated as troubled and is considered a high
performer.
Plan to remove the ‘troubled’ designation
Not applicable
SP-55 Barriers to affordable housing – 91.215(h)
Barriers to Affordable Housing
The inventory of affordable housing in Collier County is not sufficient to meet the demand for
affordable units. One of the primary challenges to creating and preserving affordable housing in
Collier County is that household income is failing to keep up with rising housing costs. The local
economy is focused on retail, hospitality, services, and agriculture; however, high housing costs
have priced out much of the workforce needed for the county to function.
Strategy to Remove or Ameliorate the Barriers to Affordable Housing
Page 528 of 7924
Consolidated Plan COLLIER COUNTY 146
OMB Control No: 2506-0117 (exp. 09/30/2021)
Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing
affordable housing units. With a wider range of housing options, Collier County would be better
equipped to tackle the affordable housing problem. The effort requires comprehensive strategies
and a variety of tools that can be used alone or in combination to reduce costs and increase
availability.
During this consolidated plan period, Collier County will continue to Review and Revise the Land
Development Code which, if done well will make it easier to implement necessary changes to
encourage housing affordability. The current Land Development Code (LDC) does not consistently
support and encourage growth in already existing urbanized areas of the county (those areas
generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale,
planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment
and infill sites in already developed areas of the county are challenging to consolidate, may need
to address adjacent uses and neighborhood concerns, and often require additional density to
make them financially feasible. Collier County can also consider reducing parking standards to
achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging
smart-site infrastructure, and identify strategic opportunity sites.
SP-60 Homelessness Strategy – 91.215(d)
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
Collier County, through its nonprofit partners, provides services for the homeless by allocating
ESG funding. The network of services providers refers clients to one another for assistance on an
ad hoc basis. They work to build trusting relationships with homeless persons living on the streets
and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform
assessments for homeless persons and those at risk of homelessness to link them to shelter and
other supportive services that are appropriate to meet their needs. All subrecipients funded
through the County’s ESG will participate in coordinated entry.
Additionally, the County also continues to provide funding for salaries and operating costs to
shelters in the community including the Shelter for Abused Women and Children. The County
also supports facility improvements at local emergency shelter locations. Collier County also
participates in the Point in Time Count to identify the number of homeless persons in the County
and to appropriately allocate funding to address homelessness and human trafficking victims.
Addressing the emergency and transitional housing needs of homeless persons
Collier County currently awards its ESG entitlement funds to subrecipients for the operation of
emergency shelters, provision of hotel/motel vouchers, financial assistance through rapid re-
housing to become stably housed and homeless prevention programs to serve individuals and
families. Some emergency shelters and homeless prevention programs are designed to focus
their services to the needs of specific populations such as families, victims of domestic violence,
persons being evicted, and persons with severe mental health disorders or substance abuse
histories.
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In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its
subrecipients are working together to prevent homelessness by helping families remain within
their communities and retain their current permanent housing or diverting people to permanent
housing solutions. The first step in this process was to streamline the intake of homeless families
seeking emergency shelter. The improved coordination will result in more families being diverted
away from homelessness and more families exiting homelessness and being rapidly re-housed in
permanent housing.
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again.
The County will continue to administer the Emergency Solutions Grants (ESG) and oversee
activities for homeless individuals and families. The County has identified rapid re-housing as a
priority during the next Consolidated Plan period. Obtaining permanent housing for homeless
individuals and families will shorten the length of time spent in emergency and transitional
shelters.
Collier County encourages collaboration with organizations to transition as many people as
possible into permanent housing as quickly as possible. The County also supports the
implementation of coordinated entry process to assess and direct the homeless and people with
mental illness to appropriate housing and services. Some families or individuals may require only
limited assistance for a short period of time, such as emergency food and shelter -- until a first
paycheck is received or a medical emergency has passed. Others will require more
comprehensive and long-term assistance, such as transitional housing with supportive services
and job training. Due to limited resources, it is important for agencies to eliminate duplication of
effort by local agencies, both in assessment procedures and in subsequent housing and
supportive services. The Homeless Management Information System (HMIS) can be improved
with common intake forms, shared data, effective assessment instruments and procedures, and
on-going coordination of assistance among community organizations.
Help low-income individuals and families avoid becoming homeless, especially extremely low-
income individuals and families who are likely to become homeless after being discharged from
a publicly funded institution or system of care, or who are receiving assistance from public and
private agencies that address housing, health, social services, employment, education, or youth
needs
Diversion to housing and services outside of the traditional homeless services system is an
integral part of helping families to avoid becoming homeless. Through a coordinated system,
service providers will work with families to identify other housing options available for the
household rather than accessing shelter through the homeless system. For example, family or
friends that the client may be able to stay with while stabilizing their housing situation, which
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may be more beneficial for the household and simultaneously reserves homeless shelter
resources for those with no other options.
SP-65 Lead based paint Hazards – 91.215(i)y
Actions to address LBP hazards and increase access to housing without LBP hazards
Collier County will continue to implement countermeasures to reduce lead-based paint hazards
by abating or removing lead-based paint hazards found in existing housing built prior to 1978.
Collier County educates the public on the hazards of lead-based paint and educates parents about
protecting their children. In response to lead-based paint hazards and the limited resources
available, the County will plan a steady, long-term response in accordance with Federal lead-
based paint standards, other applicable federal regulations, and local property standards.
The County will identify houses with lead-based paint through the various housing programs
undertaken by the County and will abate or remove lead hazards in high priority units.
Government assisted housing rehabilitation projects will include the completion of a lead-based
paint inspection according to HUD and Environmental Protection Agency (EPA) guidelines.
Policies and procedures for abatement of lead hazards have been established in Collier County,
which include determining cost effectiveness for abatement and procedures for assessing,
contracting, and inspecting post-abatement work. The policies and procedures also include
preparing work write-ups and costs estimates for all income eligible persons in Collier County
with identified lead-based paint hazards.
How are the actions listed above related to the extent of lead poisoning and hazards?
Lead poisoning is the leading environmental hazard to children, creating devastating and
irreversible health problems. The leading cause of lead-based poisoning is exposure to dust from
deteriorating paint in homes constructed before 1978. This is due to the high lead content used
in paint during that period, and particularly in homes built before 1950. Pre-1978 housing
occupied by lower income households with children offers particularly high risks of lead exposure
due to the generally lower levels of home maintenance among lower income households. This is
an important factor since it is not the lead paint itself that causes the hazards, but rather the
deterioration of the paint that releases lead-contaminated dust and allows children to peel and
eat lead-contaminated flakes.
How are the actions listed above integrated into housing policies and procedures?
Collier County policies and procedures call for full compliance with the lead-based paint
regulations at 24 CFR Part 35. Contractors, subrecipients, and other community partners are
advised of the lead-based paint regulations and the County works with them to ensure
inspection, testing, and abatement of lead hazards wherever necessary. Additionally, the County
distributes information and literature on lead hazards to households who may be at risk of
exposure.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-70 Anti-Poverty Strategy – 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families
Collier County has a Business and Economic Division that provides help with business relocation
and expansion. This Division has partnered with several local economic development agencies,
including the Small Business Development Center, which helps with small business start-ups,
Career Source of Southwest Florida to help with job training and employment services, and
Naples Chamber of Commerce. The local community college provides additional classes and
training related to small business development and implementation and job training programs.
Life skills, employment, and job training activities are offered in areas with high concentrations
of low-income residents including Immokalee, and there are two targeted CRAs in the Bayshore-
Gateway Triangle Area and Immokalee.
How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this
affordable housing plan
Some of the jurisdiction’s poverty reduction programs and the affordable housing programs
detailed in this plan are managed by Collier County, allowing for strong coordination of program
offerings, performance goals, and policies.
SP-80 Monitoring – 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities
carried out in furtherance of the plan and will use to ensure long-term compliance with
requirements of the programs involved, including minority business outreach and the
comprehensive planning requirements
Subrecipients will receive information on federal and local regulations relating to their specific
activity, along with an explanation as to how they apply to the project. Specific performance
objectives will be outlined within each subrecipient agreement, giving measurable objectives for
the eligible activity to be carried out. Each project is monitored on an ongoing basis and all
preconstruction conferences are attended by division staff. Prior to any contracting, CHS staff
reviews program requirements with prospective subrecipients, including emphasis on conflict of
interest and special requirements for each subrecipient’s specific agreement. This process
ensures subrecipients are fully aware of program requirements. Documentation submitted with
reimbursement requests is reviewed for compliance with applicable regulations and measurable
objectives prior to issuing funds.
On-site monitoring of selected subrecipients is scheduled by the County and conducted by the
CHS Grant Monitoring Team using an enhanced monitoring checklist. The Monitoring Team is
typically composed of the Compliance Supervisor, the Project Grant Coordinator, the Monitoring
Operations Analyst, and a Senior Accountant. This team is charged with providing a progress
monitoring visit and evaluation and a second visit at final project closeout (the timing of which
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are subject to change based on current divisional policies). The specific number of monitoring
visits each funded entity receives is based on a risk evaluation, but every project will have a
closeout monitoring. Projects still under construction for more than a year are also monitored
until the project is complete. Projects are reviewed to ensure all aspects of the activity are carried
out in accordance with applicable regulations. After a monitoring visit, CHS sends a follow-up
letter to the subrecipient stating the outcome of the monitoring. Where required by the
monitoring outcome, Corrective Action Plans are developed and the subrecipient’s compliance
with the Corrective Action Plan is reviewed until the plan is satisfied. After the Corrective Action
Plan is satisfied and all monitoring findings are cleared, CHS closes out the monitoring with a
letter to the subrecipient identifying future compliance requirements and reporting
responsibilities.
In addition to the above, any subrecipient determined to be in need of and/or requesting
additional training on how to meet grantee and federal requirements receives technical
assistance (TA) in the form deemed most appropriate to the circumstances.
The County has developed written policies and procedures that are in place for all federal grant
programs. CHS continues to monitor and assist subrecipients to become aware of and
knowledgeable about all grant requirements. Additionally, CHS provides TA to achieve
compliance with all federal requirements and holds a quarterly partnership meeting with each
subrecipient to ensure successful project completion.
Page 533 of 7924
Consolidated Plan COLLIER COUNTY 151
OMB Control No: 2506-0117 (exp. 09/30/2021)
Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the FY2021 to meet underserved needs, foster
decent affordable housing, develop institutional structure, and enhance coordination between public and private housing and social
service agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure includes $134,787.17 in prior year
CDBG funds and $666,127.30 in prior year HOME funds that will be reprogrammed for use this year. Additionally, this figure includes
an estimated $29,000 in CDBG program income and $31,571 in HOME program income.
In the prior program year, the County received CDBG-CV and ESG-CV funds to assist eligible individuals and families facing hardships
due to the COVID-19 pandemic. CDBG-CV funds were allocated towards economic development activities such as small business loans
to assist businesses that have been negatively affected by the COVID-19 pandemic. CDBG-CV funds were also allocated to the purchase
of medical equipment such as personal protective equipment and testing. ESG-CV funds were utilized for expanded rapid re-housing
and homeless prevention activities. The County continues to assess the effectiveness of these allocated funds and will work to ensure
that the funds are utilized to optimal efficiency.
Additional resources available to Collier County in this program year include State Housing Initiative Partnership (SHIP) funding of
approximately $2,500,000 which is used for a wide range of rehabilitation, rental housing, and homeownership assistance.
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Anticipated Resources
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder of Con
Plan
$
Narrative
Description Annual
Allocation:
$
Program
Income: $
Prior Year
Resources:
$
Total:
$
CDBG Public –
Federal
- Public services
- Infrastructure and
facility
improvements
- Housing
- Economic
Development
- Administration
- Fair Housing
$2,744,274 $29,000 $134,787.17 $2,908,061.17
$11,093,096 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
HOME Public –
Federal
- Homebuyer
assistance
- Rental or
homeowner rehab
- Rental or
homeownership
new construction
- Acquisition
- Tenant-based
rental assistance
- Administration
$753,000 $31,571 $666,127.30
$1,450,698.30 $3,138,284 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
ESG Public –
Federal
- Shelter Operations
- Rapid Re-Housing
- Homelessness
Prevention
- HMIS
- Administration
$217,796 $0 $0 $217,796.00 $871,184.00 Anticipated Year 1
funding will include
entitlement grant
funds
Table 52 - Expected Resources – Priority Table
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Explain how federal funds will leverage those additional resources (private, state, and local funds), including a description of how
matching requirements will be satisfied.
Projects selected for funding by Collier County leverage additional community resources, including public and private agency funds.
Although the CDBG program does not require a match from non-federal sources, monies dedicated to infrastructure improvements
capitalize on ongoing revitalization efforts by the Bayshore and Immokalee Community Redevelopment Agencies (CRAs). Facility
improvements for nonprofit organizations enhance their ability to provide services to their clients or residents. Public service funds
are granted to agencies with additional public and/or private funding streams that provide a variety of services in addition to those
supported by CDBG funds. For example, several nonprofits receive state funds through the Department of Children and Families to
support CDBG-funded programs. In recent years, subrecipients also had large private donors who made cash donations.
Both the HOME and ESG programs have matching funds requirements. The HOME program match will be provided from organizations
that receive HOME funding during FY2021 in in-kind contributions and other non-federal sources to fund the operations supporting
the HOME funded program. The County may also satisfy the HOME match through the State Housing Initiative Program (SHIP). The
ESG program requires the County provide a 1:1 match. The County plans to fund the Shelter for Abused Women and Children and the
subrecipient will provide match through payment of costs associated with shelter operations such as program staff salaries. NAMI’s
rapid re-housing and the HMIS activity will also provide required match. Additionally, the County pays the salaries of County staff to
contribute to match requirements form HUD.
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If appropriate, describe publicly owned land or property located within the jurisdiction that
may be used to address the needs identified in the plan
Florida Statues Section 125.379, Disposition of County property for affordable housing, requires
that counties create an inventory of real property with fee simple title appropriate for affordable
housing. Collier County maintains the inventory of County-owned surplus land through its Real
Property Division. Locally, the disposition of surplus land is governed by Resolution 2007-172 and
Resolution 2010-123, which direct the County to sell the land and use the proceeds to increase
financial resources set-aside for affordable housing.
The County identified two publicly owned parcels suitable for new housing construction and
released an RFP for their sale and development in fall 2018. One parcel, known as Bembridge,
released an Invitation to Negotiate for the development of affordable housing in spring 2019.
The Bembridge property developer will receive Florida Housing Finance Authority funding to
construct 82 new rental units in 2021. The project has completed all zoning activities required for
construction to begin. The project is expected to commence in late 2021.
In 2019, the County acquired 60+ acres in Golden Gate City. As part of this acquisition the County
has obligated 40ac to affordable housing. In 2020 the County released an RFP, and a nonprofit
developer was selected. This project includes a 10M private donation to support the project.
The County will contribute the land to project.
In addition, the County Board of Commissioners recently adopted Resolution 2018-39, which
encourages the co-location of housing and public facilities when the County acquires future
property.
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AP-20 Annual Goals and Objectives
Goal Descriptions
• Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used
to support new construction, rehabilitation, or acquisition of affordable housing for homeownership.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new
construction, rehabilitation, or acquisition of affordable housing for rental housing.
• Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, elderly, frail elderly,
disabled, and veterans.
• Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and
permanent housing for homeless persons.
• HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless
individuals and families and persons at risk of homelessness.
• Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming
homeless.
Page 538 of 7924
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Goals
Summary
Information
Sort Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1
CDBG
Administration
& Planning
2021 2022 Other Countywide
Provide
Administration
& Planning
CDBG: $554,654 ESG:
$16,334.70 HOME:
$78,295.30
Other: Planning &
Administration:
CDBG: 1; HOME: 1;
ESG: 1
2
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2022 Affordable
Housing Countywide Housing
Affordability CDBG: $500,000 Rental Units
constructed: 80
3 Improve Public
Infrastructure 2021 2022
Non-Housing
Community
Development
Countywide
Public
Infrastructure
Improvements
CDBG: $183,676
Public facility or
infrastructure
activities other than
low/moderate-
income housing
benefit: 1,125
4
Improve Public
and Other
Facilities
2021 2022
Non- Housing
Community
Development
Countywide Public
Facilities CDBG: $248,380.00
Public facility or
infrastructure
activities other than
low/moderate-
income housing
benefit: 180
5
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2022 Affordable
Housing Countywide Housing
Affordability
CDBG: $1,079,000.00
HOME: $400,000.00
Rental Units
Rehabilitated: 52
Rental Units
Acquired: 1
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6 Provide Public
Services 2021 2022 Community
Development Countywide Public Services CDBG: $348,351.17
Public service
activities for other
than Low/Moderate
Income Housing
Benefit: 260
7
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Housing for
Homeownership
2021 2022 Affordable
Housing Countywide Housing
Affordability HOME: $872,403 Homeowner Housing
Added: 8
8
Support
Emergency
Shelter and
Services for the
Homeless
2021 2022 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $100,000.00
Homeless Person
Overnight Shelter:
120
9 HMIS Support 2021 2022 Other Countywide
Homelessness
&
Homelessness
Prevention
ESG: $40,000 Other: HMIS support
3
10
Provide
Homelessness
Prevention
2021 2022 Homeless
Special Needs Countywide
Homelessness
&
Homelessness
Prevention
ESG: $61,461.30 Homelessness
Prevention: TBD
11
Tenant Based
Rental
Assistance
2021 2022 Affordable
Housing Countywide
Homelessness
&
Homelessness
Prevention
HOME $100,000
Tenant-based Rental
Assistance/ Rapid
Rehousing:
4
Table 53 – Goals Summary
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Consolidated Plan COLLIER COUNTY 158
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Projects
AP-35 Projects – 91.220(d)
Introduction
For FY 2021-2022, Collier County will fund a total of 12 projects under the CDBG, HOME, and ESG
programs, identified below with additional details provided in Section AP-38. Please note that
funding levels and goal outcome indicators are estimates for planning purposes. Payments to
subrecipients for individual projects and/or activities are not contingent on meeting annual
outcome indicators shown below. Subrecipient award amounts may not match those in the
applications submitted to the County, as not all projects were funded at requested levels.
Recommended activities are eventually finalized in a legal agreement approved by the Board of
County Commissioners and the subrecipients. The agreement is considered to contain the final
activity description including funding levels, scope elements, deliverables and beneficiaries and
supersedes any prior information such as the application or this action plan.
CDBG projects include public services, public facility, and public infrastructure improvements.
Under the HOME program, the County will fund, acquisition, and/or rehabilitation of affordable
housing and a tenant-based rental assistance program.
ESG activities include emergency shelter operations support and administration.
The administrative costs of the CDBG, HOME, and ESG projects are also included as projects and
represent 20%, 10%, and 7.5% of annual allocations, respectively.
In the event that any of the activities identified in the project list and descriptions do not perform
as anticipated and grant funds are returned, or in the event that additional funds become
available, the County reserves the right to reprogram those funds for use in a TBRA, Down
Payment and Closing Cost Assistance program for low- and moderate-income households.
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Projects
# Project Name
1 CDBG Collier County CDBG Administration & Planning
2 CDBG Casa San Juan Diego - National Development
3 CDBG Sunrise Group
4 CDBG Collier County Housing Authority – HVAC Installation
5 CDBG Collier County Housing Authority – Rental Acquisition
6 CDBG Shelter for Abused Women & Children
7 CDBG City of Naples
8 CDBG Sunrise Group
9 CDBG Legal Aid
10 CDBG Project HELP
11 HOME Habitat for Humanity
12 HOME Collier County HOME Administration & Planning
13 HOME Wounded Warrior Project
14 ESG Shelter for Abused Women
15 ESG Collier County ESG Administration & Planning
Table 54 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved
needs.
The County has pursued a variety of strategies to impact the identified needs of the community,
the primary obstacle to meeting the underserved needs is the lack of sufficient financial
resources. Annually several project proposals may be unfunded or receive only partial funding
due to lack of available resources.
Allocation priorities for the FY 2021-2022 Action Plan are consistent with those outlined in the
Strategic Plan portion of the County’s 2021-2025 Consolidated Plan. The priorities were identified
through a review of market conditions as well as a needs assessment that analyzed affordable
housing, special need housing, homeless, and non-housing community development needs in
Collier County. Substantial participation by residents, local and regional organizations, and other
stakeholders also informed these priorities.
The Consolidated Plan and the Needs Assessment conducted as part of the Consolidated Planning
process identified affordable for-sale and rental housing as a top need in Collier County. Housing
affordability was the most common issue identified by interviewees and community meeting
participants throughout the county, including in Naples and Immokalee. Further, according to
Comprehensive Housing Affordability Strategy (CHAS) data, about 19% of all households in the
county spend more than 30% of their income on housing. For low- and moderate-income
households, about 75% of renters and 65% of owners spend over 30% of income on housing.
Page 542 of 7924
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The County made its funding decisions for this Action Plan based on need, geographic priorities,
and opportunities to work with subrecipients and other partners that contribute additional
resources to leverage federal funds. The main obstacle to addressing underserved needs is the
shortage of financial resources to address Collier County’s priorities.
In the event of natural disasters, pandemics, and other worldwide crisis events (natural or manmade), the
County may substantially amend the projects in this Plan to meet the immediate needs of the community.
It is the responsibility of the County to plan ahead and be disaster prepared. For example, in the event of
hurricanes the County may reprioritize from normal activities to focus on infrastructure and facilities
improvements, or increase public services, where allowable, in the case of a pandemic or other natural
disaster. Under the State SHIP program, the county has an existing Disaster Assistance Strategy that goes
into effect when a disaster declaration has been declared by the President or the Governor. Collier County
will also take advantage of federal waivers that may be issued from time to time in the event of declared
disasters. In April 2020, the County identified HUD CDBG, ESG and HOME waivers that it was electing to
use in addressing the Coronavirus pandemic. Collier County will continue to take advantage of all
appropriate CDBG, ESG and HOME waivers as they become available
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Consolidated Plan COLLIER COUNTY 161
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AP-38 Project Summary
Project Summary Information
No. Project Goals Supported Geographic
Areas Needs Addressed Funding
1
Collier County CDBG Administration &
Planning CDBG Planning and Administration Countywide CDBG Planning &
Administration
CDBG:
$548,854.00
Description CDBG Program Administration & Planning
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
1
Location Description activities
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
County Wide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
CDBG funds will be used for administrative and planning activities.
2
Casa San Juan Diego - National
Development
Support New Construction,
Rehabilitation, or Acquisition of
Affordable Rental Housing
Countywide Housing Affordability CDBG:
$500,000.00
Description Subrecipient will utilize CDBG funds to support the development of 80 affordable housing rental
units in Immokalee
Target Date for Completion 9/30/2022
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Estimate the number and type of
families that will benefit from the
proposed activities 80 low-mod households (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description activities
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
County Wide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Phase 1: Preliminary engineering, architectural design & permitting.
3
Sunrise Group Public Facility Improvement Countywide Public Facility
Improvement
CDBG:
$56,369.76
Description Subrecipient will utilize CDBG funds for facility improvements. The County will allocate prior year
CDBG funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 60 individuals with disabilities (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Public Facility Improvements
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4
Collier County Housing Authority Affordable Housing: HVAC
Installation Countywide Housing Affordability CDBG:
$500,000.00
Description Subrecipient will utilize CDBG funds for public facility improvements: HVAC Installation
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
50 households
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for support affordable housing: HVAC Installation
5
Collier County Housing Authority Rental Acquisition Countywide Affordable Housing CDBG:
$579,000.00
Description Subrecipient will utilize CDBG funds for rental acquisition for low-income households
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
2 households
Location Description (additional
information for this discussion may be Countywide
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available on the AP-36 Project Detail
screen)
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for rental acquisition for low-income households
6
Shelter for Abused Women &
Children Public Facility Improvement Countywide Public Facility
Improvement
CDBG:
$51,223.07
Description Subrecipient will utilize CDBG funds for security enhancement. The County will allocate prior year
funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
120 victims of domestic violence
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Security Enhancement
7 City of Naples Infrastructure & Improvement Countywide Public Facility CDBG:
$183,676.00
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Description Subrecipient will utilize CDBG funds for streetlight replacement in Census Tract 0007.00. The
County will allocate prior year funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
1125 low-mod income persons.
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
City of Naples
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for streetlight replacement in low-income areas
8
Sunrise Group Public Services Countywide Public Services CDBG:
$98,000.00
Description Subrecipient will utilize CDBG funds for transportation.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities
60 persons with disabilities
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for transportation of disabled persons.
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9
Legal Aid Public Services Countywide Public Services CDBG:
$158,351.17
Description Subrecipient will utilize CDBG funds for services to victims
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 100 Victims Served (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize CDBG funds for legal services to victims. (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
10
Project HELP Public Services Countywide Public Services CDBG:
$92,000.00
Description Subrecipient will utilize CDBG funds for a mobile forensic unit.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 80 Persons Served (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
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Planned Activities
Subrecipient will utilize CDBG funds for a mobile forensic unit for victims of violence and
trafficking
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
11
Habitat for Humanity Affordable Housing Countywide Affordable Housing HOME:
$306,275.70
Description Subrecipient will utilize HOME funds to acquire scattered sites for new construction. The County
will allocate $566,127.30 in 2019 and 2020 prior year funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 8 units (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize HOME funds to acquire scattered sites for new construction.
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
13
Wounded Warriors Affordable Housing Countywide Affordable Housing HOME:
$400,000.00
Description Subrecipient will utilize HOME funds to fund veteran housing.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities
1 household
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(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize HOME funds to acquire rental housing (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
14
Collier County HOME Administration
& Planning HOME Planning and Administration Countywide HOME Planning and
Administration
HOME:
$46,724.30
Description HOME Planning and Administration
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 1 (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
HOME Planning and Administration (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
15 Shelter for Abused Women Emergency Shelter Countywide Emergency Shelter ESG:
$100,000.00
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Description Subrecipient will utilize ESG funds for emergency shelter operations
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 120 victims of domestic violence (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize ESG funds for emergency operations (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
16
Collier County ESG Administration &
Planning ESG Administration & Planning Countywide ESG Administration &
Planning
ESG:
$16,335.70
Description ESG Administration & Planning
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 1 (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities ESG Administration & Planning
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(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
17
ESG Uncommitted HMIS/Homeless Prevention and
Rapid Re-housing Countywide
HMIS/Homeless
Prevention and Rapid Re-
housing
ESG:
$101,460.30
Description HMIS/Homeless Prevention and Rapid Re-housing
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities TBD (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
HMIS/Homeless Prevention and Rapid Re-housing (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
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AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and
minority concentration) where assistance will be directed.
Collier County is an urban county that relies on widely accepted data such as American
Community Survey (ACS), HUD low and moderate-income summary data, and Federal Financial
Institutions Examinations Council (FFIEC) data to determine areas throughout the community
with concentrations of low and moderate-income communities. Program resources are allocated
County-wide based on low-mod areas which often coincide with areas of minority concentration.
Over the next year, the County intends to utilize CDBG, HOME, and ESG funds in unincorporated
parts of the County and the City of Naples. Marco Island, an incorporated city within the County,
opted out of participation in 2012. Over the next program year, the County anticipates spending
96% of its CDBG funds and in Immokalee HVAC improvements to rental housing and
infrastructure development and 4% in Naples undertaking , street light replacement, Countywide
project include rental acquisitions, shelter security enhancements, transportation services,
victim services, acquisition of affordable housing and veteran housing.
Geographic Distribution
Target Area Percentage of Funds
City of Naples 4%
Immokalee 18%
Collier County- Countywide 78%
Table 55 - Geographic Distribution
Rationale for the priorities for allocating investments geographically.
Collier County targets resources in low-moderate income census block groups to meet regulatory
requirements for CDBG grant funds and to target areas with the highest level of needs. Maps provided
show Collier County block groups where 51% or more of the population have incomes at or below 80% of
the area median income. These areas are considered “target areas” for use of HUD grant funds for area
improvements, such as public infrastructure or facility improvements. HUD funds may also be spent
outside of these targeted areas, as long as they provide services, improvements, affordable housing, or
other benefits for low- and moderate-income households or special needs populations. The following
map depict the low- and moderate-income block groups within Collier County. The low-income
block groups identified in the map below will generally be prioritized for allocation of
Consolidated Plan resources, however, individual low- and moderate-income persons residing
anywhere in Collier County may be eligible beneficiaries of CDBG funds.
The 2017 Tax Cut and Jobs Act established the Opportunity Zone program. Opportunity zones are low-
income census tracts nominated by the Governor of the state to spur private investment for economic
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development and job creation in the designated tracts. Collier County has five census tracts that are
certified by the State as Opportunity Zones (census tracts 104.11, 108.02, 112.05, 113.01, and 114). HUD
encouraged grantees to consider using their CDBG, HOME, and ESG funds for eligible activities in
Opportunity Zones in CPD-19-01: Guidance on Submitting Consolidated Plans and Annual Action Plans.
The County's Opportunity Zones overlap with census tracts within two of the CDBG target areas. For FY
2020-2021, the County anticipates funding two public facility projects in these census tract target areas.
As the Opportunity Zone program regulations are finalized, the County will explore how the CPD funds
can be used to leverage Opportunity Zone funding to these areas.
Source: HUD
CPD Mapping
Tool,
https://egis.hud.gov/cpdmaps/
Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
Collier County partners with the Collier County Housing Authority (CCHA) and several non-profit
agencies to assist in projects designed to provide affordable rental and homeowner housing,
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including assistance to people with disabilities and homeless individuals and families. The special
needs population will be served through grants to local service providers. The homeless
population will be served through assistance grants to local service providers. To address these
needs, the County will use HOME, ESG, and CDBG funds to support the development of new
affordable units and the rehabilitation of existing units.
One Year Goals for the Number of Households to be
Supported
Homeless 120
Non-Homeless 25
Special-Needs 3
Total 150
Table 56 - One Year Goals for Affordable Housing by Support Requirement
One Year Goals for the Number of Households Supported
Through
Rental Assistance 0
The Production of New Units 4
Rehab of Existing Units 50
Acquisition of Existing Units 3
Total 57
Table 57 - One Year Goals for Affordable Housing by Support Type
Discussion: Rent Reasonableness allows Collier County to provide housing for units up to 10%
over the Fair Market Rent rate.
AP-60 Public Housing – 91.220(h)
Introduction
The Collier County Housing Authority (CCHA) is an independent authority established under state
law, is separate from the general control of the County, and operates no HUD-funded public
housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary
Compliance Agreement to increase the number of accessible units. The CCHA owns and manages
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public housing developments, including low-income and farm labor housing at Farm Worker Village, farm
labor housing at Collier Village, a 192-bed dormitory called Horizon Village, and some scattered site
housing.
Farm Worker Village is a multi-family low-income and farm labor housing development in Immokalee
built under the USDA 514/516 Program. The development includes 176 total acres with 591 housing
units, ranging from single-family homes to duplexes and quadraplexes. Farm Worker Village has a main
office, convenience store, laundromat, community center, playground, and two daycare centers.
Horizon Village offers 192 beds for unaccompanied migrants and seasonal farmworkers in dormitory-
style efficiency units, each with space for 8 people, a common kitchen area with appliances, and two
bathrooms. A meeting room is available to provide social and educational programs.
The Housing Authority also administers approximately 440 Section 8 Housing Choice Vouchers. Unlike
most public housing authorities, CCHA has no HUD-funded public housing units. Their primary funding is
from USDA.
Actions planned during the next year to address the needs to public housing.
The CCHA has also applied for rehabilitation grant through the Collier County Community and
Human Services Division to rehab older units located at Farmworker Village. This project will
provide HVAC to 50 units. In 2019-2020, CCHA received a HOME grant to rehabilitate 52 units at
Farm Worker village. In addition, CCHA has been awarded funds for the acquisition of rental
property to support 2 households during this grant cycle.
Actions to encourage public housing residents to become more involved in management and
participate in homeownership.
The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents
improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary
self-sufficiency programs that provide participating families the opportunity to identify needs,
improve skill sets, and work towards life goals, economic independence, and housing self-
sufficiency programs provide families with:
• A plan specifically tailored to their family or individual goals.
• A link to community organizations geared towards education, job training and placement
programs, computer and financial literacy, and increased self-sufficiency.
• An advocate and supporter to help residents work through barriers preventing self-
sufficiency.
If the PHA is designated as troubled, describe the manner in which financial assistance will be
provided or other assistance.
The Collier County Housing Authority is not designated as troubled and is considered a high
performer.
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AP-65 Homeless and Other Special Needs Activities – 91.220(i)
Introduction
Collier County’s 2021-2025 Consolidated Plan identifies increasing housing options for homeless
and at risk of homelessness as a strategic priority. Long-term objectives include supporting
emergency housing and supportive services, and the implementation of a coordinated entry
system.
The 2021 ESG allocation will fund emergency shelter and prevention services that are projected
to assist homeless and at-risk of homeless beneficiaries. The identified projects target homeless
individuals and families who lack the resources to independently regain stable housing. Programs
are designed to connect clients with the services necessary to ensure they move from emergency
shelter to transitional or permanent housing.
Describe the jurisdictions one-year goals and actions for reducing and ending homelessness
including
Collier County will utilize Emergency Solutions Grants funding for Emergency Shelter,
Homelessness Prevention, Rapid Re-Housing, HMIS administration, and ESG program
administration. Funding for these programs is projected to benefit homeless persons and those
at risk of homelessness. Projects selected for funding are designed to help shorten the period the
client experiences homelessness, improve their ability to secure stable housing, and prevent
recurrent homeless episodes.
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
Collier County funds subrecipients that administer homelessness projects under the ESG
program. They work to build trusting relationships with homeless persons living on the streets
and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform
assessments for homeless persons and those at risk of homelessness to link them to shelter and
other supportive services that are appropriate to meet their needs. All subrecipients funded
through Collier County ESG will participate in coordinated entry. These organizations provide
emergency shelter, rental and utility assistance, food and clothing, and other homeless services
to individuals, families with children, veterans, unaccompanied youth, and including persons with
HIV.
Addressing the emergency shelter and transitional housing needs of homeless persons
Collier County currently awards its ESG entitlement funds to subrecipients for the operation of
emergency shelters, financial assistance through rapid re-housing to become stably housed, and
homeless prevention programs to serve individuals and families. Some emergency shelters and
homeless prevention programs are designed to focus their services to the needs of specific
populations such as families, victims of domestic violence, human trafficking victims, persons
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being evicted, and persons with severe mental health disorders or substance abuse histories.
In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its
subrecipients are working together to prevent homelessness by helping families remain within
their communities and retain their current permanent housing or diverting people to permanent
housing solutions. The first step in this process was to streamline the intake of homeless families
seeking emergency shelter. The improved coordination will result in more families being diverted
away from homelessness and more families exiting homelessness and being rapidly re-housed in
permanent housing. Other than the funds available through this process, emergency shelter and
transitional housing needs may be addressed through grant funding opportunities, such as the
competitive Continuum of Care process, or through other state or local funding streams.
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again
The County will continue to administer the Emergency Solutions Grants Program and oversee
activities for homeless individuals and families. The County has identified rapid re-housing as a
priority during the next Consolidated Plan period. Obtaining permanent housing for homeless
individuals and families will shorten the length of time spent in emergency and transitional
shelters.
Collier County encourages collaboration with organizations to transition as many people as
possible into permanent housing as quickly as possible. Some families or individuals may require
only limited assistance for a short period of time, such as emergency food and shelter -- until a
first paycheck is received or a medical emergency has passed. Others, however, will require more
comprehensive and long-term assistance, such as transitional housing with supportive services
and job training. Due to limited resources, it is important for agencies to eliminate duplication of
effort by local agencies, both in intake and assessment procedures, and in subsequent housing
and supportive services. The Homeless Management Information System (HMIS) can be
improved with common intake forms, shared data, effective assessment instruments and
procedures, and on-going coordination of assistance among community organizations.
Helping low-income individuals and families avoid becoming homeless, especially extremely
low-income individuals and families and those who are: being discharged from publicly funded
institutions and systems of care (such as health care facilities, mental health facilities, foster
care and other youth facilities, and corrections programs and institutions); or, receiving
assistance from public or private agencies that address housing, health, social services,
employment, education, or youth needs
Collier County will continue to operate its rental assistance program in 2021-2022 to assist
families and individuals to avoid becoming homeless. This program seeks to prevent
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homelessness by providing up to a year of short-term rental assistance (including up to 6 months
of rental arrearage), rental security deposits and last month’s rent, and/or costs such as rental
application fees and utilities.
AP-75 Barriers to affordable housing – 91.220(j)
Introduction:
The inventory of affordable housing in Collier County is not sufficient to meet the demand for
affordable units. One of the primary challenges to creating and preserving affordable housing in
Collier County is that household income is failing to keep up with rising housing costs. The local
economy is focused on retail, hospitality, services, and agriculture; however, high housing costs
have priced out much of the workforce needed for the county to function.
Actions it planned to remove or ameliorate the negative effects of public policies that serve
as barriers to affordable housing such as land use controls, tax policies affecting land, zoning
ordinances, building codes, fees and charges, growth limitations, and policies affecting the
return on residential investment
Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing
affordable housing units. With a wider range of housing options, Collier County would be better
equipped to tackle the affordable housing problem. The effort requires comprehensive strategies
and a variety of tools that can be used alone or in combination to reduce costs and increase
availability.
During this consolidated plan period, Collier County will continue to Review and Revise the Land
Development Code which, if done well will make it easier to implement necessary changes to
encourage housing affordability. The current Land Development Code (LDC) does not consistently
support and encourage growth in already existing urbanized areas of the county (those areas
generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale,
planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment
and infill sites in already developed areas of the county are challenging to consolidate, may need
to address adjacent uses and neighborhood concerns, and often require additional density to
make them financially feasible. Collier County can also consider reducing parking standards to
achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging
smart-site infrastructure, and identify strategic opportunity sites.
AP-85 Other Actions – 91.220(k)
Introduction:
In addition to the programs and activities described on the prior sections of this plan, the County
and its subrecipients intend to undertake a number of other actions to address housing needs
and problems in Collier County. These include efforts to reduce the hazards of lead-based paint
in housing; efforts to improve the physical condition and management of public housing,
promote greater resident involvement in public housing management and create opportunities
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for homeownership by public housing residents; and modify or mitigate the impact of any public
policies which act as barriers to public housing, improvements to the institutional delivery
structure to address any gaps or weaknesses identified in the Consolidated Plan.
Actions planned to address obstacles to meeting underserved needs
Collier County will collaborate with community leaders, stakeholders, and local non-profit
agencies to help remove obstacles to better meet the needs of the underserved population and
improve service delivery. The County will coordinate the work of non The County relies on
agencies on nonprofit agencies to provide social services, disseminate news and information, and
spearhead community-wide solutions to local needs. Collier County will also support the
expansion of HMIS technology beyond homeless service providers as a way to link the various
categories of services provided by our partner non-profit organizations and standardize
performance measures. The County will also review and analyze the work of its various
departments and divisions to find opportunities for collaboration between similar programs.
Program staff will also ensure that all fair housing education materials are current and compliant
with the Affirmatively Furthering Fair Housing Final Rule.
Actions planned to foster and maintain affordable housing.
Collier County will actively work to address the need for more decent and affordable housing by
continuing to prioritize the investment of funds into all its housing programs. In the interest of
preserving affordable housing, the County will continue to support the use of HOME program
funds for activities such as: down-payment assistance, land acquisition, TBRA, and
single/multifamily acquisitions and rehabilitation. Additionally, the County will continue to utilize
CDBG program funds to rehabilitate owner-occupied homes. To promote fair housing choice, the
County will encourage and support fair housing rights for all and provide program funds to
conduct outreach and education regarding the Fair Housing Law act of 1968.
Actions planned to reduce lead-based paint hazards.
Collier County will continue to implement countermeasures to reduce lead-based paint hazards
by abating or removing lead-based paint hazards found in existing housing built prior to 1978.
Individuals who reside in properties built prior to 1978 and receive assistance through CDBG,
ESG, or HOME grant programs are required to be inspected for lead-based paint hazards. These
inspections are completed by a HUD Certified Inspector in accordance with HUD and
Environmental Protection Agency (EPA) guidelines. Collier County educates the public on the
hazards of lead-based paint and how to protect children and the elderly. In response to lead-
based paint hazards and the limited resources available, the County has planned a steady, long-
term response in accordance with Federal lead-based paint standards, other applicable federal
regulations, and local property standards. Policies and procedures for abatement of lead hazards
have been established in Collier County, which include determining cost effectiveness for
abatement and procedures for assessing, contracting, and inspecting post-abatement work. The
policies and procedures also include preparing work write-ups and costs estimates for all income
eligible persons in Collier County with identified lead-based paint hazards.
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Actions planned to reduce the number of poverty-level families
Collier County will continue to increase its efforts to implement anti-poverty strategies for the
citizens of Collier. The County will strive to increase its efforts in assisting homeowners and
renters with housing rehabilitation and renovation of affordable housing to decrease the
financial burden on low-to-moderate-income persons.
The County will employ the following strategies to reduce the number of poverty-level families:
1. Support the collaborative efforts of the service providers in Collier County to attract new
business and industry to Collier.
2. Support the efforts of the Chamber of Commerce to target certain segments of the
economy for business development/job creation.
3. Encourage nonprofit organizations to expand housing development programs to
incorporate job-training opportunities as a part of their operations.
4. Promote the use of referral services for the existing Human Service Centers which
involves a partnership with many human service agencies, including job referrals.
5. Provide assistance to the County’s CHDO to acquire and construct affordable rental
housing for low/moderate income persons.
6. Participate in the development of a regional social service collaborative to coordinate
the work of social service organizations, disseminate news and information, eliminate
duplication of efforts, and spearhead community-wide solutions to local needs.
7. Use enhanced accomplishment data as a criterion in the evaluation of applications for
ESG funding.
8. Support any expansion of local transit service and/or for express transit service.
Through the initiatives described above, and in cooperation with the agencies and nonprofit
organizations noted, the Community and Human Services Department will continue to assist low
and moderate-income persons of Collier County over the next five years.
Actions planned to develop institutional structure
The Community and Human Services Department administers, plans, and manages all facets of
the HUD grants for Collier County to ensure that all aspects of the grant programs perform in a
concerted manner. The department will work as the housing and community development liaison
between the county, local public housing, participating cities, state agencies, and non-profit and
community-based organizations. Collier County recognizes the need to maintain a high level of
coordination on projects involving other departments and/or non-profit organizations. This
collaboration guarantees an efficient use of resources with maximum output in the form of
accomplishments.
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Actions planned to enhance coordination between public and private housing and social
service agencies
The County will work to foster collaboration through dissemination of services, news, and
information across social service organizations, subcontractors, and public and private entities.
One way the County will accomplish this is through subrecipient meetings that bring together
affordable housing developers and social service agencies. Additionally, the countywide
Affordable Housing Plan over the next year will require input from and coordination of both
housing providers and social service agencies. The County will encourage community-based
solutions and regional partnerships and will continue to support and participate in the CoC,
whose membership includes both affordable housing and social service agencies.
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Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:
Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in
the Projects Table. The following identifies program income that is available for use that is
included in projects to be carried out.
1. The total amount of program income that will have been received before
the start of the next program year and that has not yet been reprogrammed.
$29,000
2. The amount of proceeds from section 108 loan guarantees that will be
used during the year to address the priority needs and specific objectives
identified in the grantee's strategic plan
$0
3. The amount of surplus funds from urban renewal settlements $0
4. The amount of any grant funds returned to the line of credit for which the
planned use has not been included in a prior statement or plan.
$0
5. The amount of income from float-funded activities $0
Total Program Income $0
Other CDBG Requirements
Page 564 of 7924
Consolidated Plan COLLIER COUNTY 182
OMB Control No: 2506-0117 (exp. 09/30/2021)
1. The amount of urgent need activities $0
2. The estimated percentage of CDBG funds that will be used for activities
that benefit persons of low and moderate income.
Overall Benefit - A consecutive period of one, two or three years may be
used to determine that a minimum overall benefit of 70% of CDBG funds
is used to benefit persons of low and moderate income. Specify the years
covered that include this Annual Action Plan.
80%
HOME Investment Partnerships Program (HOME)
Reference 24 CFR 91.220(l)(2)
1. A description of other forms of investment being used beyond those identified in Section
92.205 is as follows:
Collier County does not use other forms of investment.
2. A description of the guidelines that will be used for resale or recapture of HOME funds
when used for homebuyer activities as required in 92.254, is as follows:
The County’s Recapture Provisions permit the original homebuyer to sell the property to any
willing buyer, at any price the market will bear, during the period of affordability while the
County is able to recapture all, or a portion of the HOME-assistance provided to the original
homebuyer.
Collier County utilizes a recapture policy in compliance of 24 CFR 92.254. The affordability
period is determined based upon the amount of HOME Investment Partnerships Program
funds invested into an individual project. HOME Regulations set three minimum tiers of
affordability periods.
When a homeowner chooses to sell or use the property for non-eligible HOME Program
activities during the Period of Affordability, the full amount of the HOME Program Direct
Subsidy shall be recaptured and repaid to Collier County provided that net proceeds are
sufficient. If net proceeds are insufficient to repay the total HOME investment due, only the
actual net proceeds will be recaptured. In the event that net proceeds are zero (as is usually
the case with foreclosure), the recapture provision still applies. Recaptured funds shall be
returned to the Collier County to reinvest in other affordable housing projects for low- to
Page 565 of 7924
Consolidated Plan COLLIER COUNTY 183
OMB Control No: 2506-0117 (exp. 09/30/2021)
moderate-income persons.
The County’s Resale Provisions shall ensure that, when a HOME-assisted homebuyer sells or
otherwise transfers his or her property, either voluntarily or involuntarily, during the
affordability period:
1) The property is sold to another low-income homebuyer who will use the property as
his or her principal residence.
2) The original homebuyer receives a fair return on investment, (i.e., the homebuyer’s
down payment plus capital improvements made to the house); and
3) The property is sold at a price that is “affordable for a reasonable range of low-income
buyers.”
The County’s Recapture and Resale Provisions are included in full in the Appendix.
3. A description of the guidelines for resale or recapture that ensures the affordability of units
acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows:
Development Subsidy – a development subsidy is defined as financial assistance provided by
the County to offset the difference between the total cost of producing a housing unit and
the fair market value of the unit. When provided independently and absent any additional
subsidy that could be classified a direct subsidy, development subsidy triggers resale.
Direct Subsidy – a direct subsidy is defined as financial assistance provided by the County that
reduces the purchase price for a homebuyer below market value or otherwise subsidizes the
homebuyer [i.e., down-payment loan, purchase financing, assistance to CHDO to develop and
sell unit below market or closing cost assistance]. A direct subsidy triggers recapture.
Net Proceeds – the sales price minus superior loan repayment (other than HOME funds) and
any closing costs.
The County’s Recapture and Resale Provisions are included in full in the Appendix.
4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that
is rehabilitated with HOME funds along with a description of the refinancing guidelines
required that will be used under 24 CFR 92.206(b), are as follows:
Not applicable. Collier County has no plans to use HOME funds to refinance existing debt
Page 566 of 7924
Consolidated Plan COLLIER COUNTY 184
OMB Control No: 2506-0117 (exp. 09/30/2021)
secured by multifamily housing rehabilitated with HOME funds.
Emergency Solutions Grants (ESG)
Reference 91.220(l)(4)
a) Include written standards for providing ESG assistance (may include as attachment)
Collier County’s ESG Policy and Procedures Manual is attached as an appendix to this Plan.
b) If the Continuum of Care has established centralized or coordinated assessment system
that meets HUD requirements, describe that centralized or coordinated assessment
system.
Coordinated Entry is a streamlined system designed to efficiently match people
experiencing homelessness or those at-risk of homelessness to available housing, shelter,
and services. It prioritizes those who are most in need of assistance and provides crucial
information that helps the Continuum of Care strategically allocate resources. Anyone
seeking homelessness or homelessness prevention services in Collier County will complete
a coordinated entry assessment which is subsequently evaluated for services.
c) Identify the process for making sub-awards and describe how the ESG allocation available
to private nonprofit organizations (including community and faith-based organizations).
The County provides a competitive process for awarding all entitlement funding. This is
widely advertised formally, via email, and at partnership meetings. A review and ranking
committee reviews applications for merit and compliance. The CoC is provided an
opportunity to support or not support an application. Eventually, the recommended
awardees are noted in the Annual Action Plan. All public comment requirements are
followed. The Annual Action Plan is presented to the Board of County Commissioners for
approval, and then to HUD. The process is as follows:
1. Identification of community development issues, needs, and concerns through community
meetings and citizen input.
2. Formulation of community development goals and preliminary strategies, i.e., staff and
citizens.
3. Dissemination of Grant Funds information to agencies and individuals
4. Submission of Project applications; and
5. Project Selection: Review of project applications by review committee ii. Present
recommendations to the Board of County Commissioners, Public Hearing and Final Selection
sent to HUD
d) If the jurisdiction is unable to meet the homeless participation requirement in 24 CFR
576.405(a), the jurisdiction must specify its plan for reaching out to and consulting with
homeless or formerly homeless individuals in considering policies and funding decisions
regarding facilities and services funded under ESG.
Collier County meets the homeless participation requirement found in 24 CFR 576.405(a)
Page 567 of 7924
Consolidated Plan COLLIER COUNTY 185
OMB Control No: 2506-0117 (exp. 09/30/2021)
through the Continuum of Care, which is led by the Collier County Hunger and Homeless
Coalition. The CoC comments on funding applications and considers policies regarding
homeless facilities and services. Other organizations representing the homeless provided
input for the Consolidated Planning process, and a focus group was held at the Shelter for
Abused Women and Children to gather input about housing and community development
priorities. The County will continue to secure consultation with homeless or formerly
homeless individuals, along with local organizations that represent and provide services to
the homeless.
e) Describe performance standards for evaluating ESG.
Performance standards provide a measure for Collier County to evaluate the effectiveness
of each ESG service provider in the areas of: (a) Targeting those who need assistance most;
(b) Reducing the number of people living on the streets or in emergency shelters; (c)
Reducing the time people spend homeless; and (d) Reducing clients’ housing barriers or
housing stability risks.
In addition, the County evaluates the success of ESG programs by reviewing Homeless Management
Information System (HMIS) data . Sub recipients are required to submit regular reports which are
reviewed by staff. These reports are used to ensure ESG compliance with regulations and local written
standards as well as confirming that program goals are being met. ESG programs are also subjected
to “on-site monitoring.” The County has a Monitoring Group to monitor the ESG programs. This group
has participated in over 100 federal grant evaluation designs, evaluation projects, and
implementation of evaluation plans. The basis for monitoring is to address findings and provides
recommendations for program improvements
Collier County will also evaluate each ESG service provider’s performance based on the
following standards:
a) Subrecipients will develop and adhere to priorities for service delivery by need.
b) Subrecipients will assist clients in rapid movement to permanent housing from
shelters or from the street.
c) Subrecipients will ensure that clients have easy access to services.
d) Subrecipients will provide comprehensive case management to address a spectrum
of needs for each client.
Appendix - Alternate/Local Data Sources
Page 568 of 7924
Consolidated Plan COLLIER COUNTY 186
OMB Control No: 2506-0117 (exp. 09/30/2021)
1 Data Source Name
2010-2014 ACS
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
The American Community Survey is an ongoing statistical survey that samples a small
percentage of the U.S. population every year, thus providing communities with more
current population and housing data throughout the 10 years between censuses. ACS
data is compiled from an annual sample of approximately 3 million addresses rather than
an actual count.
What was the purpose for developing this data set?
This dataset is more current than Census 2010 data and available for more geographic
areas than the ACS 1-Year Estimates.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
2010-2014 ACS 5-year estimates are based on data collected from January 1, 2010 to
December 21, 2014.
What is the status of the data set (complete, in progress, or planned)?
Complete
2 Data Source Name
2010 Census, 2015 & 2019 American Community Survey
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Page 569 of 7924
Consolidated Plan COLLIER COUNTY 187
OMB Control No: 2506-0117 (exp. 09/30/2021)
Provide a brief summary of the data set.
This dataset contains what is known as “100% data,” meaning that it contains the data
collected from every household that participated in the 2010 Census and is not based on
a representative sample of the population.
What was the purpose for developing this data set?
This data provides basic characteristics such as age, sex, and race for a variety of
geographic levels with most data obtainable down to the census tract or block group
level.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
Data was collected in April 2000.
What is the status of the data set (complete, in progress, or planned)?
Complete
3 Data Source Name
2011-2015 CHAS
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
To assess housing need, HUD receives a special tabulation of data from the U.S. Census
Bureau’s American Community Survey that is largely not available through standard
Census products. This data, known as the Comprehensive Housing Affordability Strategy
(CHAS) data, counts the number of households that fit certain combinations of HUD-
specified criteria, such as housing needs by income level, race, and ethnicity.
Page 570 of 7924
Consolidated Plan COLLIER COUNTY 188
OMB Control No: 2506-0117 (exp. 09/30/2021)
What was the purpose for developing this data set?
To assess housing need based on HUD-specified criteria such as income level, race,
ethnicity, and household type.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
The 2011-2015 CHAS data is based on American Community Survey data collected from
January 1, 2011 to December 21, 2015.
What is the status of the data set (complete, in progress, or planned)?
Complete
4 Data Source Name
2013 Longitudinal Employer-Household Dynamics
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
The Longitudinal Employer-Household Dynamics (LEHD) data provides statistics on
employment, earnings, and job flows by geography and industry for different
demographic groups.
What was the purpose for developing this data set?
This dataset describes demographic characteristics and commute patterns of workers and
jobs to help state and local authorities make informed economic decisions.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
Page 571 of 7924
Consolidated Plan COLLIER COUNTY 189
OMB Control No: 2506-0117 (exp. 09/30/2021)
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
2013
What is the status of the data set (complete, in progress, or planned)?
Complete
Page 572 of 7924
341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Public Facilities
January 18, 2024 Page 1 of 4
Public Facilities.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: The subject 169.19± acre property proposes to create a new subdistrict to allow a maximum of 450 residential dwelling units. The site currently provides for up to 1 dwelling unit. The public facilities analysis evaluates the project impacts on Class A public facilities including potable water, wastewater, drainage, parks, schools, roadways, fire/EMS and solid waste. The source for the LOS information is the Collier County 2021 AUIR, unless otherwise noted.
Potable Water The property is located within the Collier County Water Sewer District’s regional potable water service area. Residential: Existing: 1 dwelling unit x 2.5 pph x 130 gpcd = 325 gpd Peak: 325 gpd x 1.3 = 422.5 gpd Proposed: 450 dwelling units x 2.5 pph x 130 gpcd = 146,250 gpd Peak: 146,250 gpd x 1.3 = 190,125 gpd Collier County LOS: 130 gpcd There are no existing or anticipated capacity issues; therefore, there are no LOS issues. Data Source: Collier County 2022 AUIR The proposed additional dwelling units will not create any LOS issues related to potable water.
Sanitary Sewer The property is located within the Collier County Water Sewer District’s North County Water Reclamation Facility's service area. The LOS for wastewater is based on residential population generating 90 gpcd; therefore, the proposed project will not cause any LOS issues. Residential multi-family: Existing 1 dwelling units x 2.5 pph x 90 gpcd = 225 gpd Peak: 225 gpd x 1.21 = 272.25 gpd Proposed 450 dwelling units x 2.5 pph x 90 gpcd = 101,250 gpd Peak: 101,250 gpd x 1.21 = 122,512.5 gpd There are no existing or anticipated capacity issues; therefore, there are no LOS issues.
Page 573 of 7924
January 18, 2024 Page 2 of 4
Public Facilities.docx
Data Source: Collier County 2022 AUIR The proposed additional dwelling units will not create any LOS issues related to sanitary sewer.
Arterial and Collector Roads Please refer to the Traffic Impact Statement for discussion of the project’s impact on the LOS for arterial and collector roadways within the project’s radius of development influence.
Drainage The County has adopted a LOS standard for private developments which requires development to occur consistent with water quantity and quality standards established in Ordinances 74-50, 90-10, 2001-2 and LDC Ordinance 2004-41, as may be amended. The property will be issued an Environmental Resource Permit (ERP) by the Florida Department of Environmental Protection (FDEP), which has established requirements for water quality treatment, storm water runoff attenuation and controlled off-site discharge of storm water runoff. The proposed development is consistent with Collier County LOS standards.
Solid Waste The proposed project is estimated to generate the following amounts of solid waste. LOS: 2 years of constructed lined cell capacity 555,384 Tons Available cell capacity 3,935,561 Tons Solid waste generation per year: Residential: Existing 1 x 0.64 x 2.5 = 1.6 tons/year Proposed 450 x 0.64 x 2.5 = 720 tons/year Total Solid Waste Generated Per Year = 656 tons The project is consistent with Collier County LOS standards and will have no negative impact to the LOS standard. Data Source: Collier County 2022 AUIR
Parks: Community and Regional
The increased residential units will pay impact fees. No adverse impacts to Community or Regional Parks result from this new overlay as the project will pay impact fees.
Schools
The increased residential units will pay school impact fees. No adverse impacts to schools result from this new overlay as the project will pay impact fees.
Page 574 of 7924
January 18, 2024 Page 3 of 4
Public Facilities.docx
Fire Control, Sheriff and EMS The proposed project lies within the Greater Naples Fire and Rescue District. The Greater Naples Fire Rescue - Station #21, located at 11121 Tamiami Trail E, and Station #23, 6055 Collier Blvd, which is approximately 7 miles and 5 miles from the property at 341 Sabal Palm Road. No significant impacts to Fire Control level of service are anticipated due to the proposed project. Estimated impact fees for EMS and fire would be determined at time of SDP based on the size or type of development. Sheriff, Fire Protection and EMS Services location/address of facilities intended to serve the project are; Collier County EMS 25 3805 The Lords Way, Naples, FL 34114 Greater Naples Fire Rescue - Station #21 11121 Tamiami Trail E, Naples, FL 34113 Greater Naples Fire Rescue - Station #23 6055 Collier Blvd, Naples, FL 34114 Collier County Sheriff's Office - District 3 8075 Lely Cultural Pkwy, Naples, FL 34113
Page 575 of 7924
January 18, 2024 Page 4 of 4
Public Facilities.docx
Existing Services and Public Facilities Map:
Page 576 of 7924
November 6, 2023 VIA: E-MAIL
Jeremiah DeForge jdeforge@gradyminor.com
Grady Minor
3800 Via Del Rey
Bonita Springs, FL 34134
Subject: Water and Wastewater Service Availability
Project: 341 Sabal Palm Road
Parcel #: 00238040007
Dear Jeremiah:
The subject project is in the service areas of the Collier County Water-Sewer District’s (CCWSD) regional WTP
and The South County Water Reclamation Facility. Connection to the CCWSD’s water distribution and
wastewater collection systems will be permitted only after the GMD Development Review Division’s approval
of hydraulic calculations prepared by the Developer’s Engineer of Record in accordance with the Design Criteria
found in Section 1 of the Collier County Water-Sewer District Utilities Standards Manual. Adequate capacity to
this project is not guaranteed until the project receives a commitment for service.
Water service is available to the site via an 8” PVC water line running along the south side of Sabal Palm Rd
which stubs out east of Tamarindo Ln. The connection location is more than 200 feet away and thus a connection
is allowed but not required. Potable water is available for domestic use, fire protection, and irrigation, subject
to the provisions of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27), and other applicable rules
and regulations. Potable water source pressure shall be verified by the results of a fire flow test not older than
six months, in accordance with subsection 2.2.1, paragraph A.
Wastewater service is available to the site via a 12” PVC force main running along the north side of Sabal Palm
Rd approximately 465 feet east of Collier Blvd. The connection location is more than 200 feet away and thus a
connection is allowed but not required. Please contact the Wastewater Engineering Section
(WasteWaterEngineering@colliercountyfl.gov) to confirm downstream wastewater transmission system
capacity and force main connection pressure.
A preliminary utility plan must be reviewed and discussed at a pre -submittal conference with representatives
of the Public Utilities Department and the Growth Management Department, as required by Sec. 134 -58,
paragraph (b)(2) of the Code of Ordinances. This conference may be conducted by email at the discretion of the
Public Utilities Department. Please contact Joanna Nicholson (Joanna.Nicholson@colliercountyfl.gov) for
assistance with this requirement.
Page 577 of 7924
See the attached GIS screenshot for approximate utility locations. Record drawings for CCWSD utility
infrastructure can be requested by emailing Utility Planning (UtilityPlanning@colliercountyfl.gov).
Respectfully,
Drew Cody
Public Utilities Department
Project Manager III, Engineering and Project Management
CC: Howard Brogdon, Division Director, PUD/WD; Robert Von Holle, Division Director, PUD/WWD; Matthew
McLean, Division Director, PUD/EPMD; Joe Bellone, Division Director, PUD/FOSD; Craig Pajer, Division
Director, PUD/SRU; Ben Bullert, Supervisor Project Manager (Licensed) – Water, PUD/EPMD; Shon
Fandrich, Supervisor Project Manager (Licensed) - Wastewater, PUD/EPMD; Brett Rosenblum,
Supervisor Project Manager (Licensed), GMD/DRD; Joanna Nicholson, Site Plans Reviewer II, GMD/DRD;
Utility Planning Section
Page 578 of 7924
GIS Screenshot (Overview)
Page 579 of 7924
GIS Screenshot (Water)
Page 580 of 7924
GIS Screenshot (Wastewater)
Page 581 of 7924
Traffic Impact Statement
341 Sabal Palm Rd GMPA/ PUD Rezone Application
Collier County, Florida
1/18/2024
Prepared for: Prepared by:
Grady Minor
3800 Via Del Rey
Naples, FL 34134
Phone: 239-947-1144
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* – $500.00 Fee
Collier County Transportation Review Fee* – Major Study – $1,500.00 Fee
Note – *to be collected at time of first submittal
Page 582 of 7924
341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision
and that I have experience and training in the field of Traffic and Transportation Engineering.
Norman J. Trebilcock, AICP, PE, PTOE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
Page 583 of 7924
341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Trip Distribution and Assignment ................................................................................................... 5
Future Background Traffic Volumes ............................................................................................... 8
Existing and Future Roadway Conditions Without Project ............................................................ 8
Future Conditions With Project .................................................................................................... 10
Site Access Management .............................................................................................................. 12
Improvement Analysis .................................................................................................................. 12
Mitigation of Impact ..................................................................................................................... 12
Appendices
Appendix A: Project Master Site Plan .......................................................................................... 13
Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 15
Appendix C: ITE Trip Generation .................................................................................................. 24
Appendix D: D1RPM Inputs and Outputs .................................................................................... 36
Appendix E: FDOT Generalized Level of Service Tables ............................................................... 42
Page 584 of 7924
341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 4
Project Description
The subject Growth Management Plan Amendment (GMPA) and Planned Unit Development Rezone (PUDZ)
petition includes a request to rezone property from Agriculture with an overlay to permit 450 residential
units. The property is located on the south side of Sabal Palm Rd. in Collier County, approximately 1.5 miles
east of CR 951 and consists of ±169 acres.
Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan.
A methodology memorandum was transmitted via email to the Collier County Transportation Planning
staff on December 8, 2023 [ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)].
The project access connection to the surrounding roadway network is proposed as one direct
connection onto Sabal Palm Rd. A detailed evaluation of it will be performed at the time of site
development permitting.
The analysis year is 2029.
Figure 1 – Site Location
Project
Sabal Palm Rd
Rattlesnake
Hammock
Rd CR 951 N
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 5
Trip Generation
The PUD is treated for trip generation purposes as 340 Single Family Detached homes and 110 Single
Family Attached homes.
ITE rates or equations are used for the trip generation calculations, as applicable. The ITE formulae
coefficients, 11th edition data pages, and errata pages are provided in Appendix C. The trip generation
associated with the proposed build-out condition is summarized in Table 1.
In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified
based on the proposed project highest peak hour trip generation (net new total trips) and consistent
with the peak hour of the adjacent street traffic. Based on the information contained in the Collier
County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway
network is PM peak hour.
Trip Distribution and Assignment
424 dwelling units (based on a preliminary land plan at the time of the model run) were placed in a new
centroid (#2982) on the south side of Sabal Palm Rd. at the project location and its traffic traced using
the Collier County Adopted 2045 Long Range Transportation Plan’s FSUTMS travel demand model, the
District One Regional Planning Model (D1RPM). The single family attached were treated as multi-family,
and household attributes were the average of those in nearby zones.
As shown in Appendix D, unadjusted, the model shows over 7 percent of project traffic being absorbed
along Sabal Palm Rd. before it reaches the CR 951 intersection. To be conservative, those percentages
were inflated to ensure 100 percent reaches CR 951. The resulting percentage distribution pattern for
project traffic is shown in Figure 2.
Table 1 - Trip Generation
PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM
Daily
Traffic In Out Total In Out Total
Single-Family
Detached
Housing
210 Dwelling
Units 340 2 2 2 3,111 198 116 314 57 170 227
Single-Family
Attached
Housing
215 Dwelling
Units 110 2 2 2 788 37 25 62 13 39 52
450 3,899 235 141 376 70 209 279
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Rate (1) or Eqn.
(2)
Page 586 of 7924
341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 6
100
Figure 2 – Project Trip Distribution
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 7
Table 2 contains the road segments on which the project impact was reviewed. Arterial and collector
facility roadway configuration and minimum standard service volumes are from the 2023 AUIR. As noted
by the County in the pre-app meeting, this section of Sabal Palm Rd. is not owned or maintained by the
County. Addressing the impact of traffic from this project on this road may be the subject of a developer
commitment.
The calculations that Table 2 contains are performed with more decimal places than those displayed.
Using only the displayed decimals may yield slightly different results. The project does not significantly
impact any adjacent roadway segments.
Table 2 –Project Traffic Distribution and PM Peak Hour Impact
AUIR
ID #
Roadway
Link From To
Percent
of Total
Project
Traffic
(1)
PM
Peak
Hour
Project
Traffic
N/E (2)
PM
Peak
Hour
Project
Traffic
S/W (2)
Exist-
ing
Config-
uration
(3)
LOS
Mini-
mum
Stan-
dard
Peak
Hour
Peak
Direct-
ion
Service
Volume
(3)
Signif-
icance
Thres-
hold (%)
(4)
Peak
Direct-
ion
Project
Traffic
as Per-
centage
of
Service
Volume
Signif-
icant
Impact
Y/N
34.0 Collier
Boulevard
Davis
Boulevard
Rattlesnake
Hammock
Road
25.9 36 61 6D E 3000 3 2.0 No
35.0 Collier
Boulevard
Rattlesnake
Hammock
Road
Sabal Palm
Rd.54.3 76 128 6D E 3200 2 4.0 Yes
35.0 Collier
Boulevard
Sabal Palm
Rd.
US 41
(Tamiami
Trail)
35.1 82 50 6D E 3200 2 2.6 Yes
36.1 Collier
Boulevard
US 41
(Tamiami
Trail)
Wal-Mart
Driveway 13.6 32 19 6D E 2500 3 1.3 No
75.0
Rattlesnake
Hammock
Road
Santa Barbara
Boulevard
Collier
Boulevard 22.8 54 32 6D E 2900 3 1.9 No
94.0 Tamiami
Trail East
Triangle
Boulevard
Collier
Boulevard 7.8 18 11 6D E 3000 3 0.6 No
95.1 Tamiami
Trail East
Collier
Boulevard
Manatee
Road 4.0 9 6 6D E 3100 3 0.3 No
Notes:1) Figure 2 and Appendix D - Average of the Segment Endpoints
2) Percentage times PM peak hour net new external directional project traffic totals Table 1
3) 2023 AUIR
4) Collier County TIS Guidelines
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – January 2024
Trebilcock Consulting Solutions, PA Page | 8
Future Background Traffic Volumes
Tables 3 through 5 contain information for the segment of Collier Blvd. on which the project has a
significant impact. In Table 3, the annual growth rate listed is the one used in the 2023 AUIR to predict
future deficiencies and is used to inflate the existing year peak hour peak direction volume from the
2023 AUIR to the analysis year 2029.
The result above is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the
two results is used as the future background traffic volume. The calculations that Table 3 contains are
performed with more decimal places than those displayed. Using only the displayed decimals may yield
slightly different results.
Existing and Future Roadway Conditions Without Project
The existing roadway conditions are from the Collier County 2023 AUIR, and the future roadway
conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that
are currently under construction or are scheduled to be constructed within the five-year Transportation
Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed
improvements. No improvements to the evaluated roadways are programmed.
The existing and future roadway conditions are illustrated in Table 4. The segment is operating at an
acceptable level of service in existing conditions and under future background traffic conditions. The
calculations that Table 4 contains are performed with more decimal places than those displayed. Using
only the displayed decimals may yield slightly different results.
Table 3 – Future Background Traffic
2029 2029
AUIR
ID #
Roadway
Link From To
Existing
Year
Existing
Year
Peak
Hour
Peak
Direct-
ion
Volume
(1)
Peak
Direct-
ion (1)
AUIR
Annual
Percent
Growth
Rate for
First 5
years
(1)
Growth
Factor
(2)
Trip
Bank
Volume
(1)
Growth
Rate
Based
Peak
Hour
Peak
Direction
Back-
ground
Traffic
Volume
AUIR +
Trip
Bank
Volume
Peak
Hour
Peak
Direct-
ion Back-
ground
Traffic
Volume
(3)
35.0 Collier
Boulevard
Rattlesnake
Hammock
Road
Sabal Palm
Rd.2023 2250 N 2.1% 1.129 434 2541 2684 2684
35.0 Collier
Boulevard
Sabal Palm
Rd.
US 41
(Tamiami
Trail)
2023 2250 N 2.1% 1.129 434 2541 2684 2684
Notes:1) 2023 AUIR
2) Growth Factor assumes 2% annual growth after the first 5 years.
3) Greater of Growth based estimate or Existing + Trip Bank
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Table 4 – Existing and Future Roadway Conditions 20292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (1)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No35.0Collier BoulevardRattlesnake Hammock RoadSabal Palm Rd.6D 3200 2250 0.70No6DNo3200 2684 0.84No35.0Collier BoulevardSabal Palm Rd.US 41 (Tamiami Trail)6D 3200 2250 0.70No6DNo3200 2684 0.84NoNotes:1) 2023 AUIR 2) 2023 AUIR or Committed Improvements3) Table 3Page 590 of 7924
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Future Conditions With Project
Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes
developed in Table 3. In the cases where the peak direction of project traffic aligns with the peak
direction of background traffic, the background traffic portion of the total traffic is the peak hour peak
direction volume from Table 5.
In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is
assumed for the background traffic, the average of the values used for interrupted flow facilities in the
FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix E). This factor is used to
estimate the background two-way volume, and hence to establish the two directional components of
that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of
the resulting two total traffic directional volumes is used as the basis of analysis.
The significantly impacted segment is operating at an acceptable level of service when project traffic is
added to future background traffic. The calculations that the table contains are performed with more
decimal places than those displayed. Using only the displayed decimals may yield slightly different
results.
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Table 5 -Future Roadway Total Traffic Conditions
20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No35.0Collier BoulevardRattlesnake Hammock RoadSabal Palm Rd.2684N/E76 128 0.56 2684 2109 2760 2237 2760 3200 0.86No35.0Collier BoulevardSabal Palm Rd.US 41 (Tamiami Trail)2684N/E82 502766 3200 0.86NoNotes:1) Table 32) Table 23) Appendix E4) Table 4Page 592 of 7924
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Site Access Management
According to Collier County sources, Sabal Palm Rd. is not owned or maintained by the County along the
property’s frontage. The initial 1 mile+/- section of Sabal Palm Rd east of Collier Blvd is paved and is
maintained by Collier County, but not a Capital Improvement Element (CIE) monitored roadway. The
initial section of the roadway is a rural section with swales. The section east and up to the project (less
than ½ mile) and including the project’s frontage is part of an idle Municipal Service Taxing Unit (MSTU).
This section of roadway is unimproved (not paved).
Sabal Palm Road is currently an east-west 2-lane undivided roadway with a posted legal speed of 30
mph in the vicinity of the project.
Collier County's roadway network is comprised of State, County, City and privately maintained
roadways. Roadways are generally classified as Arterial, Collector or Local. In agreement with the Collier
County Capital Improvement Element - Transportation Element Map TR-3.0 (Federal Functional
Classification/Urban Boundaries - Collier County), Sabal Palm Road is designated a local road.
The Collier County Resolution No. 13-257, as may be amended, is the adopted policy
establishing the Collier County access management system for arterial and collector roadways.
Consistent with the existing adjacent land uses and existing connection points within the Sabal
Palm Road corridor, an Access Class 7 (Collier County Access Management criteria) is utilized for
this report. As such, for a posted speed limit of 30 mph the minimum distance for access
connection spacing is 125 feet.
Access management requirements for the applicable access points will be reevaluated at the
time of site development permitting/platting when more specific design access configuration will be
made available.
Improvement Analysis
Based on the results illustrated within this traffic analysis, the proposed project creates a significant
impact on adjacent roadway segments.
The maximum total daily trip generation for the proposed development shall not exceed 376 two-way
PM peak hour net 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 applicable.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are
issued for the project, as applicable.
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Appendix A:
Project Master Site Plan
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Appendix B:
Initial Meeting Checklist (Methodology Meeting)
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Appendix C:
ITE Trip Generation
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Avg. Daily TrafficAM Peak HourPM Peak HourITE CodeDescriptionIndependent VariableAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BAvg. RateEqn. Linear (1) or Exp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) or Exp (2)Coeff. A Coeff. BEnter- ing Split210Single-Family Detached HousingDwelling Units9.4320.92 2.68 0.7020.91 0.12 0.25 0.9420.94 0.27 0.63215Single-Family Attached HousingDwelling Units7.2017.62 -50.48 0.4810.52 -5.70 0.25 0.5710.60 -3.93 0.59
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Appendix D:
D1RPM Inputs and Outputs
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Project Location and Reference Zones
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TAZ 15 TAZ 10CCCOUNTY NAMEZONEST CNTYSFDUSF PCT VACSF PCT VNPSF POPSF POP DUSF 0 AUTOSF 1 AUTOSF 2 AUTOMF DUMF PCT VACMF PCT VNPMF POPMF POP DUMF 0 AUTOMF 1 AUTOMF 2 AUTOSource 12844 22108COLLIER2844 12021 4360 0771 1.77349 480 0 0 0 1 0 298Source 22578 19378COLLIER2578 12021 9940 01613 1.62040 60 409 16 38 657 1.610 298Source 32576 19358COLLIER2576 12021 4670 0758 1.62349 48 328812 527 1.610 298Source AVERAGE0 01.67246 52817 1.410 298New29828COLLIER2982 12021 3280 0548 1.67246 52 96817 135 1.410 298TAZ 15RESD HHLDRESD POPPOP P HHLDHH IN- COMEHH INC INDEXHHLD SIZEWRKR P HHLDWORK- ERSIND EMPCOMM EMPSERV EMPTOT EMPHM DUHM OCCHM POPSCHOOLUNI- VERS- ITYSHORT PARKLONG PARKSource 12844 436 771 1.77 47014 760 1.73 1.03 4490 016 160 0 0 0 0 0 0Source 22578 1403 2270 1.62 91148 1473 1.65 0.75 10527234 1576 18170 0 0 0 0 0 0Source 32576 795 1285 1.62 47014 760 1.73 1.03 8190122 254 3760 0 0 0 0 0 0Source AVERAGE61725 9981.70.94New2982 424 683 1.61 61725 9981.70.94 3990 0 0 0 0 0 0 0 0 0 0
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D1RPM Distribution Percentages without Adjustment
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D1RPM Distribution Percentages Adjusted
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D1RPM Distribution Percentages Adjusted
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Appendix E:
FDOT Generalized Level of Service Tables
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Sabal Palm RDBrandy LNHan co s W AY
Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
341 Sabal Palm Road Residential Subdistrict
FIRM Map .
840 0 840420 Feet
LEGEND
Subject Property
Flood Zone X
Flood Zone AH
Flood Zone AE
Document Path: G:\Planning\PROJ - PLANNING\SPRPUD-23 341 Sabal Palm Road\Drawings\GIS\FIRMMap.mxdPage 626 of 7924
GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
CERT. OF AUTH. EB 0005151 CERT. OF AUTH. LB 0005151 BUSINESS LC 26000266
Bonita Springs 239.947.1144
Fort Myers 239.690.4380
www.GradyMinor.com Q. Grady Minor and Associates, P.A.
SUBJECT PROPERTY
FLOOD ZONE AH-8' - 9.5'
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 1 of 3
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
Henry J. Jacobs and Beverly A. Jacobs, husband and wife and tenants
by entirety, 15538 Calypso Lane, Orland Park, Illinois 60462
20%
Jerry J. Smits, 122 W. Hilo Street, Naples, FL 34113 20%
John H. Smits and Mary Grace Smits, husband and wife and tenants
by entirety, 5920 Webster Street, Downers Grove, Illinois 60516
20%
Robert J. Smits and Pamela Smits, husband and wife and tenants by
entirety, 113 Jamaica Drive, Naples, FL 34113
20%
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
N.A.
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
Donna M. Smits, as Trustee of the Donna M. Smits Trust dated February
8, 2008, 632 Burdette Avenue, Glendale Heights, Illinois 60139 20%
PROPERTY OWNERSHIP DISCLOSURE FORM
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
N.A.
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
SWJR Naples I, LLC, 430 Bayfront Place, Naples, FL 34102 100%
Jon Rubinton, Manager (ownership interest)
Date of Contract: 7/14/2023
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
N.A.
g. Date subject property acquired 2023
Leased: Term of lease years /months
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: , or
Anticipated closing date: 10/14/2024
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 3 of 3
Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements
for petition types are located on the associated application form. Any change in ownership whether individually or
with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such
change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
May 3, 2024
Agent/Owner Signature Date
D. Wayne Arnold, AICP
Agent/Owner Name (please print)
AFFIRM PROPERTY OWNERSHIP INFORMATION
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Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 7, 2024, 5:30
pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit up to 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 units are proposed to be townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 450 units are constructed, 68 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict. The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for
technical issues.
PROJECT LOCATION MAP
GRADYMINOR.COM/PLANNING
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FLN_NUM NAME1 NAME2 NAME3 NAME4 CITY STATE USZIP
435800008 1873 N BAHAMA AVE LLC 420 LOGAN BLVD S NAPLES FL 34119
433920003 2 TORPS LLC 7988 TIGER LILY DR NAPLES FL 34113
433960005 ADVANCED SABAL PALM CORP 3331 WHITE BLVD NAPLES FL 34117
435640006 ANDERSON, BOONRUEN 141 ROSE APPLE LN NAPLES FL 34114
436800609 ANDERSON, KENNETH C=& LINDA J OTONIEL RIVERA ASHLEE K ANDERSON-RIVERA 292 MORGAN NAPLES FL 34114
435840000 BISHOP, MICAH A=& AUBREY S 66 ROSE APPLE LN NAPLES FL 34114
438080003 BRANDY LANE LLC 1210 OSPREY CT MARCO ISLAND FL 34145
434880003 CARLSON, PAUL E 272 SABAL PALM RD NAPLES FL 34114
436240007 CARLSON, PAUL E & JUNE C 272 SABAL PALM RD NAPLES FL 34114
434440003 CHRISTINE M SQUARE TRUST 1287 GRAND CANAL DR NAPLES FL 34110
434960004 CISNEROS, JAIME=& MARIA 17001 MORGAN DR NAPLES FL 34114
436800007 CISNEROS, JAIME=& MARIE 17001 MORGAN DR NAPLES FL 34114
436040003 COTTAGE, GARY A=& LESLEY 268 SABAL PALM RD NAPLES FL 34114
435080006 CRAUMER FAMILY TRUST 775 CROSSFIELD CIR NAPLES FL 34104
437840008 CUIFFO, STEVEN R PO BOX 630219 MIAMI FL 33163
433520005 DALEY LAWN CARE INC 2316 PINE RIDGE RD STE 462 NAPLES FL 34109
434240009 DAVID & JUDITH WHITE R/L TRUST 303 MORGAN ROAD NAPLES FL 34114
433560007 DAVID E & JUDITH A WHITE REV LIVING TRUST 303 MORGAN RD NAPLES FL 34114
433200008 DESVARISTES, ERIC 268 ROSE APPLE LN NAPLES FL 34114
433280002 DOXSEE, TAMMY K 267 ROSE APPLE LN NAPLES FL 34114
EAST NAPLES CIVIC & COMMERCE 8595 COLLIER BLVD, SUITE 107-49 NAPLES FL 34114
433000004 EVERGLADES CITY DEVP LLC C/O LAMAR JERNIGAN NORIEGA 100 ANDALUSIA AVE #213 CORAL GABLES FL 33134
435920001 FEATHERSTON FAMILY TRUST 258 ROSE APPLE LN NAPLES FL 34114
435520003 FISHER, JAMIE J 15 BEAGLE LAKE RD NAPLES FL 34114
436640005 FISHER, KIMBERLY D 23 BEAGLE LAKE RD NAPLES FL 34114
438360202 FORTUNE, JASON 282 BRANDY LN NAPLES FL 34114
438240005 GOEMAERE & WU LAND TRUST 3355 19TH AVE SW NAPLES FL 34117
437560003 GOEMAERE, LUC LIPING WU 3355 19TH AVE SW NAPLES FL 34117
438360707 GRANT EST, CAROL-JEAN 288 BRANDY LN NAPLES FL 34114
437720005 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS FL 33912
21965001068 HSD REAL ESTATE INVESTMENT LLC 265 NW 83RD WAY COOPER CITY FL 33024
438040001 IANNOTTA, SALVATORE A 284 FOREST HILLS BLVD NAPLES FL 34113
435960003 ISAROSKUL, SUNANTA 195 ROSE APPLE LN NAPLES FL 34114
436160006 JARIKOV, VIKTOR IRYNA LABACHOVA 316 MORGAN RD NAPLES FL 34114
437240006 JERRALD J SMITS TRUST ET AL 341 SABAL PALM RD NAPLES FL 34114
434280001 KATHARINE M TORP LIV TRUST 7988 TIGER LILY DR NAPLES FL 34113
436400009 KIDDER, TERESA L SUZANNE SALYER 284 SABAL PALM RD NAPLES FL 34114
434480005 KNUTOWSKI, ROBART A 260 ROSE APPLE LN NAPLES FL 34114
433320001 KNUTOWSKI, ROBERT A 260 ROSE APPLE LN NAPLES FL 34114
435440002 LOUPE, MARK 276 SABAL PALM RD NAPLES FL 34114
433760001 MAXWELL, WILLIAM J 771 PARK AVE NAPLES FL 34110
435760009 MITCHELL, MICHAEL S JENNIFER M MITCHELL 260 SABAL PALM RD NAPLES FL 34114
436720006 MORALES, FEDERICO OMAR 308 MORGAN RD NAPLES FL 34114
436801307 NAFTAL, SIMONE 269 MORGAN RD NAPLES FL 34114
435600004 PHILLIPS-DELATORRE, HEATHER 1351 CURLEW AVE #101 NAPLES FL 34102
436080005 PIPITONE ET AL, JOHN 272 ROSE APPLE LN NAPLES FL 34114
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RIDGE PROPERTY LLC C/O INDIAN HILL PARTNERS 20 N WACKER DR STE 1922 CHICAGO IL 60606
434040005 RUFENER, SHANE 280 SABAL PALM RD NAPLES FL 34114
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NOTICE OF NEIGHBORHOOD
INFORMATION MEETING
PETITION: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit
Development
In compliance with the Collier County Land Development Code (LDC) requirements, a
neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady
Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman,
Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held
August 7, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely
Cultural Pkwy, Naples, FL 34113.
SWJR Naples I, LLC has submitted formal applications to Collier County, seeking
approval of a Growth Management Plan Amendment and Residential Planned Unit
Development (RPUD) Rezone to permit up to 450 residential dwelling units of which
340 units are anticipated to be single-family dwellings and approximately 110 units
are proposed to be townhouse dwellings. All units within the 341 Sabal Palm Road
RPUD and Subdistrict will be for-sale and the project will not feature rental units. The
applicant is proposing to restrict 15% of the total dwelling units as for-sale units to
households meeting the 120% or less of the area median income guidelines. However,
the income restricted units will be provided in the townhouse units and not the single-
family units. By way of example, if 450 units are constructed, 68 of the townhouse
units will be utilized to satisfy this requirement. A companion Growth Management
Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road
Residential Subdistrict.
The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm
Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email:
sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or
to register to participate remotely* go to, GradyMinor.com/Planning. Any information
provided is subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the
public with notice of an impending zoning application and to foster communication
between the applicant and the public. The expectation is that all attendees will conduct
themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant
and GradyMinor are not responsible for technical issues.ND-39846548
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Wayne Arnold: 00:00 I'm Wayne Arnold, I'm with Grady Minor and Associates, I'm a
Certified Planner. And I'll introduce our team.
00:14 This is Sharon Umpenhour, Sharon is with our firm and, we're
required to record these meetings for the county and make a
transcript. So, we're creating an audio transcript, and that'll be
transcribed into a written transcript as well.
00:28 With us, we have Tim Hall, who's our environmental consultant.
There's Norm Trebilcock, who's our Transportation Engineer.
Rich Yovanovich is our Land Use Council.
00:37 and to make a couple staff introductions, we have Laura
DeJohn, who's a contract employee of Collier County. She's
handling our zoning application that's been filed. And Parker
Klopf is with the Comprehensive Planning section for the county
and is reviewing the companion comp plan amendment that we
filed.
00:53 So, we're here for two applications that our firm has filed for
the property. It's a, a comp plan amendment creating a new
subdistrict called the 341 Sabal Palm Road Subdistrict. And then
we have a planned unit development rezone application that
we filed to create the 341 Sabal Palm Road residential planned
unit development.
01:17 So, the subject property is the orange grove that's, about a mile,
little over a mile and a quarter east of Collier Boulevard.
Participant 1: 01:25 Excuse me, you said it's the orange grove?
Wayne Arnold: 01:28 It is the orange grove property, yes, sir.
01:30 So, you can see it highlighted in yellow, you can see the, the
rows from the, the actual, orange groves that have been on the
site for decades. And the property, a little closer up version of it
so you can see some of the surrounding land. So, the most
immediate lands around us are, happen to be part of the
Hacienda Lakes Project, but they're conservation lands that
they've set aside as, part of their preservation requirements.
You can see we're about half a mile east of Veronawalk, and the
Winding Cypress Project.
01:58 So, the property itself is about 169 acres and, as I mentioned,
we're proposing to change the land use designation from
agricultural sending type lands into our new subdistrict. And the
purpose of the subdistrict is to allow up to 450 residential
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homes on the site. We have a mix, that's going to be about 340
units of single-family dwellings, and we're proposing 110 units
that would be a townhome-type development.
02:27 We're also proposing to restrict 15% of the dwelling units for
affordable housing that are, under the 120% or less, income
category for the county.
02:39 So, we've made an application with the county, we've received
one round of comments from them. We're in the process of
responding to them and, we'll be doing that soon. So, we're just
in the initial stages of this project, and it's gonna take us several
more months to get through the, the process.
02:55 So, this is the future land use map. I'm not gonna spend much
time on it, it just highlights that we're creating a subdistrict for
only this property, so it, it takes the lands out of the sending
lands so that we can bring in the residential component.
03:08 Here's our actual language. And anybody who wants a copy of
this information, Sharon left her cards out there, you can email
Sharon, and we'll get you a copy of the presentation if you'd
like, and so you can see the language, and I've got some contact
information on the last slide that you can take a photo of, or it'll
be in the packet if you request it. But it's, it indicates the
information at the county where you can get information from
either Parker or Laura and follow the progress of the project.
Sharon Umpenhour: 03:33 Can you speak closer to the microphone?
Wayne Arnold: 03:36 Sure.
03:37 So, this is a copy of our proposed conceptual master plan for
the project. So, access is obviously from Sabal Palm Road, and
for the project access, we have two of them that will be
permanent access points... Let me get my pointer, actually, and
I'll highlight those.
03:53 All right. So, the project access points are indicated here in
about the center of the property, and again on the eastern edge
of the property. And then we have another potential emergency
access point from this little proposed cul-de-sac. And the
property itself, the Rs stand for where the residential units
would be. The AA is the amenity area, so it's kinda central to the
site. And then this area in the northeast corner is where we're
proposing the townhome development to be. So, everything
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else in here would be single-family housing, the townhomes up
in this northeast corner of the site.
04:31 And then this crosshatching represents the only two vegetated
areas that are on the site, here and here. So, we're going to be
maintaining those and then adding, sort of, a flow way and
some additional preservation areas around those, because the
Hacienda lands, as I explained, over here. And there's some flow
ways that needs to be provided. So, we'll be passing water from
that area through the site.
04:53 Again, you've got, let me just break down... It's conceptual at
this point, but we'll have a 50% open space, and then we have a
preservation area that's about 12 and a half acres, or so.
Participant 6: 05:03 And the preservation space is to the south?
Wayne Arnold: 05:09 Hang on one sec... What was the question, ma'am?
Participant 6: 05:09 The preservation space, is that to the south?
Wayne Arnold: 05:27 So, so, we have two preservation areas. One is here.
Participant 6: 05:27 Ah.
Wayne Arnold: 05:28 And then the other is here. It's the existing vegetation that's on
the site, everything else has been cleared to support the orange
groves.
05:28 So, we have, four deviations that we've asked for for the
project. One is very standard, it's for a typical internal road
cross section, the county has a minimum standard typically of
60-feet. We've requested a 50-foot, like, cross section for the
internal streets. That's something that we typically request and
it gets, typically gets granted.
05:47 The others relate to, sidewalks. We're asking for no sidewalk be
provided on the tip of our cul-de-sac up here, a minor deviation.
And then we're asking for two deviations related to
preservation areas, because one, the county doesn't like
disconnected preserves, but since those are the only two
preserve areas on site, you know, we're required to ask for a
deviation to allow that.
06:08 And then the other is related to allowing us to create littoral
plantings around our lake areas that are a little different than
normal. And Tim Hall is working with a design engineer to come
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up with littoral plantings that will mimic some of the natural
environment, and that's gonna be a benefit, we think, to the
project, but we're still in conversations with county staff on that
point.
06:31 These are our permanent uses, the important take away from
that is that we're allowing single-family, two-family, or town ho-
home-styles there. And then our proposed development
standards, again, they're pretty standards for... We've asked for
single-family, two-family and townhome. And then the
important thing for a lot of people tends to be our building
height. So, for the agricultural zoning district that we are today,
the zoning height is 35-feet. We're asking for the same 35-feet,
but we have to establish an actual height, which is the tippy-top
height, which means that's the top of the roof, not just the
midpoint of our roofs.
07:09 So, that's kind of, in a nutshell, our brief presentation. So, the,
where we are, like I- I mentioned, we're in the initial stages.
We're required to hold this meeting sometime after our first
round of comments are received from the county, but before
any public hearing can be h- held.
07:29 So, we typically like to reach out to the community early in the
process so we can gain feedback from you and explain what's
going on so there's not the misconception floating around your
neighborhood as you start to see zoning signs go up, and things
like that. So, we don't have any public hearing dates that have
been established yet.
07:45 This is the page I mentioned to you. This has the contact
information for Sharon in our office, and it also has the county
staff personnel email addresses and phone numbers. And then,
the other information will take you to either our website at
Grady Minor, and you can link and see all the planning
documents that have been submitted to the county, or you can
go directly to the county's portal and those will be updated as
we updated our information.
08:10 So, in a nutshell, that's what we have. And we typically go
through and ask, if there are any questions about the project or
the public that I didn't touch on. And we've our experts here to
a- try to answer any questions the best we can. And then we
have three Zoom participants, and we'll see if they have any
questions or comments. And I think, given that we have Zoom
participants, it'd be helpful if we can get a microphone and
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your, when you ask your question, so, to make sure everybody
can hear it.
08:36 So, sir, I know you've had your hand up. Can you come to the
microphone? 'Cau- or, otherwise I can bring it to you, so.
Participant 2: 08:41 Sorry. [inaudible 00:08:44]
Wayne Arnold: 08:43 Okay, thank you. So, if you don't mind telling us, the distinction
that the planning commission likes to know is whether or not or
you're a neighbor, or you're part of the development team,
because sometimes the transcript doesn't, give us that
information.
Participant 2: 08:54 Well, we've been living off Morgan Road since 1970.
Wayne Arnold: 08:58 Okay.
Participant 2: 08:58 My question, first question is, is this a gated community?
Wayne Arnold: 09:02 It's very likely will be gated, but it's not determined at this time.
Participant 2: 09:06 Okay, so, you're removing this land from all the animals and
stuff, that have lived in this area for a long time.
Sharon Umpenhour: 09:12 Sir, can you get closer to the mic, please?
Participant 2: 09:14 Okay, s-
Wayne Arnold: 09:15 The question was w- about the wildlife?
Participant 2: 09:18 Yeah, you're removing it, th- the wildlife cannot access to the
property. We're used to having bears and panthers, and there
was animals come through our property, and had lived with
those with no problems. So.
Wayne Arnold: 09:30 Right. Well, typically for these gated communities... I'm not sure
if Morgan Road you don't have gated communities. I know
some of your farm properties have gates and things on them.
And I'm pretty sure the bears can crawl over most of those
gates. But, the reality is, I'll go back to the master plan...
Participant 2: 09:42 Yeah.
Wayne Arnold: 09:46 So, in, in this area, all of this land is part of a preservation area
that, that's along the southern end of the property. That, that's
not going to be gated or fenced, most likely. That's just gonna
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be open for them. And then, internally, I doubt very seriously if
we need to put, again, it's conservations lands, a wall or a fence
down in this area either.
10:06 So, the, the gated aspect is here at the main entry, that's the
gate structure that's just security for automobiles.
Participant 2: 10:14 Okay. Last question is, Sabal Palm Road.
Wayne Arnold: 10:17 Yes, sir.
Participant 2: 10:18 When we, when we moved over in '70 we were in a buffer zone,
and nothing was to be built past a certain distance here because
of the wildlife preservation. Now, if you move it back there, it's
going to keep going to, to where, anyway the traffic on Sabal
Palm will continue to grow, but it's so boxed in from the other
communities they have built, I don't think there's gonna be no
four-lane, and that can't handle traffic.
Wayne Arnold: 10:46 Well, Norm Trebilcock's our Transportation Engineer that's
working on the project. I don't think the road's probably going
to need to be four-lane.
Norm Trebilcock: 10:53 Right.
Wayne Arnold: 10:53 But, I'll let Norm talk to you about, m- maybe just briefly about
some of the improvements that are likely to be required.
Group: 10:59 Sir?
Norm Trebilcock: 11:00 Yes, hi. My name's Norm Trebilcock and I'm a traffic engineer
and prepared the traffic study for the project. I've been with
Collier County since 1990, working on projects.
11:08 And, so, o- on this project, on Sabal Palm Road, one of the
things would be is to extend and improve Sabal Palm Road, and
so the project would be a- a part of that as improvements. And
what we'd be looking at is probably a two-lane section of the
roadway, but, also the county would typically want us to look
at, you know, sidewalks and other things like that. So, that
would need to be in, you know, finalized into any improvements
there to tie into the project.
11:37 And then, we would also, any turn lanes we need on our project
for access, we would have to meet that criteria that the county
has for that. And then further off site is, any improvements that,
with Collier Boulevard. There's, like, just to the north of where
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y- you, s- since it's a, not a full median over in there on Collier
Boulevard, folks have to go up north and make a U-turn there.
We'll fix in that turn lane that's out there so there's sufficient
room for everybody to make U-turns and stuff like that.
12:08 So, those type of items get detailed during the site development
or planning stage. So, at least that's the overall concept that,
you know, that the county's identified the commitments we- we
would have to make in terms of from a traffic standpoint.
Participant 3: 12:24 Can- can you clarify what you mean by "two-lanes?"
Participant 4: 12:26 You're saying it's two lanes?
Wayne Arnold: 12:27 Hang on, hang on.
Participant 4: 12:27 Yeah.
Wayne Arnold: 12:28 Please, one at a time. We can't have the crosstalk, it does not
pick up on the microphone.
12:32 So, you had the floor, did you have a follow-up question, sir?
Participant 2: 12:36 Yeah, one other, one other question.
Participant 9: 12:37 Just, just take the mic and pass it around.
Participant 6: 12:37 Yeah.
Participant 3: 12:37 Okay.
Wayne Arnold: 12:37 Okay.
Participant 2: 12:43 My question is, access to 951, of Sabal Palm, are any plans to
put a red light there? Those of us that have folks that live there,
a lot of you in there go and try to make a U-turn. That traffic's
getting so heavy on 951 now, and with Tamarindo, trying to get
out at certain times is almost impossible without being held up
for a long time.
Participant 6: 13:11 You used to be able to.
Norm Trebilcock: 13:11 Right. T-
Participant 6: 13:11 On Sabal Palm, take a left. You didn't have to do the U-turn.
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Norm Trebilcock: 13:13 Right. So, norm- normally the, when they directionalize like
that, it would be typically signalize that intersection. And so,
that, that's the whole idea, is you would go up to the north-
Participant 6: 13:21 Okay.
Norm Trebilcock: 13:21 To [inaudible 00:13:21]
Participant 2: 13:21 Listen, that's existing right now.
Norm Trebilcock: 13:25 Yes.
Participant 2: 13:26 But with Tamarindo, when their traffic from the other
businesses clear, and the people that live there that, need
access.
Participant 2: 13:34 Kind of thing, and getting out, it's, can be very difficult.
Norm Trebilcock: 13:41 Right.
Participant 2: 13:41 And it's, I'm sure that county’s gonna let other people build
communities out there later on. You know, it's not possible to
widen Sabal Palm Road for the construction. And you have no
plans for a light there sometime?
Norm Trebilcock: 14:00 No, there, there's not. There's not any, th- that I know of, any
plans for a signal there at that intersection.
Participant 2: 14:03 All right. [inaudible 00:14:04] Anyone else?
Wayne Arnold: 14:04 Thanks, Norm.
Participant 1: 14:13 And, I just wanted to know, is Sabal Palm going to remain two-
lanes?
Wayne Arnold: 14:17 Yes, the intent is to keep Sabal Palm two-lane.
Participant 1: 14:20 And do you know of any future plans to have any north-south
road back there?
Wayne Arnold: 14:26 Well, it seems like, Norm, Benfield Road is something that's
been on the county's long-range transportation plan.
Participant 1: 14:31 Right. [inaudible 00:14:32]
Wayne Arnold: 14:31 And I think that coridoor puts it somewhere just east of
Veronawalk, if I'm not mistaken.
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Norm Trebilcock: 14:36 Yep. Right.
Wayne Arnold: 14:41 But, I, I don't know the status of that.
Participant 1: 14:41 You so, you know nothing about that.
Wayne Arnold: 14:42 I don't have any information on that, sir.
Group: 14:42 [inaudible 00:14:43] right here.
Participant 6: 14:42 So, right now the access road to the development is, going to be
down Sabal Palm?
Wayne Arnold: 14:43 That's correct. The access point, or the access points will be on
Sabal Palm Road. So, as Norm mentioned, there's a point at
which the county maintenance, I'm not exactly sure where it is
in, on the aerial, but it'll be extended, up to and including our,
access points.
Participant 6: 15:08 I have a couple of more questions. when Hacienda Lakes started
building, I'd been on Sabal Palm for 30 years. My property
started getting more and more flooding each year, and just last
week was probably the worst I saw, maybe even worse than
Ian.
15:26 A lot of it is because of the developments that's going around,
because I had, some man from the water district come out two
years ago, the flooding was so bad. And he explained to me it's
because of all the developments being built around us.
15:42 So, with this now coming in, just last week after the, tropical
storm I walked my dogs down there, and the water is going
several inches across the dock. Because, there used to be an
actual water flow before, you know, when they, stopped, you
know, allowing buildings on property that shouldn't be built on.
16:07 Anyway, so, what plans do you have for the water flow so that
our properties aren't getting more flooded?
Wayne Arnold: 16:16 I- I'll let them try to answer that, but, as I mentioned, part of the
property is going be designed to be a flow way system, to- to
accept more water-
Participant 6: 16:23 Part of it.
Wayne Arnold: 16:23 Yes.
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Participant 6: 16:23 Not all of it.
Tim Hall: 16:26 Right, like, like Wayne had said, part of the, the component of
this is to, to try to help move some of the water from the north
side of Sabal Palm down to the south. And so, that, that flow
way that he pointed out right there is gonna pick up water, and,
and move it to the south faster than what happens now.
16:47 But, the barns that are there now, associated with the, the
agriculture use, kinda formed a, a dam. And it pinches the water
close right there so it helps to back things up. By opening that
up some, and allowing for the open water flow through there, it
will be able to, to help move the water faster. So, even if there
is flooding to the north, the flooding would last less time
because the water would be able to get out of there at a quicker
pace.
Participant 6: 17:18 So, the water that flows across, it goes south, and it goes to
some waterway on 41, is that correct?
Tim Hall: 17:26 Yes, ma'am. Eventually it, it comes all the way through there,
some of it ends up next to the, the northernmost fields of Six
Ls...
Tim Hall: 17:36 ... and, then it kinda moves south, and also east a little bit. And
that's just based on how high the water is and it, it follows the
contours of the land. So, it follows the lowest part of the land
until it stages up high enough, and then it spreads out a little
more, and, and could kinda channelize it a little bit more as it
goes out.
17:54 But, e- eventually it does go all the way south and into the US-
41 Canal.
Tim Hall: 17:59 And the county has structures there that are able to kinda, like I
say county some of them are county some of them are water
management district, but they can move some of the water
further east, or they can let it go down, Henderson Creek.
Participant 7: 18:14 Can I ask a couple of questions? I own property on Sabal, or, on
Brandy Lane, and where you're talking about moving it east, if
I'm understanding you correctly, would put water more on our
properties that are already knee-deep. So-
Tim Hall: 18:25 So, you guys are west.
Tim Hall: 18:27 Brandy Lane is west.
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Wayne Arnold: 18:27 Brandy Lane is, there's Morgan Road over here.
Participant 7: 18:27 Okay.
Wayne Arnold: 18:29 Here's Brandy Lane here.
Participant 7: 18:32 Thank you, I apologize for the confusion. So-
Tim Hall: 18:32 Well it's-
Participant 7: 18:34 As Nancy is saying, that whole area now is flooded with it being
open. So.
Tim Hall: 18:38 Right, and, and part of this flow way would be to help move
some of the water that piles up right there, kind of, in that
corner between the farms and, and Brady Lane, and help move
it to the south.
Participant 6: 18:50 And I wonder why they're not doing that now. Why are we
flooded?
Tim Hall: 18:54 It's, well, I mean, the, the agricultural operation is there,
Tim Hall: 18:58 They have requirements to self-contain all of their water. So,
the, the way Water Management District works with the
different types of development, you get more limited to what
you can and can't do.
Wayne Arnold: 19:09 Excuse me, I'm sorry.
Tim Hall: 19:09 Now that that's, now that that's changing, more c- is coming, m-
more things can be done to try to help ameliorate that in, in
conjunction with the project moving forward.
Participant 5: 19:20 Okay. Just, maybe, two more. So, when you build the...
Participant 5: 19:25 Since Tamarindo I know that, they put the waterlines, the city
waterlines to Tamarindo. So, I imagine you will have water, city
water lines going to your development. We won't be mandated
to get city water, will we?
Wayne Arnold: 19:43 I don't think, so, no. But we do intend to extend water and
sewer lines out to the site.
Participant 5: 19:47 Okay. So, it's optional whether we live on or go on-
Wayne Arnold: 19:48 I- I think so, that's-
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Richard Yovanovich: 19:48 [inaudible 00:19:49] right?
Participant 5: 19:48 Yes.
Richard Yovanovich: 19:48 So, yeah, then you're not required. It's purely optional.
Participant 5: 19:49 Okay.
Wayne Arnold: 19:55 Yeah, agricultural lands are not required [inaudible 00:19:57]
Participant 5: 19:57 Okay, and then, wi- with your building, I know Hacienda Lakes
had to buy the property to the west of you and to the north of
you for mitigation purposes. Where are your mitigation lands?
Wayne Arnold: 20:13 Tim, I'll let you answer that.
Tim Hall: 20:16 So, because most of the property that's being developed here is
agricultural, it's not considered a wetland impact that would
require mitigation, like Hacienda had to do. the properties that
they developed had a lot of wetlands that were being impacted.
So, they purchased th- this property for wetlands, and also for,
panther mitigation, to compensate for panthers.
20:39 We will be required to mitigate for panthers, but there's a,
there's a conserva- there's three conservation banks, located in
different areas of the state that are requiring one panther
habitat. And what you do is you calculate the, the habitat value,
it's a, kind of a math problem. We cals- we calculate the value of
the habitat on the property you're impacting, and then you
purchase what are called "PHUs" to compensate for those
impacts. And those PHUs are associated with these
conservation banks that then take that money and they approve
lands that are in high-quality panther habitat, so that the
species as a whole still has, you know, the room to, to survive.
Participant 5: 21:25 So, it's not securing land from being built on, it's just improving
land and all-
Tim Hall: 21:30 In, in, in the case of, of this project, they would be purchasing
land in, in... Not purchasing land...
Wayne Arnold: 21:37 Improvements.
Tim Hall: 21:37 But they would be paying for improvements in land, other land
somewhere else, not actually purchasing land. The, the
wetlands on this side are those, the, the, the, those two areas,
and they're being pr- and they're being mostly preserved. The
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southern one is being impacted a little bit by the flow way that's
going to be created. The trees are going to be removed, and
then we have kind of a shallow water system that will allow
water to flow through there a little bit more. But it will still
remain a, a wetlands-type system.
Participant 5: 22:09 Last question, I think. So, the swales that go east and west along
Sabal Palm, you know, they're at maximum right now. The one
on the north side of the road, I don't really see water floods
happening. So, everything's just kind of at a standstill.
22:26 Is there going to be any improvements on the swales to make
sure that the water's flowing?
Tim Hall: 22:32 That will be in, there will be some changes to the swales when
the road gets improved.
Tim Hall: 22:40 The, the swales and the stormwater components associated
with the roadway, and th- the water that the roadway collects
will have to be accounted for in that new kind of cross section.
So, you'll end up with swales and water moving through there.
I'm not an engineer, so I can't tell you how that is going to be
done, but it will have to be accounted for when they do that
work.
Participant 5: 23:02 Okay.
Wayne Arnold: 23:02 All right, thank you. We have, we have somebody on Zoom who
would like to ask a question. So, Sharon, do you wanna put
them on? Or, do you wanna a- ask their question for them?
Sharon Umpenhour: 23:13 They typed it for me.
Wayne Arnold: 23:13 Okay.
Sharon Umpenhour: 23:15 "Where are the utilities being run? Sewer and water. And what
are Sabal Palm Road improvements?"
Wayne Arnold: 23:22 Okay, so, the water and sewer lines are going to be extended
from the return that's, I think, at Tamarindo, at the p- present
time, they'll be extended to our site. And then the other
question was, Sabal Palm improvements?
Wayne Arnold: 23:34 The Sabal Palm improvements, as we've described, will be to
improve the road with a new cross section and pavement, et
cetera, and work with the county on whether or not the swales
and sidewalk, or anything like that, will be required. And that
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will come up to the project, and probably up to at least the
eastern entrance of the project.
Sharon Umpenhour: 23:52 "What about sidewalks and street lighting?"
Wayne Arnold: 23:54 I think the sidewalks and street lighting are something that we
will be discussing with the county. Norm, unless you know
otherwise? There is a sidewalk that was built in front of
Veronawalk, and it's been my assumption that the cross section
would probably include...
Norm Trebilcock: 24:06 Extend that.
Wayne Arnold: 24:06 Either that as an extension, or some other sort of pathway
improvement in lieu of a sidewalk.
24:13 Okay, this gentleman has a question.
Participant 3: 24:15 Is this project, as, contemplated or planned consistent with the
county's growth management plan?
Wayne Arnold: 24:22 I- it is not, that's why we're proposing a growth management
plan amendment in order to establish the density and the
development that we are, and so-
Participant 3: 24:32 It's, it's my understanding that the homeowners originally
approached the county, with general guidelines of how, like,
how they'd like to have this property developed. And the
feedback they received was that the growth management
department was likely to, either reject the project, or would
reject the project. And that the owners proceeded to contact
developers and, I'm assuming, who you're working for, but the
continued feedback from the growth management department
is- is that it's unlikely for them to recommend to the council
committee to approve this project.
25:16 Can you speak to any of that?
Wayne Arnold: 25:20 I've not had any conversation with county staff in this process
for them to form an opinion. That's why we're going through
the review process. They've had sufficiency comments and
asked us for additional information to help them make that
decision, but at this point they've offered no opinion and
they're still reviewing the project.
Participant 3: 25:38 Thank you.
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Wayne Arnold: 25:39 Yes, sir. Anybody else? Question or comment? Yes, sir?
Participant 4: 25:42 I can kinda answer your water problem on the north side.
Wayne Arnold: 25:48 Can you speak directly into that, please?
Participant 4: 25:50 Yeah, sorry. E- even if you develop that piece there, the
watershed is still gonna go south, it's not gonna effect anything
on the north side of Sabal Palm Road.
26:01 The water that's trapped on the north side of Sabal Palm Road,
you probably need to add one more culvert-
Participant 4: 26:11 Between Nancy's property and Luke's property, there. That's
where water seems to get trapped and not flow south. I, I've
been here for 40 years, 45 years. So.
Wayne Arnold: 26:23 And, and I think that's what Tim's alluding to, part of passing
more water may incur, may have installation of additional
culvert crossings.
Participant 4: 26:31 Yeah, an- any development there is not gonna change anything
as far as water, 'cause the development, the property, we
already pump water off the property. So, it's not gonna change
anything. It's always gonna be the same off to the south.
26:39 Now, the only thing that would work better is-
Participant 4: 27:01 Water management [inaudible 00:26:58] (laughs) [inaudible
00:26:58] yeah, it, (laughs) I mean, you see that canal there, on
the, on the side, on the bottom part of the property?
Participant 4: 27:04 That canal we put in when we owned the whole section, right?
Participant 6: 27:07 That right there.
Participant 4: 27:08 That water is the watershed that would also help drain the
north side of Sabal Palm Road. But that canal that's running to
the property right to Sabal Palm Road connects to the north
side.
Participant 6: 27:13 And then it's not even s-
Participant 4: 27:23 When Hacienda bought that property there, Hacienda, w- water
management made them fill that in two feet, which slows down
the water flow. So, that's part of the problem on the north side
of the road.
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Wayne Arnold: 27:31 Yeah, understood. And, and if it wasn't said in Tim's
conversation, we do have to go through the Water
Management District to permit any improvements on the site,
to convert it from agriculture.
Participant 4: 27:41 Yeah, as long as it flows south there it should be fine.
Wayne Arnold: 27:46 Okay, thank you. Any other questions, comments? Yes, ma'am?
Wayne Arnold: 27:58 Do you want to take it to her?
Wayne Arnold: 27:58 Thanks.
Participant 8: 28:00 So, my question is a- a little bit different, because you're talking
construction literally around the corner from where my home is.
So, the orange grove, along with those in Tamarindo and a few
other residents helps put that road in [inaudible 00:28:14]
Participant 8: 28:14 And then I'm a little confused on two parts of where you're
going to start the modifications and then where we stop.
Participant 8: 28:23 And what your impact, or plans that have the least amount of
impact on Brandy Lane, because we are so big, of course, we
stay as agricultural as possible.
Wayne Arnold: 28:32 Right, well, the cross section in the road that's publicly
maintained and part of the privately owned and maintained
roads is a 60-foot wide right-of-way.
Wayne Arnold: 28:41 And, I think the intent is that we're going to have additional
easements that will allow for the extension of Sabal Palm Road
within that 60-foot easement area.
28:49 So, the road will look very much like it does on the improved
portion west of you.
Participant 8: 28:57 Okay. Thank you for that clarification.
Wayne Arnold: 28:58 Sure.
Participant 8: 28:59 I guess the other thing, it- it goes back to the, the wildlife that's
there. I know that the orange grove isn't, technically gated and I
know that they protect their lands, however, at this point
animals are still able to cross through that without issues.
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Participant 8: 29:15 And that's going to change if you have houses in there, unless
there's something in place that will allow animals to move
without being, you know, impacted.
Wayne Arnold: 29:25 Well-
Participant 8: 29:25 or shifts in, towards those of us that are on Brandy.
Wayne Arnold: 29:28 No, understood. And part of, and Tim can address it in more
specificity, but the county environmental staff and the Water
Management District will look at the project, and there will be
commitments and conditions that effect any of the listed
species, like, whether it's panther, black bear, et cetera. And
we'll have to provide management plans to show how we're
going to maintain those populations and, and allow for them.
29:49 So, a lot of other communities that are even farther west, and,
and more urban than you have management plans, because
they also have black bear habitat and part of the panther
habitat. Same thing with, like, Veronawalk, for instance.
Participant 8: 30:02 Do you have any plans to purchase any additional around...
'Cause Hacienda purchased where you're s- to the side of you,
they've also purchased across the street from behind where I
am, they weren't supposed to be able to do that. So, what is
your growth plan outside of this?
Wayne Arnold: 30:15 Well, our, our proposal doesn't include buying additional lands
outside of the four corners of the property. But a- as was
mentioned earlier, Hacienda purchased a lot of these land
holdings here and here because they had wetland impacts
elsewhere on the developed portions of their site, north and
south of, Rattlesnake Hammock Road.
Participant 8: 30:33 Right.
Wayne Arnold: 30:33 So, they impacted wetlands in those areas, so the mitigation for
those impacts were by buying additional lands here and here.
30:40 So, we're not proposing those same type of impacts because
we're essentially developing a farm field that doesn't have the
wetland impact.
Participant 8: 30:46 Okay, thank you.
Wayne Arnold: 30:48 Yes, ma'am.
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Speaker 4: 30:54 Have you done any ex- assessment of the traffic that goes on
Sabal Palm Road? 'Cause as my husband mentioned, most of us
are rural, and we have large boats and small boats. Most of us
have several boats. We have multiple car, cars. And, most of us
do have one car traveling.
31:17 They put Tamarindo in there, now we've got their traffic. We
have four major nurseries in our area coming off of Sabal Palm
that have multiple vehicles servicing. There are private,
horticultural workers who have their vehicles going out as well
as the businesses.
Speaker 4: 31:44 The two big businesses that have vehicles. We have semis going
into the major nurseries that have difficulty even turning in with
Sabal Palm like it is. And the residents are patient with these
sem- semis, and we help them we any way we can, by being
patient.
32:05 You're going to put in 450 houses, or living units. If you figure
two people in each one of them, which would be an average,
more or less, you're adding potentially 800 more cars to our
road. We can't handle what we have now.
Wayne Arnold: 32:27 Yes, ma'am. So, one of the requirements, and as Norm, who's
been retained as the traffic engineer for the project, we have to,
provide a traffic impact statement to the county. So, Norm has
used the ITE standards. So, they have trip generation rates for
townhomes, they have trip generation rates for single-family
homes.
32:45 Norm's prepared that analysis to look at the capacity on Sabal
Palm Road. And so, the county has evaluated that. I think that
had very minimal comments, so I think they've agreed with
Norm's methodology. And as we said, so far, it doesn't appear
that there are gonna be, any four-lane requirements or signal
that would be required out at Collier Boulevard.
Speaker 4: 33:06 Any widening whatsoever?
Wayne Arnold: 33:09 I don't believe so. Other than for turn lanes for our project, I
don't believe there's any other widening that's required.
Speaker 4: 33:15 Well, it is going to be an issue and the residents aren't going to
be excited about it.
Wayne Arnold: 33:23 Thank you.
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Participant 3: 33:23 Thank you.
Wayne Arnold: 33:23 This gentleman has a question.
Participant 3: 33:27 Thank you. Just to clarify, I understand that you and the woman
at the table are, are both with the, consulting firm, or,
engineering firm. And I understand the woman up front is a cus-
is a project, if... Not an employee, you're with the county but a
project-
Laura DeJohn: 33:42 I'm a vendor to the county.
Participant 3: 33:42 Is it-
Laura DeJohn: 33:46 I'm contracted by the county to help with zoning reviews, that's
correct.
Participant 3: 33:48 Okay. Okay, okay. And, and, and, and again, maybe there's
another person or two are missing, but-
Parker Klopf: 33:52 I'm right here.
Participant 3: 33:55 Okay, so, so, the remaining three of you, just to clarify, are you
contractors to the county? County employees? Or, contractors
in the engineering firm?
Parker Klopf: 34:02 I'm a county employee.
Participant 3: 34:04 County employee. And, and-
Wayne Arnold: 34:06 Norm owns his own transportation consulting firm.
Participant 3: 34:08 But, who are you engaged by?
Norm Trebilcock: 34:10 But the own- the, the developer of the property.
Participant 3: 34:12 The developer. And you, sir?
Tim Hall: 34:12 The same. I'm an environmental consultant engaged by the
developer.
Participant 3: 34:12 Okay, okay. So, a- a- a question along those line, then. Are you f-
are you familiar with the Benfield Road extension, then?
Participant 3: 34:28 Which, which is coming down as I understand that they're
already purchasing right-of-way.
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Norm Trebilcock: 34:32 Yeah, I have some familiarity with it, but it's not really in the
planned horizon for this project, or anything like that.
Participant 3: 34:40 Yeah, I'm not sure what the definition of "planning horizon" is,
but it's my understand that it's in the long, intermediate-term
plan, and that they're already acquiring right of way for it. So, it
seems to me that there's going to be potentially a lot more
traffic coming down Benfield Road extension.
34:57 And, may I s- step up here for a moment?
Norm Trebilcock: 34:59 Sure.
Participant 3: 35:01 If, if I understand it correctly... Do you have that, the pointer? If,
if I understand correctly, you see where the curved road goes
through there in Bella Drive.
Participant 3: 35:09 It's my understanding that that was the right-of-way that was
required to be set aside, the benfield road connection coming
directly south from the southern tip of that curved road. So, if
you put your pointer right there, it's going to be straight south...
Well, I don't know that it goes any farther than Sabal Palm. I
understand it's gonna connect through Sabal Palm.
Participant 3: 35:28 And I'm wondering what kind of traffic impact that's gonna have
on the project. I don't know if that's gonna alleviate, traffic that
would otherwise be going to Collier, or if it's gonna add more
traffic on Sabal Palm, because, you know, people are using it as
a way to avoid Collier.
35:43 So, it just seems to me that that major project, that I
understand is going to be done, should be considered as part,
you know, within, in the contents of this whole project.
Norm Trebilcock: 35:54 So, that's, that's outside the plan... So, the planning horizon for
this zoning is, is a five-year period in terms of, you know,
developing the project.
Participant 3: 36:03 Okay.
Norm Trebilcock: 36:04 And there's nothing in the county's, current, plans to, to build
that anytime soon, the, what- what you're saying.
Norm Trebilcock: 36:14 When they worked on the Hacienda project, a part of the
Hacienda, DRI, or PUD was to do exactly what you're saying. To
build parts of, Hacienda Boulevard. So, that's a part of that
development. And it really kind of tied it down to Rattlesnake
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Hammock Road, and, and as such, terms of any further
extensions, I, there's nothing in any, like, near-term plans from
the county to do anything like that, and that really isn't part of
the, the horizon, the whole, we're looking at with this project.
36:47 But, but definitely, I would say, for those northern sections that
are getting developed with the Hacienda Boulevard, Hacienda
developer, they call it Hacienda Boulevard up in there, and that,
they're building, like, the two-lane section of that road for an
ultimate four-lane, like you're saying.
37:02 But, there's nothing that I seen that near-term or that the
county has anything in any near-term transportation plans to
build or extend the road down like that, as far as that goes.
Participant 3: 37:13 Well, w- with, with all due respect, I think a lot of people here
are concerned more about in just the near-term.I don't think
the rest of us [inaudible 00:37:20]
Wayne Arnold: 37:21 Sure.
Participant 3: 37:21 [inaudible 00:37:22] in this five years.
Wayne Arnold: 37:22 Sure.
Participant 3: 37:23 And so, it just seems to me that it's relevant what the plan is in
five years and three months, okay?
Participant 3: 37:31 And I, and, and again, because, if the, if they're already
requiring right-of-way set away [inaudible 00:37:37] right-of-
way, and I've been told by the department that, that the project
has been approved, it was going through, it just seems to me
that that ought to be considered in terms of the traffic impact,
because we, residents within the local area, need to be
concerned about more than this five-year horizon you're
looking at.
37:56 And again, I'm not suggesting it's gonna make traffic worse on
Sabal Palm. I'm not saying it's gonna be better. But there's
gonna be some impact. Because, again, I don't if people coming
from, from this new proposed project are going to turn north on
Benfield to go up to the, ultimately to the interstate and avoid
Collier, or if the traffic is coming south trying to avoid Collier,
and they're using that as a, you know, a, a highway.
Participant 3: 38:20 And so, again, I just think that it ought to be considered in this
project, because, again, year six, you can have a lot of people
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here affected in a very negative way. Or, or, or a positive way.
[inaudible 00:38:31]
Norm Trebilcock: 38:31 Sure. thank you.
Wayne Arnold: 38:34 Yeah, thank you. And, and that's one of the reasons staff is in
attendance.
Wayne Arnold: 38:38 It's our meeting, but staff is here to listen and they're taking
notes. And I'm sure they'll be discussing your comments with
the transportation staff at the county. Any other questions or
comments before we wrap up?
Participant 3: 38:48 I have one more.
Wayne Arnold: 38:48 Okay.
Participant 3: 38:52 For those that here and is either t-... For those that here that
are either contractors with the county, or county employees,
are you aware of any feedback that the property owner of the
citrus farm, and/or the developer, and/or the engineering firm
have been provided any feedback that this project is unlikely to
get the Growth Management Department's recommendation to
the county, you know, council, for approval? Are you aware of
any feedback that any of those three parties have already been
given with, with regard to this project that essentially, in my
view at this point, as I understand it, is being ignored?
Wayne Arnold: 39:32 Well, all I can say is-
Participant 3: 39:34 Well, no, it's a question... I'm sorry, with all due respect...
Wayne Arnold: 39:36 Hold on-
Participant 3: 39:36 It was a question for the county, you know, employees or the,
or the county contractor whether or not they, not, not you, sir,
with all due respect, whether or not they're aware of any
feedback that's been given to those three parties with regard
to, you know, the, the likelihood of this project getting a
recommendation from the department to the council's
committee, and therefore, the county council?
Richard Yovanovich: 40:02 [inaudible 00:40:03] they're not supposed to really answer your
question.
Wayne Arnold: 40:03 Well, and, and I would say, and I'm happy to, answer-
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Laura DeJohn: 40:03 Well, I think it's a process que- I think it's a process question.
Wayne Arnold: 40:11 Laura answered, but I- I think that the, the purpose of the
meeting is for use to present to you what are plans are. Staff is
here to listen and take notes. The staff is here primarily-
Laura DeJohn: 40:18 I think from a process standpoint, I just want you to understand
that there is no formal recommendation made until all of these
steps are taken. They are trying to address many questions and
comments that have now been issued to them. We wait for that
response of their, answers to the questions and comments. We
wait for this meeting to be held, to again, like, collect data and
information that's being mentioned here today.
40:44 There ultimately will be a planning commission meeting, and
that's what you're referring to. A formal recommendation is
made at the time of the planning commission hearing, so the
planning commission can consider staff's analysis and
recommendation.
40:58 So, it's premature now to be speaking about a staff
recommendation, because all this work has to be done to ask
questions, get answers, question the, the traffic data, questions
the transportation plan, questions some of the setbacks and the
mediations that are being requested. All that work is being done
now. And there will be a rec- a formal recommendation that
gets published and goes in an agenda once the planning
commission meeting happens.
Participant 3: 41:26 Thank you.
Wayne Arnold: 41:26 Thank you. Thanks, Laura. Anything else? Yes, sir?
Participant 9: 41:30 I just wanted to say, South Naples Citrus, we will be open
through season.
Wayne Arnold: 41:40 All right. Well, thank you.
Wayne Arnold: 41:44 Well, thank you, everybody. We're gonna adjourn the meeting.
And thanks for coming out. And if you got notice for this
meeting, it's likely we'll be staying in touch. So, I can put the
screen back up that has the contact information if anybody
wants to take that information down.
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PETITIONS:
PL20230016340 –341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT (GMPA); AND
PL20230016342 –341 SABAL PALM ROAD RESIDENTIAL
PLANNED UNIT DEVELOPMENT (PUDZ)
August 7, 2024, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
Page 706 of 7924
PROJECT TEAM:
•SWJR Naples I, LLC – Applicant
•Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A.
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC
•Norman J. Trebilcock, AICP, P TOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions
•Tim Hall, Environmental Consultant - Tu rrell , Hall & Associates, Inc.
*Please note, all information provided is subject to change until final approval by the governing authority.
2
INTRODUCTION
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3
LOCATION MAP
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4
ZONING AND LOCATION MAP
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ZONING: Existing: A(Agricultural)/ST (Special Treatment) (RFMUO-NRPA-Sending)
Proposed: 341 Sabal Palm Road Residential Planned Unit Development (RPUD)
Overall Project Acreage: 169.19+/- acres
PROPOSED REQUEST:
•Modify the FLU map to add the 341 Sabal Palm Road Residential Subdistrict
•Rezone from the A/ST (RFMUO-NRPA-SENDING) Zoning District to the 341 Sabal Palm Road RPUD
•To allow up to 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 units are proposed to be townhomes.
•Restrict 15% of the dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines.
PROJECT INFORMATION
5
Existing:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, Sending Lands
Proposed:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, 341 Sabal Palm Road Residential Subdistrict
FUTURE LAND USE (FLU) DESIGNATION:
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FUTURE LAND
USE MAP - EXISTING
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FUTURE LAND
USE MAP - PROPOSEDProposed Subdistrict Language:
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PROPOSED MASTER PLAN
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PROPOSED DEVIATIONS
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PROPOSED PERMITTED USES
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PROPOSED
DEVELOPMENT
STANDARDS
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NEXT STEPS
•File resubmittals
•Hearing Notices mailed to adjacent property owners within 1,000 feet of the subject property.
•Hearing sign posted on property advertising hearing dates.
•HEARING DATES:
•CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
•BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
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Project information and a copy of this presentation can be found online:
WWW.GRADYMINOR.COM/PLANNING
Collier County Growth Management Department (GMD) Public Portal:
CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb
Petition Numbers: PL20230016340 and PL20230016342
CONTACTS:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144
•Collier County Staff: Parker Klopf; Parker.Klopf@colliercountyfl.gov, (239) 252-2471 Laura DeJohn; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587
PROJECT DOCUMENTS AND INFORMATION
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE
PLANNING SECTION
HEARING DATE: APRIL 17, 2025
SUBJECT: PETITION PL20230016340/LARGE SCALE GROWTH
MANAGEMENT PLAN AMENDMENT FOR THE 341 SABAL PALM
RESIDENTIAL SUBDISRICT
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)
______________________________________________________________________________
AGENT/APPLICANT:
Agent: D. Wayne Arnold, AICP Applicant: SWJR Naples I, LLC
Q. Grady Minor & Associates, P.A. 430 Bayfront Place
3800 Via Del Rey Naples, FL 34102
Bonita Springs, FL 34134
Owners: Henry J. Jacobs and Jerry J. Smits, Donna M. Smits as Trustee
Beverly A. Jacobs 122 W. Hilo Street of the Donna M. Smits Trust
15538 Calypso Lane Naples, FL 34113 632 Burdette Avenue
Orland Park, Illinois 60462 Glendale Heights, Illinois 60139
John H. Smits and Robert J. Smits and
Mary Grace Smits Pamela Smits
5920 Webster Street 113 Jamaica Drive
Downers Grove, Illinois 60516 Naples, FL 34113
,
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GEOGRAPHIC LOCATION:
The subject property comprises ± 169.19 acres in size and is located at 341 Sabal Palm Road,
approximately 1.4 miles east of Collier Boulevard.
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REQUESTED ACTION:
The applicant proposes a large-scale Comprehensive Plan amendment to the Future Land Use
Element (FLUE), specifically to create a new subdistrict called the 341 Sabal Palm Road
Residential Subdistrict, which will provide land for a maximum of 450 residential dwelling
units.
EXISTING CONDITIONS:
Subject Property: The ±169.19-acre subject site is currently home to the South Naples Citrus
Company, an orange grove and retail nursery in operation since the 1970s. According to the
Future Land Use Map (FLUM), the subject property is designated as the Sending subdistrict of
the Rural Fringe Mixed Use District, which is also classified as an Agricultural/Rural
Designation, as well as the Belle Meade Hydrological Enhancement Overlay (BMHEO). The
purpose of this subdistrict is to provide a balanced approach, including both regulations and
incentives, to protect natural resources and private property rights, while providing for large
areas of open space and allowing, in designated areas, appropriate types, density, and intensity
of development. More specifically, Sending Lands are those lands that have the highest degree
of environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. The purpose of the BMHEO is to restore natural flowways and
rebalance freshwater flows into two natural systems – Naples Bay and Rookery Bay.
Surrounding Lands:
North: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use: Preserve.
East: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned: Agricultural, with the RMFU overlay designation. Land
Use: Vacant Agricultural/ Preserve.
South: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use; Preserve.
West: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use; Preserve.
In summary, the existing and planned land uses in the larger surrounding area are preserved lands
not intended for residential development.
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BACKGROUND AND ANALYSIS:
The South Naples Citrus Grove has been a family-owned and operated facility since the late
1970s, consisting of approximately ±169.19-acres. It provides Collier County with locally
grown produce and a retail location for selling citrus and related food products. The property
is primarily accessed by Sabal Palm Road, which was originally developed as a logging road
for access to the cypress-rich woodlands that are now part of the Picayune Strand State Forest.
The road is now characterized by a mix of newer residential development near its beginning at
the eastern intersection with Collier Boulevard (SR 951) and agricultural activities, ranging
from landscape nurseries and companies to similar agricultural-related uses, a church, and
rural single-family homes to the east. The road also runs perpendicular to the FLUE line that
separates the Urban Residential Fringe areas from the Sending Lands of the RFMU Overlay.
The South Naples citrus farm is one of the last privately owned non-preserved properties along
Sabal Palm Road before it turns to gravel, ultimately granting access to the aforementioned state
forest. According to the Future Land Use Map, the subject property is situated within the
Sending Lands of the Rural Fringe Mixed Use District, which is designated as
Agricultural/Rural. The purpose of this subdistrict is to provide a balanced approach, including
both regulations and incentives, to protect natural resources and private property rights, while
providing for large areas of open space and allowing, in designated areas, appropriate types,
density, and intensity of development. More specifically, Sending Lands are those lands that
have the highest degree of environmental value and sensitivity and generally include significant
wetlands, uplands, and habitat for listed species. The proposed subdistrict is also located within
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the BMHEO. The purpose of the BMHEO is to restore natural flowways and rebalance
freshwater flows into two natural systems — Naples Bay and Rookery Bay. Naples Bay has
been adversely impacted over the years due to abundant fresh water from the Golden Gate
Canal and Rookery Bay, resulting from increased salinity caused by insufficient freshwater
inflow. The Comprehensive Watershed Improvement Plan is a county initiative designed to
address these adverse impacts through a series of hydrologic improvements that rebalance the
two natural systems, thereby rehydrating approximately 10,000 acres of land within and
adjacent to the Picayune Strand State Forest to reestablish historical flows through this area.
The applicant has proposed a 450-unit residential development on the subject ±169.19-acres
property by creating a new subdistrict in the Future Land Use Element, designated as the 341
Sabal Palm Residential Subdistrict. Of the total 450 units proposed, 340 will be typical single-
family homes and the remaining 110 will be townhomes, resulting in a density of approximately
2.66 units per acre. The applicant has justified the increase in density on this property by
committing 15% (68 units) of the total townhome units to affordable set-aside units that will be
sold to households whose initial certified incomes are up to and including 120% of the Area
Median Income (AMI) for Collier County. This also includes committing 55% of the site as
usable open space, roadway improvements, storm water drainage improvements, and vegetative
landscape buffering between preserve lands and residential development.
The FLUE language regarding the sending designation of the overlay discourages residential
development within sending designated areas and directs that any density that can be generated
from sending designated areas through the creation of Transfer of Development Rights (TDR)
credits be reallocated to more appropriate Receiving Lands or develop at a density of 1 unit per
40 acres or 1 unit per legal nonconforming lot less than 40 acres. This density limitation does
not restrict the use of lands that have not severed development rights for agricultural purposes,
as is currently being done on the subject site. This stance is further bolstered by the BMHEO,
which identifies the subject property as subject to the applicable overlay, allowing the
generation of 2 additional TDR credits per 5 acres beyond what is typical. The proposed
redesignation to allow residential density at the proposed 2.66 units per acre is inconsistent with
the RFMU designation and the BMHEO. The Comprehensive Planning staff believes that the
petitioner has not provided appropriate and relevant data and analysis to address the statutory
requirements for the Growth Management Plan Amendment (GMPA) identified below. In
review comment letters back and forth with the applicant Comprehensive Planning staff has
noted the inconsistencies in the request for this project by including affordable housing with the
applicable overlay and has requested additional data to support the change, requested the
inclusion of TDRs, suggested alternative type of residential development more consistent with
the goals and policies of the overlay, as well as an updated environmental analysis of the
surrounding properties not just the subject site all of which has been denied or opposed. The
applicant has continued to point out that they are providing affordable housing, roadway
improvements, and stormwater improvements as justifications for the change.
The current Sending FLUE designation allows for residential density within impacted
properties, such as this one. This language specifically states that single-family residential
development is permitted at a maximum density of one dwelling unit per 40 acres or one
dwelling unit per lot or parcel of less than 40 acres, which existed on or before June 22, 1999.
Sending Lands are the principal target for preservation and conservation. According to the
current Land Development Code (LDC) and Growth Management Plan (GMP) permitted use
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the applicant would be allowed to create a rural subdivision containing four 40-acre ranches all
of which could continue to operate agricultural uses such as equestrian facilities, nursery uses,
or other forms of agrotourism and create a bank of TDR credits at a rate of 4-6 credits per 5
acres to be used in an area that is more suitable for residential development. The applicant
disagrees with these assertions and believes that the commitment to affordable housing within
this area would benefit the community due to its proximity to other employment centers. While
staff acknowledges the need for residential densities in proximity to employment centers, staff
is of the opinion that this proposed intensity of development is inconsistent with what the
Future Land Use Plan promotes and suggests a more gradual change from residentially
designated areas to preserve designated areas. The proposed amendment does not satisfy the
gradual change designated in the FLUE, and staff believe the current permitted allowances
mentioned above are more appropriate for this property.
Undoubtedly, the inclusion of affordable housing in any project is a community benefit;
however, the sending designation does not allow a density bonus, even if it involves affordable
housing within these areas, to discourage urban sprawl-type development. The applicant
believes that providing 15% of the 450 or 68 units as for-sale income-restricted units provides
sufficient public benefit for this petition. The Comprehensive Planning staff believes that the
assertion that this should be applicable to this property, which is clearly identified for limited
development, is inconsistent with the county's goals and policies for sustainable growth and the
discouragement of unsustainable building practices. Furthermore, there is a limitation that the
affordable units are relegated to townhomes, which can be lackluster and inconsistent with the
goals and policies of the RFMU overlay's Sending designation.
Staff have requested additional
commitments to affordable housing as
well as the inclusion of
TDRs, to offset these inconsistencies,
which the applicant has opposed.
These additional commitments to
affordable housing, as well as the
inclusion of TDRs, would help offset
the negative impact of urban sprawl-
style development, such as this, within
an environmentally sensitive
designated area. If the requested
changes to increase additional
affordable housing commitments or
inclusion of TDRs are not provided by
applicant it is the opinion of staff that
the proposed development be limited to
a density of 1 to 1.5 units per acre to be more in line with the nearby Urban Residential designated
lands and to help further hold up the transitional nature of Sabal Pam Road from the Urban
Residential Fringe designated areas to the East and location of this subject petition.
As mentioned previously, the proposed commitment to 55% of the total lot area for open space is
also less than what would normally be allowed within designated sending areas. This exception to
open space requirements only applies within the receiving areas, not the sending designated areas,
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when commitments to affordable housing are applied. Due to this property’s location within the
sending/preserve designated areas, staff would like to see any development on this site be more
significantly buffered around all sides. Still, the north features open space areas totaling 60% of the
total project area and a landscape buffer to further ensure a gradual transition along Sabal Palm
Road and reduce interactions between residents and local fauna. This could be more easily achieved
through the implementation of cluster development.
Lastly, the applicant provided an environmental analysis applicable to the subject property. While
the analysis provides on-site improvements, the environmental review did not address the
surrounding properties, which are all designated as a preserve area either by the state or for the
nearby residential development called Hacienda Lakes MPUD. These lands, which are part of the
Hacienda Lakes PUD, serve as a preserve area, and the lands on which the TDRs were generated
allow for additional density within the Hacienda Lakes PUD.
The Comprehensive Planning staff finds that the creation of the proposed subdistrict on the
property, which would allow the uses identified within the subdistrict language, is inconsistent with
the goals and policies of the GMP and the Florida state statutes listed below. Staff can recommend
approval with the following conditions:
• Increase open space commitments to 60% with a buffer separating residential from preserve
lands.
• Reduce density from 2.66 to 1.5 units per acre with the same commitments to affordable
housing.
• Increase clustering of units.
• A singular development and amenity center
CRITERION FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter
163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary, indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at
issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction. Support data
or summaries are not subject to the compliance review process, but the comprehensive plan
must be clearly based on appropriate data. Supporting data or summaries may be used to aid
in determining compliance and consistency.
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2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted
may be evaluated. However, the evaluation may not include determining whether one
accepted methodology is superior to another. Original data collection by local governments
is not required. However, local governments may use original data so long as methodologies
are professionally accepted.
3. The comprehensive plan shall be based on permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government using a professionally
accepted methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality, and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses that are inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport, as defined in Section 330.35
and consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan designating the proposed future general distribution, location, and extent
of land use for residential, commercial, industrial, agricultural, recreational, conservation,
educational, public facility, and other categories of public and private land use. The
approximate acreage and the general range of density or intensity of use shall be provided for
the gross land area included in each existing land use category. The element shall establish the
long-term end toward which land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
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a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The petitioner conducted a NIM on August 7, 2024, at the South Regional Library at 8065 Lely
Cultural Parkway and broadcast via Zoom. The meeting began at 5:30 p.m. and concluded at
approximately 6:12 p.m. Approximately 16 people were present, with three attendees joining
via Zoom.
Agent Wayne Arnold presented information about the proposed GMPA and PUD rezoning.
An attendee asked if the community would be gated, and the agent indicated it would likely be
gated. Concerns were raised about the impacts on the wildlife that is prevalent in the area.
Attendees expressed concerns about traffic on Sabal Palm Road and questioned whether the
two-lane roadway would be sufficient to handle the additional traffic generated by the
development. The petitioner representative advised that there are no known plans to signalize
the intersection of Collier Boulevard and Sabal Palm Road at this time, and no known plans for
the Benfield Road extension at this time. Concerns were raised about flooding in the area. The
petitioner's representative explained that part of the site would serve as a flowway to move
water from north to south through the site, and swales will be improved along Sabal Palm Road
when the roadway is improved. Attendees inquired about the extension of water and sewer
services to the site and whether neighboring properties would be required to connect.
See Attachment C for the NIM documentation.
FINDINGS AND CONCLUSIONS:
• This property is wholly within the Sending designation of the RFMU overlay, and the FLUE
does not support residential development here unless it is done at a rate of one unit per 40
acres.
• The proposed density is significantly greater than what is allowed by the existing subdistrict
designation.
• This property could generate a bank of TDR credits to be sold to other developers in the
receiving areas, and four 40-acre ranches could be created and sold individually.
• Water and sewer services are available along Sabal Palm Road; however, they do not extend
to this site.
Environmental Findings:
The subject property is ±169.19-acres. Environmental Services staff verified the acreage of native
vegetation on-site during the review of the project's Planned Unit Development (PUD). The subject
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property is currently zoned Rural Fringe Mixed-Use Sending (RMFU) and Natural Resource
Protection Area (NRPA).
The proposed GMPA does not affect the requirements of the Conservation and Coastal
Management Element (CCME) regarding the protection and preservation of native vegetation on-
site. Native vegetation on-site will be retained in accordance with the requirements of CCME
Policy 6.1.2 and Section 3.05.07 of the LDC. Environmental Services staff recommends approval of
the proposed petition.
Littoral Shelf Planting Area
The applicant has proposed a reduction from the littoral planting criteria in CCME Policy 6.1.7,
which requires that wet detention ponds within the Urban Designated area have a littoral shelf with
an area equal to 2.5% of the pond's surface area, measured at the control elevation, and planted with
native aquatic vegetation. Wet detention ponds within the Rural Fringe Mixed-Use District shall
have a littoral shelf with an area equal to 30% of the pond’s surface area, measured at the control
elevation, and be planted with native aquatic vegetation.
The applicant requests that the total littoral planting shelf area be reduced to 7% of the wet
detention pond area. The littoral area will be planted adjacent to a designated preserve in a larger
aggregated littoral planting area. Environmental Services staff supports reducing the amount of
littoral planting to allow for a consolidated littoral area. The consolidated littoral area will create
and enhance wading bird and waterfowl habitats and foraging areas. These areas will be designed to
recreate the function of wetlands, maximize habitat value, and minimize maintenance efforts. The
consolidation of the littoral planting area will enhance the survivability of littoral area plant species,
as they have a lower survivability rate in littoral planting areas along multiple lakes. The
concentration of the littoral plantings will meet the intent of the GMP requirement, which is to
enhance water quality and provide habitat for a variety of aquatic species and birds. The littoral
requirements for the excavation lakes will be met through an established flowway with littoral
planting adjacent to the proposed preserve area.
Landscape Buffer with fence/wall
The applicant proposes reducing the open space between the proposed project's boundary and the
natural reservation required by CCME policies 6.5.1 and 6.5.2. Policy 6.5.1 establishes that
developments contiguous to natural preserves should be included in the development review
process. Policy 6.5.2 establishes criteria for developments contiguous to natural reservations to
reduce negative impacts. The required open space shall be used to provide a buffer between the
project and the natural reservation. A natural preserve is an area set aside for protecting,
conserving, and preserving natural resources. The subject property is adjacent to the Fakahatchee
Strand State Preserve, a natural preserve.
CCME Policy 6.5.2 (1): Open space allowed between the project’s non-open space uses and the
boundary of the natural preserve shall include those areas of natural preserve, natural or man-made
lakes, golf courses, recreational areas, required yard setback areas, and other natural or man-made
open space requirements. Existing agricultural operations shall be allowed within the open space
requirements, with additional agricultural clearing allowed subject to best management practices,
consistent with the provisions of the Right to Farm Act.
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Within the Rural Fringe Mixed Use District, more intense open space uses are to be set back 300
feet from the natural preserve boundary. The applicant proposes to install a 30-foot-wide Type ‘A’
buffer with a 10-foot-high wall/fence, except when abutting the Flowway preserve or Sabal Palm
Road. Environmental Services staff supports the proposed buffer with a wall/fence. The subject
property has been historically cleared and used for agricultural uses; as such, there isn't existing
native vegetation to preserve and buffer adjacent to the natural reservation. The 30-foot-wide Type
‘A’ buffer with a wall/fence will create a buffer, establish a boundary, and discourage large
mammals from entering the subject property.
This project does not require an Environmental Advisory Council (EAC) review, as it does not fall
within the scope of land development project reviews identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the
proposed petition.
LEGAL CONSIDERATIONS:
The County Attorney’s Office reviewed this Staff Report on March 17, 2025. The criteria for GMP
amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2,
Florida Statutes. The criteria for changes to the Future Land Use Map are in Section
163.3177(6)(a)8, Florida Statutes.
STAFF RECOMMENDATION:
Staff recommends denial of the subdistrict as proposed; however, if the applicant agrees to the
requested changes, staff recommends that the Collier County Planning Commission forward
petition PL20230016340, 341 Sabal Palm Residential Subdistrict GMPA, to the Board of County
Commissioners with a recommendation to approve.
NOTE: This petition has been tentatively scheduled for the May 27, 2025, BCC meeting.
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NOTICE OF PUBLIC HEARING
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 May 27, 2025, in the Board of County Commissioners meeting room, third floor, Collier
Government Center, 3299 East Tamiami Trail, Naples, FL, to consider:
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS PROPOSING AMENDMENT TO
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, ORDINANCE 89 -05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP
AND MAP SERIES TO CHANGE THE LAND USE DESIGNATION FROM URBAN,
AGRICULTURAL/RURAL DESIGNATION, RURAL FRINGE MIXED USE DISTRICT-SENDING LANDS
TO URBAN, AGRICULTURAL/RURAL DESIGNATION, AGRICULTURAL/RURAL MIXED USE
DISTRICT, 341 SABAL PALM ROAD RESIDENTIAL SUBDISTRICT TO ALLOW UP TO 423 OWNER-
OCCUPIED DWELLING UNITS WITH AFFORDABLE HOUSING AND PROVIDING FOR
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE
SUBJECT PROPERTY IS 169.19 ACRES AND LOCATED ON THE SOUTH SIDE OF SABAL PALM
ROAD APPROXIMATELY 1.4 MILES EAST OF COLLIER BOULEVARD IN SECTION 14, TOWNSHIP
50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. (PL20230016340)
A copy of the proposed Resolution is on file with the Clerk to the Board and is available for inspection. All interested parties are
invited to attend and be heard.
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All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda ite m
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 intended to be considered by the Board shall be submitted to the
appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the
Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments
remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through
the link provided within the specific event/meeting entry on the Calendar of Events on the County website at
www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration
should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who
register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote
participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For ad ditional
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.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS, CHAIRMAN
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