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Agenda 05/27/2025 Item #17C (Ordinance - Amending the Future Land Use Element and map series from Urban, Mixed-Use District, Urban Coastal Fringe Subdistrict to Urban, Urban-Commercial District, 951 Vehicle Suites Comm
5/27/2025 Item # 17.C ID# 2025-1429 Executive Summary Recommendation to approve an ordinance amending Ordinance 89-05, as amended, The Collier County Growth Management Plan, specifically amending the Future Land Use Element and map series by changing the land use designation of property from Urban, Mixed-Use District, Urban Coastal Fringe Subdistrict to Urban, Urban-Commercial District, 951 Vehicle Suites Commercial Subdistrict, To allow 135,000 square feet of gross floor area of indoor air- conditioned vehicle storage including automobiles, recreational vehicles, swamp buggies, four wheelers and boats (Sic Code 4225), and furthermore directing transmittal of the adopted amendment to The Florida Department of Commerce, providing for severability and providing for an effective date. The subject property is located on the west side of Collier Boulevard north of Championship Drive and 1.5 miles south of Tamiami Trail East, in Section 15, Township 51 South, Range 26 East, Collier County, Florida, consisting of ±9.30 acres. (PL20240001700) (Companion to item 17.D) OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale Growth Management Plan (GMP) amendment to create a new subdistrict called the 951 Vehicle Suites Commercial Subdistrict (Subdistrict) to allow 135,000 square feet of gross floor area of indoor air- conditioned vehicle storage including automobiles, recreational vehicles, swamp buggies, four wheelers and boats (Sic Code 4225). CONSIDERATIONS: The subject petition was submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan Amendment - GMPA). As such, per Florida Statutes, the request is required to be heard only once by the Collier County Planning Commission (CCPC) and the Board. If approved by the Board, the petition’s proposed ordinance is adopted and transmitted to the Florida Department of Commerce. The GMP amendment requested is approximately ±9.30 acres and is located on the west side of Collier Boulevard north of Championship Drive and 1.5 miles south of Tamiami Trail East, in Section 15, Township 51 South, Range 26 East, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is found in the proposed Ordinance’s Exhibit “A.” The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer. [The proposed amendment pertains to a ±9.30-acre property.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land-use change to the future land-use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment is for a site-specific Future Land Use Map change and directly related text changes.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004 (3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Page 7407 of 7924 5/27/2025 Item # 17.C ID# 2025-1429 Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff makes the following findings and conclusions: • The purpose of this GMPA and companion PUDZ zoning petition for a maximum of 135,000 square feet of gross floor area of indoor air-conditioned vehicle storage. • Proposed use is strategically located between Marco Island and Greater Collier County. • The project is within the Coastal High Hazard Area and is within 1 mile of Henderson Creek. To address this issue the property owner has proposed to elevate the structure out of the Flood zone to ensure protection of the vehicles stored onsite. • No historical or archaeological sites are affected by this amendment. • There are no concerns about impacts on other public infrastructure. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The CCPC heard Petition PL20240001700, the 951 Vehicle Suites Subdistrict, on April 17, 2025, and voted 5-0 to forward this petition to the Board with a recommendation of approval. The documents provided for the amendment support the proposed changes to the FLUE and map. The complete staff analysis of this petition is provided in the CCPC Staff Report. Encourage diverse economic opportunities by fostering a business friendly enviroment. FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this amendment. GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by the Florida Department of Commerce. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) Amendment is authorized and subject to the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and 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), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, 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. Page 7408 of 7924 5/27/2025 Item # 17.C ID# 2025-1429 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 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 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. 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. It requires an affirmative vote of four for approval because this is an adoption hearing. –HFAC RECOMMENDATIONS: To approve the proposed small-scale Growth Management Plan (GMP) amendment to create a new subdistrict called the 951 Vehicle Suites Commercial Subdistrict to allow 135,000 square feet of gross floor area of indoor air-conditioned vehicle storage, including automobiles, recreational vehicles, swamp buggies, four wheelers and boats (Sic Code 4225). PREPARED BY: Prepared by: Parker Klopf, Planner III, Zoning Division ATTACHMENTS: 1. CCPC GMPA 951 Vehicle Suites Binder 2. Staff Report CCPC final 3. Ordinance 031725 4. 951 Vehicle Suites Sign Affidavit & Pic 5. legal ad - agenda IDs 25-1429 & 25-1327 - 951 Vehicle Suites GMPA&CPUD -5-27-25 BCC Page 7409 of 7924 1 March 13, 2025 Via Email Parker Klopf Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: CCPC Hearing April 3, 2025, Agenda item - 951 Vehicle Suites Growth Management Plan Text and Map Amendment (GMPA) PL20240001700 The following items are included for the CCPC Hearing: 1. Cover letter (this letter) 2. Pre-Application Meeting Notes 3. Addressing Checklist 4. Property Ownership Disclosure Form 5. Affidavit of Authorization 6. GMPA Application 7. Legal Description 8. Survey 9. Exhibit I.C – Quit Clam Deed 10. Exhibit IV.B.1 - Proposed GMPA Amendment Language 11. Exhibit IV.D.1 – Proposed Subdistrict Map 12. Exhibit V.A.1 - Location Map 13. Exhibit V.A.2 - Aerial with FLUCCS Overlay 14. Exhibit V.A.3 - Zoning Map 15. Exhibit V.B.1 – Existing Future Land Use Map 15.a. Exhibit V.B.1 Existing CHHA Map 16. Exhibit V.C.1& V.C.2 - Environmental Data Report & Listed Species Survey 17. Exhibit V.D.1 – Narrative, Justification and Consistency 18. Exhibit V.D.2 – Market Analysis 18b.Vacant Commercial Parcels 18c.Vacant Industrial Parcels 18d. 15 and 30 minute drive times map etc. 19. Exhibit V.E.1.a - Public Facilities Report 20. Exhibit V.E.1.b – Traffic Impact Statement 21. Exhibit V.E.2 - Public Service Facilities Map 22. Exhibit V.F.1 - FIRM Data Map Page 7410 of 7924 2 23. Collier County Utilities Availability Letter 24. NIM Documents If you have any questions, you may reach me at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret Emblidge, AICP Planning Director ME/EG Enclosures Page 7411 of 7924 Page 7412 of 7924 Page 7413 of 7924 Page 7414 of 7924 Page 7415 of 7924 Page 7416 of 7924 Page 7417 of 7924 Page 7418 of 7924 Page 7419 of 7924 Page 7420 of 7924 Page 7421 of 7924 Page 7422 of 7924 Page 7423 of 7924 Page 7424 of 7924 Page 7425 of 7924 Page 7426 of 7924 Page 7427 of 7924 Page 7428 of 7924 Page 7429 of 7924 Page 7430 of 7924 Page 7431 of 7924 Page 7432 of 7924 Page 7433 of 7924 Page 7434 of 7924 Page 7435 of 7924 Addressing Checklist (Rev 10/2022) Page 1 of 1 Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for every application, other items are optional and may not apply to every project. Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe and any time the properties within the project boundary are modified. Additional documents may be attached to this form and can include: -* LOCATION MAP and/or SURVEY showing the proposed project boundary. -List of additional folio numbers and associated legal descriptions. - E-mail from Addressing Official for any pre-approved project and/or street names. LOCATION INFORMATION *FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary] *LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary] STREET ADDRESS(ES) where applicable, if already assigned. PROJECT INFORMATION Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. CURRENT PROJECT NAME PROPOSED PROJECT NAME PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Page 7436 of 7924 Page 7437 of 7924 PROPERTY OWNERSHIP DISCLOSURE FORM This is a required form with all land use petitions, except for Appeals and Zoning Verification Letters. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Please complete the following, use additional sheets if necessary. a.If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenancy, list all parties with an ownership interest as well as the percentage of such interest: Name and Address % of Ownership b.If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each: Name and Address % of Ownership c.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest: Name and Address % of Ownership Page 7438 of 7924 d.If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners: Name and Address % of Ownership e.If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners: Name and Address % of Ownership Date of Contract: ___________ f.If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust: Name and Address g.Date subject property acquired _______________ Leased: Term of lease ____________ years /months If, Petitioner has option to buy, indicate the following: Page 7439 of 7924 Page 7440 of 7924 Page 7441 of 7924 Page 7442 of 7924 Page 7443 of 7924 Page 7444 of 7924 Page 7445 of 7924 Page 7446 of 7924 Page 7447 of 7924 Page 7448 of 7924 Page 7449 of 7924 Page 7450 of 7924 Page 7451 of 7924 Page 7452 of 7924 Page 7453 of 7924 Page 7454 of 7924 Page 7455 of 7924 Page 7456 of 7924 Page 7457 of 7924 LEGAL DESCRIPTION (PER OR. 5442, PGS 3897-3899) THE SOUTH 330 FEET OF THE NORTH 660 FEET OF THAT PORTION OF SECTION 15 THAT IS WEST OF SOUTH 951, TOWNSHIP 51 SOUTH, RANGE 26 EAST. SUBJECT TO THAT CERTAIN EASEMENT HELD BY LEE COUNTY ELECTRIC CO-OPERATIVE, A FLORIDA COOPERATIVE, A FLORIDA CORPORATION, VS. LEROY H. HUENEFELD AND PHOEBE HUENEFELD; LOREN E. HANSON AND SARA J. HANSON; DAVID R. ORBAUGH AND KAREN S. ORBAUGH; RICHARD M. SIGLER, AND RUTH E. SIGLER, CASE NO. 1-1114, IN AND TO THE FOLLOWING DESCRIBED PROPERTY; THE WEST 100 FEET OF THAT PORTION OF THE SOUTH 330 FEET OF THE NORTH 660 FEET OF SECTION 15, LYING WEST OF STATE ROAD S-951 IN TOWNSHIP 51 SOUTH, RANGE 26 EAST,PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 9.30 ACRES OF LAND MORE OR LESS. SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. Page 7458 of 7924 Page 7459 of 7924 Page 7460 of 7924 Page 7461 of 7924 Page 7462 of 7924 Page 1 of 1 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT GMPA PL20240001700 EXHIBIT IV.B.1 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT GMPA PL20240001700 Proposed amendment to the Collier County Future Land Use Element (FLUE) and Future Land Use Map (FLUM) to establish the 9.30± acre 951 Vehicle Suites Commercial Subdistrict. Amend Policy 1.5 beginning on page 10 as follows: C. URBAN - COMMERCIAL DISTRICT: *** *** *** *** *** Text break *** *** *** *** *** XX. 951 Vehicle Suites Commercial Subdistrict The 951 Vehicle Suites Commercial subdistrict is approximately 9.3 acres in size and is located on the west side of Collier Blvd. in Section 15, Township 51 South, Range 26 East; it is depicted on the 951 Vehicle Suites Commercial Subdistrict Map. The purpose of this Subdistrict is to permit indoor air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict shall be subject to the following: a. The Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. A maximum 135,000 square feet of gross floor area as permitted. c. The CPUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. Allowable uses include indoor self-storage for automobiles, recreational vehicles, four- wheelers, swamp buggies and boats, specifically within SIC 4225 Warehousing and Storage Amend FUTURE LAND USE MAP SERIES to add: 951 Vehicle Suites Commercial Subdistrict Page 7463 of 7924 lJA EMPLOYEE-OWNED. CLIENT FOCUSED. Engineering Firm Number: 31200 Surveying Firm license: LB8569 Collier County: 7400 Trail Boulevard, Suite 200 Naples, FL 34108 P: 239.597.3111 F: 239.566.2203 Subiect Site URBAN DESIGNATION MIXED USE DISTRICT D Urban Residential Subdistrict0 Res;dentlal Oens;ty Bands � Urban Coastal Fringe Subdistrict � Urban Residential Fringe Subdistrict BUSINESS PARK SUBDISTRICT OFFICE AND INFILL COMMERCIAL SUBDISTRICT PUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICT RESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICT----- 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 Memorial Boulevard East Residential Subdistrict Ventana Pointe Residential Overlay RESEARCH AND TECHNOLOGY PARK SUBDISTRICT -Buckley Mixed Use Subdistrict COMMERCIA L MIXED USE SUBDISTRICTCJ Hibiscus Residential Infill Subdistrict -Livingston Road I Radio Road Commercial Infill Subdistrict -Vanderbilt Beach Road Neighborhood Commercial Subdistrict -Collier Blvd Community Facility Subdistrict -Vincentian Mixed Use Subdistrict -Mini Triangle Mixed Use Subdistrict East Tam iami Trail Commercial Infill Subdistrict NOTE: 11} THIS MAP CN,I NOT BE INTERPRETED WITHOUT TliE 00.ALS. 08JECTI'/ESANi) POLCIES Of THE OOLUE.R COUNTY OROWIT'H MA.'t\.GEMENT Pt.AN, 12) THE FUTI..RE �0 USE 114-,p SEAi ES INClUDES tNMEROUS UAPS IN AOOITION TO THl$ COUtlTYWIOE FUTURE LANO USE W,P, THl!SE W.PS ARE LISTED ANO LOCATl!D A.T TH! ENO OF ntE FUTURE LANO USI! E.E.MEffT T!XT. '3) MOST SUBtllSTRJCTS AS DEPICTl!D MA.Y NO IJJ!. THE FUTURE LAND USE ti\.\P SERIES OEP O:STRICTS TO SCAlE. 9 51 Vehicle Suites Proposed Future Land Use Map Meridian Village Mixed Use Subdistrict Vanderbilt Beach Road Mixed Use Subdistrict Industrial District BUSINESS PARK SUBDISTRICT RESEARCH AND TECHNOLOGY PARK SUBDISTRICT COMMERCIAL DISTRICT ---Mixed Use Activity Center Subdistrict Interchange Activity Center Subdistrict Livingston / Pine Ridge Commercial Infill Subdistrict BUSINESS PARK SUBDISTRICT RESEARCH AND TECHNOLOGY PARK SUBDISTRICT-D D Livingston Road / Eatonwood Lane Commercial Infill Subdistrict Livingston Road Commercial Infill Subdistrict Seed To Table Commercial Subdistrict -Vanderbilt Beach Commercial To urist Subdistrict COMMERCIAL MIXED USE SUBDISTRICT---Livingston Road / Veterans Memorial Blvd. Commercial Infill Subdistrict Orange Blossom / Airport Crossroads Commercial Subdistrict Davis-Radio Commercial Subdistrict-Logan Blvd./lmmokalee Rd. Commercial Infill Subdistrict-Germain lmmokalee Commercial Subdistrict-Greeway -Ta miami Trail East Commercial Subdistrict -Bay House Campus Commercial Subdistrict 951 Vehicle Suites Comercial Sub-District Exhibit IV.D. l Source: 2012-2025 Future Land Use Map Created: 2/15/24 PN, 23-01 l l Page 7464 of 7924 Page 7465 of 7924 630-E3 424H 642-E1 832 642-E1630-E3 COLLIER BLVD0 150 30075 Feet Subject Proper ty FLUC CS Mapping 424H, Hydric M elaleuca 630-E 3, Wetland Forested Mixed (51-75% Exotics) 642-E 1, Saltw ater Marsh (<25% Exotics) 832, Utilities Easem ent G:\ETEnv Documents\PROJECTS\COLLIER\Triple Net Storage CR 951\GIS\FLUCCS Map.mxd / 7:23:47 AMO Note:2023 Aerial & Subject Property boundaryobtained from Collier County Property Appraiser E A R T H T E C H E N V I R O N M E N T A L , L L C 1 0 6 0 0 J O L E A A V E N U E B O N I T A S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E (2 3 9 ) 3 0 4 -0 0 3 0 F A X (2 3 9 ) 3 2 4 -0 0 5 4 W W W .E T E F L O R I D A .C O MEARTH T E C H E N V I R O N M E N T A L , L L C 1 0 6 0 0 J O L E A A V E N U E B O N I T A S P R I N G S , F L O R I D A 3 4 1 3 5 P H O N E (2 3 9 ) 3 0 4 -0 0 3 0 F A X (2 3 9 ) 3 2 4 -0 0 5 4 W W W .E T E F L O R I D A .C O M 951 Vehicle SuitesCollier County, FL Project FLUCCS Mapping Map Type 03/04/24 Date Page 7466 of 7924 Page 7467 of 7924 Page 7468 of 7924 Page 7469 of 7924 951 VEHICLE SUITES Environmental Data for PUDZ/GMPA SECTION 3, TOWNSHIP 50 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Prepared By: May 1, 2024 Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com Page 7470 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com EXHIBITS Figure 1 Location Map Figure 2 Aerial Map Figure 3 Aerial with FLUCCS Map Figure 4 Site Plan APPENDICES APPENDIX A Earth Tech Environmental Staff Qualifications APPENDIX B Protected Species Survey Page 7471 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com INTRODUCTION The purpose of this document is to satisfy the Environmental Data requirements (LDC Section 3.08.00) for a Planned Unit Development Zoning (PUDZ) and GMPA (Growth Management Plan Amendment) for the parcel referred to as 951 Vehicle Suites (Subject Property). This information is in response to the items in the PUDZ/ GMPA Pre-Application Notes as provided by Collier County. PROPERTY LOCATION The Subject Property for this report consists of one parcel (Folio: 00742600001) located on the west side of Collier Boulevard, approximately 1.89 miles south of Tamiami Trail in Collier County, Florida. According to the boundary provided by the project engineer, the Subject Property totals approximately 9.31 acres. See Figure 1 below for a location map. Figure 1. Location Map Page 7472 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com Figure 2. Aerial Map ENVIRONMENTAL CHECKLIST See page 3.A.1 of Collier County Pre-App Notes 1. Please provide Environmental Data: Please provide FLU CFCS aerial map of the subject property please include the invasive exotic plant percentage amounts and indicate which FLUCFCS are being considered Native Vegetation. Identify on a current aerial the acreage, location, and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and provide a legend for each of the FLUCFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on-site. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flowways or other natural land features, located on abutting properties. Please provide wetland functionality scores WRAP or UMAM if they have been created and or reviewed by the DEP or SFWMD. See Figure 3 below for the FLUCCS Map. The Subject Property is greater than 5 acres and the proposed use is commercial, which means 15% of existing native vegetation shall be retained. Total acres: 9.31 acres Existing Native Vegetation Present (Based on FLUCCS) = 6.92 acres Page 7473 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com Preserve Required = 6.92 acres x 15% = 1.04 acres Proposed Preserve to be Provided = 1.33 acres See Figure 4 below for preserve locations. Figure 3. Aerial FLUCCS Map FLUCCS 424H, Hydric Melaleuca This community is found in the southeastern portion of the Subject Property. Canopy and mid-story level vegetation consists almost entirely of exotic vegetation including *melaleuca (Melaleuca quinquenervia). Groundcover vegetation consists mostly of sawgrass (Cladium jamaicense). Standing water was observed in portions of this community. FLUCCS 630-E3 Wetland Forested Mixed (51-75% Exotics) This community is found throughout the majority of the Subject Property, specifically in the northern and central portions. Canopy-level vegetation consists predominantly of *melaleuca in addition to cabbage palm (Sabal palmetto), slash pine (Pinus elliotti), *Brazilian pepper (Schinus terbinthifolia), with lesser amounts of *Australian pine (Casuarina equisetifolia) and buttonwood (Conocarpus erectus) along the northern boundary. Mid-story vegetation consists of *melaleuca, myrsine (Myrsine cubana), cabbage palm, and wax myrtle (Morella cerifera). Groundcover consists of sawgrass, buttonwood, swamp fern (Telmatoblechnum serrulatum), chain fern (Woodwardia virginica), sand cordgrass (Spartina bakeri), with minimal amounts of saw palmetto (Serenoa repens). Standing water was observed in portions of this community. Page 7474 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com FLUCCS 642-E1, Saltwater Marsh This community is found within the southwestern portion of the Subject Property. Canopy-level vegetation is absent. Mid-story level vegetation is minimal and consists of wax myrtle. Groundcover consists of minimal amounts of sawgrass, buckthorn, and *melaleuca. Approximately 2 inches of standing water was present throughout this community. FLUCCS 832, Utilities Easement This community is found along the western property boundary and consists of a utility easement. Vegetation is mostly absent with minimal amounts of torpedograss (Panicum repens). Small fish were observed within this community and approximately 6 inches of standing water was present. Figure 4. Site Plan 2. Please provide a current Listed species survey, which should include listed plants for the subject property. Provide supporting exhibits (i.e. Panther zones etc.) be sure to include Black Bear and Florida Bonneted Bat as part of the evaluation. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Provide a survey for listed plants identified in 3 .04.03. A Protected Species Survey was conducted on February 20, 2024. No evidence of utilization by listed species was observed on the Subject Property. See Appendix B for the Protected Species Survey. 3. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained, the max. amount and ratios permitted to be created on-site or mitigated off-site. Exclude vegetation located within utility and drainage easements from the preserve calculations (LDC Page 7475 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com 3.05.07.B-D; 3.05.07.F; 3.05.07.H.1.d-e). (15% of native vegetation is required for preservation.) Label the Master plan with a note that the preservation is to be addressed off-site and provide the calculation in the packet submitted {If Applicable). See Master Plan. 4. Please address how the proposed project is consistent with Conservation Coastal Management Element (CCME) Policy 6.1 and Objective 7.1. THIS needs to be address for both the GMPA/PUD CCME GOAL 6: TO IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT. OBJECTIVE 6.1: Protect native vegetative communities through the application of minimum preservation requirements… The required preserve area is 15% of existing native vegetation, which will be designated in the western portion of the Subject Property. See Figure 4 above for proposed preserve location. Preserve location was selected in the western portion of the property and based on vegetation continuity with the property directly to the south and west to allow an increased area for wildlife and wetland preservation. CCME GOAL 7: TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE. OBJECTIVE 7.1: Direct incompatible land uses are directed away from listed species and their habitats… The Subject Property is currently invaded with melaleuca and other exotics providing poor habitat for any listed species. During the listed species survey, no evidence of listed species (and minimal species, in general) was observed on the Subject Property. Eight (8) cavity trees with a total of eleven (11) cavities were observed, likely woodpeckers. The placement of the preserve will provide continuity with the property to the south and west. See appendix B for the Protected Species Survey. 5. Explain how the project meets or exceeds the native vegetation requirements and minimizes impacts to listed species as required in the CCME. (The preservation Requirement is 15% of native vegetation). The Subject Property is greater than 5 acres, which means 15% of existing native vegetation shall be retained. Total acres: 9.31 acres Existing Native Vegetation Present (Based on FLUCCS) = 6.92 acres Preserve Required = 6.92 acres x 15% = 1.04 acres Proposed Preserve Provided = 1.33 acres Page 7476 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com The proposed preserve is 1.33 acres, which is more than the required amount based on the criteria pursuant to 3.05.07. See #4 above. 6. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. (If found onsite). Impacts to listed species shall be minimized by meeting the preserve requirements, whose location was selected in part based on continuity with contiguous onsite and offsite habitat. 7. Demonstrate that the design of the proposed stormwater management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.00. See engineer’s plan set. The project’s stormwater design will be permitted through the South Florida Water Management District (SFWMD) and will meet all their requirements for water quality and quantity. See below for Environmental Checklist Items Page 7477 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com ENVIRONMENTAL DATA CHECKLIST See page 3.A.3-5 of Collier County Pre-App Notes 1. Provide the EIS fee if PUD or CU. If applicable, see enclosed fee included with application. 2. WHO AND WHAT COMPANY PREPARED THE ENVIRONMENTAL DATA REPORT? Preparation of Environmental Data. Environmental Data Submittal Requirements shall be prepared by an individual with academic credentials and experience in the area of environmental sciences or natural resource management. Academic credentials and experience shall be a bachelor's or higher degree in one of the biological sciences with at least two years of ecological or biological professional experience in the State of Florida. Please include revision dates on resubmittals. This report was prepared by Earth Tech Environmental LLC. See Appendix A for staff qualifications. 3. Identify on a current aerial, the location and acreage of all SFWMD jurisdictional wetlands according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and include this information on the SDP or final plat construction plans. Wetlands must be verified by the South Florida Water Management District (SFWMD) or Florida Department of Environmental Protection (DEP) prior to SDP or final plat construction plans approval. For sites in the RFMU district, provide an assessment in accordance with 3.05.07 F and identify on the FLUCFCS map the location of all high-quality wetlands (wetlands having functionality scores of at least 0.65 WRAP or 0.7 UMAM) and their location within the proposed development plan. Sites with high quality wetlands must have their functionality scores verified by the SFWMD or DEP prior to first development order approval. Where functionality scores have not been verified by either the SFWMD or DEP, scores must be reviewed and accepted by County staff, consistent with State regulation. See #1 and Figure 3 above. 4. SDP or final plat construction plans with impacts to five (5) or more acres of wetlands shall provide an analysis of potential water quality impacts of the project by evaluating water quality loadings expected from the project (post development conditions considering the proposed land uses and stormwater management controls) compared with water quality loadings of the project area as it exists in its pre-development conditions. The analysis shall be performed using methodologies approved by Federal and State water quality agencies and must demonstrate no increase in nutrients (nitrogen and phosphorous) loadings in the post development scenario. The project will be permitted through the SFWMD once the PUDZ is approved. The specifics of the water management system will be determined at that time. 5. Where treated stormwater is allowed to be directed into preserves, show how the criteria in 3.05.07 H have been met. The project will be permitted through the SFWMD once the PUDZ/GMPA is approved. The specifics of the water management system will be determined at that time. Page 7478 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com 6. Where native vegetation is retained on site, provide a topographic map to a half foot and, where possible, provide elevations within each of the FLU CFCS Codes identified on site. For SDP or final plat construction plans, include this information on the site plans. See Master Plan. 7. Provide a wildlife survey for the nests of bald eagle and for listed species known to inhabit biological communities similar to those existing on site. The survey shall be conducted in accordance with the guidelines or recommendations of the Florida Fish and Wildlife Conservation Commission (FFWCC) and the U.S. Fish and Wildlife Service (USFWS). Survey times may be reduced or waived where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, as determined by the FFWCC and USFWS. Where an initial habitat assessment by the environmental consultant indicates that the likelihood of listed species occurrence is low, the survey time may be reduced or waived by the County Manager or designee, when the project is not reviewed, or technical assistance not provided by the FFWCC and USFWS. Additional survey time may be required if listed species are discovered. A Protected Species Survey was conducted on February 20, 2024. See Appendix B for Protected Species Survey. 8. Provide a survey for listed plants identified in 3.04.03. See Protected Species Survey in Appendix B. 9. Wildlife habitat management and monitoring plans in accordance with 3.04.00 shall be required where listed species are utilizing the site or where wildlife habitat management and monitoring plans are required by the FFWCC or USFWS. These plans shall describe how the project directs incompatible land uses away from listed species and their habitats. Identify the location of listed species nests, burrows, dens, foraging areas, and the location of any bald eagle nests or nest protection zones on the native vegetation aerial with FLU CFCS overlay for the site. Wildlife habitat management plans shall be included on the SDP or final plat construction plans. Bald eagle management plans are required for sites containing bald eagle nests or nest protection zones, copies of which shall be included on the SDP or final plat construction plans. No bald eagles’ nest has been documented from FWC nor observed during the Protected Species Survey. Species specific management plans, if needed, will be provided during permitting. See Protected Species Survey in Appendix B. 10. Identify on a current aerial the acreage, location, and community types of all upland and wetland habitats on the project site, according to the Florida Land Use Cover and Forms Classification System (FLUCFCS) and provide a legend for each of the FLU CFCS Codes identified. Aerials and overlay information must be legible at the scale provided. Provide calculations for the acreage of native vegetation required to be retained on-site. Include the above referenced calculations and aerials on the SDP or final plat construction plans. In a separate report, demonstrate how the preserve selection criteria pursuant to 3.05.07 have been met. Where applicable, include in this report an aerial showing the project boundaries along with any undeveloped land, preserves, natural flow ways or other natural land features, located on abutting properties. Page 7479 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com See Figure 2 above. Total acres: 9.31 acres Existing Native Vegetation Present (Based on FLUCCS) = 6.92 acres Preserve Required = 6.92 acres x 15% = 1.04 acres Proposed Preserve Provided = 1.33 acres The proposed preserve is 1.33 acres, which is more than the required amount based on the criteria pursuant to 3.05.07. 11. Include on a separate site plan, the project boundary and the land use designations and overlays for the RLSA, RFMU, ST and ACSC-ST districts. Include this information on the SDP or final plat construction plans. See Master Plan. 12. Where off-site preservation of native vegetation is proposed in lieu of on-site, demonstrate that the criteria in section 3 .05.07 have been met and provide a note on the SDP or final plat construction plans indicating the type of donation (monetary payment or land donation) identified to satisfy the requirement. Include on the SDP or final plat construction plans, a location map(s) and property identification number(s) of the off-site parcel(s) if off-site donation of land is to occur. Not applicable – preserve will be on site. 13. Provide the results of any Environmental Assessments and/or Audits of the property, along with a narrative of the measures needed to remediate if required by FDEP. ETE is not aware of any additional environmental audits. 14. Provide justification for deviations from environmental LDC provisions pursuant to GMP CCME Policy 6.1.1 (13), if requested. Not applicable. 15. Where applicable, provide evidence of the issuance of all applicable federal and/or state oil and gas permits for proposed oil and gas activities in Collier County. Include all state permits that comply with the requirements of Chapter 62C-25 through 62C-30, F.A.C., as those rules existed on January l 3, 2005. Not applicable. 16. Demonstrate that the design of the proposed storm water management system and analysis of water quality and quantity impacts fully incorporate the requirements of the Watershed Management regulations of 3.07.00. The project will be permitted through the SFWMD once the PUDZ/ GMPA is approved. The specifics of the water management system will be determined at that time. Page 7480 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com 17. For development orders within RFMU sending lands, show how the project is consistent with each of the applicable Objectives and Policies of the Conservation and Coastal Management Element of the GMP. Not applicable. 18. The County Manager or designee may require additional data or information necessary to evaluate the project's compliance with LDC and GMP requirements. (LDC 10.02.02.A.3 f) The following to be determined at preapplication meeting: (Choose those that apply) a. Provide overall description of project with respect to environmental and water management issues. See Master Plan. b. Explain how the project is consistent with each of the applicable objectives and policies in the CCME of the GMP. CCME GOAL 6: TO IDENTIFY, PROTECT, CONSERVE AND APPROPRIATELY USE NATIVE VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT. OBJECTIVE 6.1: Protect native vegetative communities through the application of minimum preservation requirements… The required preserve area is 15% of existing native vegetation, which will be designated in the western portion of the Subject Property. See Figure 4 above for proposed preserve location. Preserve location was selected in the western portion of the property and based on vegetation continuity with the property directly to the south and west to allow an increased area for wildlife and wetland preservation. CCME GOAL 7: TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE. OBJECTIVE 7.1: Direct incompatible land uses are directed away from listed species and their habitats… The Subject Property is currently invaded with melaleuca and other exotics providing poor habitat for any listed species. During the listed species survey, no evidence of listed species (and minimal species, in general) was observed on the Subject Property. Eight (8) cavity trees with a total of eleven (11) cavities were observed, likely woodpeckers. The placement of the preserve will provide continuity with the property to the south and west. See appendix B for the Protected Species Survey. Page 7481 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com c. Explain how the project meets or exceeds the native vegetation preservation requirement in the CCME and LDC. The Subject Property is greater than 5 acres, which means 15% of existing native vegetation shall be retained. Total acres: 9.31 acres Existing Native Vegetation Present (Based on FLUCCS) = 6.92 acres Preserve Required = 6.92 acres x 15% = 1.04 acres Proposed Preserve Provided = 1.33 acres The proposed preserve is 1.33 acres, which is more than the required amount based on the criteria pursuant to 3.05.07. d. Indicate wetlands to be impacted and the effects of the impact to their functions and how the project's design compensates for wetland impacts. Onsite wetlands are of low quality with high exotic density. The wetlands will be impacted, with a proposed preserve in the western portion of the Subject Property with connectivity offsite to the south. Exotics within the preserve will be removed and maintained. e. Indicate how the project design minimizes impacts to listed species. Describe the measures that are proposed as mitigation for impacts to listed species. A pre-clearing survey will be conducted prior to construction to minimize wildlife impacts. 19. PUD zoning and CU petitions. For PUD rezones and CU petitions, applicants shall collate and package applicable Environmental Data Submittal Requirements into a single Environmental Impact Statement (EIS) document, prior to public hearings and after all applicable staff reviews are complete. Copies of the EIS shall be provided to the County Manager or designee prior to public hearings. See this report and attached appendices. 20. Is EAC Review (by CCPC) required? Not applicable. 21. PUD master plan or PPL/SDP site plan notes: See Master Plan. 22. Additional Comments None. Page 7482 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com 23. Stipulations for approval (Conditions) None. Page 7483 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A Earth Tech Environmental Staff Qualifications Page 7484 of 7924 239.304.0030 | www.eteflorida.com Mr. Sterk has been an environmental consultant in Southwest Florida since 1994 and has worked on projects throughout the State of Florida. His varied experience spans marine, upland, and estuarine habitats and includes extensive work with a wide variety of listed species. Relevant Experience In addition to authoring dozens of habitat and species management plans, in 2007, Jeremy co-authored the first habitat conservation plan (HCP) in the nation to address incidental take issues for both red cockaded woodpeckers (RCW) and Florida panther on the same property. In 1998, he wrote an ecological assessment computer model for the South Florida Water Management District as part of the South Lee County Watershed Study. Early in his career, Jeremy was the principal investigator of a field research project in the Bahamas that utilized telemetry tracking to study the swimming speed of sub-adult lemon sharks. Jeremy’s work experience includes: FWC Approved Shorebird Monitor Environmental Resource Permitting (ERP) USFWS Bald Eagle Monitor Turbidity Monitoring Vegetation & Habitat Mapping Wetland & Water Level Monitoring USFWS Section 7 & Section 10 Permitting Environmental Impact Statements (EIS) Water Use Monitoring & Compliance Project Management Preserve Management Plans GIS / GPS Mapping & Exhibits RCW Surveys & Habitat Evaluations Phase 1 Environmental Site Assessments Environmental Land Use Planning Phase II Environmental Site Assessments Native Vegetation Restoration Plans Lake Management Plans Site and Aerial Photography Due Diligence Reports Scrub Jay Surveys Wetland Jurisdictional Determinations Mangrove Assessments & Restorations Bonneted Bat Surveys Hard Bottom & Soft Bottom Benthic Surveys Seagrass Surveys Artificial Reef Deployments Manatee Observer Certifications/Credentials Certified Environmental Professional #1692037, Academy of Board-Certified Environmental Professionals Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No. GTA-09-00192) Florida Fish and Wildlife Conservation Commission Burrowing Owl Registered Agent (No. RAG-18-00080) PADI Research Diver Certified SSI Nitrox Diver Certified Florida Association of Environmental Professionals – member since January 1995; served on the Board of Directors for the Southwest Florida Chapter from (2008 – 2012). Past Secretary, Vice President, & President. State of Florida Real Estate License (2003 to Present) Appointed by the Collier County Board of County Commissioners to: Conservation Collier Land Acquisition Advisory Committee, Chairman of the Lands Evaluation and Management Subcommittee. (2009 to 2014). Collier County Development Services Advisory Committee (DSAC) (2015 to Present). FWC Local Rule Review Committee (Manatee Protection Speed Zones) (2016). Publications Sundström, L.F., J. Sterk, & S.H. Gruber. 1998. Effects of a speed-sensing transmitter on the swimming speed of lemon sharks. Bahamas J. Sci. 6 (1): 12-22. JEREMY STERK, CEP Partner \ Principal Environmental Consultant e: jeremys@eteflorida.com t: 239.304.0030 m: 239.595.4929 Years’ Experience 30 years Education/ Training B.S. Aquatic Biology St. Cloud State University (1994) Professional Affiliations Academy of Board-Certified Environmental Professionals #16992037 Florida Association of Environmental Professionals (FAEP) Page 7485 of 7924 239.304.0030 | www.eteflorida.com Mr. Goulding joined Earth Tech Environmental LLC (ETE) in April 2019 and holds the position of Environmental Consultant. He graduated from Virginia Tech with a Bachelor of Science degree in Natural Resource Conservation. Relevant Experience Conor’s familiarity with southwest Florida ecosystems encompasses estuarine and marine ecosystems. Before ETE, Conor worked at Mote Marine Laboratory as the in-house photographer, who maintained the research institutes photo archives and produced photos for marketing and research purposes. He also assisted in projects such as snook tagging, spotted eagle ray tagging, and whale shark identification photography. Conor was originally hired at ETE as a GIS Technician, where he created various exhibits, including tracking maps, FLUCCS maps, and site plans. Since joining ETE, Conor has gained valuable experience in a multitude of fields in both terrestrial and marine ecosystems, which includes protected species surveys, ecological assessments, wetland determinations and delineations, vegetation monitoring, bald eagle monitoring, crested caracara surveying, environmental resource permitting, artificial reef fish monitoring, submerged resource surveys, and turbidity monitoring. Conor has also become a certified drone pilot to conduct vegetation monitoring, bird rookery monitoring, and time-lapses for site development. Conor has also become an Authorized Gopher Tortoise Agent in the designated activities of gopher tortoise surveying, gopher tortoise capture, and transportation of gopher tortoises. Conor’s work experience includes: Protected Species Surveys Shorebird Monitoring Artificial Reef Fish Monitoring Submerged Resource Surveys Site and Aerial Photography Seagrass Surveys Mangrove Monitoring Artificial Reef Deployments Seagrass Monitoring Drone Mapping and Photography Preserve Monitoring Wetland Determinations Georeferencing Imagery Native Tree Surveys / Inventories GIS / GPS Mapping and Exhibits Urban Forest Mapping Vegetation & Habitat Monitoring Turbidity Monitoring Crested Caracara Surveying Bald Eagle Monitoring Gopher Tortoise Surveys Gopher Tortoise Permitting Relevant Certifications/Credentials SSI Advanced/ Rescue Diver, SCUBAdventures, 2014 Nitrox Certified Diver, SCUBAdventures, 2014 Remote Pilot – Small Unmanned Aircraft System Certification, FAA, 2020 BoatU.S. Foundation’s Online Boating Safety Course, 2021 Florida Fish and Wildlife Conservation Commission Authorized Gopher Tortoise Agent (Permit No: 22-00058) CONOR GOULDING Environmental Consultant e: conorg@eteflorida.com t: 239.304.0030 m: 239.331.0168 Years’ Experience 4 years Education/Training B.S. Natural Resource Conservation Virginia Tech (2014) Software Experience ArcGIS Adobe Lightroom Adobe Photoshop Adobe InDesign Geo Tremble 7x Professional Affiliations Florida Association of Environmental Professionals (FAEP) Page 7486 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX B Protected Species Survey Page 7487 of 7924 951 VEHICLE SUITES Protected Species Survey SECTION 15, TOWNSHIP 51 SOUTH, RANGE 26 EAST COLLIER COUNTY, FLORIDA Prepared For: Prepared By: February 2024 AQUA Custom Homes c/o Rod Bushnell 421 West Elkcam Circle Marco Island, FL 34145 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com Page 7488 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE OF CONTENTS 1.0 INTRODUCTION ..................................................................................................................................... 3 2.0 PROJECT LOCATION ............................................................................................................................... 3 3.0 SPECIES SURVEY METHODS & MATERIALS ............................................................................................ 3 4.0 EXISTING SITE CONDITIONS .................................................................................................................. 4 5.0 RESULTS ................................................................................................................................................. 8 6.0 REFERENCES ........................................................................................................................................ 15 EXHIBITS Figure 1 Site Location Map Figure 2 Aerial Map Figure 3 FLUCCS Map with Aerial Figure 4 FLUCCS Map Figure 5 Transect Map & Field Results Figure 6 Florida Bonneted Bat Consultation Area Figure 7 Wood Stork Information Figure 8 Bald Eagle Map Figure 9 Florida Panther Information Figure 10 Florida Black Bear Information ATTACHMENTS Attachment A Florida Bonneted Bat Tree Cavity Survey 3 Page 7489 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted a search for listed species on the property referred to as 951 Vehicle Suites (Subject Property). The field assessment occurred on February 20, 2024, to evaluate the Subject Property for the potential presence of listed species of concern based on the Florida Land Use Cover and Forms Classification System (FLUCCS) and existing site conditions. 2.0 PROJECT LOCATION The Subject Property consists of one parcel (Folio: 00742600001) and is located on the west side of Collier Boulevard, approximately 1.89 miles south of Tamiami Trail in Collier County, Florida (Figures 1 & 2). According to Collier County Property appraiser GIS data, the Subject Property totals approximately 9.31 acres. Figure 1. Site Location Map 3.0 SPECIES SURVEY METHODS & MATERIALS The species survey was conducted using a methodology similar to that discussed in the Florida Fish & Wildlife Conservation Commission (FWC) publication “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-scale Development in Florida.” Existing vegetation communities or land-uses on the Subject Property are delineated on a recent aerial photograph (Collier County 2023) using the Florida Land Use, Cover and Forms Classification System (FLUCCS). FLUCCS mapping for this property is detailed below in Figures 3 & 4. The resulting FLUCCS codes were cross-referenced with a list of protected plant and animal species. The lists were obtained from two agency publications: 4 Page 7490 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com “Florida’s Endangered Species, Threatened Species & Species of Special Concern-Official Lists,” December 2022. “Notes on Florida’s Endangered and Threatened Plants,” Florida Department of Agriculture and Consumer Services, 2010. In the field, each FLUCCS community is searched for listed species or signs of listed species. This is accomplished using a series of meandering pedestrian transects spaced approximately 25-feet apart to achieve approximately 80% overall coverage, throughout each vegetation community (see Figure 5). If necessary, transect integrity is maintained using a handheld GPS in track mode. Signs or sightings of all species are recorded, and any associated burrows, dens, or cavities are flagged in the field and marked by GPS using a Trimble 7X unit. Based on the habitat types found on the Subject Property, particular attention was paid to the presence or absence of listed species such as Little Blue Heron, Everglades Snail Kite, and Florida bonneted bat (cavities). Approximately four (4) man-hours were logged on the Subject Property during this species survey (see Table 1). 4.0 EXISTING SITE CONDITIONS Temperatures during the fieldwork for this survey were in the high 60’s with partly cloudy skies. The Subject Property currently consists of vegetated undeveloped land, located within the Rookery Bay National Estuarine Research Reserve. Standing water was observed throughout the majority of the property with lesser amounts within the 424H FLUCCS area. Access for the property is a utility easement on the west side of the property through a locked gate. The Subject Property has the following surrounding land uses: North: Commercial/Rookery Bay National Estuarine Research Reserve East: Collier Boulevard/Residential South: Undeveloped/Rookery Bay National Estuarine Research Reserve West: Undeveloped/Utilities Easement Road/Rookery Bay National Estuarine Research Reserve TABLE 1. FIELD TIME SPENT ON THE SUBJECT PROPERTY DATE START TIME END TIME NO. ECOLOGISTS MAN HOURS TASK October 3, 2023 8:30 am 10:30 am 2 4 Ecological Assessment January 20, 2024 10:00 am 12:00 pm 2 4 Species Survey Fieldwork 5 Page 7491 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 2. Aerial Map Table 2 lists the FLUCCS communities located on the Subject Property. The community descriptions correspond to the FLUCCS maps below (Figures 3 and 4). See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. The Florida Invasive Species Council’s (FISC) list of invasive species contains Category I and Category II species that may be found on the Subject Property. Category I species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological functions, or hybridizing with natives. Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities. A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as melaleuca, Brazilian pepper, Australian pine, and caesarweed Levels of exotic density were mapped by using field observations and photo interpretation as shown in Figure 3. Modifiers, or “E” designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub-canopy. 6 Page 7492 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE 2. FLUCCS COMMUNITIES AND CORRESPONDING ACREAGES FLUCCS CODE DESCRIPTION ACREAGE 424H Hydric Melaleuca 2.26 630-E3 Wetland Forested Mixed (51-75% Exotics) 6.35 642-E1 Saltwater Marsh (<25% Exotics) 0.57 832 Utilities Easement 0.13 Site Total: +/-9.31 E1 = Exotics <25% of total cover E2 = Exotics 26-50% of total cover E3 = Exotics 51-75% of total cover E4 = Exotics >75% of total cover Figure 3. FLUCCS Map with Aerial 7 Page 7493 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 4. FLUCCS Map FLUCCS DESCRIPTIONS * = exotic species+ FLUCCS 424H, Hydric Melaleuca This community is found in the southeastern portion of the Subject Property. Canopy and mid-story level vegetation consists almost entirely of exotic vegetation including *melaleuca (Melaleuca quinquenervia). Groundcover vegetation consists mostly of sawgrass (Cladium jamaicense). Standing water was observed in portions of this community. FLUCCS 630-E3 Wetland Forested Mixed (51-75% Exotics) This community is found throughout the majority of the Subject Property, specifically in the northern and central portions. Canopy-level vegetation consists predominantly of *melaleuca in addition to cabbage palm (Sabal palmetto), slash pine (Pinus elliotti), *Brazilian pepper (Schinus terbinthifolia), with lesser amounts of *Australian pine (Casuarina equisetifolia) and buttonwood (Conocarpus erectus) along the northern boundary. Mid-story vegetation consists of *melaleuca, myrsine (Myrsine cubana), cabbage palm, and wax myrtle (Morella cerifera). Groundcover consists of sawgrass, buttonwood, swamp fern (Telmatoblechnum serrulatum), chain fern (Woodwardia virginica), sand cordgrass (Spartina bakeri), with minimal amounts of saw palmetto (Serenoa repens). Standing water was observed in portions of this community. FLUCCS 642-E1, Saltwater Marsh This community is found within the southwestern portion of the Subject Property. Canopy-level vegetation is absent. Mid-story level vegetation is minimal and consists of wax myrtle. Groundcover consists of minimal amounts of sawgrass, buckthorn, and *melaleuca. Approximately 2 inches of standing water was present throughout this community. 8 Page 7494 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com FLUCCS 832, Utilities Easement This community is found along the western property boundary and consists of a utility easement. Vegetation is mostly absent with minimal amounts of torpedograss (Panicum repens). Small fish were observed within this community and approximately 6 inches of standing water was present. 5.0 RESULTS All relevant species observed on the Subject Property are detailed in Table 3 and any protected species observed are specifically noted. See Figure 5 below for a transect map and field results. Figure 5. Transect & Results Map TABLE 3. SPECIES OBSERVED ON THE SUBJECT PROPERTY COMMON NAME SCIENTIFIC NAME OBSERVATIONS LISTED SPECIES? STATUS BIRDS Red-bellied Woodpecker Melanerpes carolinus HV N MBTA Yellow-rumped Warbler Setophaga coronata HV N - Black Vulture Coragyps atratus DV N MBTA Red-shouldered Hawk Buteo lineatus HV N MBTA Great Egret Ardea alba DV N MBTA Osprey Pandion haliaetus DV N MBTA 9 Page 7495 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Great blue heron Ardea herodias DV N MBTA Limpkin Aramus guarauna DV N MBTA MAMMALS Eastern Cottontail Sylvilagus floridanus S N - REPTILES Brown Anole Anolis sagrei DV N - AMPHIBIANS NONE - - - - PLANTS Florida airplant Tillandsia simulata DV N - = listed species Abbreviations Observations: Observations: Status: DV = Direct Visual S = Scat ST = State Threatened HV = Heard Vocalization(s) MBTA = (protected under) Migratory Bird Treaty Act During the assessment, no other signs of utilizing the Subject Property were identified. The Subject Property does have community types in which additional protected species could be utilized for foraging purposes. During permitting, the following protected species concerns may be raised by the agencies: 10 Page 7496 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 6. Florida Bonneted Bat Consultation Area Florida Bonneted Bat (Eumops floridana) The Subject Property falls within the United States Fish & Wildlife Service’s (USFWS) Florida Bonneted Bat Consultation Area (see Figure 6). Habitat on the property is not ideal for bonneted bat roosting due to the lack of suitable roost trees/snags and dense understory in the forested portions. During the Protected Species Survey fieldwork, multiple cavities were identified on pine tree snags and cabbage palms. No signs of Florida Bonneted Bat utilization were observed on the Subject Property. A specific purpose cavity survey was conducted on the same day as this survey. See Attachment A of this document for the Florida Bonneted Bat Tree Cavity Survey report. 11 Page 7497 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 7. Wood Stork Information Wood Stork (Mycteria amaericana) The Subject Property falls outside of the core foraging area (estimated at 18.6 miles) of known wood stork colonies in Collier County (see Figure 7). Due to the lack of suitable nesting trees on the property, wood stork nesting is unlikely. Additionally, the majority of the Subject Property does not contain suitable habitat for wood stork foraging due to the forested canopy and high presence of exotics. 12 Page 7498 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 8. Bald Eagle Map Bald Eagle (Haliaeetus leucocephalus) No Florida Fish & Wildlife Conservation Commission (FWC)-documented bald eagle nests have been documented within 660-feet (USFWS Protection Zone) of the Subject Property and no nests were observed on the site (see Figure 6). 13 Page 7499 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 9. Florida Panther Information Florida Panther (Felis concolor coryi) The Subject Property does not fall within the USFWS Florida Panther Habitat Zones or Consultation Area. Dozens of panther telemetry points were located within a two-mile radius of the Subject Property (see Figure 9), all of which were last documented in 2015. 14 Page 7500 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 10. Florida Black Bear Information Florida Black Bear (Ursus americanus floridanus) The Subject Property falls within abundant black bear habitat (FWC). Eight (8) black bear-related calls have been documented within a one-mile radius of the Subject Property (see Figure 10). FWC stopped radio- tracking black bears in 2018. FWC Best Management Practices (BMPs) are recommended to be followed for Florida black bear. 15 Page 7501 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com 6.0 REFERENCES Ashton, Ray E. and Patricia S. “The Natural History and Management for the Gopher Tortoise.” Krieger Publishing Company. Malabar, Florida. 2008. Cox, James; Inkley, Douglas; and Kautz, Randy. “Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus polyphemus) Populations Found on Lands Slated for Large-Scale Development in Florida.” Nongame Wildlife Program Technical Report No. 4. December 1987. http://www.fwspubs.org/doi/suppl/10.3996/062015-JFWM-055/suppl_file/062015-jfwm- 055.s2.pdf?code=ufws-site Atlas of Florida Plants. Institute for Systematic Botany. Accessed: February 22, 2024. https://florida.plantatlas.usf.edu/ Collier County Property Appraiser. https://www.collierappraiser.com Accessed: February 22, 2024. “Florida’s Endangered and Threatened Species”- Official List. Florida Fish and Wildlife Conservation Commission. Updated December 2022. http://myfwc.com/imperiledspecies/ https://myfwc.com/media/1945/threatened-endangered-species.pdf Florida Invasive Species Council. “2019 FISC List of Invasive Plant Species.” http://www.floridainvasivespecies.org/plantlist.cfm Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanual1999.pdf http://www.fdot.gov/geospatial/doc_pubs.shtm Weaver, Richard E. and Anderson, Patti J. “Notes on Florida’s Endangered and Threatened Plants.” Bureau of Entomology, Nematology and Plant Pathology – Botany Section. Contribution No. 38, 5th Edition. 2010. http://freshfromflorida.s3.amazonaws.com/fl-endangered-plants.pdf http://www.freshfromflorida.com/Divisions-Offices/Plant-Industry/Bureaus-and-Services/Bureau-of- Entomology-Nematology-Plant-Pathology/Botany/Florida-s-Endangered-Plants 16 Page 7502 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A FLORIDA BONNETED BAT TREE CAVITY SURVEY Page 7503 of 7924 951 VEHICLE SUITES FLORIDA BONNETED BAT TREE CAVITY SURVEY COLLIER COUNTY, FLORIDA Prepared For: Prepared By: February 2024 U.S. Army Corps of Engineers 1520 Royal Palm Square Blvd. #310 Fort Myers, FL 33905 U.S. Fish & Wildlife Services (USFWS) South Florida Ecological Services Field Office 1339 20th Street Vero Beach, FL 32960 Earth Tech Environmental, LLC 10600 Jolea Avenue Bonita Springs, FL 34135 239.304.0030 www.eteflorida.com Page 7504 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com TABLE OF CONTENTS 1.0 INTRODUCTION ...................................................................................................................................... 3 2.0 LOCATION ............................................................................................................................................... 3 3.0 EXISTING SITE CONDITIONS ................................................................................................................... 4 4.0 FLORIDA BONNETED BAT (Eumops floridanus) ...................................................................................... 6 5.0 SURVEY MATERIALS & METHODS .......................................................................................................... 7 6.0 RESULTS .................................................................................................................................................. 8 7.0 SUMMARY .............................................................................................................................................. 9 8.0 REFERENCES ......................................................................................................................................... 10 EXHIBITS Figure 1 Site Location Map Figure 2 Aerial Map Figure 3 FLUCCS Map Figure 4 Florida Bonneted Bat Consultation Map Figure 5 Tree Cavity Locations APPENDICES Appendix A Tree Cavity Photographs Page 7505 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 1.0 INTRODUCTION Earth Tech Environmental (ETE) conducted a cavity survey in February 2024 for Florida bonneted bat (FBB) (Eumops floridanus) on the property referred to as 951 Vehicle Suites (Subject Property) prior to development. Tree cavities/potential roost sites were originally identified by ETE during a Protected Species Survey on the same day in February 2024. 2.0 LOCATION The Subject Property for this report consists of one parcel (Folio: 00742600001) located on the west side of Collier Boulevard approximately 1.89 miles south of Tamiami Trail in Collier County, Florida. According to Collier County Property appraiser GIS data, the Subject Property totals approximately 9.31 acres. Figure 1. Site Location Map 3 Page 7506 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 2. Aerial Map 3.0 EXISTING SITE CONDITIONS The Subject Property currently consists of vegetated undeveloped land located within the Rookery Bay National Estuarine Research Reserve. Standing water was present throughout most of the property, and moderate levels of exotic vegetation were observed. Collier Boulevard runs parallel to the eastern property boundary. The property has access from a utility easement on the west property boundary through a locked gate. See Figure 2 above for an Aerial Map. The locations of the listed FLUCCS communities can be seen in Figure 3 below. See Florida Land Use, Cover and Forms Classification System (Department of Transportation, Surveying & Mapping Geographic Mapping Section, 1999) for definitions. The Subject Property has the following surrounding land uses: North: Commercial/Rookery Bay National Estuarine Research Reserve East: Collier Boulevard/Residential South: Undeveloped/Rookery Bay National Estuarine Research Reserve West: Undeveloped/Utilities Easement Road/Rookery Bay National Estuarine Research Reserve The Florida Invasive Species Council’s (FISC) list of invasive species contains Category I and Category II species that may be found on the Subject Property. Category I species are invasive exotics that are altering native plant communities by displacing native species, changing community structures or ecological 4 Page 7507 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com functions, or hybridizing with natives (FISC). Category II species are invasive exotics that are increasing in abundance or frequency but have not yet altered Florida plant communities (FISC). A significant factor in mapping vegetative associations and local habitats is the invasion of these species such as melaleuca Brazilian pepper, Australian pine, and caesarweed. Levels of exotic density were mapped by using field observations and photo interpretation as shown in Figure 3. Modifiers, or “E” designators, are appended to the FLUCCS codes to indicate the approximate density of exotics in the canopy and/or sub-canopy. TABLE 1. FLUCCS COMMUNITIES AND CORRESPONDING ACREAGES FLUCCS CODE DESCRIPTION ACREAGE 424H Hydric Melaleuca 2.26 630-E3 Wetland Forested Mixed (51-75% Exotics) 6.35 642-E1 Saltwater Marsh (<25% Exotics) 0.57 832 Utilities Easement 0.13 Site Total: +/-9.31 Figure 3. FLUCCS Map E1 = <25% Total Exotic Coverage E2 = 26-50% Total Exotic Coverage E3 = 51-75% Total Exotic Coverage E4 = >75% Total Exotic Coverage 5 Page 7508 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com * = Exotic vegetation specie FLUCCS 424H, Hydric Melaleuca This community is found in the southeastern portion of the Subject Property. Canopy and mid-story level vegetation consists almost entirely of exotic vegetation including *melaleuca (Melaleuca quinquenervia). Groundcover vegetation consists mostly of sawgrass (Cladium jamaicense). Standing water was observed in portions of this community. FLUCCS 630-E3 Wetland Forested Mixed (51-75% Exotics) This community is found throughout the majority of the Subject Property, specifically in the northern and central portions. Canopy-level vegetation consists predominantly of *melaleuca in addition to cabbage palm (Sabal palmetto), slash pine (Pinus elliotti), *Brazilian pepper (Schinus terbinthifolia), with lesser amounts of *Australian pine (Casuarina equisetifolia) and buttonwood (Conocarpus erectus) along the northern boundary. Mid-story vegetation consists of *melaleuca, myrsine (Myrsine cubana), cabbage palm, and wax myrtle (Morella cerifera). Groundcover consists of sawgrass, buttonwood, swamp fern (Telmatoblechnum serrulatum), chain fern (Woodwardia virginica), sand cordgrass (Spartina bakeri), with minimal amounts of saw palmetto (Serenoa repens). Standing water was observed in portions of this community. FLUCCS 642-E1, Saltwater Marsh This community is found within the southwestern portion of the Subject Property. Canopy-level vegetation is absent. Mid-story level vegetation is minimal and consists of wax myrtle. Groundcover consists of minimal amounts of sawgrass, buckthorn, and *melaleuca. Approximately 2 inches of standing water was present throughout this community. FLUCCS 832, Utilities Easement This community is found along the western property boundary and consists of a utility easement. Vegetation is mostly absent with minimal amounts of torpedograss (Panicum repens). Small fish were observed within this community and approximately 6 inches of standing water was present. 4.0 FLORIDA BONNETED BAT (Eumops floridanus) The Florida bonneted bat was listed as endangered under the Endangered Species Act of 1973 by the US Fish & Wildlife Service (USFWS) on November 1, 2013. The project area falls within the United States Fish and Wildlife Service’s Florida bonneted bat Consultation Area (See Figure 4). According to the USFWS Florida Bonneted Bat Guidelines (October 2019), the following cavity characteristics are used to identify potential cavity trees: • Slash pine, longleaf pine, royal palm, cypress (typically in snags, but can be in live trees) • Rounded cavities made by woodpeckers • Trees >33 feet in height, >8-inch diameter at breast height (DBH), with cavity elevation >16 feet • Cavity opening ≥1 inch 6 Page 7509 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com Figure 4. Florida Bonneted Bat Consultation Map 5.0 SURVEY MATERIALS & METHODS During the February 2024 Protected Species Survey, each habitat community was searched for potential cavities. This was accomplished using a series of transects throughout each vegetation community. If necessary, transect integrity was maintained using a handheld GPS in track mode. If any suspected roost sites/cavities were identified, they were initially evaluated for activity by looking for the presence of guano and noise associated with roost chatter. Each suspected roost location or cavity was flagged, numbered, and recorded utilizing a Trimble GPS for identification. During the cavity peeping activities conducted on the same day in February 2024, each flagged tree cavity was inspected using a pole-mounted cavity inspection camera and the contents of each cavity were documented. Photographic documentation can be found in Appendix A. If the size of the cavity opening and interior of the cavity permitted, the cavity was inspected first with the camera pointing up and then with the camera pointing down. The cavity inspection camera measures approximately 1’’ x 1.25.’’ Cavities that were smaller than the inspection camera were not inspected. The telescoping inspection pole extends to approximately 50 feet; any cavities higher than 50 feet were not inspected. 7 Page 7510 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 6.0 RESULTS The following section describes the results of the cavity survey within the project area. The cavity survey was conducted on February 20th, 2024, and the cavity peeping activities occurred on the same day. Table 2 describes the results of each cavity inspection. No visual/audible indications (presence of guano, noise/chatter, etc.) were observed at any the cavity trees. A photo log of cavity trees that were able to be peeped are attached in Appendix A. Eight (8) snag trees with a total of eleven (11) cavities were initially identified/flagged (see Figure 5 below). Several of the cavities were either too small or shallow to peep. Figure 5. Tree Cavity Locations TABLE 2. TREE CAVITY INFORMATION TREE CAVITY NUMBER CONDITION AND SPECIES OF TREE HEIGHT OF CAVITY (FT) INSPECTION STATUS 1 Dead cabbage palm Cavity A: 8’ Cavity A: Vacant 2 Dead slash pine Cavity A: 27’ Cavity B: 25’ Cavity A: Vacant Cavity B: Vacant 3 Dead slash pine Cavity A: 28’ Cavity A: Vacant 4 Dead cabbage palm Cavity A: 12’ Cavity B: 9’ Cavity A: Vacant Cavity B: Vacant 5 Dead slash Pine Cavity A: 26’ Cavity A: Did not peep – Too shallow 6 Dead slash pine Cavity A: 15’ Cavity A: Vacant 8 Page 7511 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 7 Dead slash pine Cavity A: 25’ Cavity B: 28’ Cavity A: Vacant Cavity B: Vacant 8 Dead cabbage palm Cavity A: 9’ Cavity A: Did not peep – Too shallow 7.0 SUMMARY ETE conducted a search for potential Florida bonneted bat cavities/potential roost sites on the Subject Property in February 2024. Eight (8) snag trees with a total of eleven (11) cavities were initially identified during a Protected Species Survey that was conducted on the same day. The eleven (11) cavities were inspected in which no apparent signs of Florida bonneted bats or roosting were observed during the cavity survey. The Subject Property has a dense canopy and midstory with moderate levels of exotic vegetation and vines. Considering low-quality roosting habitat, and that the Subject Property is bordered by development and roadways to the north and east, consultation with USFWS will likely not be required for Florida bonneted bat. 9 Page 7512 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com 8.0 REFERENCES Collier County Property Appraiser. http://www.collierappraiser.com Florida’s Bonneted Bat Consultation Guidelines. U.S. Fish and Wildlife Service. South Florida Ecological Services Office. October 2019. “Florida’s Endangered and Threatened Species”- Official List. Florida Fish and Wildlife Conservation Commission. Updated June 2021. http://myfwc.com/media/1515251/threatened-endangered-species.pdf http://myfwc.com/imperiledspecies/ Florida Invasive Species Council. “2019 FISC List of Invasive Plant Species.” http://floridainvasivespecies.org/plantlist.cfm Florida Fish and Wildlife Conservation Commission. 2011a. Florida bonneted bat biological status review report. March 31, 2011. Florida Fish and Wildlife Conservation Commission. Tallahassee, Florida. Florida Land Use, Cover and Forms Classification (FLUCCS) Handbook. Florida Department of Transportation. January 1999. http://www.fdot.gov/geospatial/documentsandpubs/fluccmanual1999.pdf http://www.fdot.gov/geospatial/doc_pubs.shtm Florida Natural Areas Inventory. 2012. FNAI - element tracking summary. Tallahassee, Florida. June 20, 2012. http://www.fnai.org/trackinglist.cfm [Accessed: July 10, 2012]. 10 Page 7513 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A TREE CAVITY PHOTOGRAPHS Page 7514 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 1 A (8’) External View Internal View: Facing Up Internal View: Facing Down Page 7515 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 2 A (27’) External View Internal View: Facing Up Internal View: Facing Down Page 7516 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 2 B (25’) External View Internal View: Facing Up Internal View: Facing Down Page 7517 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 3 A (28’) External View – Did not peep, cavity too shallow. Page 7518 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 4 A (9’) External View Internal View: Facing Up Internal View: Facing Down Page 7519 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 4 B (12’) External View Internal View: Facing Up Internal View: Facing Down Page 7520 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 5 A (26’) External View – Did not peep, cavity too shallow and understory thick for FBB. Page 7521 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 6 A (15’) External View Internal View: Facing Up Internal View: Facing Down Page 7522 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 7 A (25’) External View Internal View: Facing Up Internal View: Facing Down Page 7523 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 7 B (28’) External View Internal View: Facing Up Internal View: Facing Down Page 7524 of 7924 Page 1 of 5 PL20240001700 951 Vehicle Suites EXHIBIT V.D.1 PL20240001700 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT NARRATIVE, JUSTIFICATION AND CONSISTENCY Requested Changes The proposed GMPA will create the 951 Vehicle Suites Commercial Subdistrict and FLUM Overlay to allow for up to 135,000sq.ft. of luxury vehicle suites. There is a companion CPUD rezoning PL20240001704. Existing Conditions and Surrounding Land Uses The applicant is proposing a luxury vehicle storage facility on Parcel ID# 00742600001. The subject property is +/- 9.30 acres and is located on the west side of Collier Blvd north of Championship Drive and approximately 1.5 miles south of Tamiami Trail E. The property is currently designated Urban Coastal Fringe Subdistrict. The property is zoned A - Agricultural, allowing for residential and limited agricultural activities. The existing Future Land Use on the surrounding lands is Urban Coastal Fringe Subdistrict and Conservation. North of the subject property is a C-5 zoned parcel with an existing mini-warehouse facility with both indoor and outdoor storage. Behind and north of the C-5 parcel are electric substations. To the west is the Rookery Bay preserve and to the south are vacant privately owned properties. Across Collier Blvd. are several residential developments zoned PUD. Consistency with Florida Statutes and Collier County GMP: Under, Chapter 163 of the Florida Statutes, local governments may adopt small-scale amendments to their Growth Management Plans if the amendment includes less than 50 acres. The proposed new subdistrict consists of approximately 9.30 +/- acres and is therefore, eligible to seek the proposed small-scale amendment. The proposed amendment includes both a text and map amendment. See Exhibits IV.B.1 and IV.D.1. Section 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. The 951 Vehicle Suites is intended to provide a use that is in demand (see Market Study) by existing and future residents. b. The projected permanent and seasonal population of the area. The Market Study provides the projected population of the market area. c.The character of undeveloped land. The character of the undeveloped subject property is detailed in the Environmental Data Page 7525 of 7924 Page 2 of 5 PL20240001700 951 Vehicle Suites and the Survey. The Environmental Data classifies the land use cover as primarily Hydric Melaleuca, Wetland Forested Mixed (51-75% Exotics), Saltwater Marsh, Utilities Easement d. The availability of water supplies, public facilities, and services. The project will be serviced by Collier County Public Utilities for water and sewer. Existing public facilities, services and infrastructure are available to accommodate the project. Please refer to Exhibit V.E.1.a- Level of Service Analysis, Exhibit V.E.2-Public Facilities Map and Exhibit V.E.1.b- Traffic Impact Statement. 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. There are no blighted areas nor nonconforming uses related to this property and surrounding area. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. There are no military installations nearby. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. The subject property is not adjacent to an airport. h. The discouragement of urban sprawl. North of the subject property is a C-5 zoned parcel with an existing mini-warehouse facility with both indoor and outdoor storage. Behind and north of the C-5 parcel are electric substations. To the west is the Rookery Bay preserve and to the south are vacant privately owned properties. Across Collier Blvd. are several residential developments zoned PUD. These conditions do not constitute urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. This project will fulfill the demand for vehicle storage clearly supported by the Market Analysis included in the application submittals. Additionally, the project will provide for job creation during the design and construction. j. The need to modify land uses and development patterns within antiquated subdivisions. Based on the Market Analysis there is a strong demand for vehicle storage. The existing development along Collier Blvd. has limited opportunities to accommodate the demand from the surrounding residences for the proposed use. That said there is a need to modify land uses to support the demand for this use. There are no antiquated subdivisions in the surrounding area. Based on the above, the proposed Small Scale Growth Management Plan Amendment is consistent with the applicable requirements in the Florida Statues referenced above. Additional supporting data and analysis is provided by the various exhibits included in the application. Procedurally the request will comply with F.S. Section 163.3187 – Process for Adoption of Small-Scale Comprehensive Plan Amendment and Collier County process requirements. The Page 7526 of 7924 Page 3 of 5 PL20240001700 951 Vehicle Suites proposed amendment is consistent with this section of the Florida Statutes since it includes less than 50 acres. The proposed amendment includes both a text and map amendment. Consistency with the Collier County GMP Future Land Use Element: The proposed SSGMPA application will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), as applicable, of the Growth Management Plan. According to the current Future Land use map the subject property is designated Urban, Urban Mixed-Use District, Urban Coastal Fringe Subdistrict, and is further identified within the Coastal High Hazard Area, as depicted on the existing FLUM. The purpose of the Urban Coastal Fringe Subdistrict is to provide transitional densities between the Conservation designated areas and the Urban designated areas. The Urban Coastal Fringe Subdistrict does not allow commercial zoning and therefore, it was determined that a GMPA is required for the proposed CPU for a luxury vehicle storage facility. Policy 5.6 requires new developments to be compatible with and complementary to the surrounding land uses. The location of the proposed luxury vehicle suites is appropriate since it is located on a major arterial and easily accessible to the intended market. This project will accommodate the growing population in Collier County by providing a needed service as demonstrated by the market demand analysis that is included with the companion small-scale growth management plan amendment. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” As portrayed in Figure 1. above the property is located south of a C-5 zoned parcel with an existing mini-warehouse facility with both indoor and outdoor storage. Behind and north of the C-5 parcel are electric substations. The proposed development is actually less intense than the C-5 property to the north as it allows all uses in that zoning district whereas the proposed development only permits the luxury vehicle suites and accessory uses. To the west is the Rookery Bay preserve and to the south are vacant privately owned properties. To ensure compatibility with the Rookery Bay Preserve the MCP provides a substantial separation between the development area and the preserve that includes an onsite preserve and the existing 100ft. FPL easement. Across Collier Blvd. are several residential developments. Since the luxury vehicle suites’ target market is primarily for residences, some of these may become end users to this project. Policies 5.5 and 5.7 discourages urban sprawl by encouraging new development in the Urban designated areas and where public facilities and services exist. The subject property is within the Urban designated area which encourages urban type services. Urban services such as utilities, transportation, and drainage systems are currently available to serve the proposed use. Please refer to the Public Facilities Report. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. The proposed Page 7527 of 7924 Page 4 of 5 PL20240001700 951 Vehicle Suites development is surrounded by existing and planned development that front along Collier Blvd. The enclosed TIS details the traffic conditions pursuant to the TCMAs and the County’s AUIR. The conclusion in the TIS is as follows: “….the proposed 951 Vehicle Suites will not have a significant or negative impact upon the surrounding road network. It was verified that all roadways, within the project's area of influence, currently have a surplus of capacity and can accommodate the traffic associated with the proposed indoor self-storage warehouse. As determined, the road network will continue to operate at acceptable levels of service for the foreseeable future and the project will not create any off-site transportation deficiencies that need to be mitigated.” Objective 7 and implementing policies 7.1 through 7.4, encourage smart growth policies by promoting connectivity between developments and adhere to the existing development character of the Collier County. Based on the limited amount of traffic generated from the project additional interconnections are not needed. The proposed project will adhere to the character of Collier County through the required landscaping and architectural requirements. Policy 7.5 encourages mixed-use development. Since the development will include a single use, a mixed-use scenario is not applicable. Transportation Element: Policy 1.3 requires that acceptable levels of service for arterial and collector roadways shall be maintained. The Traffic Impact Analysis determined that available capacity exists on the surrounding roadways. Stormwater Management Sub-Element Policy 6.1 requires projects to meet State water quality standards for offsite discharges. The project will discharge into the onsite preserve and will not have offsite impacts. Policy 6.2: requires projects to meet 150% retention and detention criteria to meet the water quality standards required by SFWMD. This project will meet or exceed this requirement through the discharge into the onsite preserve and underground dry detention chambers. Policy 6.3: Allowable off-site discharge rates shall be computed using a storm event of 3 day duration and 25 year return frequency. There will be no offsite discharges. Conservation Coastal Management Element Objective 6.1 requires the protection of native vegetative communities through the application of minimum preservation requirements. This project will provide the required 15% of existing native vegetation. The required 1.33 acres of preserve is depicted on the MCP. The preserve location was selected in the western portion of the property and based on vegetation continuity with the property directly to the south and west to allow an increased area for wildlife and wetland preservation. The Environmental Data further details this assessment and is based on the following: Page 7528 of 7924 Page 5 of 5 PL20240001700 951 Vehicle Suites The Subject Property is greater than 5 acres, which means 15% of existing native vegetation shall be retained. Total acres: 9.30 acres Existing Native Vegetation Present (Based on FLUCCS) = 6.92 acres Preserve Required = 6.92 acres x 15% = 1.04 acres Proposed Preserve Provided = 1.33 acres Objective 7.1. The purpose of Objective 7.1 is to direct incompatible land uses away from listed species and their habitats. As provided in the Environmental Data report, the subject property is currently invaded with melaleuca and other exotics providing poor habitat for any listed species. During the listed species survey, no evidence of listed species (and minimal species, in general) was observed on the Subject Property. Eight (8) cavity trees with a total of eleven (11) cavities were observed, likely woodpeckers. The placement of the preserve will provide continuity with the property to the south and west. Appendix B of the report provides the Protected Species Survey. Policies 12.2.5 – 12.2.6 describes the geographical area of the Coastal High Hazard Area to areas that lay below the elevation of a Category 1 storm surge. The policies focus on flood proofing and assessing new development in the area. The overall CCME states that certain flood proofing designs should be applied to protect future development. In this case the proposed luxury vehicle storage facility will be elevated, and flood proofed to meet at a minimum Collier County and FEMA regulations. (See Exhibit V.B.1) Page 7529 of 7924 COMMERCIAL MARKET STUDY FOR A PROPOSED LUXURY VEHICLE STORAGE FACILITY ON 9.30 +/- ACRES ON THE WEST SIDE OF SOUTH COLLIER BOULEVARD IMMEDIATELY NORTH OF CHAMPIONSHIP DRIVE IN COLLIER COUNTY, FLORIDA May 24, 2024 Updated December 31, 2024 Prepared for Prestige Investments of Collier, LLC 421 W. Elcam Circle, Bldg. A Marco Island, FL 34145 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Page 7530 of 7924 1.0 Background Prestige Investments of Collier, LLC (“Applicant”) is proposing a site-specific, 135,000 square-foot luxury vehicle storage facility (the “Subject Property”) located on the west side of South Collier Boulevard (State Road 951) immediately north of Championship Drive in Collier County, Florida (“County”). The Subject Property totals 9.30 +/- acres in size and is zoned Acreage not Zoned Agriculture. The parcel is located within the Urban Coastal Fringe Subdistrict (UCFnS) future land use designation. The Subject Property is currently vacant. The Applicant is proposing the development of approximately 100 vehicle condominiums within 135,000 square feet. The Applicant is submitting a Collier County Comprehensive Plan (“Comprehensive Plan”) designation change for the property from its current Urban Residential Subdistrict, Mixed Use District, Urban Coastal Fringe Subdistrict and Coastal High Hazard Area to a commercial subdistrict that allows for luxury indoor motorcoach, vehicle and boat storage (“Project”). Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare a luxury vehicle self-storage needs analysis for the Project that will be submitted with the Comprehensive Plan change application being prepared by the Applicant. The luxury vehicle self-storage needs analysis study is comprised of four parts: the site assessment, the supply component, the demand component and the supply/demand comparison analysis. 2.0 Site Assessment The Subject Property is located on the west side of South Collier Boulevard (State Road 951) immediately north of Championship Drive. The Subject Property is in Section 15, Township 51 South, Range 26 East in Collier County, Florida. The Subject Property fronts South Collier Boulevard and allows for easy inbound and outbound access to the main boulevard. South Collier Boulevard is a major 4-lane north – south thoroughfare that connects Tamiami Trail East (U.S. 41) to the north with Marco Island to the south. The property is bounded to the north by the indoor-outdoor Midgard Self- Storage facility and two electrical sub stations – Florida Power and Light plus Lee County Electrical Cooperative. The Subject Property is also bounded to the south by an undeveloped 4.61 acre parcel and to the west by TIITF State of Florida-owned property. The Subject Property is across Collier Boulevard from the Pelican Lake Motor Coach Resort. The Subject Property’s proposed use as a luxury vehicle storage facility is a low-impact commercial use that generates an extremely low volume of traffic and will have limited impact on the surrounding properties. 1 Page 7531 of 7924 Figure 2.1 below shows the geographical location of the Subject Property in relation to its surrounding area. Figure 2.1 Subject Property Location Map Source: Environmental Systems Research Institute, Inc (“ESRI”) and Consultant 2 Page 7532 of 7924 3.0 Proposed Luxury Vehicle Storage Facility The Applicant is proposing the development of a luxury vehicle (Automobile, Recreational Vehicle and Boat) storage facility, which will include space for luxury automobiles, recreational vehicle motor homes and boats on trailers. The development program for the Subject Property is still a work in progress. However, typical luxury vehicle complexes include units being sold as condominium units ranging in size from 1,050 to 1,065 square feet and with optional 300 square-foot mezzanine levels. Ceiling heights are typically 20 feet. Driveway aisles are generally 50 feet for easy maneuvering of motor homes with some smaller aisle sizes depending on the unit location. 50-amp electrical outlets are generally available as an upgrade in each unit for RV or electric vehicle charging. It is common for these types of units to be air-conditioned and frequently include security lights and cameras. These types of features will be considered in the final programming of the Subject Property. 4.0 Market Area Definition The Subject Property’s market area is primarily Collier County. Most clients live near the coast in Southwest Florida and Marco Island. While most of the future owners will come from the Naples coastal areas, the Subject Property is also conveniently located to accommodate exotic car aficionados, RV owners and boat owners from Marco Island and unincorporated Collier County. Figure 4.1 on the next page shows the Market Area and the Subject Property’s location. (Rest of page left intentionally blank) 3 Page 7533 of 7924 Figure 4.1 Subject Property’s Market Area and Location. Source: Environmental Systems Research Institute, Inc (“ESRI”) 5.0 Market Area Luxury Car Consumer Demographics Table 5.1 through 5.4 on the next four (4) pages provide the demographic, age 50+, disposable income and net worth information for the Market Area. Some of the highlights include: The Market Area’s current (2023) population is 396,840 which is an increase of 1.69% from the 2020 Census Year. The population is estimated to be 448,707 in 2033 at the current growth rate. The Over 50 age group information is provided in Tables 5.2 through 5.4 because that age group is the primary owners of luxury vehicles as noted in Appendix A on page 25. The median age is 51.6 years old. 53.3% of the population is over 50 years old. 4 Page 7534 of 7924 In the over 50+ age group, the average annual household income is $150,822, the average annual disposable income is $94,707 and the average household net worth is $2,670,805. Table 5.1 Subject Property Market Area 2020 Census Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 5 Page 7535 of 7924 Table 5.2 Subject Property Market Area Age 50+ Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 6 Page 7536 of 7924 Table 5.3 Subject Property Market Area Disposable Income (Rest of page left intentionally blank) 7 Page 7537 of 7924 Table 5.4 Subject Property Market Area Net Worth Profile The previous four (4) demographic tables indicate that Collier County is a very affluent geographical area, particularly along the coastal areas which supports the development of luxury vehicle storage facilities further inland from the coast. The demand for such facilities is described in the next section. 8 Page 7538 of 7924 6.0 Demand There are many factors that determine the demand for luxury vehicle storage facilities in Collier County, Florida. As noted in Section 5, Collier County and particularly along the coastal area is very affluent and many of the affluent are luxury car collectors. Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. For a growing number of collectors, owning and preserving rare and vintage luxury cars is a passion and a lifestyle. For luxury car collectors, preserving the legacy of classic cars is a crucial part of the hobby. Many collectors spend countless hours restoring and maintaining their vehicles, ensuring that they are in pristine condition and able to be enjoyed for years to come. This involves not only maintaining the car’s performance and appearance but also preserving its history and cultural significance. Reasons for luxury car storage places include1: Limited space at home. Emphasis on having cars that are in the ready-to-use state. Keeps cars from encountering deleterious effects from seasonal weather extremes. 1 - https://www.hagerty.com/media/news/car-condo-storage-solutions/ Luxury Vehicle Condominiums Southwest Florida is home to a number of existing, and under construction, car condominiums. Many are multi-level open, climate-controlled car condominiums that offer lofts, private bathrooms and amenities related to luxury vehicles. Luxury car condominiums continue to be a popular trend in Southwest Florida that caters to automotive enthusiasts seeking the ultimate space to house their investments. Facilities are becoming more exclusive and sophisticated, offering more than mere storage. They seek to create a haven where automotive passion meets refined luxury, solid construction, unique features, exclusive benefits, and unparalleled experiences. With the Southwest Florida extreme weather conditions, luxury car condominiums serve as sanctuaries for luxury, exotic, and antique vehicles. These meticulously designed spaces offer climate-controlled environments with advanced security systems, ensuring optimal conditions for preserving and protecting these investments. From classic cars to contemporary supercars, these condominiums provide a haven where automotive treasures can be cherished and showcased. 9 Page 7539 of 7924 As competition increases facilities are differentiating themselves by providing a wide range of amenities that cater to car enthusiasts, including private showrooms, custom detailing areas, maintenance, and repair services. The goal is to create a comprehensive automotive lifestyle experience that caters to every need and desire of luxury car owners. Luxury car condominiums also offer a unique opportunity for like-minded individuals to connect and form a community. Owners can engage in social events, gatherings, and curated experiences that celebrate the shared passion for automobiles. The sense of camaraderie and networking among fellow car enthusiasts adds an extra dimension to the luxury car condominium lifestyle. Beyond the convenience and enjoyment, luxury car condominiums can be seen as an investment opportunity. As the demand for exclusive vehicle storage increases, these unique properties have the potential to appreciate over time. Moreover, they can serve as a secure space for collectors, allowing them to store and maintain their vehicles while potentially adding to their long-term value. Luxury Automobile New Sales and Resales Another indication of potential demand for luxury automobile storage is the number of new and resales of luxury automobiles in Naples/Collier County. Naples Motorsports on Airport Road South is a luxury and exotic automobile dealership that has a significant inventory of new and used vehicles across many brands. They are a good indicator since they are not a sole-brand dealership, so they cater to a broad range of luxury and exotic automobile aficionados. Table 6.1 on the next page shows the depth and breadth of their inventory of brands as of May 23, 2024. One make (Bugatti) was listed at $3,850,000. (Rest of page left intentionally blank) 10 Page 7540 of 7924 Table 6.1 Depth and Breadth of Collier County Luxury Automobile Market Source: Motorsports Naples webpage 5-23-2024 Cars on 5th Concours Another indication of the high demand for luxury automobiles in Collier County is the Cars on 5th event. In February of each year, auto enthusiasts gather for the annual Naples Cars on 5th Concours. This event is organized each year by the Naples Chapter of the Ferrari Club of America and is part of their annual weeklong "Naples Automotive Experience."2 The Naples Automotive Experience brings in automotive enthusiasts from all over the country, many of whom are Ferrari owners and fans. It is the largest event in Naples each year. There were 700 cars participating in the "Cars on 5th Concours" this year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. Make Autos Lotus 35 Alpha Romero 30 Bentley 13 Shelby Cobra 12 Austin Martin 10 Ferrari 8 Vanderhall 8 McLaren3 7 Porsche 4 Lamborghini 4 Maserati 4 Karma 4 Morgan 4 Rolls Royce 2 Bugatti1 2 Mercedes Benz 2 Rimac Nevera2 1 Mosler 1 Ultima Evolution 1 152 1 - one listed at $3,850,000 2 - one listed at $2,795,000 3 - one listed at $2,200,000 11 Page 7541 of 7924 The photos below show the enthusiasm for luxury automobiles in Collier County. 2 - https://paradiseregion.com/f/cars-on-5th-ferrari-club-brings-automotive-enthusiasts-to- naples (Rest of page left intentionally blank) 12 Page 7542 of 7924 Collier County is Number 1 In a Sarasota-Herald newspaper article on luxury automobile ownership insert footer indicator here), Collier County was named No. 1 among Florida's 67 counties for its high-end-car mix4. In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. 4 - https://www.heraldtribune.com/story/news/2014/04/02/sarasota-manatee-among- floridas-leaders-comes-number-luxury-vehicles-roads-evolution-high- automakers/29239005007/ Hurricane Ian On September 28, 2022, Hurricane Ian came ashore in Lee County, Florida bringing a storm surge in excess of 8 feet to the Naples coast and flooding the lower floors and 1 st floor parking garages of many condominiums and homes within a mile of the beach as shown in the photo on the next page. Automobiles parked within that mile were flooded and rendered unusable as shown below. 13 Page 7543 of 7924 In total, CARFAX estimates as many as 358,000 cars were damaged by Hurricane Ian in Florida and the Carolinas5. 5 - https://nbc-2.com/news/2022/11/07/as-many-as-350000-cars-damaged-by-hurricane- ian/ Many luxury automobiles were also destroyed in the flooding including this $2-million McLaren shown below and on the next page. 14 Page 7544 of 7924 There were also other luxury automobiles flooded in Naples during the storm as shown in the photos below and on the next page. 15 Page 7545 of 7924 Finally, Ian’s storm surge took its toll on many luxury electric vehicles including 21 Teslas that caught fire due to the flooding6. 6 - https://www.usatoday.com/story/news/nation/2023/09/01/tesla-fire-hurricane-idalia- flooding-ev-combustion-issue/70738027007/ In Naples alone, 6 Teslas caught fire after being submerged in flood waters7. 16 Page 7546 of 7924 7 - https://www.eenews.net/articles/why-6-flooded-evs-burst-into-flames-after-hurricane- ian/ Hurricane Ian will certainly increase demand for luxury automobile storage as owners will seek higher ground for their prized possessions. Insurance companies are reviewing coastal elevation certificates and if the garage is below the FEMA flood elevation some are declining to write or renew policies, which will further drive up the demand for off-site luxury automobile storage. There is plenty of data on the luxury automobile market in Collier County that indicates a burgeoning demand for luxury automobile storage space. In addition to the demand information above, the supply side of luxury automobile storage space in the next section will show that the supply of new space in Collier County is extremely limited. 17 Page 7547 of 7924 7.0 Supply – Competing Luxury Automobile Storage Facilities Figure 7.1 below shows the location of competing luxury automobile storage facilities in the Market Area as they geographically relate to the Subject Property. Note that the facilities are located near the coast but far enough inland to avoid a significant storm surge. There are eight (8) built and four (4) proposed facilities located in Collier County and one (1) facility under construction in Bonita Springs/Lee and pre-selling at this time. Photos of the eight (8) Collier County facilities are in Appendix B on page 36. The Subject Property is located inland from the coast and offers a better location in terms of elevation and easier access from clients from Marco Island and further up the coast to Lee County. Figure 7.1 Subject Property Competing Automobile Storage Locations Source: Consultant Field Work and Environmental Systems Research Institute, Inc (“ESRI”) 18 Page 7548 of 7924 Table 7.1 below includes the 11 existing and proposed luxury automobile storage facilities and are identified by the numbers on the map. Table 7.1 Subject Property Competing Automobile Storage Facilities Source: Consultant Field Work In total there are 521 luxury automobile storage units currently built in Collier County. All the units in the facilities are either sold or leased so the only supply available are units that are resale units, or the owner is leasing their unit to another lessee. The majority of the units were pre-sold prior to the completion of the buildings, which is also a strong indication of pent up demand. 8.0 C-5 and CPUD Parcels in the Subject Property 3-Mile Market Area The Consultant used a combination of Collier County Property Appraiser data and the Collier County Growth Management Division zoning shapefile to identify potential parcels that are zoned for C-5, Industrial or CPUD Use and could accommodate an exotic car storage facility. All but one (1) of these parcels are already developed. There were no Industrial-zoned lands within the 3-mile market area. Figure 8.1 on the next page shows the location of those parcels. C-5 zoning allows for the development of self-storage uses. All of the C-5 zoned properties identified in Figure 8.1 and Table 8.1 are built out therefore there is no competition for Luxury Vehicle Storage within three (3) miles. Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased Hours of Operation 1 Progressive Auto Storage 720 Bald Eagle Drive, Marco Island 156,000 212 0 212 Condos Sold Out 8-4 M-F, 8-Noon S, Closed Sunday 2 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 8:30-4:30 M-T, 8:30-3:30 F, Closed Sunday 3 Prima Auto Condos - Not Built 9004 Tamiami Trail East 65,000 33 0 12 Pre-Sold N/A 4 Proposed Luxury Vehicle Storage* 1/2 Mile North of Rattlesnake Hammock Rd. 60,000 40 0 N/A N/A 5 Proposed Luxury Vehicle Storage* 6600 Davis Blvd.98,000 N/A N/A N/A N/A 6 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 9-5 M-F, Closed Saturday-Sunday 7 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased Open 24 Hours 8 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 Open 24 Hours 9 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 Open 24 Hours 10 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased Open 24 Hours 11 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 Open 24 Hours 12 Bonita Motor Condos 28010 Performance Lane, Bonita Springs 49,000 27 3 Being Built - 60% Sold N/A * - In planning stage - NA = Not Available 621 9 19 Page 7549 of 7924 FIGURE 8.1. Potential C-5 and CPUD parcels in 3-Mile Radius Source: Collier County Planning and Zoning, Collier County Master PUD List and ESRI The Consultant took a closer look at the seven (7) highlighted parcels within a three (3)- mile radius from the Subject Site. The parcels are numbered in Figure 8.1 and the related parcel information is shown in Table 8.1. Table 8.1 Zoned C-5 and CPUD Parcels within 3-Miles of Subject Site Source: Collier County Planning and Zoning, Collier County Master PUD List and ESRI Map Location Project Name Zoned Petition Status Potential Sq. Ft. 1 Price Street Plaza PUDZ ORDINANCE 16-43 Built Out 0 2 Inland Village C-5 ORDINANCE 19-5 Built Out 0 3 Patriot Place C-5 ORDINANCE 99-8 Built Out 0 4 Tamiami Crossing PUDZ ORDINANCE 15-14 Built Out 0 5 Naples Motorcoach Resort PUDZ ORDINANCE 7-85 Built Out 0 6 Torres Family Trust CPUD ORDINANCE 18-29 incl. mini-self storage Vacant 60,000 7 Midgard Self Storage C-5 Could not find Built Out 0 20 Page 7550 of 7924 Midgard Self Storage abuts the Subject Property to the north. Midgard is a residential and commercial storage facility with unit sizes ranging from 5x5 to 12x40, and standard drive-up or climate controlled units. They are not set up for luxury vehicle storage that is proposed for the Subject Property and therefore are not competition. The only parcel that is zoned to accommodate a luxury vehicle storage facility is the Torres Family Trust parcel located just over a mile southeast of Collier Boulevard and is shown in Figure 8.2 below. FIGURE 8.2. Torres Family Trust site. Source: Environmental Systems Research Institute, Inc (“ESRI”) 21 Page 7551 of 7924 The Torres Family Trust CPUD is described in Ordinance 2018-29 (Appendix C on page 44). The Torres Family Trust CPUD is approved for 60,000 square feet of mostly office, retail and restaurant uses. Mini self-storage facilities are allowed as a conditional use. While the Torres Family Trust CPUD could potentially be developed as 60,000 square foot mini self-storage facility, the property is currently being developed as an assisted living facility so it will not be developed as any type of storage facility. 9.0 Conclusion All market indicators point to a very favorable demand for luxury vehicle storage compared to a limited supply of storage space. Location The Subject Property is easily accessible from coastal residents as well as car enthusiasts from Naples, Marco Island and unincorporated Collier County. The Subject Property is far enough inland to not be affected by flooding from major storms. The facility will be built above the 100-year flood elevation and will meet the wind speed required by the Florida Building Code . The Subject Property has easy ingress and egress onto South Collier Boulevard. Demographics The market area’s demographics is affluent particularly along the coastal areas. The 2023 population is 396,840 and is estimated to be 448,707, an increase of almost 52,000. The target age group for luxury automobiles is 50+. The market area’s median age is 51.6 years old. 53.3% of the population is over 50 years old. The 10-year population increase over 50 years of age is estimated to be 27,645. In the over 50+ age group, the average annual household income is $150,822, the average annual disposable income is $94,707 and the average household net worth is $2,670,805. 22 Page 7552 of 7924 Demand Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. Collier County demographics fit all three (3) criteria. Data USA notes that car ownership in Collier County mirrors the national average of two (2) cars per household. In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. There were 700 cars participating in the "Cars on 5th Concours" this year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. In 2022, Hurricane Ian in Florida and the Carolinas damaged an estimated 358,000 cars. Insurance companies are reviewing coastal elevation certificates and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. This facility will be constructed above the 100-year flood elevation and will meet the wind speed required by the Florida Building Code which would satisfy the insurance companies’ criteria. The majority of existing luxury vehicle storage units were completely sold out prior to the commencement of construction. Supply There are eight (8) built and four (4) proposed facilities located in Collier County and one (1) facility in Bonita Springs/Lee County that is under construction and pre-selling at this time. There are currently eight (8) existing luxury vehicle storage facilities totaling 521 units in Collier County. 23 Page 7553 of 7924 All eight (8) facilities are either completely sold out or leased up. Only availability are resale units or owned units that are for rent. That supply is limited. The Subject Property is a 25-minute drive from the City of Naples coastal area and a 10-minute drive from Marco Island. The market area is extremely underserved in terms of supply for luxury vehicle storage space. Subject Property will provide much needed supply to accommodate current and future demand. (Rest of page left intentionally blank) 24 Page 7554 of 7924 APPENDIX A 25 Page 7555 of 7924 BUSINESS INSIDER Meet the typical Tesla owner: A white male homeowner with a household income over $130,000 Grace Kay Jul 3, 2023, 11:42 AM EDT Tesla Model X. Contributor/VCG/Getty Images Tesla owners are typically white men, a study that analyzed drivers of several Tesla models found. The typical Tesla owner has a household income over $130,000 per year, per the study. Tesla owners are also more likely to own a home. 26 Page 7556 of 7924 Tesla owners look different than the average driver, according to recent surveys. The average Tesla owner is an upper middle class white male, according to a study from Hedges & Company, a digital marketing firm for automakers. The firm analyzed a vehicle owner database of over 175 million car owners and broke down the demographics for Tesla Model S, 3, and X owners in 2022. Seventy-seven percent and 71% of Model S and Model X owners identify as male, respectively, while 84% of Model 3 owners also identify as male, according to the firm. For comparison, about 49% of licensed US drivers are male, per the Federal Highway Administration. Tesla owners are majority white. 87% of individuals who own the three Tesla models identify as Caucasian, 8% identify as Hispanic, and 5% represent all other ethnicities, according to Hedges and Company. Tesla drivers appear to have higher incomes. The analysis found Tesla drivers largely come from the upper middle class (commonly referred to as individuals that have household incomes over $100,000 per year). The group found that Model S, 3, and X drivers have annual household incomes that average $151,096, $133,879, and $146,623, respectively. Meanwhile, the median household income in the US is $70,784, according to 2021 data from the US Census Bureau. Tesla drivers are also likely to own a home. 88% of current Model X and S Tesla owners own their own home and 56% of Model 3 owners own a house, according to the study. The national rate of homeownership in the US is about 64% — though the number drops below 33% for Americans under the age of 34, per the US Census Bureau. They're less likely to have kids in their home. About 66% of Tesla owners don't have children in their home, according to the analysis. Though, that doesn't mean Tesla owners are necessarily childless. The study found that Model S and X owners tend to skew older with median ages of 52 and 54, respectively. Meanwhile, Model 3 owners have a median age of 51 years old. The January study also found that Tesla drivers are more educated on average. About one-third of Tesla drivers studied had a master's degree or doctoral degree as compared to only 13% of the US population, according to the Census. The most common occupations were also engineer, manager of operations, and software engineer, Jerry reported. 27 Page 7557 of 7924 ← → 28 Page 7558 of 7924 SMS Opt-in By entering my mobile number and checking this box I agree to receive important messages from "Datamasters" regarding offers, reminders, events and general information about our products and services. Message frequency varies. Reply STOP to opt out at any time. Msg & Data Rates May Apply. By opting in, I authorize, "Datamasters" to deliver SMS messages using an automatic telephone dialing system and I understand that I am not required to opt in as a condition of purchasing any property, goods, or services. By leaving this box unchecked you will not be opted in for SMS messages at this time. 29 Page 7559 of 7924 30 Page 7560 of 7924 I cover the fun stuff: Fashion, Cars and Culture 31 Page 7561 of 7924 relationship. You share your passion with peers. And this has been recognized by our customers.” It also has a lot to do with recognizing demographics. The average age of a Ferrari customer in North America is 47 (in China it's closer to 32); 45 percent of them are entrepreneurs, and 45 percent have a PhD or an MBA. "We don’t advertising, we don’t do PR," Mattiacci says. "We invest our resources in making sure that when the customer finally buys the car, he talks to his peers, to his friends, in a very positive way about our product. We strongly believe word-of- mouth is key when you are in this kind of segment." That ear-to-the-ground attitude is one reason why Ferrari produced the California. Some critics panned the car for being too accessible to the masses--70 percent of California buyers were first-time Ferrari owners--but Mattiacci says the brand planned it that way. "We didn’t reach those customers because we brought into the 32 Page 7562 of 7924 market a cheaper product--the California is a $200,000 car,” he says. “We knew there were opportunities in the market for customers who were dissatisfied with the experience, with the quality, with the product from our competitors.” It’s admittedly a more versatile car, with 2+2 seating, a dual clutch, a retractable hardtop, direct injection, paddle shifters. And its inception pointed toward the upcoming FF, Ferrari’s first- ever four-wheel-drive coupe set for production in 2012. The logical next step in rounding out a full line of cars would be to offer a four-door sports coupe. Porsche, Maserati and Aston Martin have already done it; Bugatti will soon. Mattiacci won’t completely rule out the possibility, but he says the focus for Ferrari now is on hybrid technology and launching the 650- horsepower FF. “All this new technology, if you want to be serious, requires a big investment,” he says. “We cannot deliver something that is a compromise--so we are working very hard to deliver something that is unique.” If the past is any indication, it’ll be worth the wait. Follow me on Twitter: @HannahElliott 33 Page 7563 of 7924 APPENDIX B COMPETITIVE LUXURY VEHICLE STORAGE FACILITIES Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 1 Progressive Auto Storage 720 Bald Eagle Drive, Marco Island 156,000 212 0 212 Condos Sold Out 34 Page 7564 of 7924 35 Page 7565 of 7924 36 Page 7566 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 2 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 37 Page 7567 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 6 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 38 Page 7568 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 7 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased 39 Page 7569 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 8 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 40 Page 7570 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 9 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 41 Page 7571 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 10 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased 42 Page 7572 of 7924 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 11 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 43 Page 7573 of 7924 APPENDIX C ORDINANCE 2018-29 TORRES FAMILY TRUST CPUD 44 Page 7574 of 7924 ORDINANCE NO. 18- 2 9 AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT KNOWN AS TORRES FAMILY TRUST CPUD TO ALLOW DEVELOPMENT OF UP TO 60,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL USES INCLUDING AIR- CONDITIONED MINI SELF-STORAGE WAREHOUSING, AND ALLOWING ASSISTED LIVING FACILITIES AT A FLOOR AREA RATIO OF .60 AND BY PROVIDING AN EFFECTIVE DATE. THE PROPERTY CONSISTS OF ±5.8 ACRES AND IS LOCATED ON THE SOUTH SIDE OF US 41, APPROXIMATELY ONE-HALF MILE SOUTHEAST OF MANATEE ROAD AND, OPPOSITE AND SOUTHEAST FROM NAPLES RESERVE BOULEVARD, IN SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA. PL20160000226] WHEREAS, Robert Mulhere, FAICP of Hole Montes, Inc. and Rich Yovanovich, Esq. of Coleman, Yovanovich & Koester, P.A representing Torres Family Holdings, LLC, petitioned the Board of County Commissioners to change the zoning classification of the herein described property. NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: The zoning classification of the herein described real property located in Section 12, Township 51 South, Range 26 East, Collier County, Florida is changed from a Rural Agricultural A) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for a 5.76+/- acre project to be known as the Tones Family Trust CPUD to allow commercial uses in 16-CPS-01604/1411507/11 177 Torres Family Trust PUDZ-PL20160000226 5/7/18 1 of 2 CACI45 Page 7575 of 7924 accordance with the CPUD Documents, attached hereto as Exhibits "A" through "F" and incorporated herein by reference. The appropriate zoning atlas map or maps as described in Ordinance No. 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 18-30 becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida,this )dday of 2018. ATTEST: BOARD OF • TY COM i 'r.I•NERS DWIGHT h BROCK, CLERK COLLIE' OUl Y, FLO'1 P t Byt. l' By: Deputy Gierk ANDY SOLIS, Chairman 4. Attest O'Ct mi n's signature only., Appr ved as to form and legality: J k":" ‘. A) Heidi Ashton-Cicko a Managing Assistant County Attorney Attachments: Exhibit A—Permitted Uses Exhibit B—Development Standards Exhibit C—Master Plan Exhibit C-1 —Perimeter Berm Zoning Exhibit Exhibit D—Legal Description This ordinance filed with the Exhibit E—List of Deviations Secretary of State's Office the Exhibit F—Developer Commitments t$` 1ay of _ t1r 1 -., ?I S and acknow'edgement thcit filin received 1 L+ Y Of J 14"" fA16-CPS-01604/1411507/1] 177 By 10TorresFamilyTrustipity" kirk PUDZ-PL20160000226 5/7/18 2 of 2 046 Page 7576 of 7924 EXHIBIT A TORRES FAMILY TRUST CPUD LIST OF PERMITTED USES PERMITTED USES: No building or structure, or part thereof, shall be erected, altered, or used, or land used, in whole or in part,within the Torres Family Trust CPUD, for other than the following: TRACT C—COMMERCIAL DEVELOPMENT I. Principal Uses A. Up to 60,000 square feet of gross floor area of the following commercial uses, as identified with a number from the Standard Industrial Classification Manual (1987), subject to the restrictions in I.B and III.No single use may exceed 45,000 square feet of gross leasable area. 1. Accounting, auditing, and bookkeeping(8721). 2. Advertising agencies(7311). 3. Animal specialty services, except veterinary (0752, excluding animal shelters; artificial insemination services: animal specialties; breeding of animals; dog pounds; honey straining on the farm; training horses, except racing; outside kenneling and horse boarding). 4. Apparel and accessory stores (5611-5699). 5. Architectural services(8712). 6. Auto and home supply stores (5531). 7. Banks, credit unions and trusts (6011-6091). 8. Barber shops(7241, except for barber schools). 9. Beauty shops (7231, except for beauty schools). 10. Business associations (8611). 11. Business consulting services (8748). 12. Business credit institutions(6153-6159). 13. Business services—miscellaneous (7389, excluding auctioneering service; automobile recovery; automobile repossession; bartering services for businesses; batik work; bondspersons; bottle exchanges; bronzing; cloth cutting; contractors' disbursement; convention decorators; cosmetic kits; cotton inspection; cotton sampler; directories, telephone; drawback service, customs; drive-a-way automobile; exhibits, building; filling pressure containers; field warehousing; fire extinguishers; firefighting service; floats, decoration; folding and refolding; gas systems; inspection of commodities; labeling bottles; liquidation services; metal slitting and shearing; mounting merchandise on cars; music distribution systems; packaging and labeling; patrol of electric transmission or gas lines; pipeline or powerline inspection; pre-sorting mail service; press clipping service; produce weighing service; product sterilization service; racetrack cleaning; radio Page 1 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 47 Page 7577 of 7924 broadcasting music checkers; recording studios; repossession service; rug binding; salvaging of damaged merchandise; sampling of commodities; scrap steel cutting and slitting; shrinking textiles; solvent recovery; sponging textiles; styling of fashions, apparel, furniture, and textiles; swimming pool cleaning; tape slitting; textile designers; textile folding; tobacco sheeting; weighing foods and other commodities; window trimming; and yacht brokers). 14. Child day care services(8351). 15. Churches. 16. Civic, social, and fraternal associations(8641). 17. Commercial art and graphic design(7336). 18. Commercial photography(7335). 19. Computer and computer software stores(5734). 20. Credit reporting services (7323). 21. Direct mail advertising services (7331). 22. Drug stores (5912). 23. Eating and drinking places (5812 restaurants only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of section 5.05.01 of the LDC. 24. Educational plants and services (8211, 8221-8222). 25. Engineering services (8711). 26. Essential services, subject to section 2.01.03 of the LDC. 27. Federal and federally-sponsored credit agencies (6111). 28. Food stores (groups 5411-5499). 29. Garment pressing and agents for laundries and drycleaners (7212, excluding truck route laundry and drycleaning,not operated by laundries). 30. General merchandise stores(5331-5399). 31. Glass,Paint, and Wallpaper stores (5231). 32. Group care facilities limited to persons 55 and over (category I and II, except for homeless shelters); care units, except for homeless shelters; nursing homes; independent or assisted living facilities pursuant to F.S. § 429 and ch. 58A-5 F.A.C.; and continuing care retirement communities pursuant to F.S. § 651 and ch. 4-193 F.A.C.; all subject to section 5.05. 04. of the LDC (hereinafter collectively or singularly referred to as "Assisted Living Facility"). Assisted Living Facilities are not subject to the limitation on square footage. 33. Hardware stores(5251). 34. Health services,offices and clinics(8011-8049, 8092, and 8099). 35. Home furniture and furnishings stores (5712-5719). 36. Home health care services(8082). 37. Household appliance stores (5722). 38. Insurance carriers, agents and brokers (6311-6399, 6411). 39. Labor unions (8631). 40. Landscape architects, consulting and planning(0781). 41. Legal services (8111). 42. Libraries (8231). 43. Loan brokers (6163, excluding pay day loans). 44. Management services (8741, 8742). Page 2 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx C 48 Page 7578 of 7924 45. Membership organizations, miscellaneous(8699). 46. Motor freight transportation and warehousing(4225, air conditioned and mini-and self-storage warehousing only). 47. Mortgage bankers and loan correspondents (6162). 48. Museums and art galleries(8412). 49. Musical instrument stores (5736). 50. Personnel supply services (7361 & 7363). 51. Personal services, miscellaneous (7299 - limited to babysitting bureaus, clothing rental, costume rental, debt counseling, depilatory salons, diet workshops, dress suit rental, electrolysis, genealogical investigation service, and hair removal only) with 5,000 square feet or less of gross floor area in the principal structure. 52. Photographic studios, portrait(7221). 53. Physical fitness facilities (7991; 7997). 54. Professional membership organizations (8621). 55. Public administration (groups 9111-9199, 9229, 9311, 9411, 9451, 9511-9532, 9611-9661). 56. Public relations services (8743). 57. Radio,television and consumer electronics stores (5731). 58. Radio,television and publishers advertising representatives (7313). 59. Real Estate(6531-6552). 60. Religious organizations(8661). 61. Repair services - miscellaneous (7629, excluding appliance repair; business machine repair; office machine repair - except typewriters, computers; and washing machine repair; 7631, 7699 - limited to bicycle repair, binocular repair, camera repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and pocketbook repair only). 62. Retail nurseries, lawn and garden supply stores (5261). 63. Retail services - miscellaneous (5921-5963 except pawnshops and building materials; 5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools,tombstones and whirlpool baths). 64. Security and commodity brokers, dealer, exchanges and services (6211-6289). 65. Shoe repair shops and shoeshine parlors (7251). 66. Surveying services (8713). 67. Tax return preparation services (7291). 68. Travel agencies(4724,no other transportation services). 69. United States Postal Service(4311, except major distribution center). 70. Veterinary services(0742, excluding outdoor kenneling). 71. Any other principal and related use that is determined to be comparable and compatible to the foregoing by the Board of Zoning Appeals or Hearing Examiner pursuant to the process outlined in the LDC. B. The following commercial uses, as identified with a number from the Standard Industrial Classification Manual (1987), are prohibited within 60 feet of the southern or eastern property line: 1. Animal specialty services, except veterinary (0752, excluding animal shelters; artificial insemination services: animal specialties; breeding of animals; dog Page 3 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 49 Page 7579 of 7924 pounds; honey straining on the farm; training horses, except racing; outside kenneling and horse boarding). 2. Apparel and accessory stores (5611-5699). 3. Auto and home supply stores(5531). 4. Banks, credit unions and trusts(6011-6091). 5. Barber shops(7241, except for barber schools). 6. Beauty shops (7231, except for beauty schools). 7. Business credit institutions(6153-6159). 8. Business services-miscellaneous (7389, excluding auctioneering service; automobile recovery; automobile repossession; bartering services for businesses; batik work; bondspersons; bottle exchanges; bronzing; cloth cutting; contractors' disbursement; convention decorators; cosmetic kits; cotton inspection; cotton sampler; directories, telephone; drawback service, customs; drive-a-way automobile; exhibits, building; filling pressure containers; field warehousing; fire extinguishers; firefighting service; floats, decoration; folding and refolding; gas systems; inspection of commodities; labeling bottles; liquidation services; metal slitting and shearing; mounting merchandise on cars; music distribution systems; packaging and labeling; patrol of electric transmission or gas lines; pipeline or powerline inspection; pre-sorting mail service; press clipping service; produce weighing service; product sterilization service; racetrack cleaning; radio broadcasting music checkers; recording studios; repossession service; rug binding; salvaging of damaged merchandise; sampling of commodities; scrap steel cutting and slitting; shrinking textiles; solvent recovery; sponging textiles; styling of fashions, apparel, furniture, and textiles; swimming pool cleaning; tape slitting; textile designers; textile folding; tobacco sheeting; weighing foods and other commodities; window trimming; and yacht brokers). 9. Child day care services (8351). 10. Churches. 11. Computer and computer software stores (5734). 12. Drug stores (5912). 13. Eating and drinking places (5812 restaurants only). All establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject to the locational requirements of section 5.05.01 of the LDC. 14. Educational plants and services(8211, 8221-8222). 15. Federal and federally-sponsored credit agencies (6111). 16. Food stores (groups 5411-5499). 17. Garment pressing and agents for laundries and drycleaners (7212, excluding truck route laundry and drycleaning, not operated by laundries). 18. General merchandise stores (5331-5399). 19. Glass, Paint, and Wallpaper stores (5231). 20. Hardware stores(5251). 21. Home furniture and furnishings stores (5712-5719). 22. Household appliance stores (5722). 23. Libraries (8231). 24. Loan brokers (6163). Page 4 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 050 Page 7580 of 7924 25. Motor freight transportation and warehousing(4225, air conditioned and mini-and self-storage warehousing only). 26. Mortgage bankers and loan correspondents (6162). 27. Museums and art galleries (8412). 28. Musical instrument stores(5736). 29. Photographic studios,portrait(7221). 30. Physical fitness facilities (7991; 7997). 31. Radio,television and consumer electronics stores (5731). 32. Religious organizations(8661). 33. Repair services - miscellaneous (7629, excluding appliance repair; business machine repair; office machine repair - except typewriters, computers; and washing machine repair; 7631, 7699 - limited to bicycle repair, binocular repair, camera repair, key duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and pocketbook repair only). 34. Retail nurseries, lawn and garden supply stores (5261). 35. Retail services - miscellaneous (5921-5963 except pawnshops and building materials; 5992-5999 except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools,tombstones and whirlpool baths). 36. Shoe repair shops and shoeshine parlors (7251). 37. United States Postal Service(4311, except major distribution center). 38. Veterinary services(0742, excluding outdoor kenneling). II. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures permitted by right in this CPUD, including, but not limited to: 1. Outside storage or display of merchandise when specifically permitted by the LDC for a use, subject to LDC Section 4.02.12. 2. One caretakers residence, subject to LDC Section 5.03.05. 3. Temporary outdoor display of merchandise during business hours provided it does not adversely affect pedestrian or vehicular traffic or public health or safety as determined by the County. Merchandise storage and display is prohibited within any front yard but allowed within the side and rear yards of lots. 4. Signage in accordance with LDC Section 5.06. 00 et seq. III. Restrictions on Certain Uses: Within 60 feet of the eastern and southern perimeter boundaries of the PUD, and subject to the square footage limitations in I.A., only the following uses and/or improvements shall be permitted: 1. Conservation/Preserve areas; 2. Landscape buffers; 3. Stormwater management areas (dry or wet detention); 4. Essential services; Page 5of14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 51 Page 7581 of 7924 5. Professional office or other professional service uses not otherwise prohibited in Section I.B., above; and 6. Accessory uses and structures customarily associated with any of the permitted principal uses, including parking, except outdoor storage and display. IV.Prohibited Use: Any use meeting the definition of a sexually oriented business, as set forth in Ordinance No. 91-83, as amended, is prohibited. TRACT P—PRESERVE: PERMITTED USES: No building or structure, or part thereof, shall be erected, altered, or used, or land used, in whole or in part, for other than the following: A. Principal Uses: 1. Preservation of native habitat. B. Accessory Uses, allowed only if additional acreage above the required minimum is provided in Tract P: 1. Storm water management structures. 2. Pervious and impervious pathways and boardwalks, consistent with LDC Section 3.05.07 H.1.h.i. 3. Shelters without walls. 4. Educational signage and bulletin boards located on or immediately adjacent to the pathway. 5. Benches for seating. 6. Viewing platforms. 7. Any other use which is comparable in nature with the forgoing list of permitted accessory uses, as determined by the Hearing Examiner by the process outlined in the LDC. Page 6 of 14 H:A2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 52 Page 7582 of 7924 EXHIBIT B TORRES FAMILY TRUST CPUD DEVELOPMENT STANDARDS The table below sets forth the development standards for commercial land uses (including Assisted Living Facilities) within Tract C of the Torres Family Trust CPUD. 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. I. COMMERCIAL DEVELOPMENT STANDARDS PRINCIPAL ACCESSORY STRUCTURES STRUCTURES MIN.LOT AREA 10,000 S.F. N/A MIN.LOT WIDTH 100 FEET N/A MIN.FLOOR AREA r 1,000 S.F. 1 N/A MINIMUM YARDS 2 From Tamiami Trail 35 FEET SPS From adjacent TTRVC zoned property 25 FEET if no preserve 10 FEET if no preserve or 25 FEET from or 10 FEET from preserve boundary preserve boundary From adjacent PUD zoned property 25 FEET 10 FEET Min.Front Yard 10 FEET SPS Min.Side Yard 10 FEET 5 FEET Min.Rear Yard 10 FEET 5 FEET Min.Preserve Setback 25 FEET 10 FEET Min.Lake Setback 3 20 FEET 10 FEET MIN.DISTANCE BETWEEN STRUCTURES 20 FT or%z sum of BH, 10 FEET whichever is greater MAX.BUILDING HEIGHT NOT TO EXCEED 45 FEET SPS ZONED) MAX.BUILDING HEIGHT NOT TO EXCEED 52 FEET SPS ACTUAL) 1. Per principal structure,on the finished first floor. 2. Landscape buffers shall be separately platted or separate tracts on the SDP. 3. As measured from the Control Elevation. Page 7 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx Ly53 Page 7583 of 7924 g W CC g b LLL cj J 03? 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Z I- o OJ 1 W - - H J • .( L, 0, Ls \ I n of u a 7, 9 e zsss \ I 16 vb...."( 1 iIWI e S e i z i1 y 1 011J 54 Page 7584 of 7924 14 CC 661 E \ H 2 . - O h w C'\ w wr \ Wo o CCe F H V a 3 \ hUK N w m s U rcy Eivw J W ww I w Q EcK CO ao l z flh CI m a C;) Z j U w F F Z E 1 Z w W p O 0 LH' m> Z Iz w z¢ w 2' Q o a 3 w Q 9 U 61, H Z CO-. NM— U I ET w z_ 1 wI A W W EE O d W d ~ Wd Q__ 1 1\ Win I ZJ/ 141 cc' 0 — 8I I I I 1 ro Iw Ic o ,' 4§ LL W Q I I 0 61 I 1 c2> cc W d zo F3 LU 0 WIL O i i SII N 0 0 III w¢ O w aw141 a W 114 1 i w i J¢ ¢ g f7 Ci wM 11 Lt' O1 Z \\ wm 5w 2,D I Q L' at I I Q c j N. II tt 5 , 2( z Ztt = 0 : Z m Z m -. m > Z J\ 2 H a K' 3 VA wySU w b W W/ aw rvw u) J J a VS 2 b// 1 t 192 m m a a 0. 1, 90E031. 0ZS9Wsld loaunOµplyrd BwuoZ.. EI, a, awuad E03- 10- ZS91slp! 4x3- s000. wavuedwd 9an, y,( pwed wool I. 0- ZS990ooIo d\ 8 fID 55 Page 7585 of 7924 EXHIBIT D TORRES FAMILY TRUST CPUD LEGAL DESCRIPTION Starting at the Northwest Corner of the property at the intersection of the South Right-of-way of U.S. 41 and the West line of Section 12, Township 51 South, Range 26 East Collier County, Florida, and proceeding Southerly along the Section Line for approximately 870 feet, thence Easterly for 330 feet, thence Northerly for 660 feet, thence Westerly along U.S. 41 Southerly Right-of-way for approximately 390 feet to the point of beginning, less and except the following described parcel: Commencing at the intersection of the west line of Section 12, Township 51 South, Range 26 East Collier County, Florida, and the Southeasterly Right-of-way of U.S. 41; run South 54°24'20" East 377.86 feet along said Right-of-way line to the point of beginning; Continue along said Right-of-way Line 12. 14 feet; thence South 1°01'20" West 100.00 feet, thence North 88°58'40" West 10.00 feet; thence North 1°01'20" East 106.89 feet to the point of beginning. Page 10 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 056 Page 7586 of 7924 EXHIBIT E TORRES FAMILY TRUST CPUD LIST OF REQUESTED DEVIATIONS FROM LDC Deviation 1: From LDC Section 5.05.04.D.1 Group Housing, which establishes a maximum floor area ratio of 0.45 for care units, assisted living units, continuing care retirement communities, nursing homes, and dwelling units that are part of an aging-in-place living environment, to allow a maximum floor area ratio of 0.60 for an Assisted Living Facility, consistent with the East Tamiami Trail Infill Subdistrict. Page 11 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 77)57 Page 7587 of 7924 EXHIBIT F TORRES FAMILY TRUST CPUD LIST OF DEVELOPER COMMITMENTS PUD MONITORING 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 MPUD. At the time of this PUD approval, the Managing Entity is Torres Family Holdings, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document, 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 will 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. II. ENVIRONMENTAL The site contains approximately 5.33 acres of native vegetation. For a commercial or industrial project within the Coastal High Hazard Area, 15 percent of existing native vegetation must be retained(15%of 5.33 acres = 0.80 acres). The preserve as depicted on the Master Plan contains a minimum of 0.80 acres. III. TRANSPORTATION A. Intensity of uses under any development scenario for the PUD is limited to the two-way, unadjusted, average weekday, pm peak hour trip entering/exiting generation of 425 total trips utilized in the TIS dated May 2016 (gross trips). B. Vehicular connection and shared Tamiami Trail access with the adjacent Fiddler's Creek Business Tract is encouraged, as practicable, utilizing a portion of the existing roadway easement to the west of the project site. IV. PLANNING A. The developer of any group housing or retirement community, its successors or assigns, shall provide the following services and be subject to the following operational standards for the units in the retirement community, including, but not limited to, independent living units, assisted living units, or skilled nursing units: Page 12 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 58 Page 7588 of 7924 Operational Characteristics for Senior Housing Senior housing may be composed of one or more types of care/housing facilities. These care/housing types are limited to independent living, assisted living, and skilled nursing units, each of which can have varying operational characteristics. The following characteristics of senior housing care units distinguish them from residential land uses, and all of the characteristics must be provided for and maintained to be considered a senior housing care unit: The facility shall be for residents 55 years of age and older; There shall be on-site dining facilities to the residents, with food service being on-site, or catered; Group transportation services shall be provided for the residents for the purposes of grocery and other types of shopping. Individual transportation services shall be coordinated for the residents needs, including but not limited to medical office visits; There shall be an onsite manager/activities coordinator to assist residents who shall be responsible for planning and coordinating stimulating activities for the residents; An on-site wellness facility shall provide exercise and general fitness opportunities for the residents; Each unit shall be equipped with devices provided to notify emergency service providers in the event of a medical or other emergency; Independent living units shall be designed so that a resident is able to age in place. For example, kitchens may be easily retrofitted by lowering the sink to accommodate a wheelchair bound resident or bathrooms may be retrofitted by adding grab bars. Nursing homes or assisted living facilities shall be constructed to have a core area to shelter residents and staff on site in the event of a hurricane. The core area will be constructed to meet the Public Shelter Design Criteria that are required for new public schools and public community colleges and universities ("State Requirements for Educational Facilities, 2014") and shall be capable of ventilation or air conditioning provided by back-up generator for a period of no less than 96 hours. B. Tract P, Preserve,where it is dense enough to provide equivalent buffering per the LDC, may count towards minimum Type B buffering requirements. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. C. The Master Plan is conceptual in nature and is subject to modifications at time of Plans and Plat (PPL) or Site Development Plan (SDP) approval due to agency permitting requirements. Page 13 of 14 H:\2016\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx CA(;59 Page 7589 of 7924 D. Lighting shall be fully shielded and directed so as to prevent glare on adjacent residential or TTRVC zoned properties. E. Outdoor amplified sound is prohibited, except in conjunction with an approved temporary use permit and in such limited cases shall be restricted to the hours of 11:00 a.m. to 8:00 p.m. F. 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. G. All other applicable state or federal permits must be obtained before commencement of the development. H. An Enhanced 15 foot wide Type D buffer shall be provided along US 41 Tamiami Trail East). In addition to the required canopy trees, spaced 25' on center, the buffer shall include a continuous undulating double hedgerow spaced 3' on center. Plantings shall be 3 gallon and at least 24" in height at time of planting for first row hedges (closest to the right-of-way) and 4 gallon and at least 24" in height at the time of planting for the second row of hedges. Page 14 of 14 H:A20I6\2016009\WP\PUDZ\BCC\Torres Family Trust CPUD(PL-20160000226)(6-12-2018).docx 60 Page 7590 of 7924 av,ciA- 96\ P ro e9O.WF,T`° S FLORIDA DEPARTMENT Of STATE RICK SCOTT KEN DETZNER Governor Secretary of State June 18, 2018 Honorable Dwight E. Brock Clerk of the Circuit Court Collier County Post Office Box 413044 Naples, Florida 34101-3044 Attention: Martha Vergara Dear Mr. Brock: Pursuant to the provisions of Section 125.66,Florida Statutes, this will acknowledge receipt of your electronic copy of Collier County Ordinance No. 18-29, which was filed in this office on June 18, 2018. Sincerely, Ernest L. Reddick Program Administrator ELR/lb R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270 www.dos.state.fl.us 61 Page 7591 of 7924 FID S_SECTION S_TOWNSHIP S_RANGE SUBDIV_NM PIN ACRES_GIS O_NAME1 S_ADDRESS S_CITY S_ZIPCODE LUSE LUSE_D 188145 14 50 26 HACIENDA LAKES OF NAPLES PHASE II 48586001022 54.581153 HACIENDA LAKES OF NAPLES LLC 3591 HACIENDA LAKES PKWY NAPLES 34114 10 Vacant Commercial 22122 10 51 26 ACREAGE HEADER 732800002 41.261397 ROOKERY BAY BUSINESS PARK LLC NAPLES 34114 10 Vacant Commercial 193909 22 48 27 RANDALL AT ORANGETREE PH2 69039030448 32.927109 RCDG PARTNERS LLC 2470 4TH ST NE NAPLES 34120 10 Vacant Commercial 188139 23 50 26 HACIENDA LAKES OF NAPLES PHASE II 48586002021 25.854983 HACIENDA LAKES OF NAPLES LLC 8392 COLLIER BLVD NAPLES 34114 10 Vacant Commercial 181474 34 49 26 ACREAGE HEADER 298120608 25.569544 NEW MAGPOND A LLC ET AL 10535 COLLIER BLVD NAPLES 34116 10 Vacant Commercial 6810 34 49 26 ACREAGE HEADER 296560008 25.087442 I-75 ASSOCIATES LLC 10555 COLLIER BLVD NAPLES 34116 10 Vacant Commercial 146791 35 49 26 CITY GATE COMMERCE PARK PH3RE5 PHASE 3 REPLAT NO 526095006420 20.179877 GWR NAPLES LLC 3890 CITY GATE BLVD N NAPLES 34117 10 Vacant Commercial 17214 14 50 26 ACREAGE HEADER 416800001 19.006346 LATIGO NAPLES LLC 8710 FIORI DR NAPLES 34114 10 Vacant Commercial 33920 17 48 29 ARTHREX COMMERCE PARK 22435008066 14.754591 AVE MARIA DEVELOPMENT LLLP 6855 ARTHREX COMMERCE DR AVE MARIA 34142 10 Vacant Commercial 181896 14 50 26 ACREAGE HEADER 416720204 14.290916 HAMMOCK PARK RESIDENTIAL LLC 8150 RATTLESNAKE HAMM RD NAPLES 34114 10 Vacant Commercial 173821 31 46 29 ARROWHEAD RESERVE COMMERCIAL 22425000029 13.421255 ARROWHEAD RESERVE IMMOKALEE 34142 10 Vacant Commercial 177299 13 51 26 FIDDLERS CREEK PLAZA 32433201127 11.69889 FCC PRESERVE LLC NAPLES 34114 10 Vacant Commercial 180772 3 47 29 ACREAGE HEADER 116640008 11.598075 PENINSULA IMPROVEMENT CORP IMMOKALEE 34142 10 Vacant Commercial 33142 4 50 26 ALTIS SANTA BARBARA 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Vacant Commercial 192519 3 47 29 NEWMARKET SUBD 63865720009 0.079659 REYNA, RICARDO=& MARIA ISABEL IMMOKALEE 34142 10 Vacant Commercial 95471 11 50 25 NAPLES COMMERCIAL CNTR 1ST ADD 61630400006 0.077269 GARDENIA SERVICES INC NAPLES 34112 10 Vacant Commercial 81603 4 47 29 JOYCE PARK 52650160005 0.074621 D & K PROPERTIES INC IMMOKALEE 34142 10 Vacant Commercial 32761 3 50 25 SEABOARD REPLAT OF NAPLES 19012640009 0.072765 TBN OF COLLIER COUNTY LLC 300 9TH ST S NAPLES 34102 10 Vacant Commercial 9332 5 52 26 COLLIER CITY 27031120000 0.072705 OLD MARCO VILLAGE LLC MARCO ISLAND 34145 10 Vacant Commercial 3534 11 50 25 NAPLES COMMERCIAL CNTR 1ST ADD 61631200001 0.071738 WILLIAMSON, RONALD L NAPLES 34112 10 Vacant Commercial 94616 11 50 25 NAPLES COMMERCIAL CNTR 1ST ADD 61631240003 0.071738 WILLIAMSON, RONALD L NAPLES 34112 10 Vacant Commercial 59559 21 49 26 GOLDEN GATE CITY UNIT 5 36231160000 0.071703 OZTURK, AHMET 1756 SANTA BARBARA BLVD NAPLES 34116 10 Vacant Commercial 100613 18 52 27 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MARKET AT THE VINEYARDS 29520002556 0.052277 NEW MARKET - CROSSROADS LLC NAPLES 34119 10 Vacant Commercial 167700 9 50 25 NAPLES PLAN OF TIER 3 14012840008 0.05087 NEAPOLITAN ENTERPRISES LLC 1182 3RD ST S NAPLES 34102 10 Vacant Commercial 4838 22 48 27 WINCHESTER 82677000024 0.048132 HARDY, ROBERT PAUL NAPLES 34120 10 Vacant Commercial 109768 10 48 25 NORTH NAPLES RESEARCH AND TECHNOLOGY PARK64288000305 0.045468 MY OTHER PLACE III ANNEX LLC 16149 PERFORMANCE WAY NAPLES 34110 10 Vacant Commercial 159791 22 50 26 SIERRA MEADOWS 73620100702 0.030992 SIERRA MEADOWS PROPERTY NAPLES 34113 10 Vacant Commercial 165297 22 50 26 SIERRA MEADOWS 73620100579 0.030949 SIERRA MEADOWS LLC NAPLES 34113 10 Vacant Commercial 159798 22 50 26 SIERRA MEADOWS 73620100634 0.030815 SIERRA MEADOWS PROPERTY 8386 SEQUOIA DR NAPLES 34113 10 Vacant Commercial 181352 11 49 25 ACREAGE HEADER 255097004 0.0285 EDGEMONT OFFICE PARK NAPLES 34109 10 Vacant Commercial 31126 3 50 25 NAPLES PLAN OF TIER 11 14051560006 0.016833 TENTH STREET PARTNERS L L C NAPLES 34102 10 Vacant Commercial 193434 14 49 25 PINE WOODS 67540600204 0.011253 WINDWOOD AT PINEWOODS GP III NAPLES 34105 10 Vacant Commercial 7452 3 51 26 CRYSTAL LAKE TERRACES EAGLE CREEK 29605006008 0.008015 KITE EAGLE CREEK LLC NAPLES 34113 10 Vacant Commercial 78570 11 50 25 INOMAH 51693840105 0.006307 EGNAL I LLC NAPLES 34112 10 Vacant Commercial 173606 3 50 25 SEABOARD REPLAT OF NAPLES 19012560008 0.000312 HILBERG EST, MARGARET B NAPLES 34102 10 Vacant Commercial Page 11 of 11 PL20240001700 951 Vehicle Suites Page 7602 of 7924 FID S_SECTIONS_TOWNSHIPS_RANGE SUBDIV_NM ACRES_GIS O_NAME1 S_ADDRESS S_CITY S_ZIPCODE LUSE LUSE_D 5913 3 47 29 ACREAGE HEADER 30.724087 ST IMMOKALEE LLC IMMOKALEE 34142 40 Vacant Industrial 6828 11 50 26 ACREAGE HEADER 22.295596 SD SAN MARINO LLC NAPLES 34114 40 Vacant Industrial 8694 35 49 26 CITY GATE COMMERCE PARK PH3RE4 PHASE 3 REPLAT NO 4 13.662587 CITY GATE NAPLES LLC NAPLES 34117 40 Vacant Industrial 16951 11 50 26 ACREAGE HEADER 11.233562 SD SAN MARINO LLC NAPLES 34114 40 Vacant Industrial 16972 11 50 26 ACREAGE HEADER 10.269403 SD SAN MARINO LLC NAPLES 34114 40 Vacant Industrial 13875 10 48 25 ACREAGE HEADER 10.045411 NTGARGIULO L P NAPLES 34110 40 Vacant Industrial 175486 35 49 26 CITY GATE COMMERCE PARK PH3 9.567179 CG II LLC NAPLES 34117 40 Vacant Industrial 8691 35 49 26 CITY GATE COMMERCE PARK PH3RE4 PHASE 3 REPLAT NO 4 9.250649 CITY GATE NAPLES LLC 3853 ULINE DR NAPLES 34117 40 Vacant Industrial Vacant Commercial and Industrial Parcels in Collier County Greater than 9 Acres Collier County Vacant Industrial Parcels Greater than 9 Acres Page 7603 of 7924 Custom map August 29, 2024 ©2024 Esri Page 1 of 1Page 7604 of 7924 2020 Census Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 15 minute radius Longitude: -81.70150 2010 2020 2024 Annual Rate Number Percent Number Percent Number Percent 2000-2020 2010-2020 2020-2024 Total Population 48,270 100.0%58,766 100.0%64,942 100.0%2.04%1.99%2.38% Household Population 47,285 98.0%57,494 97.8%63,615 98.0%2.06%1.97%2.41% Group Quarters 985 2.0%1,272 2.2%1,327 2.0%1.13%2.59%1.00% Population Density 1,072.7 -1,297.1 -1,433.4 - Total Housing Units 35,919 100.0%46,239 100.0%50,867 100.0%2.69%2.56%2.27% Total Households 20,765 57.8%26,813 58.0%30,248 59.5%2.38%2.59%2.88% Total Vacant 15,154 42.2%19,424 42.0%20,619 40.5%3.15%2.51%1.41% Average Household Size 2.28 -2.14 -2.10 --- 2020 Population by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 58,766 100.0%46,041 78.3%12,725 21.7% Population Reporting One Race 52,197 88.8%44,960 76.5%7,237 12.3% White 42,136 71.7%39,498 67.2%2,638 4.5% Black 4,756 8.1%4,655 7.9%100 0.2% American Indian 228 0.4%84 0.1%144 0.2% Asian 591 1.0%575 1.0%16 0.0% Pacific Islander 10 0.0%9 0.0%1 0.0% Some Other Race 4,477 7.6%140 0.2%4,337 7.4% Population Reporting Two or More Races 6,569 11.2%1,081 1.8%5,488 9.3% Diversity Index 64.4 ---- 2020 Population 18+ by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 51,765 88.1%42,337 92.0%9,428 74.1% Population Reporting One Race 46,670 79.4%41,508 90.2%5,162 40.6% White 39,435 67.1%37,590 81.6%1,845 14.5% Black 3,277 5.6%3,241 7.0%36 0.3% American Indian 152 0.3%65 0.1%86 0.7% Asian 515 0.9%500 1.1%14 0.1% Pacific Islander 9 0.0%8 0.0%1 0.0% Some Other Race 3,283 5.6%103 0.2%3,180 25.0% Population Reporting Two or More Races 5,094 8.7%829 1.8%4,265 33.5% 2020 Population <18 by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 7,001 11.9%3,704 8.0%3,297 25.9% Population Reporting One Race 5,526 9.4%3,452 7.5%2,075 16.3% White 2,701 4.6%1,907 4.1%793 6.2% Black 1,479 2.5%1,414 3.1%65 0.5% American Indian 76 0.1%19 0.0%58 0.5% Asian 76 0.1%74 0.2%1 0.0% Pacific Islander 1 0.0%1 0.0%0 0.0% Some Other Race 1,194 2.0%36 0.1%1,157 9.1% Population Reporting Two or More Races 1,475 2.5%252 0.5%1,223 9.6% Data Note:Hispanic population can be of any race. Population density is measured in square miles. Esri's Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Source:U.S. Census Bureau. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 1 of 10Page 7605 of 7924 2020 Census Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 30 minute radius Longitude: -81.70150 2010 2020 2024 Annual Rate Number Percent Number Percent Number Percent 2000-2020 2010-2020 2020-2024 Total Population 213,005 100.0%240,437 100.0%254,041 100.0%1.78%1.22%1.30% Household Population 210,754 98.9%237,392 98.7%250,901 98.8%1.78%1.20%1.31% Group Quarters 2,251 1.1%3,045 1.3%3,140 1.2%1.70%3.07%0.73% Population Density 1,115.2 -1,256.2 -1,327.2 - Total Housing Units 135,393 100.0%154,655 100.0%163,984 100.0%2.19%1.34%1.39% Total Households 91,361 67.5%105,146 68.0%113,155 69.0%1.93%1.42%1.74% Total Vacant 44,032 32.5%49,422 32.0%50,829 31.0%2.79%1.16%0.66% Average Household Size 2.31 -2.26 -2.22 --- 2020 Population by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 240,437 100.0%180,080 74.9%60,357 25.1% Population Reporting One Race 206,561 85.9%175,019 72.8%31,542 13.1% White 168,612 70.1%156,186 65.0%12,426 5.2% Black 14,491 6.0%13,991 5.8%500 0.2% American Indian 1,099 0.5%302 0.1%797 0.3% Asian 3,668 1.5%3,586 1.5%82 0.0% Pacific Islander 51 0.0%36 0.0%15 0.0% Some Other Race 18,640 7.8%918 0.4%17,722 7.4% Population Reporting Two or More Races 33,876 14.1%5,061 2.1%28,815 12.0% Diversity Index 67.5 ---- 2020 Population 18+ by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 203,481 84.6%158,723 88.1%44,757 74.2% Population Reporting One Race 177,730 73.9%155,165 86.2%22,565 37.4% White 150,042 62.4%141,421 78.5%8,621 14.3% Black 10,144 4.2%9,872 5.5%272 0.5% American Indian 806 0.3%244 0.1%562 0.9% Asian 3,002 1.2%2,941 1.6%61 0.1% Pacific Islander 35 0.0%29 0.0%7 0.0% Some Other Race 13,701 5.7%658 0.4%13,043 21.6% Population Reporting Two or More Races 25,750 10.7%3,558 2.0%22,192 36.8% 2020 Population <18 by Race Total Non-Hispanic Hispanic Number Percent Number Percent Number Percent Total 36,956 15.4%21,357 11.9%15,599 25.8% Population Reporting One Race 28,831 12.0%19,854 11.0%8,977 14.9% White 18,570 7.7%14,766 8.2%3,805 6.3% Black 4,347 1.8%4,119 2.3%228 0.4% American Indian 293 0.1%58 0.0%235 0.4% Asian 666 0.3%645 0.4%21 0.0% Pacific Islander 15 0.0%7 0.0%8 0.0% Some Other Race 4,939 2.1%260 0.1%4,679 7.8% Population Reporting Two or More Races 8,125 3.4%1,503 0.8%6,622 11.0% Data Note:Hispanic population can be of any race. Population density is measured in square miles. Esri's Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Source:U.S. Census Bureau. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 6 of 10Page 7606 of 7924 Age 50+ Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 15 minute radius Longitude: -81.70150 2024-2029 2024-2029 Demographic Summary Census 2020 2024 2029 Change Annual Rate Total Population 58,766 64,942 70,961 6,019 1.79% Population 50+37,652 41,942 46,537 4,595 2.10% Median Age 60.7 61.8 63.5 1.7 0.54% Households 26,813 30,248 33,998 3,750 2.36% % Householders 55+74.6%75.2%76.2%1.0 0.26% Total Owner-Occupied Housing Units 20,904 23,867 27,311 3,444 2.73% Total Renter-Occupied Housing Units 5,909 6,381 6,687 306 0.94% Owner/Renter Ratio (per 100 renters)354 374 408 34 1.76% Median Home Value -$588,231 $666,070 $77,839 2.52% Average Home Value -$712,817 $805,412 $92,595 2.47% Median Household Income -$80,329 $94,069 $13,740 3.21% Median Household Income for Householder 55+-$80,249 $94,654 $14,405 3.36% Population by Age and Sex Census 2020 2024 2029 Male Population Number % of 50+Number % of 50+Number % of 50+ Total (50+)17,833 100.0%1,490 100.0%22,142 100.0% 50-54 1,427 8.0%1,498 7.5%1,490 6.7% 55-59 1,991 11.2%1,935 9.7%1,865 8.4% 60-64 2,425 13.6%2,662 13.3%2,481 11.2% 65-69 2,946 16.5%3,273 16.4%3,563 16.1% 70-74 3,408 19.1%3,645 18.3%4,072 18.4% 75-79 2,717 15.2%3,473 17.4%3,828 17.3% 80-84 1,695 9.5%2,080 10.4%2,892 13.1% 85+1,224 6.9%1,386 6.9%1,951 8.8% Census 2020 2024 2029 Female Population Number % of 50+Number % of 50+Number % of 50+ Total (50+)19,819 100.0%21,992 100.0%24,396 100.0% 50-54 1,680 8.5%1,675 7.6%1,663 6.8% 55-59 2,415 12.2%2,249 10.2%2,198 9.0% 60-64 2,997 15.1%3,127 14.2%2,973 12.2% 65-69 3,431 17.3%3,761 17.1%3,990 16.4% 70-74 3,605 18.2%4,024 18.3%4,496 18.4% 75-79 2,708 13.7%3,425 15.6%3,997 16.4% 80-84 1,650 8.3%2,094 9.5%2,896 11.9% 85+1,333 6.7%1,637 7.4%2,183 8.9% Census 2020 2024 2029 Total Population Number % of Total Pop Number % of Total Pop Number % of Total Pop Total (50+)37,652 64.1%41,942 64.6%46,537 65.6% 50-54 3,107 5.3%3,172 4.9%3,152 4.4% 55-59 4,405 7.5%4,184 6.4%4,063 5.7% 60-64 5,422 9.2%5,789 8.9%5,454 7.7% 65-69 6,377 10.9%7,034 10.8%7,552 10.6% 70-74 7,014 11.9%7,669 11.8%8,568 12.1% 75-79 5,424 9.2%6,897 10.6%7,825 11.0% 80-84 3,345 5.7%4,174 6.4%5,788 8.2% 85+2,557 4.4%3,023 4.7%4,135 5.8% 65+24,717 42.1%28,797 44.3%33,868 47.7% 75+11,326 19.3%14,094 21.7%17,748 25.0% Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 1 of 4Page 7607 of 7924 Age 50+ Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 30 minute radius Longitude: -81.70150 2024-2029 2024-2029 Demographic Summary Census 2020 2024 2029 Change Annual Rate Total Population 240,437 254,041 263,152 9,111 0.71% Population 50+133,377 143,490 151,020 7,530 1.03% Median Age 54.6 55.7 57.0 1.3 0.46% Households 105,146 113,155 120,990 7,835 1.35% % Householders 55+66.5%67.6%68.5%0.9 0.26% Total Owner-Occupied Housing Units 76,546 83,067 90,946 7,879 1.83% Total Renter-Occupied Housing Units 28,600 30,088 30,044 -44 -0.03% Owner/Renter Ratio (per 100 renters)268 276 303 27 1.88% Median Home Value -$597,702 $667,141 $69,439 2.22% Average Home Value -$775,931 $854,195 $78,264 1.94% Median Household Income -$82,375 $96,765 $14,390 3.27% Median Household Income for Householder 55+-$79,889 $93,709 $13,820 3.24% Population by Age and Sex Census 2020 2024 2029 Male Population Number % of 50+Number % of 50+Number % of 50+ Total (50+)62,590 100.0%6,301 100.0%70,610 100.0% 50-54 6,793 10.9%6,850 10.2%6,301 8.9% 55-59 7,957 12.7%7,809 11.6%7,361 10.4% 60-64 8,643 13.8%9,264 13.8%8,753 12.4% 65-69 9,600 15.3%10,181 15.1%10,716 15.2% 70-74 10,465 16.7%10,748 16.0%11,279 16.0% 75-79 8,809 14.1%10,526 15.6%10,721 15.2% 80-84 5,761 9.2%6,888 10.2%8,683 12.3% 85+4,562 7.3%5,085 7.5%6,796 9.6% Census 2020 2024 2029 Female Population Number % of 50+Number % of 50+Number % of 50+ Total (50+)70,787 100.0%76,136 100.0%80,410 100.0% 50-54 7,561 10.7%7,298 9.6%6,938 8.6% 55-59 9,389 13.3%8,677 11.4%8,272 10.3% 60-64 10,422 14.7%10,793 14.2%10,148 12.6% 65-69 11,176 15.8%11,754 15.4%12,218 15.2% 70-74 11,697 16.5%12,350 16.2%12,772 15.9% 75-79 9,353 13.2%11,345 14.9%12,037 15.0% 80-84 5,963 8.4%7,535 9.9%9,747 12.1% 85+5,226 7.4%6,384 8.4%8,278 10.3% Census 2020 2024 2029 Total Population Number % of Total Pop Number % of Total Pop Number % of Total Pop Total (50+)133,377 55.5%143,490 56.5%151,020 57.4% 50-54 14,355 6.0%14,149 5.6%13,239 5.0% 55-59 17,346 7.2%16,487 6.5%15,632 5.9% 60-64 19,065 7.9%20,057 7.9%18,901 7.2% 65-69 20,776 8.6%21,935 8.6%22,933 8.7% 70-74 22,162 9.2%23,098 9.1%24,052 9.1% 75-79 18,162 7.6%21,871 8.6%22,758 8.6% 80-84 11,724 4.9%14,424 5.7%18,430 7.0% 85+9,789 4.1%11,469 4.5%15,075 5.7% 65+82,613 34.4%92,797 36.5%103,248 39.2% 75+39,675 16.5%47,764 18.8%56,263 21.4% Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 3 of 4Page 7608 of 7924 Disposable Income Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 15 minute radius Longitude: -81.70150 2024-2029 2024-2029 Census 2020 2024 2029 Change Annual Rate Population 58,766 64,942 70,961 6,019 1.79% Median Age 60.7 61.8 63.5 1.7 0.54% Households 26,813 30,248 33,998 3,750 2.36% Average Household Size 2.14 2.10 2.05 -0.05 -0.48% 2024 Households by Disposable Income Number Percent Total 30,248 100.0% <$15,000 1,937 6.4% $15,000-$24,999 1,568 5.2% $25,000-$34,999 1,965 6.5% $35,000-$49,999 4,320 14.3% $50,000-$74,999 6,844 22.6% $75,000-$99,999 3,647 12.1% $100,000-$149,999 4,815 15.9% $150,000-$199,999 2,507 8.3% $200,000+2,646 8.7% Median Disposable Income $67,546 Average Disposable Income $94,235 Number of Households 2024 Disposable Income by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 452 1,827 2,272 2,947 5,450 8,536 8,764 <$15,000 56 64 119 135 359 503 701 $15,000-$24,999 35 60 117 70 180 388 717 $25,000-$34,999 45 166 127 210 264 496 657 $35,000-$49,999 103 371 306 320 683 1,141 1,394 $50,000-$74,999 120 484 603 687 1,076 1,709 2,165 $75,000-$99,999 45 272 227 433 667 1,070 933 $100,000-$149,999 33 235 409 527 964 1,507 1,141 $150,000-$199,999 6 71 201 279 610 854 486 $200,000+9 103 164 286 646 868 571 Median Disposable Income $47,392 $60,105 $67,243 $77,253 $79,912 $75,548 $57,863 Average Disposable Income $58,172 $81,123 $92,254 $101,677 $107,382 $101,782 $81,314 Data Note: Disposable Income is after-tax household income. Disposable income forecasts are based on the Current Population Survey, U.S. Census Bureau. Detail may not sum to totals due to rounding. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data in 2020 geographies. August 29, 2024 ©2024 Esri Page 1 of 2Page 7609 of 7924 Disposable Income Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 30 minute radius Longitude: -81.70150 2024-2029 2024-2029 Census 2020 2024 2029 Change Annual Rate Population 240,437 254,041 263,152 9,111 0.71% Median Age 54.6 55.7 57.0 1.3 0.46% Households 105,146 113,155 120,990 7,835 1.35% Average Household Size 2.26 2.22 2.15 -0.07 -0.64% 2024 Households by Disposable Income Number Percent Total 113,155 100.0% <$15,000 7,989 7.1% $15,000-$24,999 5,967 5.3% $25,000-$34,999 6,744 6.0% $35,000-$49,999 15,371 13.6% $50,000-$74,999 24,716 21.8% $75,000-$99,999 13,953 12.3% $100,000-$149,999 18,079 16.0% $150,000-$199,999 9,773 8.6% $200,000+10,563 9.3% Median Disposable Income $69,158 Average Disposable Income $95,403 Number of Households 2024 Disposable Income by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 1,920 8,651 12,035 14,113 20,336 26,316 29,785 <$15,000 279 492 643 732 1,319 1,744 2,781 $15,000-$24,999 173 311 505 336 753 1,290 2,598 $25,000-$34,999 198 673 540 777 872 1,529 2,156 $35,000-$49,999 410 1,633 1,434 1,333 2,308 3,590 4,663 $50,000-$74,999 466 2,094 2,885 2,880 3,897 5,365 7,129 $75,000-$99,999 189 1,340 1,326 2,178 2,592 3,323 3,005 $100,000-$149,999 148 1,251 2,479 2,746 3,625 4,261 3,569 $150,000-$199,999 23 365 1,233 1,522 2,376 2,497 1,756 $200,000+33 493 991 1,608 2,596 2,716 2,128 Median Disposable Income $45,191 $61,798 $75,159 $84,622 $83,249 $72,625 $56,926 Average Disposable Income $55,893 $81,526 $97,866 $107,335 $109,684 $99,892 $81,611 Data Note: Disposable Income is after-tax household income. Disposable income forecasts are based on the Current Population Survey, U.S. Census Bureau. Detail may not sum to totals due to rounding. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data in 2020 geographies. August 29, 2024 ©2024 Esri Page 2 of 2Page 7610 of 7924 Net Worth Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 15 minute radius Longitude: -81.70150 2024-2029 2024-2029 Summary Census 2020 2024 2029 Change Annual Rate Population 58,766 64,942 70,961 6,019 1.79% Median Age 60.7 61.8 63.5 1.7 0.54% Households 26,813 30,248 33,998 3,750 2.36% Average Household Size 2.14 2.10 2.05 -0.05 -0.48% 2024 Households by Net Worth Number Percent Total 30,248 100.0% <$15,000 2,553 8.4% $15,000-$34,999 1,125 3.7% $35,000-$49,999 472 1.6% $50,000-$74,999 878 2.9% $75,000-$99,999 937 3.1% $100,000-$149,999 1,507 5.0% $150,000-$249,999 2,387 7.9% $250,000-$499,999 4,703 15.5% $500,000-$999,999 4,982 16.5% $1,000,000-$1,499,999 2,795 9.2% $1,500,000-$1,999,999 1,268 4.2% $2,000,000+6,640 22.0% Median Net Worth $534,176 Average Net Worth $2,857,874 Wealth Index 170 Number of Households 2024 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 452 1,827 2,272 2,947 5,450 8,536 8,764 <$15,000 230 480 481 300 388 327 348 $15,000-$34,999 65 255 296 189 116 116 88 $35,000-$49,999 17 61 110 115 58 67 44 $50,000-$74,999 20 107 134 177 132 129 180 $75,000-$99,999 13 188 112 140 126 137 221 $100,000-$149,999 16 215 187 208 241 248 394 $150,000-$249,999 41 180 289 397 368 476 636 $250,000-$499,999 46 162 272 570 1,116 1,228 1,310 $500,000-$999,999 4 141 189 355 737 1,545 2,010 $1000000+0 38 204 498 2,166 4,263 3,534 Median Net Worth $14,739 $76,092 $100,799 $232,214 $581,284 $997,376 $718,025 Average Net Worth $86,120 $171,234 $580,626 $1,204,411 $2,827,351 $4,237,592 $3,382,414 Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 1 of 2Page 7611 of 7924 Net Worth Profile 5703-5713 Collier Blvd Prepared by Esri 5703-5713 Collier Blvd, Naples, Florida, 34114 Latitude: 26.03484 Drive time: 30 minute radius Longitude: -81.70150 2024-2029 2024-2029 Summary Census 2020 2024 2029 Change Annual Rate Population 240,437 254,041 263,152 9,111 0.71% Median Age 54.6 55.7 57.0 1.3 0.46% Households 105,146 113,155 120,990 7,835 1.35% Average Household Size 2.26 2.22 2.15 -0.07 -0.64% 2024 Households by Net Worth Number Percent Total 113,155 100.0% <$15,000 12,165 10.8% $15,000-$34,999 4,877 4.3% $35,000-$49,999 2,005 1.8% $50,000-$74,999 3,835 3.4% $75,000-$99,999 4,019 3.6% $100,000-$149,999 6,090 5.4% $150,000-$249,999 8,960 7.9% $250,000-$499,999 16,944 15.0% $500,000-$999,999 17,912 15.8% $1,000,000-$1,499,999 9,422 8.3% $1,500,000-$1,999,999 4,177 3.7% $2,000,000+22,751 20.1% Median Net Worth $449,429 Average Net Worth $2,532,244 Wealth Index 158 Number of Households 2024 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 1,920 8,651 12,035 14,113 20,336 26,316 29,785 <$15,000 957 2,509 2,466 1,711 1,641 1,344 1,536 $15,000-$34,999 272 1,063 1,384 813 493 448 404 $35,000-$49,999 74 296 516 475 220 243 182 $50,000-$74,999 85 501 656 779 556 511 747 $75,000-$99,999 52 755 574 613 551 568 904 $100,000-$149,999 69 952 855 929 957 942 1,386 $150,000-$249,999 167 879 1,354 1,656 1,288 1,475 2,141 $250,000-$499,999 216 825 1,629 2,619 3,755 3,695 4,204 $500,000-$999,999 22 694 1,161 1,763 2,806 4,819 6,646 $1000000+6 177 1,439 2,754 8,069 12,271 11,635 Median Net Worth $15,120 $72,273 $121,221 $254,309 $584,487 $864,125 $684,777 Average Net Worth $93,369 $170,936 $668,117 $1,219,779 $2,718,484 $3,974,733 $3,348,675 Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. August 29, 2024 ©2024 Esri Page 2 of 2Page 7612 of 7924 Page 1 of 1 PL20240001700 951 Vehicle Suites Revised 10/28/24 EXHIBIT V.E.1.a 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT PL20240001704 PUBLIC FACILITIES REPORT This proposed amendment to the Collier County Growth Management Plan to create the 951 Vehicle Suites Commercial Subdistrict will allow the warehousing and storage use for luxury vehicle condominiums. The property is located within the Collier County potable water service area. The LOS for potable water is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. The property is located within the Collier County sanitary sewer service area. The LOS for sanitary sewer is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. The property is located within the Collier County solid waste service area. The LOS for solid waste is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Stormwater retention/detention and flood storage will comply with SFWMD requirements, and Federal, State and County standards. The project will utilize dry retention in underground chambers. Outfalls will utilize the onsite preserve area. There will be no adverse impacts to the stormwater management (drainage) level of service. As required the project will ensure stormwater will be the same or better as pre vs. post conditions. The site does not affect County-maintained canals, ditches, or stormwater control structures. The Greater Naples Fire Rescue Station #23 is located less than a mile from the subject property , and the Collier County Sheriff’s Office - District 5 is located less than 2 miles from the subject property. See the enclosed Public Services Facility Map. Projected traffic impacts associated with the proposed SSGMPA/PUDZ development scenario are anticipated to generate an insubstantial number of trips. The TIS provided details this conclusion. Since this project does not add to the population of Collier County, there are no impacts to parks and recreation or school facilities because of this project. Page 7613 of 7924 Page 7614 of 7924 TABLE OF CONTENTS Conclusions Scope of Project Table A -Proposed Land Use Figure 1 -Location Map Master Concept Plan Project Generated Traffic Table B -Net New Site-Generated Trips Table 1 -Trip Generation Computations Existing+ Committed Road Network Project Traffic Distribution Area of Significant Im pact Figure 2 -Project Traffic Distribution Table 2 -Area of Impact/Road Classification 2023 thru 2027 Project Build-out Traffic Conditions Table 3-2023 & 2027 Link Volumes Table 4 -2027 Link Volumes/Capacity Analysis Appendix 1 2 3 3 3.1 3.2 4 4 4.1 5 5 5 5.1 5.2 6 6.1 6.2 7 Page 7615 of 7924 Page 7616 of 7924 Page 7617 of 7924 Page 7618 of 7924 Page 7619 of 7924 Page 7620 of 7924 Page 7621 of 7924 Page 7622 of 7924 Page 7623 of 7924 Page 7624 of 7924 Page 7625 of 7924 Page 7626 of 7924 Page 7627 of 7924 Page 7628 of 7924 Page 7629 of 7924 Page 7630 of 7924 Page 7631 of 7924 Page 7632 of 7924 Page 7633 of 7924 Page 7634 of 7924 Page 7635 of 7924 Page 7636 of 7924 Page 7637 of 7924 Page 7638 of 7924 Page 7639 of 7924 Page 7640 of 7924 Page 7641 of 7924 April 12, 2024 VIA: E-MAIL Denise Rakich drakich@lja.com LJA Land Development 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Subject: Water and Wastewater Service Availability Project: 951 Vehicle Suites Parcel #: 00742600001 Dear Denise: The subject project is in the service areas of the Collier County Water-Sewer District’s (CCWSD) regional potable water system 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 main crossing Collier Blvd approximately 110’ north of the project site. 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 verifi ed 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 4” PVC and HDPE force main crossing Collier Blvd approximately 80’ north of the project site. 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 7642 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 Supervisor - Project Management, 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 7643 of 7924 GIS Screenshot Page 7644 of 7924 951 VEHICLE SUITESNeighborhood Information MeetingSeptember 25, 2024 Page 7645 of 7924 Applicant and Owner: Prestige Investment of Collier County, LLC Land Use Attorney: Rich Yovanovich, Esq. – Coleman Yovanovich Koester Land Use Planner: Margaret Emblidge, AICP – LJA, Engineering, Inc Project Engineer: Barry Jones, P.E. - LJA, Engineering, Inc. Transportation Consultant: James Banks, PE, JMB Transportation Engineering, Inc. Environmental Consultant: Jeremy Sterk, CEP, Earth Tech Environmental, LLC PROJECT TEAM Page 7646 of 7924 LOCATION MAP Page 7647 of 7924 ZONING MAP Page 7648 of 7924 REQUEST The applicant is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the 951 Vehicle Suites Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 9.3 acres and is located on the west side of Collier Blvd north of Championship Drive and approximately 1.5 miles south of Tamiami Trail E. Page 7649 of 7924 EXISTING GROWTH MANAGEMENT LAND USE DESIGNATION Urban Coastal Fringe Subdistrict : •The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). •The Urban Coastal Fringe allows a maximum residential density that could include both the base of 3 upa plus up to 12 upa with an Affordable Housing component. •This property is also within the Coastal High Hazard Area - Protection of residential and nonresidential development from coastal natural hazards are addressed through land development regulations already in effect relating to coastal building standards, per Chapter 161, Florida Statutes, and protection of structures from floods, per County participation in the FEMA Flood Insurance Program. •The benefit of developing a vehicle storage facility instead of a residential development would be consistent with the goals pertaining to the protection of health, safety and welfare of the County’s residents and by addressing the need for vehicle storage as witnessed during Hurricane Ian. Page 7650 of 7924 GROWTH MANAGEMENT TEXT AMENDMENT The purpose of the 951 Vehicle Suites Commercial Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict shall be subject to the following: a. The Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. A maximum 135,000 square feet of gross floor area as permitted. c. The CPUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. SIC 4225 Warehousing and Storage uses as described in the 951 Vehicles suite CPUD. Page 7651 of 7924 PROPOSED 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT Page 7652 of 7924 COMPANION CPUD REQUEST Development will include a maximum of 135,000 square feet of gross floor area of indoor air-conditioned vehicle storage. No building or structure shall be used for anything other than the following: Warehousing and Storage, intended for air-conditioned indoor storage for automobiles, recreational vehicles, swamp buggies, four-wheelers and boats. Similar to other luxury vehicle storage facilities – the storage units will be individually owned or leased and may include mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). Page 7653 of 7924 MASTER CONCEPT PLAN Page 7654 of 7924 DEVELOPMENT STANDARDS Development Standards PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM PERIMETER BUILDING SETBACKS From S.R. 951 ROW 25 FEET 25 FEET From North PUD Boundary 15 FEET 10 FEET From South PUD Boundary 15 FEET 10 FEET From West PUD Boundary 25 FEET 25 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 42 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A Page 7655 of 7924 CPUD DEVELOPMENT COMMITMENTS •Development within the CPUD shall have common site, signage and building architectural elements. •Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. •No outdoor storage is permitted within the PUD. •No outdoor amplified sound is permitted within the PUD. •Loading and unloading of vehicles shall occur on-site only. •Minor vehicle maintenance is permitted indoors; however, no maintenance may occur between 10p.m. and 8a.m. •Light poles shall be limited to a height of 20’ and dark sky compliant. •The preserve may be used to satisfy the landscape buffer requirements. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner will plant additional landscaping to meet the ROW Type D buffer requirement. •The total daily trip generation for the PUD shall not exceed twenty (20) two-way PM peak hour net trips. Page 7656 of 7924 Final Staff Review Public Hearings: Planning Commission and County Commissioners meetings. Contacts: Margaret Emblidge, AICPmemblidge@lja.com239.597.3111 Parker KlopfParker.Klopf@colliercountyfl.gov239.252.2471 Nancy Gundlach, AICP, PLA, CSM nancy.gundlach@colliercountyfl.gov 239.252.2484 NEXT STEPS Page 7657 of 7924 Page 7658 of 7924 Page 7659 of 7924 Page 7660 of 7924 Page 7661 of 7924 K:\2023\23-0111 951 Vehicle Suites\Correspondences\Documents\NIM\Compliance\Cover Letter.docx September 27, 2024 The Intake Team Via E-Permitting Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: PL20240001700 – 951 Vehicle Suites (GMPA) PL20240001704 – 951 Vehicle Suites (PUDZ) Neighborhood Information Meeting Compliance Dear Intake Team: Attached to this cover letter are the following documents in accordance with Collier County’s Neighborhood Information Meeting requirements: • Affidavit of Compliance • Neighborhood Information Meeting Advertisement as shown in the Naples Daily News • Neighborhood Information Meeting Property Owner Letters • Property Owner Mailing List • Affidavit of Publication from the Naples Daily News • Neighborhood Information Meeting Summary • Neighborhood Information Meeting Sign-In Sheet • PowerPoint Presentation (in PDF format) • Recording of the Neighborhood Information Meeting (N/A – no presentation was given) If you have any questions, you may reach me by telephone or email at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret E. Emblidge, AICP Planning Director MEB/drr Enclosures Page 7662 of 7924 Page 7663 of 7924 Page 7664 of 7924 Page 7665 of 7924 10D | THURSDAY, SEPTEMBER 5, 2024 |NAPLES DAILY NEWS + '$&! (% %$ $ "" " &!(( ND-40138385 NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20240001700 – 951 Vehicle Suites (GMPA) PL20240001704 – 951 Vehicle Suites (PUDZ) The public is invited to attend a neighborhood information meeting in person or via Zoom held by Margaret Emblidge, AICP, of LJA Engineering, Inc. Wednesday, September 25, 2024 at 5:30 PM Rookery Bay Environmental Learning Center 300 Tower Road, Naples, FL 34113 Subject Property: Parcel No 742600001 The subject property is located on the west side of Collier Boulevard (State Road 951), just north of Championship Drive. The property owner is petitioning Collier County to process a GMPA for the subject property from Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict and Coastal High Hazard Area to a Commercial Subdistrict to allow for indoor motorcoach, vehicle and boat storage. The property owner is also petitioning Collier County to process a PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow 135,000 S.F. of warehouse & storage SIC 4225 uses for a luxury vehicle condominium facility. WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation, review project materials and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting but have questions or comments, they can be directed by mail, phone or e-mail to: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Telephone: (239) 597-3111 Email: me lidge@ .com Zoom Meeting Link: https://lja.zoom.us/j/84102066070?pwd=mMPx JUMv5HZXoivfjdwQ2ErTWryCus.1 Meting ID: 841 0206 6070 Passcode: 255796 Public Notices Public Notices Public Notices $-B _* Y_ _;B_ _GsÍ sĒşļ Ēĉ¼éńŒĒĤéńäĒĤ ÏĒļ ĤĒńŒêĉÖ ùĒ{ù {ĉ® ĉ{ŒêĒĉ{ù õĒńĪ %¼Œ ńŒ{ļŒ¼® {Œ õĒńĪşń{ŒĒ®{źĪĒă U¼{ä ăĒļ¼ {ĉ®ê®{Œ¼ń ŷêŒä Ēşļ ă{ńńêŶ¼ļ¼{ä¨ĉ¼ŒŷĒļ÷¨{ĉ®êĉńêÖäŒń Ēĉĉ¼Œ ŷêŒä Œä¼ {ĉ®ê®{Œ¼ń ŷäĒ ă{Œä źĒşļ äêļêĉÖ ĉ¼¼®ńĪ sĒşļ õĒ ĤĒńŒêĉÖ êń ń¼ĉŒ ŒĒ Œä¼ 7Ē{ń¼ ĒăăşĉêŒź¨ {ĉ® ¼źĒĉ®Í U¼{ä ăĒŒêŶ{Œ¼® {ĉ®ê®{Œ¼ń ŷäĒ {ļ¼ ùĒĒ÷êĉÖ ÏĒļ Œä¼êļĉ¼ŹŒ{ļ¼¼ļÈä¼ùĤêĉÖźĒşäêļ¼¼Ŷ¼ĉÏ{ńŒ¼ļĪ ŒńĪ Public Notices Page 7666 of 7924 NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20240001700 – 951 Vehicle Suites (GMPA) PL20240001704 – 951 Vehicle Suites (PUDZ) The public is invited to attend a neighborhood information meeting in person or via Zoom held by Margaret Emblidge, AICP, of LJA Engineering, Inc. Wednesday, September 25, 2024 at 5:30 PM Rookery Bay Environmental Learning Center 300 Tower Road, Naples, FL 34113 Subject Property: Parcel No 742600001 The subject property is located on the west side of Collier Boulevard (State Road 951), just north of Championship Drive. The property owner is petitioning Collier County to process a GMPA for the subject property from Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict and Coastal High Hazard Area to a Commercial Subdistrict to allow for indoor motorcoach, vehicle and boat storage. The property owner is also petitioning Collier County to process a PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow 135,000 S.F. of warehouse & storage SIC 4225 uses for a luxury vehicle condominium facility. WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation, review project materials and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting but have questions or comments, they can be directed by mail, phone or e-mail to: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Telephone: (239) 597-3111 Email: memblidge@LJA.com Zoom Meeting Link: https://lja.zoom.us/j/84102066070?pwd=mMPxJUMv5HZXoivfjdwQ2ErTWryCus.1 Meting ID: 841 0206 6070 Passcode: 255796 Page 7667 of 7924 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Growth Management Plan Amendment under PL20240001700. The applicant is asking Collier County to amend the GMP from Urban Designation, Mixed Use District, Urban Coastal Fringe Subdistrict and Coastal High Hazard Area to a Commercial Subdistrict to allow for indoor motorcoach, vehicle and boat storage. In addition, a formal application has been submitted to Collier County seeking approval of a PUD Rezone under PL20240001704. The applicant is petitioning Collier County to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow 135,000 S.F. of warehouse & storage SIC 4225 uses for a luxury vehicle condominium facility. In compliance with the Collier County Land Development Code requirements, a Neighborhood Information Meeting will be held on Wednesday, September 25, 2024, at 5:30 pm at the Rookery Bay Environmental Learning Center, 300 Tower Road, Naples, Florida 34113. The subject property is located on the west side of Collier Boulevard (State Road 951), just north of Championship Drive. 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. At this meeting, the petitioner will explain the project in detail, record your input as an interested neighbor and answer any questions you may have. If you have any questions, comments or do not feel comfortable attending the meeting in person, you do have the opportunity to participate virtually via an online Zoom meeting. Please note that remote participation is provided as a courtesy and is at the user’s risk. The petitioner and LJA Engineering are not responsible for technical issues. The link and passcode for the online zoom meeting are shown below. Zoom Meeting Link: https://lja.zoom.us/j/84102066070?pwd=mMPxJUMv5HZXoivfjdwQ2ErTWryCus.1 Meeting ID: 841 0206 6070 Passcode: 255796 LJA ENGINEERING, INC. 7400 Trail Boulevard, Suite 200 Margaret Emblidge Naples, FL 34108 Telephone: (239) 597-3111 Margaret Emblidge, AICP Email: memblidge@lja.com Planning Director Page 7668 of 7924 1 NAME1 NAME2 STREET ADDRESS STREET ADDRESS2 CITY,STATE,ZIP 6159567 CANADA INC DBA CONSULTANTS PAT INC 488 CHEMIN DU LAC HOTTE ST ANDRE AVELIN J0V1W0 CANADA ACKER, G WOODWARD & CYNTHIA F PO BOX 42 CRESSON, PA 16630---0 ADAMS, KELLY B & CYNTHIA M 3751 PAMPAS CIR CHAMBERSBURG, PA 17202---0 ANDREW T NICOLL & DIANE M NICOLL LIVING TRUST 1220 VISTA VERDE RD UKIAH, CA 95482---0 CERWONKA, RICHARD M MARYANN CERWONKA 25 BRETTON WAY MT LAUREL, NJ 08054---0 CHENARD, STEVE JULIE MALENFANT 4641 SOUTHERN BREEZE DR NAPLES, FL 34114---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 COPPER COVE PRESERVE COMMUNITY ASSOCIATION INC % SOUTHWEST PROP MGMT 1044 CASTELLO DR STE 206 NAPLES, FL 34103---0 DUNHAM, BARBARA J RICHARD CICCHETTI JR BRITTANEY NICOL DUNHAM 13 HIGH PLAIN ST SHARON, MA 02067---0 EDMUNDS, DAVID J & ELIZABETH A 1404 ATHOL WAY NAPLES, FL 34104---0 FASSINO, JAMES C & SALLY J 11506 N BRISTOL DR DUNLAP, IL 61525---0 FLORIDA POWER & LIGHT CO PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 FLORIDA POWER & LIGHT COMPANY PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 GEM QUALITY DEV CORP 917 GONDOLIER BLVD GULF BREEZE, FL 32563---0 GERMAIN, CLAUDE VERONIQUE TOUSIGNANT 4633 SOUTHERN BREEZE DR NAPLES, FL 34114---0 HAMILTON, JOHNNY ROBERT CONNIE SUE ANN HAMILTON 1290 PIONEER AVE JEFFERSON, IA 50129---0 LDM INVESTORS LLC 1304 VETERANS DRIVE EXT MARION, NC 28752---0 LEE COUNTY ELEC COOP INC PO BOX 3455 NORTH FORT MYERS, FL 33918---3455 MCDERMOTT JT REVOC TRUST 1 LAKESHORE DRIVE HARWICH, MA 02645---0 NAPLES BOAT & SELF STORAGE LLC 1146 CANTON ST ROSWELL, GA 30075---0 PELICAN LAKE PROPERTY OWNERS ASSOC OF COLLIER COUNTY INC 4555 SOUTHERN BREEZE DR NAPLES, FL 34114---9418 PELICAN LAKE PROPERTY OWNERS ASSOC OF COLLIER COUNTY INC 4555 SOUTHERN BREEZE DR NAPLES, FL 34114---9418 PELICAN LAKE PROPERTY OWNERS ASSOC OF COLLIER COUNTY INC 4555 SOUTHERN BREEZE DR NAPLES, FL 34114---9418 PELICAN LAKE PROPERTY OWNERS ASSOC OF COLLIER COUNTY INC 4555 SOUTHERN BREEZE DR NAPLES, FL 34114---9418 PRESTIGE INVESTMENTS OF COLLIER LLC 421 W ELKCAM CIR, BLDG A MARCO ISLAND, FL 34145---0 SC COASTAL PROPERTIES INC 4678 SOUTHERN BREEZE DR NAPLES, FL 34114---0 SHAFFER, DUANE CHRISTIANE FONTAINE SHAFFER 4645 SOUTHERN BREEZE DR NAPLES, FL 34114---0 SILVER LAKES PROPERTY OWNERS ASSOC OF COLLIER CTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 TIITF /MARINE RESOURCES ROOKERY BAY 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 TIITF /MARINE RESOURCES ROOKERY BAY 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 TIITF /REC & PARKS ROOKERY BAY 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 TIITF /ST OF FL % DEP DOUGLAS BLDG 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 TIMMER PARTNERS LLC 1550 EAST BELTLINE AVE SW STE 150 GRAND RAPIDS, MI 49506---0 VU, ANDY & LISA 332 WENTWORTH CT NAPLES, FL 34104---0 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20240001704 | Buffer: 500' | Date: 8/6/2024 | Site Location: 742600001 951 AUTO SUITES NIM 951 Vehicle Suites - NIM Addresses - Master Page 7669 of 7924 Date: September 26, 2024 To: Nancy Gundlach & Parker Klopf, Collier County From: Margaret Emblidge, AICP, Planning Director Re: Neighborhood Information Meeting PL20240001700– 951 Vehicle Suites (GMPA) PL20240001704 – 951 Vehicle Suites (PUDZ) Meeting Summary The Neighborhood Information Meeting PL20240001700 – 951 Vehicle Suites (GMPA) and PL20240001704 – 951 Vehicle Suites (PUDZ) was held on Wednesday, September 25, 2024, at 5:30 PM at the Rookery Bay Environmental Learning Center located at 300 Tower Road, Naples, Florida 34113. There were no attendees from the public, so a presentation was not provided. All attendees included the Project Team and County Reviewers as listed below: Rod Bushnell, Owner Lisa Bushnell, Owner Dave Goss, Owner Representative Margaret Emblidge, AICP, Planning Director, LJA Engineering Richard Yovanovich, Esq., Coleman Yovanovich Koester Barry Jones, P.E., LJA Engineering, Inc. (via Zoom) James Banks, PE, JMB Transportation Engineering, Inc. (via Zoom) Jeremy Sterk, CEP, Earth Tech Environmental, LLC. (via Zoom) Elise Wilcox, LJA Engineering, Inc. Edwin Garcia, Planner, LJA Engineering, Inc. Nancy Gundlach, Collier County Planner Parker Klopf, Collier County Planner The sign-in sheets are attached and only include four from the above list. The PowerPoint is included in this submittal. Margaret Emblidge, AICP Planning Director LJA Engineering, Inc. memblidge@lja.com (239) 597-3111 Page 7670 of 7924 951 VEHICLE SUITESNeighborhood Information MeetingSeptember 25, 2024 Page 7671 of 7924 Applicant and Owner: Prestige Investment of Collier County, LLC Land Use Attorney: Rich Yovanovich, Esq. – Coleman Yovanovich Koester Land Use Planner: Margaret Emblidge, AICP – LJA, Engineering, Inc Project Engineer: Barry Jones, P.E. - LJA, Engineering, Inc. Transportation Consultant: James Banks, PE, JMB Transportation Engineering, Inc. Environmental Consultant: Jeremy Sterk, CEP, Earth Tech Environmental, LLC PROJECT TEAM Page 7672 of 7924 LOCATION MAP Page 7673 of 7924 ZONING MAP Page 7674 of 7924 REQUEST The applicant is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the 951 Vehicle Suites Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 9.3 acres and is located on the west side of Collier Blvd north of Championship Drive and approximately 1.5 miles south of Tamiami Trail E. Page 7675 of 7924 EXISTING GROWTH MANAGEMENT LAND USE DESIGNATION Urban Coastal Fringe Subdistrict : •The purpose of this Subdistrict is to provide transitional densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). •The Urban Coastal Fringe allows a maximum residential density that could include both the base of 3 upa plus up to 12 upa with an Affordable Housing component. •This property is also within the Coastal High Hazard Area - Protection of residential and nonresidential development from coastal natural hazards are addressed through land development regulations already in effect relating to coastal building standards, per Chapter 161, Florida Statutes, and protection of structures from floods, per County participation in the FEMA Flood Insurance Program. •The benefit of developing a vehicle storage facility instead of a residential development would be consistent with the goals pertaining to the protection of health, safety and welfare of the County’s residents and by addressing the need for vehicle storage as witnessed during Hurricane Ian. Page 7676 of 7924 GROWTH MANAGEMENT TEXT AMENDMENT The purpose of the 951 Vehicle Suites Commercial Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict shall be subject to the following: a. The Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. A maximum 135,000 square feet of gross floor area as permitted. c. The CPUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. SIC 4225 Warehousing and Storage uses as described in the 951 Vehicles suite CPUD. Page 7677 of 7924 PROPOSED 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT Page 7678 of 7924 COMPANION CPUD REQUEST Development will include a maximum of 135,000 square feet of gross floor area of indoor air-conditioned vehicle storage. No building or structure shall be used for anything other than the following: Warehousing and Storage, intended for air-conditioned indoor storage for automobiles, recreational vehicles, swamp buggies, four-wheelers and boats. Similar to other luxury vehicle storage facilities – the storage units will be individually owned or leased and may include mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). Page 7679 of 7924 MASTER CONCEPT PLAN Page 7680 of 7924 DEVELOPMENT STANDARDS Development Standards PRINCIPAL USES ACCESSORY USES MINIMUM LOT AREA 10,000 SQUARE FEET N/A MINIMUM LOT WIDTH 100 FEET N/A MINIMUM PERIMETER BUILDING SETBACKS From S.R. 951 ROW 25 FEET 25 FEET From North PUD Boundary 15 FEET 10 FEET From South PUD Boundary 15 FEET 10 FEET From West PUD Boundary 25 FEET 25 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 42 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A Page 7681 of 7924 CPUD DEVELOPMENT COMMITMENTS •Development within the CPUD shall have common site, signage and building architectural elements. •Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. •No outdoor storage is permitted within the PUD. •No outdoor amplified sound is permitted within the PUD. •Loading and unloading of vehicles shall occur on-site only. •Minor vehicle maintenance is permitted indoors; however, no maintenance may occur between 10p.m. and 8a.m. •Light poles shall be limited to a height of 20’ and dark sky compliant. •The preserve may be used to satisfy the landscape buffer requirements. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner will plant additional landscaping to meet the ROW Type D buffer requirement. •The total daily trip generation for the PUD shall not exceed twenty (20) two-way PM peak hour net trips. Page 7682 of 7924 Final Staff Review Public Hearings: Planning Commission and County Commissioners meetings. Contacts: Margaret Emblidge, AICPmemblidge@lja.com239.597.3111 Parker KlopfParker.Klopf@colliercountyfl.gov239.252.2471 Nancy Gundlach, AICP, PLA, CSM nancy.gundlach@colliercountyfl.gov 239.252.2484 NEXT STEPS Page 7683 of 7924 Date: September 26, 2024 To: Nancy Gundlach & Parker Klopf, Collier County From: Margaret Emblidge, AICP, Planning Director Re: Neighborhood Information Meeting PL20240001700– 951 Vehicle Suites (GMPA) PL20240001704 – 951 Vehicle Suites (PUDZ) Meeting Summary The Neighborhood Information Meeting PL20240001700 – 951 Vehicle Suites (GMPA) and PL20240001704 – 951 Vehicle Suites (PUDZ) was held on Wednesday, September 25, 2024, at 5:30 PM at the Rookery Bay Environmental Learning Center located at 300 Tower Road, Naples, Florida 34113. There were no attendees from the public, so a presentation was not provided. All attendees included the Project Team and County Reviewers as listed below: Rod Bushnell, Owner Lisa Bushnell, Owner Dave Goss, Owner Representative Margaret Emblidge, AICP, Planning Director, LJA Engineering Richard Yovanovich, Esq., Coleman Yovanovich Koester Barry Jones, P.E., LJA Engineering, Inc. (via Zoom) James Banks, PE, JMB Transportation Engineering, Inc. (via Zoom) Jeremy Sterk, CEP, Earth Tech Environmental, LLC. (via Zoom) Elise Wilcox, LJA Engineering, Inc. Edwin Garcia, Planner, LJA Engineering, Inc. Nancy Gundlach, Collier County Planner Parker Klopf, Collier County Planner The sign-in sheets are attached and only include four from the above list. The PowerPoint is included in this submittal. Margaret Emblidge, AICP Planning Director LJA Engineering, Inc. memblidge@lja.com (239) 597-3111 Page 7684 of 7924 Page 7685 of 7924 Page 7686 of 7924 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM:GROWTH MANAGEMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE:April 17th, 2024 SUBJECT: PETITION PL20240001700/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT FOR THE 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT (Companion to PUDZ- PL20240001704) ELEMENTS:FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT: Agent:Margett Emblidge, AICP Richard D. Yovanovich, Esq. LJA Engineering, Inc. Coleman, Yovanovich & Koester 7400 Trail Blvd. Suite 200 4001 Tamiami Trail North, Suite 300 Naples, FL 34108 Naples, FL 34103 Applicant:Prestige Investments of Collier, LLC 421 W. Elkcam Cir. Bldg. A Marco Island, FL 34145 Owner:Prestige Investments of Collier, LLC 421 W. Elkcam Cir. Bldg. A Marco Island, FL 34145 GEOGRAPHIC LOCATION: The subject property comprises ± 9.3 acres in size and is located on the west side of Collier Blvd. in Section 15, Township 51 South, Range 26 East also identified as parcel ID # 00742600001. Page 7687 of 7924 PL20240001700 2 Page 7688 of 7924 PL20240001700 3 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE), specifically to create the 951 Vehicle Suites Commercial Subdistrict which is intended to permit 135,000 gross floor area of indoor air-conditioned warehousing and storage for various vehicles. EXISTING CONDITIONS: Subject Property: The ±9.3-acre subject site is currently vacant and is located along the western side of SR 951 between US 41 and Marco Island also known as parcel ID # 00742600001. The subject property is designated on the Future Land Use Map (FLUM) as Urban Coastal Fringe subdistrict of the Urban Mixed-Use district. The purpose of this Subdistrict is to provide transitional residential densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). It should be noted that the subject property is bordered by conservation designated lands to the west that are part of the Rookery Bay Estuary. Surrounding Lands: North: Future Land Use Designation; Urban Coastal Fringe District. Zoned; Agricultural/ Heavy Commercial. Land Use; Power Substation and Storage Facility. East: Future Land Use Designation; Urban Coastal Fringe District. Zoned; Pelican Lake PUD. Land Use; SR 951 ROW/ Recreational Vehicle Campground. South: Future Land Use Designation; Urban Coastal Fringe District. Zoned; Agricultural. Land Use; Vacant. West: Future Land Use Designation; Conservation. Zoned; Conservation. Land Use; Landscape Company. In summary, the property is bordered by conservation designated lands or undeveloped Agricultural land to the east or south respectively and preexisting/grandfathered storage facilities and RV campgrounds to the North and East respectively. BACKGROUND AND ANALYSIS: The subject property is a 9.3-acre property located on the west side of Collier Blvd. (SR 951) between Tamiami Trial East and Marco Island. The property was created in the late 1960s and has remained undeveloped up till this point. The subject property is one of the few remaining privately owned parcels on the western side of State Road 951 AKA Collier Blvd. south of Tamiami Trial E that is not under the ownership of the state as part of Rookery Bay. The property is bordered by a legal nonconforming Heavy Commercially zoned property that is home to an existing storage facility as well as a power distribution facility to the north and conservation designated/Rookery Bay owned property to the west. As noted before this property is located within the Urban coastal Fringe subdistrict which is intended to provide transitional residential densities between the Conservation designated area (primarily located to the south of the Subdistrict) and the remainder of the Urban designated area (primarily located to the north of the Subdistrict). This subdistrict designation does not typically allow for commercial development unless the property was deemed consistent by policy via the zoning reevaluation program from the early 90s or through the creation of a new subdistrict such as proposed. The applicant has proposed a new subdistrict on the subject property that would allow for up to 135,000 gross square feet of indoor vehicle storage. A commercial market study prepared by Real Estate Econometrics Inc. was provided for as justification for the proposed subdistrict creation. Within the study the applicant identified location criteria, population demographics, supply of available storage, and demand for new storage facilities as justification points for which staff has reviewed for applicability. Page 7689 of 7924 PL20240001700 4 According to the study provided the proposed location of the new subdistrict/facility is easily accessible to coastal residents as well as car enthusiasts from Naples, Marco Island and unincorporated Collier County through a direct access point on Collier Blvd. The property is approximately 2 miles south of the intersection of US 41 and approximately 5.2 miles from Marco Island. More specifically the subject property is approximately a 25-minute drive from the City of Naples coastal area and a 10-minute drive from Marco Island. Comprehensive planning staff reviewed the analysis criteria provided for the proposed market area agrees that this property is centrally located between Marco Island and the more Urbanized areas to the north and west of the subject property and thus will be able to draw use from residents from Marco Island and some of the other developed coastal areas that have been devolved further to the north and east. The demographics of the market area show a higher percentage of affluent citizens particularly along the coastal areas. Based on the information provided the 2023 population of the study area was 396,840 and is estimated to be 448,707, resulting in an increase of nearly 52,000. Of that increase the market area’s median age is 51.6 years old representing 53.3% of the population is over 50 years old. Based on this information, staff can make the assessment that there is a proposed population increase of those that are 50+ within this area in the near future. It is the assertion of the study that the target age group for luxury automobiles is 50+ and over the next 10 years population will increase over 50 years of age is estimated to be 27,645 residents. The study then went into average incomes by age groups within the study area and highlighted the fact that in the over 50+ age group, the average annual household income is $150,822, the average annual disposable income is $94,707 and the average household net worth is $2,670,805. It is the assertion that the residents of this area typically have higher incomes and thus more disposable income to afford specialty/collector vehicles. After noting the population demographics and identifying that the population trends tend to lean towards the wealthier and over of an age over 50 the applicant asserts that there is a demand for additional storage facilities for specialty/collector vehicles. More specifically the study asserts that luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. This can be highlighted by the statistics provided that 209 out of every 1,000 cars are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. This statistic further supports the needs for additional storage options within this portion of Collier County. The applicant also identified that Naples FL is home to the Cars on 5th Concours which regularly draws at least 700 cars comprising of nearly 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. The report then notes that in 2022, Hurricane Ian in Florida and the Carolinas damaged an estimated 358,000 cars. Insurance companies are reviewing coastal elevation certificates and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. It was noted that this facility will be constructed above the 100-year flood elevation and will meet the wind speed required by the Florida Building Code which would satisfy the insurance companies’ criteria. Staff agrees that there is a demand for the proposed use in the designated market area however staff still has its reservations about the location of the proposed use. According to measurements the subject property is located less than a mile from Henderson Creek making affects from storm surge and wind damage a possibility. Ultimately, responsibility of the applicant to ensure that the proposed facility will meet the needs of their clients and protect their vehicles. As part of the review comprehensive staff requested that the study address the supply of existing and proposed facilities offering similar services. According to the applicant there are eight (8) built and four (4) proposed facilities located in Collier County and one (1) facility in Bonita Springs/Lee County that is under construction and pre-selling at this time. There are currently eight (8) existing luxury vehicle storage facilities totaling 521 units in Collier County and according to the study all eight (8) facilities are either completely sold out or leased up. The only availability are resale units or owned units that are for rent making the supply limited. It is therefore the assertion of the applicant that the market area is extremely underserved in terms of supply for luxury vehicle storage space and the subject property will provide much needed supply to accommodate current Page 7690 of 7924 PL20240001700 5 and future demand. As part of the review process, zoning staff coordinated with the GIS team to accurately depict the existing/proposed facilities throughout the county. According to that information there are 3 proposed along Tamiami Trail East west of Collier Blvd. only one of which is intended only for vehicle storage (Harklau Storage PL20220003454). There has also been approved and developed vehicle storage east of Collier Blvd. along Tamiami trail east at the intersection with Basik Dr. This is the location of two vehicle storage facilities called “The Hideout” and “Go Store it”. There is also a proposal for another storage facility on the parcel just to the north of the existing substations, identified as parcel # 00734160009 allowing a maximum of 60,000 square feet of gross floor area called South Naples Toy Storage Commercial Subdistrict (GMPA- PL20230012845). It is likely that this proposed project will bide for the same market area that the proposed project will and should be considered as part of the decision to approve or not. While there are other options within the market area most of them are not specifically dedicated to vehicle storage or are farther away from the established market area therefore the proposed use justified at this location. Comprehensive Planning Staff believe that the petitioner has provided appropriate and relevant data and analysis to address the statutory requirements for a Plan Amendment identified below. Though the inclusion of commercial uses within the proposed subdistrict is inconsistent with the urban coastal fringe subdistrict and there are concerns that the property may still be affected by storms in the future, staff agrees that there is a need for additional vehicle storage options within this portion of Collier County to serve existing and future residents of Collier County. Comprehensive Planning Staff finds that the creation of the proposed subdistrict on the property to allow the uses identified within the subdistrict language to be consistent with the goals and policies of the Growth Management Plan as well as the Florida state statues listed below. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Support data or summaries may be used to aid in the determination of compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. Page 7691 of 7924 PL20240001700 6 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a) A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. Page 7692 of 7924 PL20240001700 7 c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process for adoption of small-scale comprehensive plan amendment. (1)A small-scale development amendment may be adopted under the following conditions: (a)The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises 9.3± acres.] (b)The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small- scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Comprehensive Plan and those text changes are directly related to the proposed future land use map amendment.] (c)The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The applicant conducted a NIM on September 25, 2024, at the Rookery Bay Nature Center, located at 300 Tower Road, Naples, FL. Margret Emblidge, the agent, was prepared to conduct the meeting with a presentation consisting of an overview of the proposed PUDR and GMPA application however there were no public attendees other than the agent, their staff, and the applicant. Since there were no attendees from the public, staff was provided a copy of the presentation, no additional commitments were made, and the meeting was concluded. A copy of the NIM Summary, sign-in sheet, and NIM PowerPoint presentation are included in attachments. FINDINGS AND CONCLUSIONS: •The subject property is centrally located between the coastal area of Naples and Marco island. •The market analysis identified a need for a vehicle storage within this area. •The proposed changes are comparable and compatible with surrounding commercial uses. •County water and wastewater service is available to the site. •The transportation impacts as a result of the proposed change will result in little effect of traffic flow on Collier Blvd. Page 7693 of 7924 PL20240001700 8 Environmental Findings: Conservation and Coastal Management Element (CCME): Environmental review staff has found this project to be consistent with the Conservation & Coastal Management Element (CCME). The project site consists of 6.92 acres of native vegetation. A minimum of 1.04 acres (15%) of native vegetation is required to be preserved. Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. The required preserve is 1.04 acres (15% of 6.92 acres); the Master Concept Plan provides for a 1.33-acre preserve onsite. The environmental data indicates the proposed project is in an area that has the potential to contain a variety of protected animal species. Listed wildlife species observed on the site include The proposed project is located within the U.S. Fish and Wildlife Service (FWS) consultation area for Bonneted Bats (Eumops floridanus). Several trees with cavities (11) were observed; however, no evidence was found indicating the trees were being utilized by Bonneted Bats. The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. LEGAL CONSIDERATIONS: This Staff Report was reviewed by the County Attorney’s Office on March 17, 2025. STAFF RECOMMENDATION: Staff recommends approval of the subdistrict as proposed therefore staff recommends that the Collier County Planning Commission forward petition 951 Vehicle Suites GMPA to the Board of County Commissioners with a recommendation to approve and adopt and transmit to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the May 27, 2025, BCC meeting. Page 7694 of 7924 [24-CMP-01232/1910478/1]29 18-CMP-01000 PL20240001700 951 Vehicle Suites SSGMPA 4/ 3/17/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 1 of 3 ORDINANCE NO. 2025- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE SUBDISTRICT TO URBAN, URBAN-COMMERCIAL DISTRICT, 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT, TO ALLOW 135,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR- CONDITIONED VEHICLE STORAGE INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, SWAMP BUGGIES, FOUR WHEELERS AND BOATS (SIC CODE 4225), AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE WEST SIDE OF COLLIER BOULEVARD NORTH OF CHAMPIONSHIP DRIVE AND 1.5 MILES SOUTH OF TAMIAMI TRAIL EAST, IN SECTION 15, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 9.30± ACRES. [PL20240001700] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Prestige Investments of Collier, LLC, requested an amendment to the Future Land Use Element and Map Series; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and Page 7695 of 7924 [24-CMP-01232/1910478/1]29 18-CMP-01000 PL20240001700 951 Vehicle Suites SSGMPA 4/ 3/17/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 2 of 3 WHEREAS, the Collier County Planning Commission (CCPC) on _______________, considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Map Series of the Growth Management Plan on ________________; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Future Land Use Element and Future Land Use Map and Map Series attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. Page 7696 of 7924 [24-CMP-01232/1910478/1]29 18-CMP-01000 PL20240001700 951 Vehicle Suites SSGMPA 4/ 3/17/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 3 of 3 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA __________________________ BY: ______________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A – Text and Map Page 7697 of 7924 EXHIBIT A C. URBAN - COMMERCIAL DISTRICT: *** *** *** *** *** Text break *** *** *** *** *** 22. 951 Vehicle Suites Commercial Subdistrict The 951 Vehicle Suites Commercial subdistrict is approximately 9.3 acres in size and is located on the west side of Collier Blvd. in Section 15, Township 51 South, Range 26 East; it is depicted on the 951 Vehicle Suites Commercial Subdistrict Map. The purpose of this Subdistrict is to permit indoor air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict shall be subject to the following: a. The Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. A maximum 135,000 square feet of gross floor area as permitted. c. The CPUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. Allowable uses include indoor self-storage for automobiles, recreational vehicles, four- wheelers, swamp buggies and boats, specifically within SIC 4225 Warehousing and Storage 03/17/2025 Page 7698 of 7924 Collier BLVDChampionship DR Silver Lakes BLVD Southern Breeze DR Diamond Lake CIR Mulberry LNCardinal Cove LNHawks Nest DR951 Vehicle Suites Commercial Subdistrict COLLIER COUN TY, FLORIDA º0 500 1,000250 FeetADOPTED - XXXX(Ord. No. xxxx)PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPT.FILE: 951VEHICLESUITES LOCATIONMAP_DRAFT.MXDDATE: 03/17/2025 LEGEND 951 Vehicle Suites Commercial Subdistrict EXHIBIT A PL202400 01700 D R A F T Subject Site 03/17/2025 Page 7699 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 E A G L E 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 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 !"#$75 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 Æþ41 GOODLANDGulfofMex i c o 0 1 2 3 4 50.5 Miles J ?EXEMPTAREA PREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: 951VehicleSuitesFLUM_Draft.mxdDATE: 03/17/2025 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 ) SUBJECT SITE D R A FTEXHIBIT "A"PL20240001700 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 Conservation Designation Estates Designation 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 Neutral Lands Sending Lands Receiving Lands Rural Industrial District Rural Settlement Area District 951 Vehicle Suites Commercial Subdistrict 03/17/2025 Page 7700 of 7924 Page 7701 of 7924 Page 7702 of 7924 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) commencing 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: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, MIXED USE DISTRICT, URBAN COASTAL FRINGE SUBDISTRICT TO URBAN, URBAN-COMMERCIAL DISTRICT, 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT, TO ALLOW 135,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR - CONDITIONED VEHICLE STORAGE INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, SWAMP BUGGIES, FOUR WHEELERS AND BOATS (SIC CODE 4225), AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE, PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS LOCATED ON THE WEST SIDE OF COLLIER BOULEVARD NORTH OF CHAMPIONSHIP DRIVE AND 1.5 MILES SOUTH OF TAMIAMI TRAIL EAST, IN SECTION 15, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 9.30± ACRES. (PL20240001700) AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTR ICT FOR THE PROJECT TO BE KNOWN AS 951 VEHICLE SUITES CPUD, TO ALLOW DEVELOPMENT OF 135,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR -CONDITIONED VEHICLE STORAGE INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, SWAMP BUGGIES, FOUR WHEELERS AND BOATS (SIC CODE 4225) ON PROPERTY LOCATED ON THE WEST SIDE OF COLLIER BOULEVARD NORTH OF CHAMPIONSHIP DRIVE AND 1.5 MILES SOUTH OF TAMIAMI TRAIL EAST, IN SECTION 15, TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 9.30± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. (PL20240001704) Page 7703 of 7924 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. All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to 3 minutes on any item. The selection of an 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 10 minutes to speak on an item. Written materials intended to be considered by the Board shall be submitted to the appropr iate County staff a minimum of 7 days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, 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. Page 7704 of 7924 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 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 Page 7705 of 7924