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Agenda 05/27/2025 Item #17D (Ordinance -Appropriate Zoning Atlas Map or Maps by changing the zoning classification of the herein described real property from the Rural Agricultural (A) zoning district to the Commercial Planned Unit (CPUD) zoning district)5/27/2025 Item # 17.D ID# 2025-1327 Executive Summary Recommendation to approve an Ordinance 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 the Rural Agricultural (A) zoning district to the Commercial Planned Unit (CPUD) zoning district for a project to be known as 951 Vehicle Suites CPUD, to allow the 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, Collier County, Florida, consisting of 9.30± acres; and by providing an effective date. [PL20240001704] (Companion to item 17.C) OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner proposes to rezone 9.30 ± acres of land from the Rural Agricultural (A) zoning district to the Commercial Planned Unit Development (CPUD) zoning district for a project to be known as 951 Vehicle Suites CPUD, allowing up to 135,000 square feet of indoor, air-conditioned Vehicle Self-storage Warehouse (SIC Code 4225). See Attachment A–Proposed PUD Ordinance. The Master Plan, located in the Staff Report, depicts the development area, vehicular ingress/egress, and landscape buffers. The Master Plan also shows that 6.50± acres will be a developable area, and 2.79± acres will be a preserve area. A minimum of 30% of the area will be open space. To the north of the subject, PUD is a Self Storage Facility and then an FPL substation. To the east of the subject PUD is Collier Boulevard, a 4-lane divided minor arterial road, and then a recreational vehicle park PUD. To the south and the west of the subject PUD is undeveloped Agricultural and Conservation land. The proposed PUD boundary setbacks are 25 feet from Collier Boulevard and the rear (west) property line, and 15 feet from the side (north and south) property lines. The petitioner proposes a maximum zoned height of 35 feet and an actual building height of 42 feet. There is a proposed 20-foot-wide Type D Landscape Buffer (trees 30 feet on center and a 2-foot-tall hedge) along Collier Boulevard. A 10-foot-wide Landscape Buffer (trees 30 feet on center) is proposed along the north and south property line up to the preserve area. There is a preserve area and a 100-foot-wide FPL easement along the west property line, followed by conservation-zoned land. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PUDZ-PL20240001704, 951 Vehicle Suites CPUD on April 17, 2025. The CCPC voted 5-0 to forward this petition to the Board with a recommendation of approval, subject to the adoption of the companion GMP amendment, GMPA- PL20240001700, 951 Vehicle Suites Subdistrict GMPA. Encourage diverse economic opportunities by fostering a business-friendly environment. FISCAL IMPACT: The PUD Rezone (PUDR) by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Page 7706 of 7924 5/27/2025 Item # 17.D ID# 2025-1327 Other fees collected prior to the issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed CPUD and has found it consistent with the Future Land Use Element (FLUE) of the GMP subject to the adoption of GMPA- PL20240001700, 951 Vehicle Suites Subdistrict Growth Management Plan Amendment. LEGAL CONSIDERATIONS: LEGAL CONSIDERATIONS: This is a rezone from a Rural Agricultural (A) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a project which will be known as the 951 Vehicle Suites CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Criteria for CPUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed CPUD with the goals, objectives, and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion. 8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, policies, future land use map, and the elements of the Growth Management Plan? 10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with public welfare. Page 7707 of 7924 5/27/2025 Item # 17.D ID# 2025-1327 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons, and the oral testimony presented at the BCC hearing as these items relate to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATIONS: To approve the request for PUDZ-PL20240001704, 951 Vehicle Suites CPUD subject to the adoption of the companion Growth Management Plan amendment. PREPARED BY: Nancy Gundlach, AICP, PLA, CSM, Planner III, Zoning Division ATTACHMENTS: 1. Staff Report-951 Vehicle Suites PUD 3-19-25 2. Attachment A-Proposed PUD Ordinance 12-16-24 (2) 3. Attachment B-Application 3-18-25 (1) 4. 951 Vehicle Suites Sign Affidavit and Photo 3-26-25 (1) 5. legal ad - agenda IDs 25-1429 & 25-1327 - 951 Vehicle Suites GMPA&CPUD -5-27-25 BCC Page 7708 of 7924 Page 1 of 12 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: APRIL 17, 2025 SUBJECT: PUDZ-PL20240001704, 951 VEHICLE SUITES COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD). COMPANION TO GMPA- PL20240001700, 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT GMPA _______________________________________________________________________________ PROPERTY OWNER/APPLICANT AND AGENTS: Property Owner/Applicant: Prestige Investments of Collier, LLC 421 West Elkcam Circle, Building A Marco Island, FL 34145 Agent: Margaret Emblidge, AICP Richard D. Yovanovich, Esquire LJA Engineering, Inc. Coleman, Yovanovich, and Koester, P.A. 7400 Trail Boulevard, Suite 200 4001 Tamiami Trail North, Suite 300 Naples, FL 34108 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance of the Board of County Commissioners of Collier County, Florida, amending Ordinance Number 04- 41, as amended, the Collier County Land Development Code, which includes the Comprehensive Zoning Regulations for the unincorporated area of Collier County, Florida, by amending the appropriate Zoning Atlas Map or Maps by changing the zoning classification of the herein described real property from the Rural Agricultural (A) zoning district to the Commercial Planned Unit (CPUD) zoning district for a project to be known as 951 Vehicle Suites CPUD to allow up to 135,000 square feet of indoor air-conditioned Vehicle Storage including automobiles, recreational vehicles, swamp buggies, four wheelers, and boats (SIC Code 4225). Page 7709 of 7924 Page 2 of 12 LOCATION MAP Page 7710 of 7924 Page 3 of 12 MASTER PLAN GEOGRAPHIC LOCATION: The subject PUD, comprising 9.30 ± acres, is situated on the west side of Collier Boulevard, north of Championship Drive, and approximately 1.5 miles south of Tamiami Trail East, in Section 15, Township 51 South, Range 26 East, Collier County, Florida. PURPOSE/DESCRIPTION OF PROJECT: The petitioner proposes to rezone 9.30± acres of land from the Rural Agricultural (A) zoning district to the Commercial Planned Unit Development (CPUD) zoning district for a project to be known as 951 Vehicle Suites CPUD, allowing up to 135,000 square feet of indoor, air-conditioned Vehicle Self- storage Warehouse (SIC Code 4225). See Attachment A–Proposed PUD Ordinance. The Master Plan, located on the previous page of this Staff Report, depicts the development area, vehicular ingress/egress, and landscape buffers. The Master Plan also shows that 6.50± acres will be a developable area, and 2.79± acres will be a preserve area. A minimum of 30% open space will be provided. To the north of the subject PUD is a self-storage facility, followed by an FPL substation. To the east of the subject PUD is Collier Boulevard, a 4-four-lane divided minor arterial road, followed by a recreational vehicle park PUD. To the south and west of the subject PUD are developed Agricultural and Conservation lands. Page 7711 of 7924 Page 4 of 12 The proposed PUD boundary setbacks are 25 feet from Collier Boulevard and the rear (west) property line, and 15 feet from the side property lines (north and south). The petitioner proposes a maximum zoned height of 35 feet and an actual building height of 42 feet. A proposed 20-foot-wide Type D Landscape Buffer, featuring trees spaced 30 feet on center and a 2- foot-tall hedge, is planned along Collier Boulevard. A 10-foot-wide Landscape Buffer (trees 30 feet on center) is proposed along the north and south property lines up to the preserve area. There is a preserve area and a 100-foot-wide FPL easement along the west property line, followed by Conservation-Zoned land. SURROUNDING LAND USE AND ZONING: North: Self Storage Facility with a zoning designation of C-5 and then an FPL substation with a zoning designation of Rural Agriculture (A) East: Collier Boulevard, a 4-lane divided minor arterial road, and then a recreational Vehicle park with a zoning designation of Pelican Lake PUD South: Undeveloped land with a zoning designation of Rural Agriculture (A) West: Undeveloped land with a zoning designation of Conservation (C) AERIAL PHOTO Subject Site Page 7712 of 7924 Page 5 of 12 GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The Comprehensive Planning staff has reviewed the proposed PUD Rezone and found that the subject rezone petition is currently not consistent with the GMP. A companion GMPA petition (PL20240001700) proposes redesignating the parcel from Urban, Mixed-Use District, Urban Coastal Fringe Subdistrict to Urban-Commercial District, 951 Vehicle Suites Commercial Subdistrict, and expanding the permitted commercial intensity to allow all uses proposed in the CPUD. Approval of this PUD Rezone petition is contingent upon the companion GMPA petition being approved and becoming effective. Transportation Element: In evaluating this project, staff reviewed the applicant’s July 29, 2024, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2024 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states: “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occurs: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links, the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff findings: According to the TIS provided with this petition, the proposed Vehicle Storage Suites development is projected to generate a total of +/- 20 PM peak hour trips on the adjacent roadway, Collier Boulevard/SR-951. The trips generated will occur on the following adjacent roadway network links: Page 7713 of 7924 Page 6 of 12 Roadway/Link Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M Peak Hour/Peak Direction Project Traffic (1) 2024 Level of Service (LOS) 2024 Remaining Capacity Collier Boulevard SR-951/36.1 Tamiami Trail E US-41 to Wal-Mart 2,500/NB 7/NB F (2) (48) (2) Collier Boulevard SR-951/36.2 Wal-Mart to Manatee Rd 2,000/NB 3/NB F (2) (523) (2) Collier Boulevard SR-951/ 37.0 Manatee Rd to Mainsail 2,200/NB 7/NB D 239 Collier Boulevard SR-951/38.0 Mainsail Rd to Marco Island Bridge 2,200/NB 4/NB D 299 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is September 2, 2021; Traffic Impact Statement provided by the petitioner. 2. Road link is FDOT jurisdiction. Expected deficiency is by Trip Bank not caused by this development. Expected deficiency in 2027. Based on the TIS provided by the applicant and the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent with the GMP. Conservation and Coastal Management Element (CCME): The environmental review staff has determined that this project is consistent with the Conservation and Coastal Management Element (CCME). The project site consists of 6.92 acres of native vegetation. A minimum of 1.04 acres (15%) of the site must be preserved as native vegetation. GMP Conclusion: The proposed PUD Rezone may be deemed consistent with the FLUE of the GMP, subject to the adoption of the companion GMPA. STAFF ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Section 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and Section 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the Collier County Planning Commission’s (CCPC) recommendation. The CCPC uses these same criteria as the basis for its recommendation to the Board of Collier County Commissioners (BCC), which in turn uses the criteria to support its action on the rezoning request. An evaluation relative to these subsections is discussed below under the heading “Rezone Findings and PUD Findings.” In addition, staff offers the following analysis: 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 indicate that the proposed project is located in an area with the potential to contain a variety of protected animal species; however, none were observed on-site. Page 7714 of 7924 Page 7 of 12 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 that Bonneted Bats were utilizing the trees. 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 an Environmental Advisory Council (EAC) review, as it does not fall within the scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utility Review: The project lies within the regional potable water service area and the south wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County upon utility acceptance. Zoning and Land Development Review: FLUE Policy 5.4 requires new land uses to be compatible with and complementary to the surrounding land uses. In reviewing the appropriateness of the requested uses and intensity on the subject site, the compatibility analysis included a review of the subject proposal comparing it to surrounding or nearby properties as to allowed use intensities and densities, development standards (building heights, setbacks, landscape buffers, etc.), building mass, building location and orientation, architectural features, amount and type of open space and location. Staff believes that the proposed development will be compatible with and complementary to the surrounding land uses. Staff offers the following analysis of this project: The petitioner proposes to rezone 9.30± acres of land from the Rural Agricultural (A) zoning district to the Commercial Planned Unit Development (CPUD) zoning district for a project to be known as 951 Vehicle Suites CPUD, allowing up to 135,000 square feet of indoor, air-conditioned Vehicle Self- storage Warehouse (SIC Code 4225). See Attachment A–Proposed PUD Ordinance. As previously stated, the Master Plan depicts the development area, vehicular ingress/egress, and landscape buffers. The Master Plan also shows that 6.50± acres will be a developable area, and 2.79± acres will be a preserve area. A minimum of 30% open space will be provided. To the north of the subject PUD is a self-storage facility, followed by an FPL substation. To the east of the subject PUD is Collier Boulevard, a 4-four-lane divided minor arterial road, followed by a recreational vehicle park PUD. To the south and the west of the subject PUD are developed Agricultural and Conservation lands. The proposed PUD boundary setbacks are 25 feet from Collier Boulevard and the rear (west) property line, and 15 feet from the side property lines (north and south). The petitioner proposes a maximum zoned height of 35 feet and an actual building height of 42 feet. Page 7715 of 7924 Page 8 of 12 A proposed 20-foot-wide Type D Landscape Buffer, featuring trees spaced 30 feet on center and a 2- foot-tall hedge, is planned along Collier Boulevard. A 10-foot-wide Landscape Buffer (trees 30 feet on center) is proposed along the north and south property lines. A preserve area is located adjacent to a 100-foot-wide FPL easement along the west property line, which is adjacent to Conservation-Zoned land. A commitment has been made to allow the preserve to meet the required landscape buffering requirements. If additional plantings are needed after the removal of exotics, the preserve area will be supplemented with code-required plantings at the time of SDP. Commitments have been made to minimize light pollution and noise to the adjacent neighbors. Staff has found the proposed air-conditioned, indoor vehicle self-storage facility compatible with the surrounding FPL Substation, neighboring self-storage facilities, and vacant Agricultural and Conservation lands. REZONE FINDINGS: Staff offers the following analysis: 1. Whether the proposed change will be consistent with the goals, objectives, policies, and future land use map, as well as the elements of the GMP. The Comprehensive Planning staff has indicated that the proposed PUD Rezone can be found consistent with the GMP, subject to the adoption of the companion GMPA. 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” section of this report and discussed in the zoning review analysis, the neighborhood’s existing land use pattern can be characterized as follows: developed areas include self-storage facilities and an FPL substation, a recreation vehicle park, undeveloped land, and conservation land. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject parcel will not result in an isolated district unrelated to adjacent and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The district boundaries are logically drawn in relation to existing conditions. 5. Whether changed or changing conditions make the passage of the proposed rezone necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to seek such changes because the petitioner wishes to develop a vehicle self-storage facility. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Staff is of the opinion that the proposed PUD Rezone, with the commitments made by the applicant, can be deemed consistent with the County’s land-use policies. Development in compliance with the proposed PUD Rezone should not adversely impact living conditions in the area. Page 7716 of 7924 Page 9 of 12 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The roadway infrastructure has adequate capacity to serve the proposed project at this time, i.e., the GMP is consistent at the time of rezoning, pending the adoption of the companion GMPA. Operational impacts will be addressed at the time of the first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The proposed PUD Rezone will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. The proposed PUD Rezone will not reduce light and air to adjacent areas inside or outside the PUD. 10. Whether the proposed change would adversely affect property values in the adjacent area. This is a subjective determination based on anticipated results, which may be internal or external to the subject property. Property valuation is affected by a host of factors, including zoning; however, zoning by itself may or may not affect values since value determination is driven by market value. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The basic premise underlying all of the development standards in the LDC is that their sound application, when combined with the SDP approval process, gives reasonable assurance that a change in zoning will not result in deterrence to the improvement or development of adjacent property. Therefore, the proposed zoning change should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed PUD rezone is consistent with the LDC and the GMP, subject to the adoption of the companion GMPA. Thus, the proposed change can be deemed to be in alignment with public welfare and not a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property can be used in accordance with existing zoning; however, the proposed vehicle storage uses cannot be achieved without rezoning the property. Page 7717 of 7924 Page 10 of 12 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed PUD Rezone is not out of scale with the needs of the neighborhood or the County. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC, and staff does not review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration that would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the PUD Document would require site alterations, and this project will undergo evaluation relative to all federal, state, and local development regulations during the SDP and/or PPL processes, as well as during the building permit process. 17. The impact of development on the availability of adequate public facilities and services is consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County Adequate Public Facilities Ordinance. The development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has concluded that the developer has provided appropriate commitments so that the impacts to the Level of Service (LOS) will be minimized. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the Board of County Commissioners during its advertised public hearing. PUD FINDINGS: LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria:” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Water and wastewater mains are available along Collier Boulevard. There are adequate water and wastewater treatment capacities to serve the project. Page 7718 of 7924 Page 11 of 12 Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County upon utility acceptance. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for Rezones in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Documents submitted with the application provided satisfactory evidence of unified control of the property. Additionally, the development will be required to gain SDP approval. These processes will ensure that appropriate stipulations for the provision of, continuing operation of, and maintenance of infrastructure will be provided by the developer. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and policies of the GMP. County staff have reviewed this petition and provided an analysis of the relevant goals, objectives, and policies of the GMP within the GMP discussion of this staff report. Based on that analysis, staff has found this petition consistent with the overall GMP upon adoption of the companion GMPA. 4. The internal and external compatibility of proposed uses, which may include conditions such as restrictions on the location of improvements, design restrictions, and buffering and screening requirements. The proposed landscaping and buffering standards are compatible with the adjacent uses. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. The amount of open space set aside for this project meets the minimum requirement of the LDC. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. The roadway infrastructure is sufficient to serve the proposed project, as noted in the Transportation Element consistency review. Operational impacts will be addressed at the time of the first development order (SDP), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought, including, but not limited to, any plats and/or site development plans. Water and wastewater mains are available along Collier Boulevard. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County upon acceptance of the utilities. Page 7719 of 7924 Page 12 of 12 7. The ability of the subject property and of surrounding areas to accommodate expansion. The area has adequate supporting infrastructure, including road capacity, water, and sewer, to accommodate this project. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on the determination that such modifications are justified as meeting public purposes to a degree at least equivalent to the literal application of such regulations. This criterion essentially requires an evaluation of the extent to which development standards and deviations proposed for this PUD depart from development standards that would be required for the most similar conventional zoning district. The petitioner is not seeking any deviations from the Land Development Code. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant hosted a NIM meeting on September 25, 2024, at the Rookery Bay Environmental Learning Center, 300 Tower Road, Naples, Florida. There were no attendees. COUNTY ATTORNEY'S OFFICE REVIEW: The County Attorney's Office reviewed the Staff Report for this petition on March 19, 2025. RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward PUDZ-PL20240001704, 951 Vehicle Suites CPUD to the BCC with a recommendation of approval, subject to the adoption of the companion GMPA-PL20240001700, 951 Vehicle Suites Commercial Subdistrict GMPA. Attachments: Attachment A-Proposed PUD Ordinance Attachment B-Application Page 7720 of 7924 [24-CPS-02507/1910256/1]44 951 Vehicle Suites /PL20240001704 12/16/24 1 of 2 ORDINANCE NO. 2025 -_____ 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 DISTRICT 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] WHEREAS, Margaret Emblidge, AICP, of LJA Engineering, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing Prestige Investments of Collier, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 15, 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) for a 9.30± acre project to be known as 951 Vehicle Suites CPUD, in accordance with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas Page 7721 of 7924 [24-CPS-02507/1910256/1]44 951 Vehicle Suites /PL20240001704 12/16/24 2 of 2 map or maps, as described in Ordinance Number 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. 2025-___ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _____________________________ By: ___________________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Exhibit A: List of Permitted Uses Exhibit B: Development and Design Standards Exhibit C: Master Concept Plan Exhibit D: Legal Description Exhibit E: Deviations Exhibit F: Development Commitments Page 7722 of 7924 1 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT A 951 VEHICLE SUITES CPUD LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 135,000 square feet of gross floor area of indoor air-conditioned vehicle storage shall be permitted within the CPUD. 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. Warehousing and Storage, (SIC 4225) for indoor air-conditioned automobile, recreational vehicle, swamp buggies, four-wheelers and boats. Within the owned auto storage units, there may be 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). 2. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Courtyards 2. Covered parking 3. Essential services 4. Gazebos 5. Leasing/sales/property owner association office 6. Walls and fences 7. Water management Page 7723 of 7924 2 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT B 951 VEHICLE SUITES CPUD LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I 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 7724 of 7924 3 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT C951 VEHICLE SUITES CPUDMASTER CONCEPT PLAN Page 7725 of 7924 4 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT D 951 VEHICLE SUITES CPUD LEGAL DESCRIPTION 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 7726 of 7924 5 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT E 951 VEHICLE SUITES CPUD LIST OF DEVIATIONS No Deviations requested. Page 7727 of 7924 6 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F EXHIBIT F 951 VEHICLE SUITES CPUD LIST OF DEVELOPMENT COMMITMENTS The purpose of this section is to set forth the development commitments for the development of this project. I. GENERAL: A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this CPUD approval, the Managing Entity is Prestige Investments of Collier, LLC. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of 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 the County that includes an acknowledgement of the commitments required by the CPUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the CPUD is closed out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of CPUD commitments. B. Pursuant to Section 125.022(5) F.S., 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. C. Development of the subject property shall be in accordance with the contents of this Ordinance and applicable sections and parts of the LDC and Growth Management Plan (GMP) in effect at the time of issuance of any development order, such as, but not limited to final subdivision plat, final site development plan (SDP), excavation permit, and preliminary work authorization, to which such regulations relate. Where these regulations fail to provide developmental standards, then the provisions of the most similar district in the LDC shall apply. D. All other applicable state or federal permits must be obtained before commencement of the development. Page 7728 of 7924 7 of 7 Revised 12.6.2024 951 Vehicle Suites CPUD PL20240001704 Exhibits A-F II. TRANSPORTATION: A. The maximum total daily trip generation for the PUD shall not exceed twenty (20) two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. III. ENVIRONMENTAL: A. The minimum required native vegetation preservation is +/- 1.33 acres. Native vegetation preservation will be located on-site, as depicted on the Master Plan. IV. OTHER: A. Development within the CPUD shall have common site, signage and building architectural elements. B. Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or be for overnight stays. C. No outdoor storage is permitted within the PUD. D. No outdoor amplified sound is permitted within the PUD. E. Loading and unloading of vehicles shall occur on-site only. F. Minor vehicle maintenance is permitted indoors; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. G. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. H. The preserve may be used to satisfy the landscape buffer requirements after removal of exotics and supplemental plantings in accordance with LDC 3.05.07. 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 buffer requirement. The type, size and number of plantings will be determined at time of SDP and included on the landscape plans for SDP. Page 7729 of 7924 Page 1 of 1 March 13, 2025 Nancy Gundlach Via Email Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: CCPC Meeting Documents for Planned Unit Development Rezone PL20240001704 951 Vehicle Suites (PUDZ) Please find the following items included in this submittal for the CCPC hearing on April 3, 2025. 1. Checklist 1a Revised PUDZ Application 2a. Narrative Evaluation GMP Criteria 2b. Rezone Criteria 2c. Revised Exhibits A-F with MCP 3a. Property Ownership Disclosure Form 3b. Quit Claim Deed OR 6362 PG 3946 4. Affidavit of Authorization 5. NIM Documents 6. Revised 951 Vehicle Suites TIS 7. Environmental Data & Listed Species 8. Utility Availability Letter 9. Survey 10. Living in Bear County Brochure 11. Peter Shawinsky Email RE: No Architectural Renderings Required 12. Ray Belows Email RE: No Historical Survey Required 13. Zoning Map 14. Public Service Facilities Map If you have any questions, you may reach me at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret Emblidge, AICP Planning Director Enclosures Page 7730 of 7924 Page 7731 of 7924 Page 1 of 1 K:\2023\23-0111 951 Vehicle Suites\Correspondences\Documents\PUDZ - CCPC Hearing\CCPC Documents.docx Re: CCPC Additional Documents List for PL20240001704 - 951 Vehicle Suites (PUDZ) • Email no architectural required, • Email no Historical Survey required, • Exhibits A-F, Rezone Criteria, • Living in bear Country • Zoning Map • Public Services Facilities Map Page 7732 of 7924 Page 7733 of 7924 Page 7734 of 7924 Page 7735 of 7924 Page 7736 of 7924 Page 7737 of 7924 Page 7738 of 7924 Page 7739 of 7924 Page 7740 of 7924 Page 7741 of 7924 Page 7742 of 7924 Page 7743 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 1 of 6 951 Vehicle Suites CPUD PL20240001704 Narrative /Evaluation/GMP Consistency Narrative The applicant is proposing a luxury vehicle storage facility on Parcel ID# 00742600001. The subject property is +/- 9.29 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 and zoned Agricultural. The applicant is requesting a rezoning to a Commercial Planned Unit Development (CPUD) with the companion application for a Small Scale Growth Management Plan amendment (SSGMPA) PL20240001700. LDC 10.02.13. B PUD Rezone Criteria a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. The proposed luxury vehicle storage facility 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. To the west is the Rookery Bay preserve and to the south are vacant privately owned properties. Across Collier Blvd. are several residential developments. Since the luxury vehicle suites target market is primarily for residents, some of these may become end users to this project. The proposed luxury vehicle storage facility is a low-impact commercial use that generates very low volumes of traffic and generates de minimis utilization of water and wastewater services. With direct access to Collier Blvd. and existing water and wastewater lines along the right-of-way the suitability of this location for a development project is supported. The Traffic Impact Statement concludes that the proposed 951 Vehicle Suites will not have a significant or negative impact upon the surrounding road network. The roadways, within the project's area of influence, currently have a surplus of capacity and can accommodate the traffic associated with the proposed project. That said, 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. Further details on the suitability are described in the Traffic Impact Statement and Exhibit V.E.1.a, the Public Facilities Report and Figure 1. Below depicts the existing conditions surrounding the subject property. Page 7744 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 2 of 6 Figure 1. Collier County Property Appraiser Aerial of Surrounding Development The property is currently vegetated and will require clearing for the proposed development. The required preservation along with landscaping and buffers will be provided. The site will be filled to meet FEMA flood elevations and compensating storage will be provided. This will ensure no offsite impacts. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the onsite preserve. b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney. The Property Owner/applicant is Donald E Hanson Rev Trust. The evidence of unified control is provided in the Disclosure of Interest. Page 7745 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 3 of 6 c. Conformity of the proposed PUD with the goals, objectives, and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy, or other provision.) Future Land Use Element: A companion SSGMPA application has been submitted to create the 951 Vehicle Suites Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. 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 Page 7746 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 4 of 6 proposed 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 7747 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 5 of 6 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 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. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 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.” In order to meet these conditions, the proposed Master Concept depicts the required buffers. The onsite preserve will serve to buffer the 100ft. utility easement and adjacent conservation land. The ROW Type D buffer will be provided along Collier Blvd. Type A Buffers will be provided on the north and south property lines and the Preserve will function as the Buffer to the west. In addition, at time of SDP review the buildings will be required to meet the architectural design requirements pursuant to LDC Section 5.05.08. e. The adequacy of usable open space areas in existence and as proposed to serve the development. The required 30% open space for the 9.31 acre property results in a minimum of 2.70 acres. The preserve, LCEC easement and buffers will fulfill the intent. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure exists and there are no known capacity issues that will impact this project. g. The ability of the subject property and of surrounding areas to accommodate expansion. Page 7748 of 7924 951 Vehicle Suites CPUD PL20240001704 Page 6 of 6 The CPUD is bordered by existing development to the north, Collier Blvd. to the east. The properties to the south and west are vacant. The applicant does not anticipate the need for an expansion. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. No deviations from the LDC have been requested for this PUD; therefore, it will be developed in compliance with this PUD and all applicable codes. Page 7749 of 7924 Page 1 of 6 PL20240001704 951 Vehicle Suites 951 VEHICLE SUITES PL20240001704 CPUD REZONE CRITERIA 10.02.08.F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08.E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. Future Land Use Element: A companion SSGMPA application has been submitted to create the 951 Vehicle Suites Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. 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 Page 7750 of 7924 Page 2 of 6 PL20240001704 951 Vehicle Suites 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 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 discharges. 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 Page 7751 of 7924 Page 3 of 6 PL20240001704 951 Vehicle Suites wetland preservation. The Environmental Data further details this assessment and is based on the following: 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 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. 2. The existing land use pattern. The subject property is located on Collier Blvd. which is a six-lane right of way. There are several existing developments along Collier Blvd. that include high intensity commercial developments and high density residential developments. The subject 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. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed CPUD will not create an isolated district as the project fronts on a major right of way. As described above the subject property is not isolated. The use will result in a low level of noise based on the majority of activity and the storage for vehicles will be indoors. The proposed luxury vehicle suites are complementary to the adjacent residential uses as they are intended for vehicles that either are not allowed or do not fit on a residential parcel. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions in the neighborhood. Page 7752 of 7924 Page 4 of 6 PL20240001704 951 Vehicle Suites Existing boundaries were not illogically drawn in relation to existing conditions in the neighborhood. The proposed commercial use is appropriately located on an arterial road and properly addresses the existing uses in the surrounding area. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. Per the Needs Analysis provided with the companion GMPA application, the need for indoor self- storage, intended for luxury vehicles, are in demand and with the projected growth the need will only increase. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in the area. The proposed buffers and development standards ensure compatibility with the surrounding properties. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The TIS provides a detailed analysis of the traffic generated from this project. The Study concluded that there minimum traffic volumes projected. The requested change will not create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SFWMD requirements. The MCP specifically depicts the area intended for preserve and development area. The design will include onsite stormwater retention. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards and perimeter buffers assure the proposed change will not reduce light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change will not adversely affect property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Page 7753 of 7924 Page 5 of 6 PL20240001704 951 Vehicle Suites The proposed change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The property to the north has an approved mini-storage in the C-5 zoning district. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning. The requested CPUD rezoning will allow for commercial uses in an area suitable for such uses. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change suggested is not out of scale with the needs of the surrounding area or the county. As previously stated, there is a demand for the proposed use that will continue as growth continues. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. It is possible to find other adequate sites in the county for the proposed uses; however, the proposed development is situated in an appropriate location along a major road that will accommodate the development and end users. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification is typical of and similar to any other similar development approved in Collier County. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. As described in the Public Facilities report there are existing public facilities and services available to the property. A letter of availability from Collier County Utilities Department has been included. Page 7754 of 7924 Page 6 of 6 PL20240001704 951 Vehicle Suites 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC. Page 7755 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 7756 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 7757 of 7924 Page 7758 of 7924 Page 7759 of 7924 Page 7760 of 7924 Page 7761 of 7924 Page 7762 of 7924 Page 7763 of 7924 Page 7764 of 7924 Page 7765 of 7924 Page 7766 of 7924 Page 7767 of 7924 Page 7768 of 7924 Page 7769 of 7924 Page 7770 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 7771 of 7924 Page 7772 of 7924 Page 7773 of 7924 Page 7774 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                         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 Public Notices $-B _* Y_ _;B_ _GsÍ sĒşļ Ēĉ¼éńŒĒĤéńäĒĤ ÏĒļ ĤĒńŒêĉÖ ùĒš{ù {ĉ® ĉ{ŒêĒĉ{ù õĒńĪ %¼Œ ńŒ{ļŒ¼® {Œ õĒńĪşń{ŒĒ®{źĪšĒă U¼{šä ăĒļ¼ š{ĉ®ê®{Œ¼ń ŷêŒä Ēşļ ă{ńńêŶ¼ļ¼{šä¨ĉ¼ŒŷĒļ÷¨{ĉ®êĉńêÖäŒń Ēĉĉ¼šŒ ŷêŒä Œä¼ š{ĉ®ê®{Œ¼ń ŷäĒ ă{Œšä źĒşļ äêļêĉÖ ĉ¼¼®ńĪ sĒşļ õĒ ĤĒńŒêĉÖ êń ń¼ĉŒ ŒĒ Œä¼ 7Ēš{ń¼ šĒăăşĉêŒź¨ {ĉ® ¼źĒĉ®Í U¼{šä ăĒŒêŶ{Œ¼® š{ĉ®ê®{Œ¼ń ŷäĒ {ļ¼ ùĒĒ÷êĉÖ ÏĒļ Œä¼êļĉ¼ŹŒš{ļ¼¼ļÈä¼ùĤêĉÖźĒşäêļ¼¼Ŷ¼ĉÏ{ńŒ¼ļĪ ŒńĪ Public Notices                                Page 7775 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 7776 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 7777 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 7778 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 7779 of 7924 951 VEHICLE SUITESNeighborhood Information MeetingSeptember 25, 2024 Page 7780 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 7781 of 7924 LOCATION MAP Page 7782 of 7924 ZONING MAP Page 7783 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 7784 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 7785 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 7786 of 7924 PROPOSED 951 VEHICLE SUITES COMMERCIAL SUBDISTRICT Page 7787 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 7788 of 7924 MASTER CONCEPT PLAN Page 7789 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 7790 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 7791 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 7792 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 7793 of 7924 Page 7794 of 7924 Page 7795 of 7924 Page 7796 of 7924 Page 7797 of 7924 Page 7798 of 7924 Page 7799 of 7924 Page 7800 of 7924 Page 7801 of 7924 Page 7802 of 7924 Page 7803 of 7924 Page 7804 of 7924 Page 7805 of 7924 Page 7806 of 7924 Page 7807 of 7924 Page 7808 of 7924 Page 7809 of 7924 Page 7810 of 7924 Page 7811 of 7924 Page 7812 of 7924 Page 7813 of 7924 Page 7814 of 7924 Page 7815 of 7924 Page 7816 of 7924 Page 7817 of 7924 Page 7818 of 7924 Page 7819 of 7924 Page 7820 of 7924 Page 7821 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 7822 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 7823 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 7824 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 7825 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 7826 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 7827 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 7828 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 7829 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 7830 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 7831 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 7832 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 7833 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 7834 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com 23. Stipulations for approval (Conditions) None. Page 7835 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A Earth Tech Environmental Staff Qualifications Page 7836 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 7837 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 7838 of 7924 Environmental Data for PUDZ/GMPA Earth Tech Environmental, LLC www.eteflorida.com APPENDIX B Protected Species Survey Page 7839 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 7840 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 7841 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 7842 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 7843 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 7844 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 7845 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 7846 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 7847 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 7848 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 7849 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 7850 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 7851 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 7852 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 7853 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 7854 of 7924 Protected Species Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A FLORIDA BONNETED BAT TREE CAVITY SURVEY Page 7855 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 7856 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 7857 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 7858 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 7859 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 7860 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 7861 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 7862 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 7863 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 7864 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 7865 of 7924 Florida Bonneted Bat Tree Cavity Survey Earth Tech Environmental, LLC www.eteflorida.com APPENDIX A TREE CAVITY PHOTOGRAPHS Page 7866 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 1 A (8’) External View Internal View: Facing Up Internal View: Facing Down Page 7867 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 2 A (27’) External View Internal View: Facing Up Internal View: Facing Down Page 7868 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 2 B (25’) External View Internal View: Facing Up Internal View: Facing Down Page 7869 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 3 A (28’) External View – Did not peep, cavity too shallow. Page 7870 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 4 A (9’) External View Internal View: Facing Up Internal View: Facing Down Page 7871 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 4 B (12’) External View Internal View: Facing Up Internal View: Facing Down Page 7872 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 7873 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 6 A (15’) External View Internal View: Facing Up Internal View: Facing Down Page 7874 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 7 A (25’) External View Internal View: Facing Up Internal View: Facing Down Page 7875 of 7924 951 Vehicle Suites: Tree Cavity Photographs Tree Cavity 7 B (28’) External View Internal View: Facing Up Internal View: Facing Down Page 7876 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 7877 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 7878 of 7924 GIS Screenshot Page 7879 of 7924 Page 7880 of 7924 A guide to living in bear country Jay ExumMyF WC.com/Bear The bear facts Black bears are the only species of bear in Florida. Biologists estimate there are over 4,000 bears today, compared to 300 in the 1970s. Bears can pick up scents from over a mile away: that’s seven times better than a bloodhound. Adult bears typically weigh between 150 to 400 pounds, with males often twice the size of females. Females have their first litter at 2 to 3 years old, with one to three cubs born every other year. Breeding occurs from June to August, with cubs born around February 1. On average, a female’s home range is over 15 square miles and a male’s home range is over 60 square miles. A bear’s diet 22% Insects (termites, ants, bees, etc.) 73% Plants (fruits, nuts, berries, etc.) 5% Meat (opossums, armadillos, carrion, etc.) Ashley HockenberryPage 7881 of 7924 It is illegal to put out food or garbage that attracts bears and causes conflicts. Anything that attracts dogs, cats or raccoons also attracts bears! Bear behavior and you Black bears are generally shy and not aggressive. When seen near homes bears are often just passing through. When frightened, bears typically run away or climb a tree. If a bear is in a tree, it is either feeding or trying to escape danger. Keep people and pets away, and the bear will leave on its own, usually after dark. When a bear stands on its hind legs, it is trying to get a better view or scent. Black bears may huff, snap their jaws, swat the ground or “bluff charge” when cornered, threatened or defending food or young. If this happens, stop, stand your ground and then slowly back away. Remember, bears are large, powerful, wild animals that can be unpredictable and become dangerous. Bears who receive food from people may lose their natural fear of them and are more likely to damage property or become a public safety risk. NEVER feed or attract bears. Carry bear spray and learn how to use it properly, paying attention to wind direction, distance to bear (20-40 ft.) and your escape route. Make sure to buy spray designed for use on bears. Learn all about Florida’s bears at MyFWC.com/Bear and how to be BearWise® at BearWise.org BearWise® tips: Never approach a bear, keep your distance. If a bear changes its behavior because you’re there, you are too close. If you encounter a bear at close range, stand with arms raised, back up slowly and speak to the bear in a calm, assertive voice. Do not turn your back, play dead or run from a black bear. Make sure you are in a secure area, such as a car or building, and the bear has a clear escape route, then scare the bear away with loud noises, like yelling, blowing a whistle, or using an air or car horn. Install a motion-activated device, such as flood lights, a water sprinkler or audio alarm, to temporarily scare the bear off so you can remove or secure attractants. Report any bear threatening the safety of people, pets or livestock, or causing property damage to the FWC (see back cover). Walk dogs on a non-retractable leash and be aware of your surroundings. Dogs can trigger defensive behaviors from bears. Alert neighbors of bear activity in your community and share information on how to avoid conflicts with bears. Warning! It is illegal to take, possess, injure, shoot, collect or sell black bears under Florida state law unless authorized by an FWC-issued permit. If you are found guilty, you can face fines and/or jail time. Page 7882 of 7924 Avoid attracting bears Bears do not linger if they do not find food. Properly storing or securing garbage and other attractants is a proven method of preventing conflicts. However, it takes a community-wide effort to keep bears wild and out of neighborhoods. Use electric fencing to protect gardens, garbage, compost piles, beehives, fruit trees and livestock.John Bailey Use an electric “unwelcome” mat to keep bears away from a specific area, such as under a window, door or fence. Keep garage doors closed when not in use. Feed pets indoors or bring food and bowls in at night. Store pet and livestock feed in bear-resistant containers or inside a secure area. Remove or modify bird and wildlife feeders and ensure the ground is free of all feed debris. Properly harvest ripe nuts, fruits, and vegetables and remove rotten fruits and vegetables. Keep outdoor refrigerators and freezers in a secure location or lock them up. Clean meat smokers and barbecue grills with a degreasing detergent. A screened-in porch will not keep bears out! Securing garbage Store garbage in a secure area, such as a sturdy shed or garage, until the morning of pickup, or Build a small shed to store trash cans. If the shed is curbside, call your waste service provider to ensure they will still service trash cans, or If you have a sturdy trash can, you can modify it with hardware to be bear-resistant. Call your waste service provider to ensure they will service a modified trash can, or Request a commercially manufactured bear- resistant trash can from your waste service provider. If they do not provide these cans, you can special order one from a hardware store, but ensure your waste service provider will service it.Eglin AFBFunds from the Fish & Wildlife Foundation of Florida’s “Conserve Wildlife” license plate help conserve bears and reduce human-bear conflicts. Buy one today at your local tax collector’s office or online at wildlifeflorida.org/cwt.Page 7883 of 7924 How FWC responds to conflicts The FWC addresses human-bear conflicts in a variety of ways, including providing technical assistance over the phone, conducting an in-person visit with the resident, using deterrents (such as electric fences), attempting to scare the bear away, or, in rare cases, attempting to trap the bear. While most conflicts can be avoided by securing attractants, FWC assesses each situation to decide on the most appropriate response. The earlier the FWC is notified, the more options are available. The longer a conflict situation continues, the more likely the bear will develop behaviors that present a risk to public safety, such as entering a dwelling. Once this happens, it is too late to try to change the bear’s behavior and it must be humanely killed. Encourage your school system to use the Florida Black Bear Curriculum Guide, designed for grades 3 to 8 and correlated to state education standards. Found at floridabear.org.Milt FoxWhere bears live in Florida FWC Regional Office FWC Region County Water Frequent Common Occasional Rare Bear Range (2020) If you are experiencing bear conflicts, please contact the nearest FWC regional office. North Central Lake City (386) 758-0525 Northeast Ocala (352) 732-1225 Northwest Panama City (850) 265-3676 South West Palm Beach (561) 625-5122 Southwest Lakeland (863) 648-3200 In an emergency or if you suspect illegal activity, call the Wildlife Alert Hotline at 888-404-FWCC (3922). The Florida Fish and Wildlife Conservation Commission does not allow discrimination on the basis of race, color, sex, religion, national origin, age or disability. If you have been discriminated against in any program, activity or facility of this agency which received Federal financial assistance, you should contact/write to: Florida Fish and Wildlife Conservation Commission, Office of Human Resources, 620 South Meridian Street, Tallahassee, FL 32399-1600; Telephone 850-488-6411 or contact/write to: Office of Diversity, Inclusion and Civil Rights, U.S. Department of the Interior, 1849 C Street, NW, Washington, D.C. 20240. MyF WC.com/Bear printed on recycled paper 9/2023 Page 7884 of 7924 From:Peter Shawinsky To:Margaret Emblidge Cc:Barry Jones; Nancy Gundlach Subject:RE: Pre-App Meeting PL20240001700/PL20240001704 Triple Net (GMPA)/(PUDZ) Date:Wednesday, March 20, 2024 2:13:48 PM Attachments:image008.png image009.png image010.png image011.png image012.png image013.png [EXTERNAL EMAIL] Margaret, The two black boxes do not show much. When the plans come in for SDP review I will be able to comment better. Respectfully, Peter Shawinsky, R.A. Architect Development Review Division Exceeding Expectations, Every Day! Peter.Shawinsky@Colliercountyfl.gov 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252.8523 How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! From: Margaret Emblidge <memblidge@lja.com> Sent: Wednesday, March 20, 2024 2:10 PM To: Peter Shawinsky <Peter.Shawinsky@colliercountyfl.gov> Cc: Barry Jones <bajones@lja.com>; Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov> Subject: Pre-App Meeting PL20240001700/PL20240001704 Triple Net (GMPA)/(PUDZ) EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Page 7885 of 7924 Peter we just finished the preapp on the above referenced project and have a question. The project is a for upscale Vehicle suites only with the overhead doors facing north and south. Based on the attached concept plan do we only have to treat the facades facing Collier Blvd.? I look forward to your input. Thank you, Margaret. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 7886 of 7924 From:Ray Bellows To:Nancy Gundlach Cc:Margaret Emblidge Subject:RE: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 Date:Friday, March 29, 2024 11:26:03 AM Attachments:image015.png image019.png image022.png image023.png image024.png image025.png image026.png image027.png image001.png X-logo-black-32x32_c19684b4-b806-4f68-82de-c15698629dfa.png Waiver of Historic Survey.doc [EXTERNAL EMAIL] Hi Margaret, The Historic/Archaeological provisions of the LDC only require an applicant to submit a cultural/archaeological assessment if the subject property being rezoned is located within an area designated as having a high potential of containing archaeological artifacts. An applicant can also request a waiver from the requirement to provide an archaeological assessment (see attached) if it can be demonstrated that the site has a low potential for historic/archaeological impact. Based upon my review of the H/A Probability Maps, the subject property that is in Section 15 is located outside any designated Probability Area depicted in yellow. Therefore, an assessment or waiver isn’t required for this petition. Respectfully, Ray Zoning Division - Zoning Services Section Growth Management Department Telephone: 239.252.2463; Fax: 239.252.6350 Ray Bellows Manager - Planning Zoning Ray.Bellows@colliercountyfl.gov From: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov> Sent: Friday, March 29, 2024 9:44 AM To: Ray Bellows <Ray.Bellows@colliercountyfl.gov> Cc: memblidge@lja.com Subject: FW: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 Hi Ray, Could you answer Margaret’s question below related to what documents to submit to satisfy the “Historic Survey” submittal requirements of the PUDZ Application (shown below)? Page 7887 of 7924 Thank you, Respectfully, Nancy Nancy Gundlach Planner III Zoning Office:239-252-2484 Nancy.Gundlach@colliercountyfl.gov From: Margaret Emblidge <memblidge@lja.com> Sent: Friday, March 29, 2024 9:06 AM To: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov> Subject: RE: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Nancy another clarification regarding the historical survey checked. Is this simply a letter from the State determining if there are any historical elements on the property? Or? Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com From: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov> Sent: Friday, March 29, 2024 8:07 AM To: Margaret Emblidge <memblidge@lja.com> Cc: Denise Rakich <drakich@lja.com>; ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov>; Richard Henderlong <Richard.Henderlong@colliercountyfl.gov>; Ray Bellows <Ray.Bellows@colliercountyfl.gov>; Michael Bosi <Michael.Bosi@colliercountyfl.gov> Subject: RE: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 [EXTERNAL EMAIL] Good morning, Margaret, Page 7888 of 7924 A Master Plan is required with the Submittal. Please disregard the word “revised.” We are currently updating our Applications. I will bring this issue to their attention. Thank you. Respectfully, Nancy Gundlach, AICP, PLA, CSM Planner III Zoning Services Division (239)252-2484 Nancy.Gundlach@colliercountyfl.gov 2800 N. Horseshoe Drive, Naples, FL 34104 Nancy Gundlach Planner III Zoning Office:239-252-2484 Nancy.Gundlach@colliercountyfl.gov From: Margaret Emblidge <memblidge@lja.com> Sent: Thursday, March 28, 2024 4:30 PM To: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov>; Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Cc: Denise Rakich <drakich@lja.com> Subject: FW: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. I have reviewed the Preapp notes and the Checklist checked the box for “revised master concept plan” on p.23 of the PDF. This is not an amendment so there is no revision at this point. This seems to be a reoccurring issue on my preapps checklists. Please correct this on the official notes and resend and repost. Thank you. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com From: ThomasClarkeVEN <Thomas.Clarke@colliercountyfl.gov> Sent: Thursday, March 28, 2024 11:50 AM To: Denise Rakich <drakich@lja.com> Cc: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov>; Parker Klopf <Parker.Klopf@colliercountyfl.gov> Subject: Zoning Pre-App NOTES & Application Checklists for 951 Vehicle Suites (PUDZ)–PL20240001704 & 951 Vehicle Suites (GMPA)–PL20240001700 [EXTERNAL EMAIL] Good morning Denise, The Zoning Pre-Application Meeting NOTES with application checklist & Fees for the following COMPANION petitions are complete and have been uploaded to your account(s) in City View. I have attached a copy of the Pre-App Notes here. These notes apply to both Companion petitions. Refer to the Application Checklist & Fees at the end of the attached Notes for your submittal of the PUDZ Application. The GMPA application does not have a checklist as of now, but all the submission requirements are in the text of the Application along with the fees. I attached the current GMPA application here also. Page 7889 of 7924 951 Vehicle Suites (PUDZ) – PL20240001704 951 Vehicle Suites (GMPA) – PL20240001700 The PUD Rezone(PUDZ) application and the GMPA Application should be downloaded from our website to be sure you get the most up to date version when you are ready to submit. Here is a link to the Applications page on our website: https://www.colliercountyfl.gov/government/growth-management/divisions/planning-and-zoning-division/land-use-applications#!/ If you have any questions, please feel free to reach out to any of our Reviewers prior to the submission of your Application(s). Have a Great day & Good Luck with your project! Thomas Clarke Operations Analyst - Zoning Division 2800 North Horseshoe Drive, Naples, FL 34104 Phone: 239-252-2526 Growth Management Community Development Dept. Zoning Division Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 7890 of 7924 Page 7891 of 7924 Page 7892 of 7924 Page 7893 of 7924 Page 7894 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 7895 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 7896 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 7897 of 7924