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Agenda 09/09/2025 Item # 9A (Ordinance - Petition GMPA-PL20240001079 - Premier Vehicle Storage Commercial Subdistrict)
SEE REVERSE SIDE Proposed Agenda Changes Board of County Commissioners Meeting September 9, 2025 Continue Items 9A & 9B to the September 23, 2025, BCC Meeting: (Petitioners Request) • This item requires that all participants be sworn in, and Commission members provide ex-parte disclosure. Recommendation to approve an ordinance amending Ordinance No. 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, Urban Mixed Use District, Urban Residential Subdistrict, to Urban, Urban Commercial District, Premier Vehicle Storage Commercial Subdistrict, to allow 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles, furthermore directing transmittal of the adopted amendment to the Florida Department of Commerce. The subject property is situated on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township 50 South, Range 26 East, Collier County, Florida, and comprises 3.7± acres. This document provides for severability and an effective date. • This item requires that all participants be sworn in and that ex parte disclosure be provided by Commission members. Recommendation to approve an Ordinance rezoning property from the Rural Agricultural (A) zoning district to the Commercial Planned Unit (CPUD) zoning district for a project to be known as Premier Vehicle Storage CPUD, to allow development of 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles including automobiles, recreational vehicles, boats, and other vehicles. The subject PUD, consisting of 3.7± acres, is located on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township 50 South, Range 26 East, Collier County, Florida. Continue Item 16B2 to the September 23, 2025, BCC Meeting: Recommendation to approve a Second Amendment to Agreement No. 21-7896, Emergency/Disaster Related Stabilization and Recovery Services for Roadway Signs, with Southern Signal and Lighting, Inc., exercising the second renewal term under the agreement through September 13, 2026, and approving a 5% rate increase. (Staffs Request) Notes: • The recommendation for item 9A should reference GMPA-PL20240001079 instead of GMPA- PL20230001079. TIME CERTAIN ITEMS: 9/8/2025 3:29 PM 9/9/2025 Item # 9.A ID# 2025-2525 Executive Summary This item requires that all participants be sworn in, and Commission members provide ex-parte disclosure. Recommendation to approve an ordinance amending Ordinance No. 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, Urban Mixed Use District, Urban Residential Subdistrict, to Urban, Urban Commercial District, Premier Vehicle Storage Commercial Subdistrict, to allow 60,000 square feet of gross floor area of indoor air-conditioned warehousing and self-storage for vehicles, including automobiles, recreational vehicles, boats, and other vehicles, furthermore directing transmittal of the adopted amendment to the Florida Department of Commerce. The subject property is situated on the southeast corner of the intersection of Santa Barbara Boulevard and Polly Avenue, in Section 16, Township 50 South, Range 26 East, Collier County, Florida, and comprises 3.7± acres. This document provides for severability and an effective date. (This is a companion item to Agenda Item 9.B., PUDZ-PL20240001081 Premier Vehicle Storage CPUD.) [PL20240001079] OBJECTIVE: To adopt the proposed Small-Scale Growth Management Plan (GMP) Amendment to create a new subdistrict called the Premier Vehicle Storage Commercial Subdistrict that will provide lands for a maximum of 60,000 square feet of gross floor area of air-conditioned warehousing and storage for various vehicles. CONSIDERATIONS: The subject petition is submitted as a small-scale comprehensive plan amendment (Growth Management Plan Amendment, or GMPA). Per Florida Statutes, proposed small-scale amendments are heard at one public hearing of the Collier County Planning Commission (CCPC) and one public hearing of the Board. If the Board approves, the petition’s proposed ordinance is adopted and transmitted to the Florida Department of Commerce. The GMPA requested is approximately ±3.70 acres and is located on the east side of Santa Barbara Boulevard, approximately one-third of a mile north of Rattlesnake Hammock Road (CR 864) and approximately 1.5 miles south of Davis Boulevard (SR 84) in Section 16, Township 50 South, Range 26 East, Collier County, Florida. This petition seeks to amend the Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended for approval by the Collier County Planning Commission (CCPC), is found in the proposed Ordinance’s Exhibit “A.” The process for adoption of a small-scale comprehensive plan amendment requires (in part) that the following statutory standards be met [followed by staff analysis in bracketed and italicized text]. (1) A small-scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: [The amendment is fewer than 50 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site- specific small-scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [The amendment is not proposing a text change to the comprehensive plan’s goals, objectives, and policies; and is proposing a map and text change relating directly to a site-specific small-scale development activity.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The property is not located within an area of critical state concern.] 4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained between and among elements if the amendment is approved.] Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff have made the following findings and conclusions: The purpose of this GMPA and companion PUDZ zoning petition is for a maximum of 60,000 square feet of gross floor Page 18 of 2661 9/9/2025 Item # 9.A ID# 2025-2525 area of air-conditioned warehousing and storage for various vehicles. • There are no adverse environmental impacts. • No historical or archaeological sites are affected by this amendment. • There are no concerns about impacts on public infrastructure. • The use is generally compatible with surrounding development based upon the high-level review conducted for a GMP amendment. The documents provided for the amendment support the proposed changes to the FLUE and map. The CCPC Staff Report provides a complete staff analysis of this petition. THE COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC heard Petition PL20240001079, the Premier Vehicle Storage Commercial Subdistrict, on July 17, 2025, and voted 6-0 to forward this petition to the Board with a recommendation of approval upon inclusion of the prohibition of residential development within the Subdistrict text. This item is consistent with the Collier County strategic plan objective to implement prudent development through effective planning for transportation, land use, and growth management. FISCAL IMPACT: Petition fees account for staff review time and materials, and for the cost of associated legal advertising and public notice for the public hearings. Therefore, no fiscal impact to Collier County will result from the approval of this amendment. GROWTH MANAGEMENT IMPACT: The Board's adoption of the proposed amendment for transmittal to the Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-one (31) days after receipt by Florida Commerce. LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized and subject to the procedures established in Chapter 163, Part II, Florida Statutes, The Community Planning Act, and Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: "Plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue." Section 163.3177(1)(f), Florida Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that FLUE plan amendments shall be based on surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of non- conforming uses inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The need to modify land uses and development patterns with antiquated subdivisions. i. The discouragement of urban sprawl. Page 19 of 2661 9/9/2025 Item # 9.A ID# 2025-2525 j. The need for job creation, capital investment, and economic development that will strengthen and diversify the community's economy. FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an adoption hearing. -HFAC RECOMMENDATIONS: To approve petition GMPA-PL20230001079, and adopt the ordinance creating a new subdistrict to be named the Premier Vehicle Storage Commercial Subdistrict. PREPARED BY: Jessica Constantinescu, Planner II, Comprehensive Planning ATTACHMENTS: 1. Staff Report PL20240001079 PVS 6-26-25 2. Ordinance 07/31/25 3. Sub 4 - Revised Market Study - V3 Update - 3-3-25 4. Application Backup - PL20240001079 Premier Vehicle Storage GMPA 5. legal ad - agenda IDs 25-2499 & 25-2525- Premier Vehicle Storage CPUD & GMPA - 9.9.25 BCC Page 20 of 2661 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: JULY 17, 2025 SUBJECT: PETITION PL20240001079/SMALL SCALE GROWTH MANAGEMENT PLAN AMENDMENT FOR THE PREMIER VEHICLE STORAGE COMMERCIAL SUBDISTRICT ELEMENTS: FUTURE LAND USE ELEMENT (FLUE) AGENT/APPLICANT: Agents: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Unit: 200 Naples, FL 34108 Richard Yovanovich, Esq. Coleman, Yovanovich, & Koester, P.A. 4001 Tamiami Trail N, Unit: 400 Naples, FL 34103 Applicant/Owner: Mike Assaad, Manager Santa Barbara 2022, LLC 1400 Gulfshore Boulevard N, Unit: 106 Naples, FL 34102 Page 21 of 2661 GEOGRAPHIC LOCATION: The subject property, a ± 3.70-acre parcel, is located on the east side of Santa Barbara Boulevard, approximately one third of a mile north of Rattlesnake Hammock Road (CR 864) and approximately 1.5 miles south of Davis Boulevard (SR 84) in Section 16, Township 50 South, Range 26 East. 2 Page 22 of 2661 Page 23 of 2661 4 REQUESTED ACTION: The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use Element (FLUE) and Future Land Use Map Series to create a subdistrict called the Premier Vehicle Storage Commercial Subdistrict, by: 1) Amending the Urban, Urban Commercial District text to allow for 60,000 square feet of air- conditioned warehousing and storage for various vehicles within the Premier Vehicle Storage Commercial Subdistrict. 2) Amending the Future Land Use Map Series to depict the ± 3.70-acre Premier Vehicle Storage Commercial Subdistrict. The proposed amended text and map change is depicted in Ordinance Exhibit A. EXISTING CONDITIONS: Subject Property: The ±3.70-acre subject site is in the Agricultural (A) zoning district as demonstrated on the Collier County Official Zoning Atlas. According to the Future Land Use Map (FLUM), the subject property is designated as the Urban Residential Subdistrict of the Urban Mixed-Use District, which is also classified as an Urban Designation. The site, in its current designation, is eligible to develop low-density residential and low-intensity agricultural uses. The Urban Mixed-Use District is intended to accommodate both residential and non-residential land uses, in which certain commercial and industrial uses are allowed subject to criteria. The purpose of the Urban Residential Subdistrict is to provide for developments of higher density with few natural resource constraints, where existing and planned public facilities are concentrated. Surrounding Lands: North: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned; Onyx RPUD. Land Use: Residential East: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: Agricultural. Land Use: Residential South: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: RSF-3. Land Use: Residential West: Future Land Use Designation: Urban Residential Subdistrict of the Urban Mixed- Use District. Zoned: Royal Woods Golf & Country Club Planned Unit Development (PUD). Land Use: Residential The immediately surrounding areas are comprised of residentially zoned lands. Beyond the surrounding properties, the residential land use pattern continues north toward the Mixed-Use Activity Center located at the intersection of Davis Boulevard and Santa Barbara Boulevard, known as Activity Center #6. The residential land use pattern continues south toward the intersection of Rattlesnake Hammock Road. Page 24 of 2661 5 BACKGROUND AND ANALYSIS: The subject site is located within the Urban, Urban Mixed-Use District, Urban Residential Subdistrict. The Urban Residential Subdistrict is found throughout the urbanized areas of Collier County and provides for residential uses and a higher concentration of densities. The subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District. The subject site is also within the boundaries of the East Naples Study Area of the East Naples Community Development Plan. In accordance with its Future Land Use Designation, the immediate surrounding lands are exclusively developed as residential uses. Directly adjacent to the subject site, there are two Residential Planned Unit Developments (RPUDs): Onyx RPUD and Royal Woods Golf & Country Club to the north and west. To the south lies a Residential Single-Family (RSF-3(1)) parcel approved for development at one dwelling unit per acre. To the east are subdivided, non-conforming Agricultural (A)-zoned lots purposed for single-family residential dwellings. Few non-residential uses are approved for development beyond the surrounding lands. The nearest non-residential uses in proximity to the subject site are churches, approximately ½ mile north and south of the property, both located on the east frontage of Santa Barbara Boulevard. Churches are classified as community facility uses and are permitted in the Urban Mixed Use District, subject to approval through the Conditional Use process. The Future Land Use Element (FLUE) establishes guiding policies for directing land use patterns within Urban designated areas. The key factors for evaluating the appropriateness of commercial development are transportation impacts, aesthetics and sense of place. According to the FLUE, commercial development should be directed to Mixed Use Activity Centers, which are intended to support commercial developments in walkable, accessible environments. This strategic approach is designed to minimize the impact of commercial developments on surrounding residential areas. The nearest such designated area, Activity Center #6, is located approximately 1¼ miles from the subject site, as identified on the Mixed Use & Interchange Activity Center Index Map. This proximity presents a viable and more appropriate location for commercial uses such as mini-warehousing. Page 25 of 2661 6 Focusing commercial development to centralized, accessible, and walkable areas has the potential to lessen traffic impacts on the transportation system. The Mixed Use Activity Centers are intended to provide for concentrated commercial and mixed-use development but with carefully configured access to the road network. Activity Center #6 is located within 1 ¼ miles of the subject site, as depicted on the Mixed Use & Interchange Activity Center Index Map. The FLUE encourages a gradual transition in development intensity as land uses move away from the core of a Mixed Use Activity Center. This policy aims to protect residential areas from being directly adjacent to high-intensity commercial or industrial uses. The proposed warehousing facility does not provide a suitable transition in intensity for all adjacent parcels. In addition to issues of land use compatibility, the development would introduce significant visual impacts on neighboring properties and on those traveling along Santa Barbara Boulevard. The petition includes line-of-sight drawings depicting the warehouse buildings to feature architectural design treatments to maximize the potential of visual blending with the surrounding residential neighborhood. While the conceptual rendering achieves the ‘aesthetic’ factor directed by the FLUE when considering appropriateness of commercial development, it does not depict how the site will appear to the motorists and pedestrians along the Santa Barbara Boulevard frontage, nor its appearance to the neighboring property owners to the east, as viewed from the yard of the adjoining residential lot. The proposed facility will visually impact the neighborhood. According to the Occupational Safety and Health Administration (OSHA) Standard Industrial Classification (SIC) system, mini-warehousing falls under SIC 4225: General Warehousing and Storage. The Collier County Land Development Code (LDC) allows this SIC code by right in the Business Park (BP), Industrial (I), and Heavy Commercial (C-5) base zoning districts. The LDC implements this use to be located in more intensively developed or industrialized areas, rather than residential districts. The Premier Vehicle Storage Commercial Subdistrict, if approved, alters the existing residential character of the neighborhood and result in an increase in land use intensity that is not consistent with the Growth Management Plan. It is notable that if a mini-warehousing development were instead proposed within the proximate Activity Center #6, the use would be considered consistent with the Growth Management Plan. Specifically, the southwest quadrant of Activity Center #6 contains the Taormina Reserve Mixed- Use Planned Unit Development (MPUD), an undeveloped mixed-use project adopted under Ordinance No. 09-48. According to Exhibit A, Section II of the ordinance, the Mixed-Use tract permits general warehousing and storage, including indoor mini-storage (SIC 4225), as a use permitted by right. The Taormina Reserve MPUD includes available commercial square footage that could accommodate the proposed use. As such, the proposed auto condominium facility could be developed within this Mixed-Use tract without the need for a Growth Management Plan Amendment or a rezoning action. Further, the approval of the companion rezoning of the site to a Commercial Planned Unit Development, will entitle the property to develop affordable housing at the highest currently allowed density, development standards, and building height within one (1) mile of the subject property, as authorized by F.S. 125.01055, known as “Live Local”. Staff has conducted research of the adjacent zoning districts within a mile of the referenced property, which shows that the RMF-16 zoning district existing within 1 mile has the highest permitted height of 75 feet. As the highest building height allowed within a mile radius is 75 feet, the potential affordable housing development is allowed to be developed at three stories in height. Should the Premier Vehicle Storage CPUD be approved, this action will additionally allow an affordable housing residential development, applied to Residential Multi-Family (RMF-16) development standards, at a maximum of 91.77 dwelling units per acre. Page 26 of 2661 7 Traffic Capacity/Traffic Circulation Impacts: A Transportation Impact Statement (TIS) prepared by Trebilcock Planning and Engineering dated March 20, 2024, was submitted as part of this petition. Transportation Planning staff reviewed the TIS and the petition for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan using the current 2024 AUIR. Staff finds the TIS to be sufficient and have no objections to the Transmittal of this GMPA petition. Environmental Planning Impacts: The subject property is 3.70 acres. Environmental Services Staff verified the acreage of native vegetation on site during the review of the Commercial Planned Unit Development (CPUD) for the project. The subject property is currently zoned Agriculture. The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management Element (CCME) regarding protecting native vegetation preservation onsite. Native vegetation on-site will be retained by the requirements of CCME Policy 6.1.2 and section 3.05.07 of the LDC. Environmental Services staff recommends approval of the proposed petition. Public Utilities Impacts: The project lies within the regional potable water service area and the South Collier Water Reclamation Facility wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. Sufficient water and wastewater treatment capacities are available. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. CRITERIA FOR GMP AMENDMENTS IN FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Supporting data or summaries may be used to aid in determining compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology utilized in data collection or whether a particular methodology is professionally accepted may be evaluated. However, the evaluation may not include determining whether one accepted methodology is superior to another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. Page 27 of 2661 8 3. The comprehensive plan shall be based on permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government using a professionally accepted methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality, and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d. The availability of water supplies, public facilities, and services. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses that are inconsistent with the community's character. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport, as defined in Section 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j. The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a) A future land use plan designating the proposed future general distribution, location, and extent of land use for residential, commercial, industrial, agricultural, recreational, conservation, educational, public facility, and other categories of public and private land use. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: a. An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Page 28 of 2661 9 Section 163.3187 Florida Statutes: Process for adoption of small scale comprehensive plan amendment: (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 50 acres or fewer and: [The amendment is fewer than 50 acres.] (b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan, but only proposes a land use change to the future land use map for a site-specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the small-scale future land use map amendment shall be permissible under this section. [The amendment is not proposing a text change to the comprehensive plan’s goals, objectives, and policies; and is proposing a map and text change relating directly to a site-specific small scale development activity.] (c) The property that is the subject of the proposed amendment is not located within an area of critical state concern, unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The property is not located within an area of critical state concern.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES: The petitioner conducted a NIM on September 19, 2024, at the Collier County South Regional Library located at 8065 Lely Cultural Parkway. The meeting was available for remote participation via Zoom. The meeting began at 5:30 p.m. and concluded at approximately 6:20 p.m. Approximately ten (10) attendees were present at the meeting, with two (2) attendees participating remotely via Zoom. Agent Margaret Emblidge presented information about the proposed GMPA and PUD rezone and subsequently prompted attendees for questions and discussion. The members of the public in attendance raised inquiries regarding various topics such as: access points and traffic impact, stormwater management, dimensional standards specific to the building heights and landscape buffers, potential alternative uses of the property including multi-family developments or a convenience store, impacts of site lighting and noise. Additional documentation of the NIM is provided in Attachment B. FINDINGS AND CONCLUSIONS: The Comprehensive Planning staff finds that the creation of the proposed subdistrict and the uses it will authorize, as identified in the subdistrict language, is inconsistent with the applicable goals, objectives, and policies of the Growth Management Plan and the Florida Statutes listed above. The Premier Vehicle Storage Commercial Subdistrict may achieve compatibility with the surrounding residential uses upon providing conditions in the companion PUD. LEGAL REVIEW: This staff report was reviewed by the County Attorney’s office on June 20, 2025. STAFF RECOMMENDATION: Staff recommends denial of the subdistrict as proposed. In the alternative, if the applicant agrees to the requested changes, staff recommends that the Collier County Planning Commission forward Page 29 of 2661 10 petition PL20240001079, Premier Vehicle Storage Commercial Subdistrict GMPA, to the Board of County Commissioners with a recommendation to approve, with the following conditions included in the companion PUD: 1. Prohibit the use of roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings which are visible from a public right-of-way. 2. Require direct and indirect access to internally oriented buildings to be located on the side of the buildings. 3. No building shall exceed 100 feet in length. 4. No outdoor storage of any kind shall be permitted. 5. Storage units shall be utilized for storage purposes only. Page 30 of 2661 [24-CMP-01229/1961632/1]73 18-CMP-01000 PL20240001079 Premier Vehicle Storage SSGMPA 4/ 7/31/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 1 of 3 ORDINANCE NO. 2025- _______ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN DESIGNATION, URBAN- COMMERCIAL DISTRICT, PREMIER VEHICLE STORAGE SUBDISTRICT, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED, WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.7± ACRES; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20240001079] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Community Planning Act, formerly the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Santa Barbara 2022, LLC, requested an amendment to the Future Land Use Element and Map Series; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and WHEREAS, the Subdistrict property is not located in an area of critical state concern or a rural area of opportunity; and Page 31 of 2661 [24-CMP-01229/1961632/1]73 18-CMP-01000 PL20240001079 Premier Vehicle Storage SSGMPA 4/ 7/31/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 2 of 3 WHEREAS, the Collier County Planning Commission (CCPC) on _______________, considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS, the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Future Land Use Element and Map Series of the Growth Management Plan on ________________; and WHEREAS, all applicable substantive and procedural requirements of the law have been met. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA that: SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT PLAN The amendments to the Future Land Use Element and Future Land Use Map and Map Series attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Economic Opportunity. SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF COMMERCE The Board of County Commissioners directs transmittal of the adopted amendment to the Florida Department of Commerce. SECTION THREE: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION FOUR: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after the state land planning agency notifies the local government that the plan amendment package is complete. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development Page 32 of 2661 [24-CMP-01229/1961632/1]73 18-CMP-01000 PL20240001079 Premier Vehicle Storage SSGMPA 4/ 7/31/25 Words underlined are additions; Words struck through are deletions. *** *** *** *** are a break in text 3 of 3 permits, or land uses dependent on this amendment may be issued or commenced before it has become effective. PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA __________________________ BY: ______________________________ Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: ________________________________ Heidi Ashton-Cicko Managing Assistant County Attorney Attachment: Exhibit A – Text and Map Page 33 of 2661 Exhibit A PL20240001079 Page 1 of 4 Words underlined are added; words struck-through are deleted. EXHIBIT A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** Policy 1.5: [page 9] The URBAN Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: *** *** *** *** *** *** *** *** *** *** *** *** *** C. URBAN – COMMERCIAL DISTRICT [page 10] 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 22. Premier Vehicle Storage Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District [page 70] *** *** *** *** *** *** *** *** *** *** *** *** *** 1. Mixed Use Activity Center Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** 21. Boat House Commercial Subdistrict [page 86] 22. Premier Vehicle Storage Commercial Subdistrict [page 87] This Subdistrict is approximately 3.7 acres in size and is located on the east side of Santa Barbara Boulevard, approximately 0.33 miles north of Rattlesnake Hammock Road as depicted on the Premier Vehicle Storage Subdistrict Map. The purpose of this Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. a. All development within this Subdistrict shall be rezoned to a Commercial Planned Unit Development (CPUD). b. The CPUD shall include a maximum PM Peak Hour trip cap which will limit the allowed uses. c. Allowable uses are limited to indoor self-storage for automobiles, recreational vehicles, four-wheelers, swamp buggies, and boats (SIC 4225). d. Development is limited to a maximum intensity of 60,000 square feet of gross floor area. e. Within 90 days of the effective date of the PUD Ordinance, the owner will record a restrictive covenant against the PUD property in favor of Collier County that prohibits Page 34 of 2661 Exhibit A PL20240001079 Page 2 of 4 Words underlined are added; words struck-through are deleted. residential development. The restrictive covenant will be in a form acceptable to Collier County. *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE MAP SERIES [page 177] *** *** *** *** *** *** *** *** *** *** *** *** *** Boat House Commercial Subdistrict Premier Vehicle Storage Subdistrict Page 35 of 2661 Exhibit A PL20240001079 Page 3 of 4 Words underlined are added; words struck-through are deleted. Page 36 of 2661 Exhibit A PL20240001079 Page 4 of 4 Words underlined are added; words struck-through are deleted. Page 37 of 2661 COMMERCIAL MARKET STUDY FOR PREMIER VEHICLE STORAGE ON 3.64 +/- ACRES ON THE EAST SIDE OF SANTA BARBARA BOULEVARD BETWEEN POLLY AVENUE AND EVERETT STREET IN COLLIER COUNTY, FLORIDA Updated March 3, 2025 Prepared for Santa Barbara 2022 LLC c/o Mr. Mike Asaad 1400 Gulfshore Boulevard, Suite 106. Naples, FL 34102 Prepared by Real Estate Econometrics, Inc. Real Estate Econometrics, Inc. Suite 100 707 Orchid Drive Naples, Florida 34102 (239) 269-1341 Ree-i.com Page 38 of 2661 1.0 Background Santa Barbara 2022 LLC (“Applicant”) is proposing a site-specific, 60,000 square- foot Premier Vehicle Storage facility located on the east side of Santa Barbara Boulevard between Polly Avenue and Everett Street just north of Rattlesnake Hammock Road (the “Subject Property”) in Collier County, Florida (“County”). The Subject Property totals 3.64 +/- acres in size and is zoned Acreage not Classified Agriculture. The parcel is located within the Urban Residential Subdistrict (URS) future land use designation. The Subject Property is currently vacant. The Applicant is proposing the development of 40 +/- vehicle condominiums within 60,000 square feet. The Applicant is submitting a Collier County Comprehensive Plan (“Comprehensive Plan”) designation change for the Subject Property from its current Urban Residential Subdistrict designation to a commercial subdistrict to allow for C-4/C-5 commercial use to accommodate a luxury indoor motorcoach, vehicle and boat storage (“Project”) facility. Real Estate Econometrics, Inc. (“Consultant”) has been asked to prepare a luxury vehicle self-storage needs analysis for the Project that will be submitted with the Comprehensive Plan change application being prepared by the Applicant. The luxury vehicle self-storage needs analysis study is comprised of four parts: the site assessment, the supply component, the demand component and the conclusion. 2.0 Proposed Luxury Vehicle Storage Facility The Applicant is proposing the development of a luxury vehicle storage facility, which will include space for luxury automobiles, recreational vehicle motor homes and boats on trailers. The units will be sold as condominium units and range in size from 1,050 to 1,065 square feet with an optional 300 square-foot mezzanine level. Ceiling heights are approximately 20 feet. Driveway aisles are 50 feet for easy maneuvering of motor homes with some smaller aisle sizes depending on the unit location. There are 50-amp RV electrical outlets in each unit for RV or electric vehicle charging. The units are air-conditioned and include security lights and cameras. There are sprinkler systems throughout. Units have cable and internet connections, interior plumbing hookups, insulated walls and ceilings and 14-foot-high, heavy-duty motorized doors. Every condominium will have windows to bring in the natural light, giving a warmer feel than the standard storage unit. 1 Page 39 of 2661 3.0 Market Area Definition The Subject Property’s market area is primarily along the Collier County coastline. While most of the future luxury car owners will come from the Naples coastal area, the Subject Property is also conveniently located to accommodate exotic car aficionados from other parts of Lee and Collier Counties other than the coastal areas. Figure 3.1 below shows the Market Area and the Subject Property’s location. Figure 3.1 Subject Property’s Market Area and Location. Source: Environmental Systems Research Institute, Inc (“ESRI”) 2 Page 40 of 2661 4.0 Market Area Luxury Car Consumer Demographics Table 4.1 through 4.4 on the next four (4) pages provide the demographic, age 55+, disposable income and net worth information for the Market Area. Some of the highlights include: The Market Area’s current (2024) population is 67,040 which is an increase of 4.52% from the 2020 Census Year. The population is estimated to be 68,997 in 2029 at the current growth rate. The median age is 62.4 years old. 60.7% of the population is over 55 years old. In the over 55+ age group, there are 10,046 households with an average annual household income of $200,000+, the average annual disposable income is $119,232 and the average household net worth is $4,719,764. (Rest of page left intentionally blank) 3 Page 41 of 2661 Table 4.1 Subject Property Market Area 2020 Census Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau Summary Census 2020 2024 2029 Population 64,004 67,040 68,997 Households 30,952 32,631 34,435 Families 18,497 18,935 19,660 Average Household Size 2.02 2.01 1.96 Owner Occupied Housing Units 23,257 24,395 26,322 Renter Occupied Housing Units 7,695 8,236 8,114 Median Age 61.2 62.4 63.5 Trends: 2024-2029 Annual Rate Area State National Population 0.58%0.93%0.38% Households 1.08% 1.15% 0.64% Families 0.75%1.12%0.56% Owner HHs 1.53%1.66%0.97% Median Household Income 3.48%3.25%2.95% Households by Income Number Percent Number Percent <$15,000 2,052 6.3%1,707 5.0% $15,000 - $24,999 1,308 4.0%963 2.8% $25,000 - $34,999 1,443 4.4%1,223 3.6% $35,000 - $49,999 2,348 7.2% 2,034 5.9% $50,000 - $74,999 6,120 18.8%6,041 17.5% $75,000 - $99,999 3,549 10.9%3,588 10.4% $100,000 - $149,999 4,263 13.1%4,826 14.0% $150,000 - $199,999 3,067 9.4%4,007 11.6% $200,000+8,481 26.0% 10,046 29.2% Median Household Income $95,636 $113,488 Average Household Income $164,024 $185,822 Per Capita Income $79,882 $92,720 Population by Age Number Percent Number Percent Number Percent 0 - 4 1,582 2.5%1,686 2.5%1,781 2.6% 5 - 9 1,859 2.9%1,892 2.8%1,912 2.8% 10 - 14 2,185 3.4% 2,028 3.0% 2,109 3.1% 15 - 19 2,546 4.0%2,349 3.5%2,192 3.2% 20 - 24 2,214 3.5%2,539 3.8%2,324 3.4% 25 - 34 4,443 6.9%4,804 7.2%5,205 7.5% 35 - 44 4,708 7.4%5,133 7.7%5,515 8.0% 45 - 54 6,189 9.7% 5,951 8.9% 5,995 8.7% 55 - 64 10,730 16.8%10,211 15.2%9,036 13.1% 65 - 74 13,483 21.1%13,817 20.6%14,008 20.3% 75 - 84 10,204 15.9%12,320 18.4%13,324 19.3% 85+3,862 6.0%4,311 6.4%5,595 8.1% Race and Ethnicity Number Percent Number Percent Number Percent White Alone 52,151 81.5%53,477 79.8%53,201 77.1% Black Alone 2,024 3.2%2,312 3.4%2,582 3.7% American Indian Alone 274 0.4% 318 0.5% 362 0.5% Asian Alone 838 1.3%913 1.4%1,021 1.5% Pacific Islander Alone 15 0.0%17 0.0%19 0.0% Some Other Race Alone 3,006 4.7% 3,484 5.2% 4,271 6.2% Two or More Races 5,695 8.9%6,518 9.7%7,542 10.9% Hispanic Origin (Any Race)9,537 14.9%10,979 16.4%13,055 18.9% Demographic and Income Profile Polygon Area: 40.18 square miles Data Note: Income is expressed in current dollars. ©2025 Esri Census 2020 2024 2029 Census 2020 2024 2029 2024 2029 4 Page 42 of 2661 Table 4.2 Subject Property Market Area Age 50+ Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Demographic Summary 2024 2029 Change Annual Rate Total Population 67,040 68,997 1,957 0.58% Population 50+43,961 44,987 1,026 0.46% Median Age 62.4 63.5 1.1 0.35% Households 32,631 34,435 1,804 1.08% % Householders 55+74.9%74.5%-0.4 -0.11% Total Owner-Occupied Housing Units 24,395 26,322 1,927 1.53% Total Renter-Occupied Housing Units 8,236 8,114 -122 -0.30% Owner/Renter Ratio (per 100 renters)296 324 28 1.82% Median Home Value $940,140 $974,885 $34,745 0.73% Average Home Value $1,160,041 $1,207,214 $47,173 0.80% Median Household Income $95,636 $113,488 $17,852 3.48% Median Household Income for Householder 55+$96,542 $115,597 $19,055 3.67% Total Population Number % of Total Pop Number % of Total Pop Total (50+)43,961 65.6% 44,987 65.2% 50-54 3,302 4.9%3,024 4.4% 55-59 4,330 6.5% 3,814 5.5% 60-64 5,881 8.8% 5,222 7.6% 65-69 6,799 10.1%6,770 9.8% 70-74 7,018 10.5% 7,238 10.5% 75-79 7,314 10.9%7,005 10.2% 80-84 5,006 7.5% 6,319 9.2% 85+4,311 6.4%5,595 8.1% 55-64 Percent 65-74 Percent 75+ Percent Total Percent Total 5,810 100%8,265 100%10,357 100%24,432 100% <$15,000 338 5.8%433 5.2% 831 8.0% 1,602 6.6% $15,000-$24,999 166 2.9%292 3.5% 637 6.2% 1,095 4.5% $25,000-$34,999 168 2.9%343 4.2%600 5.8%1,111 4.5% $35,000-$49,999 284 4.9%586 7.1% 863 8.3% 1,733 7.1% $50,000-$74,999 877 15.1%1,552 18.8%1,983 19.1%4,412 18.1% $75,000-$99,999 593 10.2%902 10.9% 1,054 10.2% 2,549 10.4% $100,000-$149,999 793 13.6%1,021 12.4%1,228 11.9%3,042 12.5% $150,000-$199,999 665 11.4%753 9.1% 838 8.1% 2,256 9.2% $200,000+1,925 33.1%2,384 28.8%2,323 22.4%6,632 27.1% Median HH Income $126,049 $100,872 $80,164 $96,542 Average HH Income $192,584 $174,978 $147,515 $167,523 55-64 Percent 65-74 Percent 75+ Percent Total Percent Total 5,198 100%8,489 100%11,961 100%25,648 100% <$15,000 217 4.2%327 3.9% 777 6.5% 1,321 5.2% $15,000-$24,999 86 1.7%211 2.5%520 4.3%817 3.2% $25,000-$34,999 106 2.0%281 3.3% 559 4.7% 946 3.7% $35,000-$49,999 196 3.8%457 5.4%831 6.9%1,484 5.8% $50,000-$74,999 723 13.9% 1,486 17.5% 2,143 17.9% 4,352 17.0% $75,000-$99,999 487 9.4%894 10.5% 1,197 10.0% 2,578 10.1% $100,000-$149,999 755 14.5%1,132 13.3%1,519 12.7%3,406 13.3% $150,000-$199,999 742 14.3%950 11.2% 1,218 10.2% 2,910 11.3% $200,000+1,887 36.3%2,752 32.4%3,196 26.7%7,835 30.5% Median HH Income $151,476 $121,831 $98,772 $115,597 Average HH Income $215,980 $198,704 $173,300 $190,351 2029 Households by Income and Age of Householder 55+ Data Note: 2024 household income represents an estimate of annual income as of July 1, 2024. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. ©2025 Esri Age 50+ Profile Polygon Area: 40.18 square miles 2024 2029 2024 Households by Income and Age of Householder 55+ Population by Age 5 Page 43 of 2661 Table 4.3 Subject Property Market Area Disposable Income Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Census 2020 2024 2029 Change Annual Rate Population 64,004 67,040 68,997 1,957 0.58% Median Age 61.2 62.4 63.5 1.1 0.35% Households 30,952 32,631 34,435 1,804 1.08% Average Household Size 2.02 2.01 1.96 -0.05 -0.50% 2024 Households by Disposable Income Number Percent Total 32,631 100.0% <$15,000 2,187 6.7% $15,000-$24,999 1,603 4.9% $25,000-$34,999 1,655 5.1% $35,000-$49,999 3,933 12.1% $50,000-$74,999 6,066 18.6% $75,000-$99,999 3,120 9.6% $100,000-$149,999 4,841 14.8% $150,000-$199,999 4,210 12.9% $200,000+5,016 15.4% Median Disposable Income $80,820 Average Disposable Income $114,542 2024 Disposable Income by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 447 1,904 2,643 3,204 5,810 8,265 10,357 <$15,000 59 117 158 149 351 460 892 $15,000-$24,999 44 65 102 70 200 366 756 $25,000-$34,999 52 138 112 138 204 420 590 $35,000-$49,999 103 360 316 281 552 1,034 1,288 $50,000-$74,999 105 421 586 581 883 1,469 2,021 $75,000-$99,999 40 240 224 378 559 769 909 $100,000-$149,999 30 276 487 564 939 1,137 1,407 $150,000-$199,999 3 121 359 482 965 1,181 1,099 $200,000+13 167 298 561 1,156 1,429 1,394 Median Disposable Income $43,745 $63,707 $79,339 $100,293 $105,939 $85,992 $68,858 Average Disposable Income $57,051 $90,619 $107,354 $126,270 $131,956 $121,114 $104,625 Data Note: Disposable Income is after-tax household income. Disposable income forecasts are based on the Current Population Survey, U.S. Census Bureau. Detail may not sum to totals due to rounding. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data in 2020 geographies. ©2025 Esri Disposable Income Profile Polygon Area: 40.18 square miles Number of Households 6 Page 44 of 2661 Table 4.4 Subject Property Market Area Net Worth Profile Source: Environmental Systems Research Institute, Inc (“ESRI”), U.S. Census Bureau 2024-2029 2024-2029 Summary 2024 2029 Change Annual Rate Population 67,040 68,997 1,957 0.58% Median Age 62.4 63.5 1.1 0.35% Households 32,631 34,435 1,804 1.08% Average Household Size 2.01 1.96 -0.05 -0.50% 2024 Households by Net Worth Number Percent Total 32,631 100.0% <$15,000 3,096 9.5% $15,000-$34,999 1,196 3.7% $35,000-$49,999 488 1.5% $50,000-$74,999 946 2.9% $75,000-$99,999 942 2.9% $100,000-$149,999 1,430 4.4% $150,000-$249,999 2,069 6.3% $250,000-$499,999 3,913 12.0% $500,000-$999,999 4,236 13.0% $1,000,000-$1,499,999 2,621 8.0% $1,500,000-$1,999,999 1,504 4.6% $2,000,000+10,191 31.2% Median Net Worth $704,901 Average Net Worth $3,846,224 Wealth Index 226 2024 Net Worth by Age of Householder <25 25-34 35-44 45-54 55-64 65-74 75+ Total 447 1,904 2,643 3,204 5,810 8,265 10,357 <$15,000 221 583 612 384 453 365 479 $15,000-$34,999 58 256 350 178 123 120 111 $35,000-$49,999 14 63 125 133 54 58 40 $50,000-$74,999 26 107 134 189 165 138 186 $75,000-$99,999 8 140 120 124 149 178 222 $100,000-$149,999 12 180 199 192 236 251 359 $150,000-$249,999 42 163 256 342 304 372 590 $250,000-$499,999 62 163 266 476 795 1,007 1,144 $500,000-$999,999 4 213 274 312 561 1,097 1,775 $1000000+0 37 308 873 2,969 4,679 5,450 Median Net Worth $15,484 $60,202 $95,383 $269,439 $1,000,001 $1,000,001 $1,000,001 Average Net Worth $96,956 $192,633 $531,177 $1,539,327 $3,583,965 $5,466,548 $5,093,780 Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board. Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census data. ©2025 Esri Number of Households Net Worth Profile Polygon Area: 40.18 square miles 7 Page 45 of 2661 The previous four (4) demographic tables indicate that coastal Collier County is a very affluent geographical area, which supports the development of luxury vehicle storage facilities further inland from the coast. The demand for such facilities is described in the next section. 5.0 Demand There are many factors that determine the demand for luxury vehicle storage facilities in Collier County, Florida. As noted in Section 4, Collier County and particularly along the coastal area is very affluent and many of the affluent are luxury car collectors. Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. For a growing number of collectors, owning and preserving rare and vintage luxury cars is a passion and a lifestyle. For luxury car collectors, preserving the legacy of classic cars is a crucial part of their hobby. Many collectors spend countless hours restoring and maintaining their vehicles, ensuring that they are in pristine condition and able to be enjoyed for years to come. This involves not only maintaining the car’s performance and appearance but also preserving its history and cultural significance. Reasons for luxury car storage places include1: Limited space at home. Emphasis on having cars that are in the ready-to-use state. Keeps cars from encountering deleterious effects from seasonal weather extremes. 1 - https://www.hagerty.com/media/news/car-condo-storage-solutions/ Collier County Cars per Household Figure 5.1 on the next page notes that car ownership in Collier County mirrors the national average of two (2) cars per household2. 2 - https://datausa.io/profile/geo/collier-county-fl 8 Page 46 of 2661 Figure 5.1 Collier County Cars Per Household 15.6% of all registered vehicles are considered Classic by Definition Hagerty, Inc., is a global leader in insurance for classic and enthusiast vehicles. In their report “The Collector Car Market by the Numbers”3, Hagerty notes that 43-million cars out of a total 275-million registered vehicles in the United States fit Hagerty’s definition of a classic car. That equates to 15.6% of all registered vehicles in the United States. The report also identifies the following demographic information on classic car collectors: Average age: 56 years Average household income: $144k Finally, the report defines classic cars as the following: Antique & Classic Cars 1979 or older 1980 & Newer Collector Cars Trucks, SUVs & Jeeps 15 years or older Hot Rods/Street Rods 1979 or older Replicas High-Value Vehicles & Collections Race Cars 3 - https://www.hagertyagent.com/resources/hagerty-insights/the-collector-car-market- by-the-numbers 9 Page 47 of 2661 Collier County is Number 1 In a Sarasota-Herald newspaper article on luxury automobile ownership insert footer indicator here), Collier County was named No. 1 among Florida's 67 counties for its high-end-car mix4. In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars (just under 21%) are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. 4 - https://www.heraldtribune.com/story/news/2014/04/02/sarasota-manatee-among- floridas-leaders-comes-number-luxury-vehicles-roads-evolution-high- automakers/29239005007/ Classic/Luxury Car Potential Market Area Demand Calculation The data from Tables 4.1 through 4.4 were used to determine the demographics of the demand market area and more specifically the demographics of the defined target market as determined by Hagerty above. Table 5.1 below shows the number of demand market area households in the $150,000+ households by income categories. Table 5.1 Source: Esri forecasts for 2024 and 2029. U.S. Census Bureau 2020 decennial Census in 2020 geographies. Using the previous data in this section, Table 5.2 on the next page calculates the total number of cars that are potential candidates for classic car/luxury vehicle self-storage. Polygon Area: 40.18 square miles Households by Income Number Percent Number Percent <$15,000 2,052 6.3%1,707 5.0% $15,000 - $24,999 1,308 4.0%963 2.8% $25,000 - $34,999 1,443 4.4%1,223 3.6% $35,000 - $49,999 2,348 7.2%2,034 5.9% $50,000 - $74,999 6,120 18.8%6,041 17.5% $75,000 - $99,999 3,549 10.9%3,588 10.4% $100,000 - $149,999 4,263 13.1%4,826 14.0% $150,000 - $199,999 3,067 9.4%4,007 11.6% $200,000+8,481 26.0%10,046 29.2% Demographic and Income Profile 2024 2029 10 Page 48 of 2661 Table 5.2 Cars on 5th Concours Another indication of the high demand for luxury automobiles in Collier County is the Cars on 5th event. In February of each year, auto enthusiasts gather for the annual Naples Cars on 5th Concours. This event is organized each year by the Naples Chapter of the Ferrari Club of America and is part of their annual weeklong "Naples Automotive Experience."5 The Naples Automotive Experience brings in automotive enthusiasts from all over the country, many of whom are Ferrari owners and fans. It is the largest event in Naples each year. There were 700 cars participating in the "Cars on 5th Concours" this year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. The photos below and on the next page show the enthusiasm for luxury automobiles in Collier County. 2024 2029 Households by Income Number Number $150,000+11,548 14,053 Cars per Household*2 2 Total number of cars in $150,000+Household Category 23,096 28,106 Percent of Classic Cars (15.6%) in Market Demand Area** 3,603 4,385 ** See: https://www.hagertyagent.com/resources/hagerty-insights/the-collector- car-market-by-the-numbers * See Figure 5.1 11 Page 49 of 2661 5 - https://paradiseregion.com/f/cars-on-5th-ferrari-club-brings-automotive-enthusiasts-to- naples Hurricane Ian On September 28, 2022, Hurricane Ian came ashore in Lee County, Florida bringing a storm surge in excess of 8 feet to the Naples coast and flooding the lower floors and 1 st floor parking garages of many condominiums and homes within a mile of the beach as shown in the photo below. Automobiles parked within that mile were flooded and rendered unusable as shown on the next page. 12 Page 50 of 2661 In total, CARFAX estimates as many as 358,000 cars were damaged by Hurricane Ian in Florida and the Carolinas6. 6 - https://nbc-2.com/news/2022/11/07/as-many-as-350000-cars-damaged-by-hurricane- ian/ More information on Hurricane Ian can be found in Appendix A on page 20 . 6.0 Supply – Competing Luxury Automobile Storage Facilities Figure 6.1 on the next page shows the location of competing luxury automobile storage facilities in the Market Area as they geographically relate to the Subject Property. Note that the facilities are located near the coast but far enough inland to avoid a significant storm surge. There are eight (8) built and four (4) proposed facilities located in Collier County Photos of the eight (8) Collier County facilities are in Appendix B on page 24. 13 Page 51 of 2661 Figure 6.1 Subject Property Competing Automobile Storage Locations Source: Consultant Field Work and Environmental Systems Research Institute, Inc (“ESRI”) Table 6.1 on the next page includes the eight (8) existing luxury automobile storage facilities and are identified by the numbers on the map. 14 Page 52 of 2661 Table 6.1 Subject Property Competing Automobile Storage Facilities Source: Consultant Field Work In total there are 521 luxury automobile storage units currently built in Collier County. All the units in the facilities are either sold or leased except 21 units. The only supply available outside of the 21 units are units that are resale units, or the owner is leasing their unit to another lessee. The majority of the units were pre-sold prior to the completion of the buildings, which is also a strong indication of pent up demand. 7.0 Self-Storage and Luxury Automobile Storage Units in East Naples Community Development Plan Area The majority of the self-storage facilities located within the boundaries of the East Naples Community Development Plan (“ENCDP”) area are dedicated to self-storage and do not target luxury vehicles. There are seven (7) self-storage facilities within the ENCDP as shown in Figure 7.1 on the next page. Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased Units Available 1 Progressive Auto Storage 720 Bald Eagle Drive, Marco Island 156,000 212 0 212 Condos Sold Out 0 2 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 0 3 Proposed Luxury Vehicle Storage* 5650 Collier Boulevard (approximate) 135,000 100 0 N/A 4 Prima Auto Condos - Not Built 9004 Tamiami Trail East 65,000 33 0 12 Pre-Sold 21 5 Proposed Luxury Vehicle Storage* 6600 Davis Blvd.98,000 N/A N/A N/A 6 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 0 7 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased 0 8 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 0 9 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 0 10 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased 0 11 Naples Auto Vault*7007 Airport Road North 104,000 70 0 N/A 12 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 0 * - In planning stage - NA = Not Available 724 6 21 15 Page 53 of 2661 Figure 7.1 Subject Property Competing Automobile Storage Locations Source: Consultant Field Work and Environmental Systems Research Institute, Inc (“ESRI”) There is a proposed luxury automobile condominium project located on the East Trail just to the northwest of Treviso Bay. Prima Auto Condos will consist of 33 auto storage units under 65,000 square feet of space. Construction has yet to start although just over 33% of the units are under contract. 8.0 C-5 and CPUD Parcels in the Subject Property Supply Market Area The Consultant used a combination of Collier County Property Appraiser data and the Collier County Growth Management Division zoning shapefile to identify potential parcels that are zoned for C-5 Use or CPUD Use and could accommodate an exotic car storage facility. Most of these parcels are already developed. Figure 8.1 on the next page shows the location of those parcels. 16 Page 54 of 2661 FIGURE 8.1. Potential C-5 and CPUD parcels in the Supply Market Area Source: Environmental Systems Research Institute, Inc (“ESRI”), Collier County Growth Management Community Development Department (Planning and Zoning GIS) and Collier County Property Appraiser Most of the parcels in the market area have been developed so there is little vacant inventory available to develop a luxury vehicle storage facility. A list of the parcels can be found in Appendix C on page 31. 9.0 SUPPLY DEMAND ANALYSIS DEMAND The current potential demand for luxury vehicle storage units is 3,603 vehicles and the demand is expected to increase by 782 vehicles by 2029 as shown in Section 5. A just released study by Neighbor Blog7 indicates that 10% of those vehicles are destined for a storage garage so the future demand for luxury vehicle storage units for the next five (5) years is 78 units. 7 - hƩps://www.neighbor.com/storage-blog/more-than-half-of-car-collectors-have-paid-more-than- 5000-to-store-their-cars/ 17 Page 55 of 2661 SUPPLY The current supply side data calculated in Section 6 shows that there are only 21 existing or under construction available storage units. DEMAND/SUPPLY CALCULATION WITH PROPOSED PROJECT Table 9.1 below shows that there will be a deficit of 17 storage units over the next five (5) years including the proposed Project. Table 9.1 Subject Property Competing Automobile Storage Facilities 10.0 Conclusion All market indicators point to a very favorable demand for luxury vehicle storage compared to a limited supply of storage space. Demographics The market area’s demographics are affluent particularly along the coastal area. The Demand Market Area’s current (2024) population is 67,040 which is an increase of 4.52% from the 2020 Census Year. The population is estimated to be 68,997 in 2029 at the current growth rate. The median age is 62.4 years old. 60.7% of the population is over 55 years old. Units Demand (Table 5.3)78 Existing Available Units (Table 6.1) 21 Proposed Project 40 61 Luxury Car Unit Surplus/Defecit (17) 18 Page 56 of 2661 In the over 55+ age group, there are 10,046 households with an average annual household income of $200,000+, the average annual disposable income is $119,232 and the average household net worth is $4,719,764. The over 50 years of age 5-year population increase is estimated to be 1,026. Demand Luxury vehicle storage facilities are being developed in areas where population, wealth and automotive affections are concentrated. Collier County coastal demographics fit all three (3) criteria. Data USA notes that car ownership in Collier County mirrors the national average of two (2) cars per household. In Collier -- home to Naples and Marco Island -- 209 out of every 1,000 cars are among the 13 luxury brands tracked by the Herald-Tribune in its registration analysis. There were 700 cars participating in the "Cars on 5th Concours" last year and was comprised of 150 Ferraris along with other exotics, classics, muscle cars, British cars, and German cars. In 2022, Hurricane Ian in Florida and the Carolinas damaged an estimated 358,000 cars. The majority of existing luxury vehicle storage units were completely sold out prior to the commencement of construction. Supply There are eight (8) built and four (4) proposed facilities located in Collier County that is under construction and pre-selling at this time. Photos of the eight (8) Collier County facilities are in Appendix B on page 24. All eight (8) facilities are either completely sold out or leased. Only availability are resale units or owned units that are for rent. That supply is extremely limited. The Subject Property is a 14-minute drive time from the Collier County coastal are and a 20-minute drive time from Marco Island. The market area is extremely underserved in terms of supply for luxury vehicle storage space. Subject Property will provide much needed supply to accommodate current and future demand. 19 Page 57 of 2661 APPENDIX A HURRICANE IAN IMPACTS Many luxury automobiles were also destroyed in the flooding including this $2-million McLaren shown below. 20 Page 58 of 2661 There was also other luxury automobiles that flooded in Naples during the storm as shown in the photos on the next page. 21 Page 59 of 2661 Finally, Ian’s storm surge took its toll on many luxury electric vehicles including 21 Teslas that caught fire due to the flooding6. 6 - https://www.usatoday.com/story/news/nation/2023/09/01/tesla-fire-hurricane-idalia- flooding-ev-combustion-issue/70738027007/ In Naples alone, 6 Teslas caught fire after being submerged in flood waters7. 22 Page 60 of 2661 7 - https://www.eenews.net/articles/why-6-flooded-evs-burst-into-flames-after-hurricane- ian/ Hurricane Ian will certainly increase demand for luxury automobile storage as owners will seek higher ground for their prized possessions. Insurance companies are reviewing elevation certificates and if the garage is below the FEMA flood elevation some are declining to write or renew policies, which will further drive up the demand for off-site luxury automobile storage. There is plenty of data on the luxury automobile market in Collier County that indicates a burgeoning demand for luxury automobile storage space. In addition to the demand information above, the supply side of luxury automobile storage space in the next section will show that the supply of new space in Collier County is extremely limited. 23 Page 61 of 2661 APPENDIX B COMPETITIVE LUXURY VEHICLE STORAGE FACILITIES Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 1 The Hideout Elite Motor Storage 195 Basik Dr.12,375 55 0 55 24 Page 62 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 3 Ultimate Garages 3101 Terrace Ave 22,689 18 3 18 25 Page 63 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 4 The Vault at Naples 2745 Corporate Flight Dr 20,000 100 0 Fully Leased 26 Page 64 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 5 Naples Motor Condos - Livingston Rd. 12985 Livingston Rd 60,000 42 2 44 27 Page 65 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 6 Naples Motor Condos - Naples Blvd. 5730 Naples Blvd 34,000 17 1 18 28 Page 66 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 7 North Naples Motorplex 2244 Trade Center Way 5,560 12 0 Fully Leased 29 Page 67 of 2661 Map # Luxury Car Storage Facility Address Square Feet Single Units Multiple Units Sold/Leased 8 My Other Place 16121 - 16145 Performance Way 88,425 65 0 65 30 Page 68 of 2661 APPENDIX C Zoned C-5 and CPUD Parcels in and around Supply Market Area Continued on next page. FID SHAPE OBJECTID ZONING ZONENOTE1 7 Polygon 44585 C-5 37 Polygon 44615 CPUD PUD-2008-AR-14048 51 Polygon 44629 CPUD 3-13-18 PUDZ-PL20170001083 ORD. 18-08 143 Polygon 44721 C-5 R-87-1C, R-87-38C 173 Polygon 44751 CPUD 10-24-06 PUDA-05-AR-8832 06-50; 3-12-13 PUDA- PL-12-111 13-23; 3-22-16 CPUD-PL-14-1311 ORD. 16-05; 10-25-2016 PUDA-PL20160001865 ORD. 16- 32; 4-1-18 PUDA-PL20170000425 ORD. 18-19 191 Polygon 44769 CPUD 11-24-92 PUD-92-7 92-93, 6-20-95 PUD-92-7(1) 95- 42; 6-20-03 SUNSETTED,2-24-09 PUDZ-06-AR- 10325 09-06 196 Polygon 44774 C-5 220 Polygon 44798 C-5 287 Polygon 44865 C-5 7/12/92 92-49 288 Polygon 44866 C-5 R-87-15C 318 Polygon 44896 C-5 9-14-16 DR-PL-13-2268 HEX 2016-35 338 Polygon 44916 C-5 406 Polygon 44984 C-5 2-9-99 R-98-2 99-8; 4-9-19 PUDZ-PL20180000125 ORD. 19-05 452 Polygon 45030 CPUD 6-5-90 R-89-35 90-50 464 Polygon 45042 CPUD 6-20-06 PUD2-05AR-8561 06-34 468 Polygon 45046 CPUD 10-24-06 PUDA-05-AR-8832 06-50; 3-12-13 PUDA- PL-12-111 13-23; 3-22-16 CPUD-PL-14-1311 ORD. 16-05; 10-25-2016 PUDA-PL20160001865 ORD. 16- 32; 4-1-18 PUDA-PL20170000425 ORD. 18-19 470 Polygon 45048 CPUD 548 Polygon 45126 C-5 638 Polygon 45216 CPUD 11-28-00 PUD-99-25 00-79, 10-26-04 SE-04-AR- 5430 04-68, 2-27-07 PUDA-06-AR-1003 07-30; 9-25- 14 PDI-PL-2014-1187 HEX. 2014-28; 12-14-16 PDI- PL20160002044 HEX. 16-42 650 Polygon 45228 C-5 692 Polygon 45270 CPUD 5-5-81 R-80-33 81-23; 1-28-03 SUNSETTED 03-54 712 Polygon 45290 CPUD 11/12/85 R-84-25C, 1-7-92 PUD-91-13 92-1, 5-10- 94 PUD-84-25(1) 94-25: DOA-94-1 94-2, 9-28-04 DOA-04-AR-5317 04-310, 3-13-07 PUDZ-05-AR- 8550 07-32 720 Polygon 45298 CPUD ORDINANCE 2008-50; 2-10-15 PUDA-PL-2014-477 ORDINANCE 15-14 799 Polygon 45377 CPUD 10-10-06 PUDZ-05-AR-7834 06-47 818 Polygon 45396 CPUD 5-25-04 PUDZ-03-AR-4332 04-35 829 Polygon 45407 CPUD LDC-91 31 Page 69 of 2661 Zoned C-5 and CPUD Parcels in and around Supply Market Area, Cont. FID SHAPE OBJECTID ZONING ZONENOTE1 868 Polygon 45446 CPUD R-88-10C, PDA-88-3C, 11-25-97 PUD-86-10(4) 97- 74, 11-25-02 SUNSETTED; PUD-06-10698, AR- 10698, ORD. 07-75; 7-20-16 PDI-PL16-153 HEX 16- 24 1040 Polygon 45618 C-5 R-87-42C 1103 Polygon 45681 CPUD 1-25-05 PUDZ-04-AR-5987 05-04 1109 Polygon 45687 CPUD 2-10-98 PUD-97-12 98-10; 2-10-03 SUNSETTED, 9- 27-05 PUDZ-03-AR-3588 05-48 1118 Polygon 45697 CPUD 9-25-12 PUDZ-PL2011-406 12-37 1122 Polygon 45701 CPUD 6-27-00 PUD-99-27 00-45, 1-23-07 PUDA-05-AR- 7818 07-06 1133 Polygon 45712 C-5 1135 Polygon 45714 CPUD 11-16-04 PUDZ-03-AR-3561 04-75; 1-31-18 PDI- PL20170002544 HEX.18-01; 10-14-19 PDI- PL20190001616 HEX 19-42 1178 Polygon 45758 CPUD PUDZ-2006-AR-9486; ORD. 08-39 1203 Polygon 45783 CPUD PUDZ-2009-PL09-1017 1204 Polygon 45784 CPUD PUDZ-2007-AR-11398; ORD. 10-01 1205 Polygon 45785 CPUD PUD-2007-AR-13048; ORD. 09-25 1230 Polygon 45810 CPUD PUDZ-2005-AR-7588; ORD. 07-48 1231 Polygon 45811 CPUD PUDZ-2006-AR-10376; ORD. 08-02 1233 Polygon 45813 CPUD PUDZ-2009-AR-14141; ORD. 09-46 1234 Polygon 45815 CPUD R-84-41C, 10-19-92 PUD-84-41(1) 92-75; 1-28-03 SUNSETTED 03-56; AR-14091; ORD. 09-65; 2-27- 2018 PDI-PL20160003125 ORD. 18-06; 2-27-18 17- CPS-01666/1395298 PL20170000524 ORD. 18-07; 9- 24-19 PL20180001174 ORD 19-20 1235 Polygon 45816 CPUD PUDZ-2006-AR-10648; ORD. 07-85; 2-2-16 PDI-PL- 2015-2549 HEX 2016-05 1258 Polygon 45839 C-5 1271 Polygon 45852 CPUD 6-12-18 PUDZ-PL20160000226 ORD. 18-29 1291 Polygon 45872 CPUD 7-26-05 PUDZ-04-AR-6631 05-41 1330 Polygon 45911 CPUD 11-10-98 PUD-98-10 98-89, 1-10-06 PUDZ-04-AR- 5431 06-01 1376 Polygon 45957 CPUD 4-10-07 PUDZ-06-AR-9616 07-36 1407 Polygon 45989 CPUD 9-26-06 PUDZ-05-AR-8337 06-42; 4-23-13 PUDA-PL- 12-2136 13-29 1418 Polygon 46000 CPUD 03-10-15 PUDZ-PL2013-1241 ORD. 15-23 1424 Polygon 46006 CPUD 7-7-2015 PUDZ-PL2014-1326 ORD. 15-43 1425 Polygon 46007 CPUD 2-23-16 PUDZ-PL-15-660 ORDINANCE 16-04 1429 Polygon 46011 CPUD 11-10-2015 PUDZ-PL20140002077 ORD. 15-63 1430 Polygon 46012 CPUD 12-13-16 PUDZ-PL20150000342 ORD. 16-43 1437 Polygon 46019 CPUD 12-12-17 PL20160001089 ORD. 17-45 1442 Polygon 46024 CPUD 9-25-18 PUDZ-PL20170003766 ORD 18-49 1445 Polygon 47233 CPUD 01-14-20 PL20180002741 ORD. 20-01 1447 Polygon 48833 CPUD 6-9-20 PUDZ-PL20180002793 ORD. 20-14 32 Page 70 of 2661 June 23, 2025 The Intake Team Via email Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: CCPC Meeting Documents for GMPA PL20240001079 Premier Vehicle Storage Please find the following Items included in this submittal for the CCPC hearing on July 17, 2025. The project name was revised per the County request. You may find documents with the former names of Santa Barbara Automobile Condominium or Naples Luxury Auto Storage all being the same as Premier Vehicle Storage. 1. Cover Letter (this letter) 2. Pre-app Notes 3. Addressing Checklist 4. Property Ownership 5. Affidavit of Authorization a. Affidavit of Authorization (to LJA) b. Affidavit of Authorization (to Trebilcock) c. Affidavit of Authorization (to Collier County) 6. GMPA Application 7. Legal Description 8. Survey 9. Exhibit I.C- Quit Claim Deed Or 6201 PG 2352 10. Exhibit IV.B.1- GMPA Text Amendment 11. Exhibit IV.D.1- Subdistrict Map 12. Exhibit V.A.1 - Location Map 13. Exhibit V.A.2 - FLUCCS Map 14. Exhibit V.A.3 - Zoning map 15. Exhibit V.B.1- Future Land Use Map 16. Exhibit V.C.1 - Environmental Data Report & Listed Species Report 17. Exhibit V.D.1 - Narrative and Justification 18. Exhibit V.D.2 - Market Analysis 19. Exhibit V.E.1.a - Public Facilities Report 20. Exhibit V.E.1.b - Traffic Impact Statement 21. Exhibit V.E.2 - Public Services Facilities Map 22. Exhibit – FIRM Data Map 23. Black Bear Management Plan 24. Revised Zoning and Land Use Map 25. Revised CPUD Exhibit A-F 26. Architectural and Line of Sight (separate folder) If you have any questions, you may reach me by telephone 239.597.3111 or email at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret Emblidge, AICP, Planning Director Enclosures Page 71 of 2661 Page 72 of 2661 Page 73 of 2661 Page 74 of 2661 Page 75 of 2661 Page 76 of 2661 Page 77 of 2661 Page 78 of 2661 Page 79 of 2661 Page 80 of 2661 Page 81 of 2661 Page 82 of 2661 Page 83 of 2661 Page 84 of 2661 Page 85 of 2661 Page 86 of 2661 Page 87 of 2661 Page 88 of 2661 Page 89 of 2661 Page 90 of 2661 Page 91 of 2661 Page 92 of 2661 Page 93 of 2661 Page 94 of 2661 Page 95 of 2661 Page 96 of 2661 Page 97 of 2661 Page 98 of 2661 Page 99 of 2661 Addressing Checklist (Rev 10/2022) Page 1 of 1 Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 www.colliercountyfl.gov ADDRESSING CHECKLIST Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for every application, other items are optional and may not apply to every project. Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe and any time the properties within the project boundary are modified. Additional documents may be attached to this form and can include: -* LOCATION MAP and/or SURVEY showing the proposed project boundary. -List of additional folio numbers and associated legal descriptions. - E-mail from Addressing Official for any pre-approved project and/or street names. LOCATION INFORMATION *FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary] *LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary] STREET ADDRESS(ES) where applicable, if already assigned. PROJECT INFORMATION Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your submittal. CURRENT PROJECT NAME PROPOSED PROJECT NAME PROPOSED STREET NAME(s) LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####] Page 100 of 2661 Page 101 of 2661 Page 102 of 2661 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 103 of 2661 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 104 of 2661 Page 105 of 2661 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 Current Principal Place of Business: Current Mailing Address: 1400 GULFSHORE BLVD. N #106 NAPLES, FL 34102 US Entity Name: SANTA BARBARA 2022, LLC DOCUMENT# L22000349324 FEI Number: NOT APPLICABLE Certificate of Status Desired: Name and Address of Current Registered Agent: WWMR STATUTORY AGENT, LLC 9045 STRADA CELL COURT, SUITE 400 NAPLES, FL 34109 US The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the State of Florida. SIGNATURE: Electronic Signature of Registered Agent Date Authorized Person(s) Detail : I hereby certify that the information indicated on this report or supplemental report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a managing member or manager of the limited liability company or the receiver or trustee empowered to execute this report as required by Chapter 605, Florida Statutes; and that my name appears above, or on an attachment with all other like empowered. SIGNATURE: Electronic Signature of Signing Authorized Person(s) Detail Date FILED Feb 07, 2024 Secretary of State 9652993164CC MIKE ASSAAD MGR 02/07/2024 2024 FLORIDA LIMITED LIABILITY COMPANY ANNUAL REPORT No Title MGR Name ASSAAD, MIKE W Address 530 MUREX DRIVE City-State-Zip:NAPLES FL 34102 Title MGR Name MASI, PETER G Address 1250 STATE ST. APARTMENT 1412 City-State-Zip:RICHARDSON TX 75082 Page 106 of 2661 Page 107 of 2661 Page 108 of 2661 Page 109 of 2661 The application is to be reviewed by staff for sufficiency within 30 calendar days following the filing deadline. The applicant will be notified, in writing, of the sufficiency determination. If insufficient, the applicant will have 30 days to remedy the deficiencies. For additional information on the processing of the application, see Resolution 12-234. If you have any questions, please contact the Comprehensive Planning Section at 239-252-2400. APPLICANT CONTACT INFORMATION Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Application to Amend The Growth Management Plan LDC subsection 10 Chapter 3 of the Administrative Code Revised 2023 Page 1 of 8Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ NaNammee ofof PrProp opeerrty ty OOwwnneerr(s)(s):: ____________________________________________________________________________________________________________ NaNammee ofof AApppplliicantcant iiff ddiiffffeerreennt t ththaann oowwnneerr:: ____________________________________________________________________________________ AAddddrreess:ss: ___________________________________________________C _Ciity:ty: __________________________ SState: tate: _____________ _ ZZIIP: P: ____________________ TTeelleepphhon onee:: _______________________________________ _ CelCelll:: _______________________________________ _ FFaax:x: ______________________________________ EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________ NaNammee ofof AAggeennt:t: ________________________________________________________________________________________________________________________________ FiFirrmm:: __________________________________________________________________________________________________________________________________________________ AdAdddrreess:ss: ___________________________________________C_Ciity:ty: ______________________________ StaState:te: __________________ ZZIIP: P: ____________________ TTeelleepphhononee:: __________________________________________ CellCell:: _________________________________________ _ Fax: Fax: __________________________________ EE--MMaaiill AAddddrreess:ss: ________________________________________________________________________________________________________________________________ Name of Owner(s) of Records: ____________________________________________________ Address: __________________________City: _____________ State: _______ ZIP: __________ Telephone: ____________________ Cell: ____________________ Fax: ___________________ E-Mail Address: ________________________________________________________________ ____________________________________________________________________________ *On an additional paper include the Name, Company, Address and Qualifications of all consultants and other professionals providing information contained in this application, as well as Qualifications of the Agent identified above Page 110 of 2661 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. (Use additional sheets if necessary). Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 2 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ DISCLOSURE OF INTEREST INFORMATION B. If the property is owned by a CORPORATION, list the officers and stockholders and the percentage of stock owned by each. C.If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. D. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. PERCENTAGE OF OWNERSHIP:NAME: PERCENTAGE OF OWNERSHIP:NAME: PERCENTAGE OF OWNERSHIP:NAME: PERCENTAGE OF OWNERSHIP:NAME: Page 111 of 2661 Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 3 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ E. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation, Trustee, or a Partnership, list the names of the contract purchasers below, including the officers, stockholders, beneficiaries, or partners. PERCENTAGE OF OWNERSHIP:NAME: DATE OF CONTRACT: F.If any contingency clause or contract terms involve additional parties, list all individuals or officers, if a corporation, partnership, or trust. NAME: leased :________Term of lease: ______yrs./mos.G.Date subject property acquired If, Petitioner has option to buy, indicate date of option: ______________ and date option terminates: ______________, or anticipated closing: _______________________. NOTE: H. Should any changes of ownership or changes in contracts for purchase occur subsequent to the date of application, but prior to the date of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit a supplemental disclosure of interest form. Page 112 of 2661 Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 4 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ C.GENERAL LOCATION A.PARCEL I.D. NUMBER: B.LEGAL DESCRIPTION: (multi-line, fillable areas will hold as much text as needed) F.TAZ: D.Section: _______ Township: _______ Range: ________ E.PLANNING COMMUNITY: _______________________ G.SIZE IN ACRES: ______________H.ZONING: I.FUTURE LAND USE MAP DESIGNATION(S): ______________________________________ J.SURROUNDING LAND USE PATTERN: A.GROWTH MANAGEMENT PLAN ELEMENT (S) TO BE AMENDED: DESCRIPTION OF PROPERTY TYPE OF REQUEST ______ Housing Element ______ Recreation/Open Space ______ Traffic Circulation Sub-Element ______ Mass Transit Sub-Element ______ Aviation Sub-Element ______ Potable Water Sub-Element ______ Sanitary Sewer Sub-Element ______ NGWAR Sub-Element ______ Solid Waste Sub-Element ______ Drainage Sub-Element ______ Capital Improvement Element ______ CCME Element ______ Future Land Use Element ______ Golden Gate Master Plan ______ Immokalee Master Plan B. AMEND PAGE (S): ____63 & 86___ OF THE: ___________________________ ELEMENT Page 113 of 2661 Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 5 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ AS FOLLOWS: (Use Strike-through to identify language to be deleted; Use Underline to Identify language to be added). (multi-line, fillable areas will hold as much text as needed) C.AMEND FUTURE LAND USE MAP(S) DESIGNATION FROM: TO: D. AMEND OTHER MAP(S) AND EXHIBITS AS FOLLOWS: (Name & Page #) E. DESCRIBE ADDITINAL CHANGES REQUESTED: REQUIRED INFORMATION Provide general location map showing surrounding developments (PUD, DRI’s, existing zoning) with subject property outlined. See Exhibit V.A.1 Provide most recent aerial of site showing subject boundaries, source, and date. See Exhibit V.A.2 Provide a map and summary table of existing land use and zoning within a radius of 300 feet from boundaries of subject property. See Exhibit V.A.3 Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. See Exhibit IV.D.1 ENVIRONMENTAL Provide most recent aerial and summary table of acreage of native habitats and soils occurring on site. HABITAT IDENTIFICATION MUST BE CONSISTENT WITH THE FDOT-FLORIDA LAND USE, COVER AND FORMS CLASSIFICATION SYSTEM (FLUCCS CODE). NOTE: THIS MAY BE INDICATED ON SAME AERIAL AS THE LAND USE AERIAL IN “A” ABOVE. See Exhibit V.A.2 Provide a summary table of Federal (US Fish & Wildlife Service) and State (Florida Game & Freshwater Fish Commission) listed plant and animal species known to occur on the site and/or known to inhabit biological communities similar to the site (e.g. panther or black bear range, avian rookery, bird migratory route, etc.) Identify historic and/or archaeological sites on the subject property. See Environmental Data and Listed Species reports. NOTE: ALL AERIALS MUST BE AT A SCALE OF NO SMALLER THAN I”=400’. At least one copy reduced to 8-1/2 x 11 shall be provided of all aerials and/or maps. LAND USE FUTURE LAND USE DESIGNATION: See Exhibit IV.B.1 See Exhibit IV.D.1 Page 114 of 2661 Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 6 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ PUBLIC FACILITIES Provide the existing Level of Service Standard (LOS) and document the impact the proposed change will have on the following public facilities: See Public Facilities Report Exhibit V.E.1.a and Exhibit V.E.2 Map GROWTH MANAGEMENT INSERT “Y” FOR YES OR “N” FOR NO IN RESPONSE TO THE FOLLOWING: Is the proposed amendment located in an Area of Critical State Concern? (Reference , F.A.C.). IF so, identify area located in ACSC. Is the proposed amendment directly related to a proposed Development of Regional Impact pursuant to Chapter 380 F.S.? (Reference , F.A.C.) Is the proposed amendment directly related to a proposed Small Scale Development Activity pursuant to Subsection 163.3187 (1)(c), F.S.? & N - Does the proposed amendment create a significant impact in population which is defined as a potential increase in County-wide population by than 5% of population projections? (Reference Capital Improvement Element Policy 1.1.2). If yes, indicate mitigation measures being proposed in conjunction with the proposed amendment. Does the proposed land use cause an increase in density and/or intensity to the uses permitted in a specific land use designation and district identified (commercial, industrial, etc.) or is the proposed land use a new land use designation or district? (Reference F.A.C.). If so, provide data and analysis to support the suitability of land for the proposed use, and of environmentally sensitive land, ground water and natural resources. (Reference , F.A.C.) Provide map of existing Future Land Use Designation(s) of subject property and adjacent lands, with acreage totals for each land use designation on the subject property. Potable Water Sanitary Sewer Arterial & Collector Roads; Name specific road and LOS See TIS Exhibit V.E.1.b Drainage Solid Waste Parks: Community and Regional If the proposed amendment involves an increase in residential density, or an increase in intensity for commercial and/or industrial development that would cause the LOS for public facilities to fall below the adopted LOS, indicate mitigation measures being proposed in conjunction with the proposed amendment. N N Y Page 115 of 2661 Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Revised 2023 Page 7 of 8 Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov/ SUPPLEMENTAL INFORMATION (Reference Capital Improvement Element Objective 1 and Policies): Provide a map showing the location of existing services and public facilities that will serve the subject property (i.e. water, sewer, fire protection, police protection, schools and emergency. Document proposed services and public facilities, identify provider, and describe the effect the proposed change will have on schools, fire protection and emergency medical services. Flood zone based on Flood Insurance Rate Map data (FIRM).See Exhibit V.F.1 Location of wellfields and cones of influence, if applicable. (Identified on Collier County Zoning Maps) Coastal High Hazard Area, if applicable High Noise Contours (65 LDN or higher) surrounding the Naples Airport, if applicable (identified on Collier County Zoning Maps). $16,700.00 non-refundable filing fee made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) $9,000.00 non-refundable filing fee for a Small-Scale Amendment made payable to the Board of County Commissioners due at time of submittal. (Plus, proportionate share of advertising costs) Proof of ownership (copy of deed) Notarized Letter of Authorization if Agent is not the Owner (See attached form) *If you have held a pre-application meeting within 9 months prior to submitted date and paid the pre-application fee of $500.00 at the meeting, deduct that amount from the above application fee amount when submitting your application. All pre-application fees are included in the total application submittal fee if petition submitted within 9 months of pre-application meeting date. Otherwise the overage will be applied to future proportionate share advertising costs. *Maps shall include: North arrow, name and location of principal roadways and shall be at a scale of 1”=400’ or at a scale as determined during the pre-application meeting. *All attachments should be consistently referenced as attachments or exhibits, and should be labeled to correlate to the application form, e.g. “Exhibit I.D.” *Planning Community, TAZ map, Traffic Analysis Zone map, Zoning maps, and Future Land Use Maps. Some maps are available on the Zoning Division website depicting information herein: F.OTHER Identify the following areas relating to the subject property: Zoning Services Section: _________________ Comprehensive Planning Section: ________________ X X X Page 116 of 2661 Page 117 of 2661 10 Page 118 of 2661 11 Page 119 of 2661 12 Page 120 of 2661 LEGAL DESCRIPTION (O.R. 5946, PGS. 1520-1521) THE WEST ONE-HALF (W 1/2) OF THE NORTHWEST QUARTER (NW 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTHERLY THIRTY-FEET (30’) AND THE SOUTHERLY THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1091, PAGE 1107 AND LESS THE WEST THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1138, PAGE 2032, AND LESS THE FOLLOWING LAND BY ORDER OF TAKING IN FAVOR OF COLLIER COUNTY, FLORIDA RECORDED IN OFFICIAL RECORDS BOOK 4342, PAGE 3986, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS: PARCEL 110 FEE: A PARCEL OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 00 DEGREES 03'07" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 16 A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE WESTERLY PROLONGATION OF THE SOUTH RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 89 DEGREES 18’58" EAST ALONG SAID WESTERLY PROLONGATION A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE SOUTH AND EAST RIGHT-OF-WAY LINES OF POLLY AVENUE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN BEING DESCRIBED; THENCE CONTINUING ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 89 DEGREES 18'58" EAST A DISTANCE OF 32.00 FEET; THENCE LEAVING SAID SOUTH RIGHT-OF-WAY LINE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 593.49 FEET; THENCE SOUTH 78 DEGREES 38'58" EAST A DISTANCE OF 30.35 FEET; THENCE NORTH 89 DEGREES 56'53" EAST A DISTANCE OF 15.00 FEET; THENCE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 5.47 FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF A PARCEL OF LAND AS DESCRIBED BY A QUIT CLAIM DEED IN OFFICIAL RECORDS BOOK 1091, PAGE 1170, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE NORTH 89 DEGREES 18'11" WEST ALONG SAID NORTHERLY LINE A DISTANCE OF 76.76 FEET TO AN INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 00 DEGREES 03'07" WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 604.36 FEET TO AN INTERSECTION WITH SAID SOUTH RIGHT-OF-WAY LINE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 3.706 ACRES OF LAND MORE OR LESS. REFERENCE ABB DRAWING #12895-BS Page 121 of 2661 Page 122 of 2661 Page 123 of 2661 Page 124 of 2661 Page 125 of 2661 Page 1 of 1 PL20240001079 Premier Vehicle Storage EXHIBIT IV.B.1 PREMIER VEHICLE STORAGE COMMERCIAL SUBDISTRICT GMPA FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** *** *** *** *** *** *** I. URBAN DESIGNATION *** *** *** *** *** *** *** *** *** *** *** *** *** C. Urban Commercial District: *** *** *** *** *** *** *** *** *** *** *** *** *** XX. Premier Vehicle Storage Commercial Subdistrict The Premier Vehicle Storage Commercial Subdistrict is approximately 3.7 acres in size and is located on the east side of Santa Barbara Boulevard, in Section 16, Township 50 South, Range 26 East; it is depicted on the Premier Vehicle Storage Commercial Subdistrict Map. The purpose of this 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 60,000 square feet of gross floor area as permitted. c. The PUD shall include a maximum PM Peak Hour trip cap which shall limit the allowed uses. d. Allowable uses include indoor self-storage for automobiles, recreational vehicles, four- wheelers, swamp buggies and boats, specifically within SIC 4225 Warehousing and Storage. Page 126 of 2661 Page 127 of 2661 Page 128 of 2661 lJA EMPLOYEE-OWNED. CLIENT FOCUSED. -I .,......, C/1 -I .,.. 0) C/1 -I t C/1 -I u, 0 C/1 C/1 -I u, N C/1 -I u, c.., C/1 J R25 E R26 E R27 E 2012-2025 FUTURE LAND USE MAP Collier County Florida DETAILS OF THE RLSA OVERLAY AREA ARE SHOWN ON THE FUTURE LAND USE MAP TITLED: "COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP" CLAMPASS CO UNTY PAR 0 '---, 0 ��-�=-�=Miles 5 R25 E R26 E CAPE ROMANO , TEN THOUSAND ISLANDS AQUATIC PRESERVE R27 E Engineering Firm Number: 31200 Surveying Firm license: LB8569 Collier County: 7400 Trail Boulevard, Suite 200 Naples, FL 34108 P: 239.597.3111 F: 239.566.2203 R 28 E R 28 E R29 E HENDRY COUNTY FLORIDA PAN THER NATIONAL WILDLIFE REFUGE FAKAHATCHEE STRAND PR ESERVE STATE PA RK ................ .... ........................ R29 E R 30 E R30 E R 31 E R32 E R33 E URBAN DESIGNATION MIXED USE DISTRICT �UrbanRe,;id..,�alSubdistrict QReSldentialDensityBands �UrbanCoast81FringeSubdistlict �Urban ResidentialFring,eSubdistriC! BUS INESS PARK SUBDISTRICT OFFICE AND INFILL COMMERCIAL SUBDISTRICT PU D NEIGHBORHOOD VILLAGE CENTER SUBDISTRICT RES IOENTLAL MIXED USE NEIGHBORHOOD SUBDISTRICT -\/andertl<ltBeach/CollerBlvd CommercialSubdlstrict 1111 ��x:dde:= ;�:�strict 1111 =es:e1:�:i=i�e -��::�:::�:.��t�:1�i=�t -Ve ntar>aPoimeResidentialOve�ay _ca,manDrNeSubdlstrlcl -Radic RoadCommerdal lnftllSubdistric! RESEARCH AND TECHNOL OGY PAAK SUBDISTRICT 1111 Bu ci<ley Mbced U5" Subdi5tnci COMMERCIAL MIXED use SUBDISTRICT 1111 ��!��a����/s:�::�ad 1111 �=�a��:2rcial Subdistrict 1111 �: i:::��s�'s Wey -V01centian MbcedUseSub<listri<::t MONROE COUNTY BIG CYPRESS NATIONAL PRE SERVE 1111 Mini Triangle Mixed U•e Sulxlistrict 1111 East Tamiami Trail Commercial Infill Subdistrict -MeridianViftageMixedUseSubdisllic:t -\/anderbiltBeachRoadMixedUseSulxlistrict -Creekside Commerce Park East Mixed Use Sulxlislrict llll 1sies ol capri Mixed Use Infill Subdistrict 1111 Airport canisle MiJced Use Sulxlistrict 1111 tndustrlalOlstrlct BUS INESS PARK SUBDISTRICT RESEARCH ANO TECHNOLOGY PARK SUBDISTRICT COMMERCIAL DISTRICT 1111 ��ityU�nterSut>dislrict -lnterchar,geAClivityCenterSubdis!flct 1111 ��i:i1�:� :�:strict :�:�::z:::t t�!����� PARK SUBDISTRICT 1111 �:,,�:�.���/sEu•=;: lane c:::J �:,,�:�a�:1i1 Subdistrict SeedToTable CommercialSul>district -\/anderbilt BeachCommercial TouristSulxlistricl COMMERCIAL MIXED US E SUBDISTRICT 1111 �:i,���-��/s�':�t��/.temorial Blvd. 1111 g:,�:,�:��l���rt Crossroads 1111 Davis-Radio Commefcial Subdjstrlct -Logan Blvd.nmmokaleeRd. Commercial Infill Subdistricl R 31 E R32 E R33 E Future Land Use Map R34 E -Germain lmmokaleeCommercialSubdistriC! -Greenway-Tamiami Trail East Commercial Subdistriel -Bay HouseCampusCommercialSubdistrict -l�Mo,dicalCenterSulxllstrict D AGRICULTURAL/ RURAL DESIGNATION D AGRICULTURAL/RURAL MIXED USE DISTRICT -Corl<screwlsland No,lghbomood CommercialSul>district 1111 Basik Drivfl Storage Commercial Sub<listrict D :�x��L ::;NiirRICT IIIIReceMnglands llllsendinglands �Neutrallands IIIIRu ral!ndustrfalDistrict IIIIEstatesDesignation CJ Conservation Designation OVERLAYS AND SPECIAL FEATURES llll 1noorporated Areas """''" CoastalHig�Ha:tardArea D Area crCriticalS tateConcemOve�ay CJAirportNoiseA,eaO;&r1ay � �:�:�!ie.:.::rNRPA)O\tertay FUTURE LAND USE MAP ADOPTED -JANUARY, 1989 AMENDED -JANUARY, 1990 AMENDED - FEBRUARY, 1991 AMENDED -MAY, 1992 AMENDED -MAY, 1993 AMENDED -APRIL. 1994 AMENDED -OCTOBER, 1997 AMENDED -JANUARY, 1998 AMENDED -FEBRUARY, 1999 AMENDED -FEBRUARY, 2000 AMENDED -MAY, 2000 AMENDED -DECEMBER , 2000 AMENDED -MARCH, 2001 AMENDED -MAY 14, 2002 (Ord. No. 2002-24) AMENDED -JUNE 19, 2002 (Ord. No. 2002-32) AMENDED -OCTOBER 22, 2002 (Ord. No. 2002-54) AMEND , 2003 -Bal'$hore/GatewayTnangle RedevelopmentOvenay � �::;ti::·::::�rlay □NorlhBelleMeadeOvef1ay 1111 NC Square Mi•ed Use ovenay �lmmokalee RoadRuralVillage Overlay D BetleMeadeH)ld�oglc EnhancamantOve�ay Collie<Bwlevardllnterslate751nnovalion Zone0ver1ay AMENDED -MAY 24, 2016 (Ord. No. 2016-15) AMENDED -JUNE 13, 2017 (Ord. No. 2017-22) AMENDED -DECEMBER 12, 2017 {Ord. No. 2017-46 AMENDED -MAY 8, 2018 (Ord. No. 2018-23) AMENDED -JUNE 12, 2018 (Ord. No. 2018-30) AMENDED -SEPTEMBER 11, 2018 (Ord. No. 2018-42) AMENDED -SE PTEMBER 25, 2018 Ord. No. 2018-48 AMENDED -SEPTEMBER 24, 2019Ord. No. 2019-21 AMENDED -OCTOBER 8, 2019 Ord. No. 2019-33 AMENDED -JUNE 9, 2020 Ord. No. 2020-15 AMENDED -JULY 14, 2020 Ord. No. 2D20-21 AMENDED -SEPTEMBER 22, 2020 Ord. No. 2020-25 AMENDED -OCTOBER 13, 2020 Ord. No. 2020-31 AMENDED -OCTOBER 27, 2020Ord. No. 2D20-34 AMENDED -OCTOBER 27, 2020(Ord. No. 2020-36) AMENDED -NOVEMBER 10, 2020 Ord. No. 2020-42) AMENDED -MARCH 1, 2021 Ord. No. 2021-08 AMENDED -APRIL 27, 2021Ord. No. 2021-17 AMENDED -SEPTEMBER 28, 2021 AMEND , 2003 Ord. No. 2021-32 AMENDED -OCTOBER 26, 2021 AMEND 0, 2003 Ord. No. 2021-36 AMENDED -JUNE 14, 2022 (Ord. No. 2022-24) AMENDED -JUNE 28, 2022 Ord. No. 2022-27 AMENDED -D ECEMBER 13, 2022 AMENDED -JUNE 7, 2005 Ord. No. 2022-46 Ord. No. 2005-25 AMENDED -SEPTEMBER 27, 2022 AMENDED -JANUARY 25, 2007 Ord. No. 2022-35A Ord. No. 2007-18 AMENDED -JANUARY 10, 2023 AMENDED -DECEMBER 4, 2007 Ord. No. 2023-03 Ord. No. 2007-78,79,81 AMENDED -JANUARY 24, 2023 AMENDED -OCTOBER 14, 2008 Ord. No. 2023-06 (Ord. No. 2008-57,58,59) AMENDED -JANUARY 24, 2023 AMENDED -SEPTEMBER 13, 2011 Ord. No. 2023-08 Ord. No. 2011-26 AMENDED -APRIL 25, 2023 AMENDED -SEPTEMBER 13, 2011 Ord. No. 2023-20 Ord. No. 2011-27 AMENDED -MAY 23, 2023 AMENDED -JANUARY 8, 2013 (Ord. No. 2023-25) Ord. No. 2013-14 AMENDED -M AY 23, 2023 AMENDED -MAY 28, 2013 Ord. No. 2023-27 Ord. No. 2013-41 AMENDED -JUNE 10, 2014 (Ord. No. 2014-20) AMENDED -FEBRUARY 10, 2015 Ord. No. 2015-13 AMENDED -APRIL 14, 2015 (Ord. No. 2015-26) AMENDED -JUNE 9, 2015 Ord. No. 2015-32 AMENDED -JULY 7, 2015(Ord. No. 2015-42) R34 E -I .,..a, C/1 -I .,......, C/1 -I .,..0) C/1 -I .,..CD C/1 -I u, 0 C/1 -I � C/1 -I u, N C/1 -I u, c.., C/1 Exhibit V.B.1 Source: 2012-2025 Future Land Use Map Created: 2/15/24 PN: 23-0178 Page 129 of 2661 Page 130 of 2661 Page 131 of 2661 Page 132 of 2661 Page 133 of 2661 Page 134 of 2661 Page 135 of 2661 Page 136 of 2661 Page 137 of 2661 Page 138 of 2661 Page 139 of 2661 Page 140 of 2661 Page 141 of 2661 Page 142 of 2661 Page 143 of 2661 Page 144 of 2661 Page 145 of 2661 Page 146 of 2661 Page 147 of 2661 Page 148 of 2661 Page 149 of 2661 Page 150 of 2661 Page 151 of 2661 Page 152 of 2661 Page 153 of 2661 Page 154 of 2661 Page 155 of 2661 Page 156 of 2661 Page 157 of 2661 Page 158 of 2661 Page 159 of 2661 Page 160 of 2661 Page 161 of 2661 Page 162 of 2661 Page 163 of 2661 Page 164 of 2661 Page 165 of 2661 Page 166 of 2661 Page 167 of 2661 Page 168 of 2661 Page 1 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 REVISED EXHIBIT V.D.1 PL20240001079 GMPA PREMIER VEHICLE STORAGE COMMERCIAL SUBDISTRICT NARRATIVE, JUSTIFICATION AND CONSISTENCY Requested Changes The proposed GMPA will create the Premier Vehicle Storage Commercial Subdistrict and FLUM Overlay to allow for up to 60,000sq.ft. of Automobile Condominiums. There is a companion CPUD rezoning. Existing Conditions and Surrounding Land Uses The subject property is located on Santa Barbara Boulevard, approximately one-third of a mile north of Rattlesnake Hammock Road. The subject property is ±3.7 acres in size. The land use designation is currently Urban Residential Subdistrict. The property is zoned A - Agricultural, allowing for residential and limited agricultural activities. The existing Future Land Use on the surrounding lands is Urban Residential Subdistrict, and the zoning and uses are: North: Polly Avenue and then the Onyx RPUD for Multi-Family Development South: Everett Street then Residential zoned RSF-3 West: Santa Barbara Boulevard then the Royal Woods Golf & Country Club zoned PUD East: Residential zoned Agriculture Consistency with Florida Statutes and Collier County GMP: Under Chapter 163 of the Florida Statutes, local governments may adopt small-scale amendments to their Growth Management Plans if the amendment includes less than 50 acres. The proposed new subdistrict consists of approximately 3.70 +/- acres and is, therefore, eligible to seek the proposed small-scale amendment. The proposed amendment includes both a text and map amendment. See Exhibits IV.B.1 and IV.D.1. Section 163.3177(6)(a)2 The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a. The amount of land required to accommodate anticipated growth. The anticipated growth of the County and the limited amount of properties available for this type of use is reflected in the Market Analysis. Pursuant to the Market Analysis, with the projected growth in population the demand for vehicle storage facilities will also continue to grow. This proposed use of land will accommodate a portion of the demand. Page 169 of 2661 Page 2 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 b. The projected permanent and seasonal population of the area. The Market Study provides the projected population of the market area. c. The character of undeveloped land. The subject property is bounded on three sides by street rights of way and single-family residences to the east. The overall surrounding area is either developed or planned for development. Development of this parcel would be infill to the existing area, as it is one of the few remaining parcels available for development. The physical character of the undeveloped subject property is detailed in the Environmental Data and the Survey. The Environmental Data classifies the land use cover as primarily Slash Pine with Brazilian Pepper at a density of 50-75% throughout the midstory. d. The availability of water supplies, public facilities, and services. The project will be serviced by Collier County Public Utilities for water and sewer. Existing public facilities, services and infrastructure are available to accommodate the project. Please refer to Exhibit V.E.1.a - Level of Service Analysis, Exhibit V.E.2 - Public Facilities Map and Exhibit V.E.1.b - Traffic Impact Statement. e. The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. There are no blighted areas nor nonconforming uses related to this property and surrounding area. f. The compatibility of uses on lands adjacent to or closely proximate to military installations. There are no military installations nearby. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. The subject property is not adjacent to an airport. h. The discouragement of urban sprawl. The subject property is surrounded on three sides with an arterial and two local roads. There is existing development surrounding the property. And there are existing public services available to the property. These conditions do not constitute urban sprawl. i. The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. This project will fulfill the demand for vehicle storage clearly supported by the Market Analysis included in the application submittals. Additionally, the project will provide for job creation during the design and construction. j. The need to modify land uses and development patterns within antiquated subdivisions. Based on the Market Analysis, there is a strong demand for vehicle storage. The existing development along Santa Barbara Boulevard has limited opportunities to Page 170 of 2661 Page 3 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 accommodate the demand from the surrounding residences for the proposed use. That said, there is a need to modify land uses to support the demand for this type of use. The small lot residential development prevalent in the more recent developments and typical HOA restrictions, limits the ability to park recreational type vehicles and collector vehicles on the residential smaller lots. These conditions add to the demand for vehicle storage facilities. In addition, the agriculture zoned properties to the east represent an area in transition from a large lot agriculture development pattern to a smaller lot development pattern. This enclave of agriculturally zoned properties is surrounded by higher density and intensity development as reflected in the approved PUDs and residential Multi-family Zoning Districts in the surrounding area. See the enclosed “Existing Surrounding Zoning and Land Use Map” exhibit. Based on the above, the proposed Small Scale Growth Management Plan Amendment is consistent with the applicable requirements in the Florida Statues referenced above. Additional supporting data and analysis is provided by the various exhibits included in the application. Procedurally the request will comply with F.S. Section 163.3187 – Process for Adoption of Small-Scale Comprehensive Plan Amendment and Collier County process requirements. The proposed amendment is consistent with this section of the Florida Statutes since it includes less than 50 acres. The proposed amendment includes both a text and map amendment. Consistency with the Collier County GMP: Future Land Use Element: The proposed SSGMPA application will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), as applicable, of the Growth Management Plan as follows. Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. This parcel is located on a six-lane arterial road with existing public utilities and services. The surrounding area has urban levels of development with at least 14 Residential and Mixed Use PUD developments existing or approved within +/- 1 mile including Activity Center #6. The residential development immediately east is an area that has been in transition from 5-acre Agriculture zoned residences to as small as +/-.74 acre parcels also Page 171 of 2661 Page 4 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 zoned Agriculture. The vehicle storage use is intended to fulfill the demand for vehicle storage by existing and future residents. With the amount of residential that exists or is planned in the immediate area, having this type of service nearby is appropriate. These existing conditions support the appropriateness of the location of the proposed use. The proposed vehicle storage meets the intent of this policy …..by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary…. The surrounding area is within the Urban designated areas as is the existing designation of the subject property and the proposed Premier Vehicle Storage Commercial Subdistrict. Policy 5.6 requires new developments to be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. LDC Section 4.07.02. Design Requirements B. External Relationships applicable to PUD zoning districts provides the following criteria of which the proposed development meets. 1. Development within a PUD district shall be compatible with established or planned uses of surrounding neighborhoods and property. 2. The PUD shall provide protection of the development from potentially adverse surrounding influences and protection of the surrounding area from potentially adverse influences generated by or within the PUD. Fences, walls, or vegetative screening at the boundaries of PUD districts shall be provided, at a minimum, in accordance with the landscaping/buffering requirements of section 4.06.00 to protect residents from undesirable views, lighting, noise, or other adverse off- site influences, or to protect residents of adjoining districts from similar possible influences from within the PUD district. 3. In all cases, screening shall, at a minimum, be designed to protect existing or potential first-floor residential occupant window levels. The proposed development meets the above criteria based on the Development Commitments and Master Concept Plan. The development will provide the required Type D Buffers on the three sides that front on street rights of way and will provide a six-foot 100% opaque fence and Type B Buffer plantings on the east side adjacent to the existing single family residences. These plantings will augment any of the existing mature native trees that will remain. This will ensure that the first-floor windows on the residences will be screened. Further the applicant is agreeing to only use faux windows, if any, on the east elevations of the buildings. Compatibility is also met through the commitments for shielded lighting, activities primarily conducted indoors, outdoor storage is prohibited, and the buildings will meet the architectural requirements of the LDC. These commitments and the layout of the development meets the following definitions of compatibility and compatibility review in the LDC. Page 172 of 2661 Page 5 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 Compatibility is “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.” Compatibility Review is a review pursuant to the Architectural and Site Design Standards contained within section 5.05.08 of the Land Development Code (LDC) in effect at the time SBR Letters of Compliance are requested and that pertains to issues of compatibility with surrounding uses, complimentary patterns of development and mitigation of negative impacts. The Compatibility Review will be limited to compatibility issues, external sidewalks and pathway connections, lighting, dumpster location and screening, and orientation of buildings and ancillary facilities. Locating this development next to residential will have less impacts than an apartment building would or any of the other Residential Planned Unit Developments that have been approved in the immediate area. This proposed development is a low impact development that will have more restrictions than the adjacent single-family residences. This includes the proposed limit to a single use, required buffers, water management system, landscaping, and lighting designed to avoid any spillage onto adjacent properties, for example. None of these restrictions apply to the adjacent single-family residences that have a zoning of Agriculture. In addition, the total daily trip generation for the project shall not exceed nine (9) two-way PM peak hour net trips vs. the surrounding approved developments. Based on the above the proposed vehicle storage will fit within the surrounding area and will not negatively impact the adjacent uses. Policy 5.7: Encourage the use of land presently designated for urban intensity uses before designating other areas for urban intensity uses. This shall occur by planning for the expansion of County owned and operated public facilities and services to existing lands designated for urban intensity uses, the Rural Settlement District (formerly known as North Golden Gate), and the Rural Fringe Mixed Use District, before servicing new areas. The subject property is within the Urban designated area which encourages urban type services. Urban infrastructure services such as utilities, transportation, and drainage systems are currently available to serve the proposed use. The proximity of existing public services is depicted on Exhibit V.E.2 – Public Services Facilities Map. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. According to Florida Statutes, infill development is partly defined as “the development of vacant parcels in otherwise built-up areas where public facilities such as sewer systems, roads, schools, and recreation areas are already in place.” Page 173 of 2661 Page 6 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 As indicated by the 21 Commercial Subdistricts listed in the GMP, not all commercial is located at major intersections nor activity centers and most, if not all, are adjacent to existing residential development. The subject property is surrounded by approximately 14 existing and planned developments within +/- 1 mile including many that front along Santa Barbara between Davis Boulevard to the north and Rattlesnake Hammock Road to the south. Infill development refers to the development of unused or underutilized land located within an existing urban–or otherwise developed–area. Since the subject property is undeveloped, surrounded by urban and developed areas this request would be appropriately considered infill. There are existing public facilities to serve the development - see Exhibit V.E.2 Public Service Facility Map. Additionally, infrastructure such as streets, sidewalks, water and sewer lines, electricity and utility lines already exist, meaning less development cost for both the developer and the County and the existing taxpayers. Leaving this property as agriculture on a major arterial would underutilize the public investment in the existing infrastructure. Furthermore, improved land becomes more valuable, increases property tax revenues for local governments, and raises surrounding land values. Based on these conditions, the proposed GMPA would benefit not only the property owner but would benefit the public at large. Objective 7 and implementing policies 7.1 through 7.4, encourage smart growth policies by promoting connectivity between developments. The subject property is surrounded on three sides with rights of way. To avoid impacting the capacity of Santa Barbara, direct access will only be from Polly Avenue. In addition, there is an existing deceleration lane on Santa Barbara to Polly Avenue which furthers the appropriateness of the project’s connection on Polly Avenue. Based on the limited amount of traffic generated from the project, additional interconnections are not needed to the south on to Everett nor east, as the properties are developed with single family residences. 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. The proposed development generates a de minimis amount of traffic and has committed to not to exceed nine (9) two-way PM peak hour net trips. Conservation and Coastal Management Element: Objective 6.1 requires the protection of native vegetative communities through the application of minimum preservation requirements. Page 174 of 2661 Page 7 of 7 PL20240001079 Premier Vehicle Storage Revised 12/17/24 This project will provide 10% of existing native vegetation. A +/- 0.37 acres of preserve is depicted on the MCP. As provided in the Environmental Data report, the subject property is currently dominated with Slash Pine, Ear Leaf Acacia Canopy with Cabbage palm and palmetto mid and ground cover. The density of Brazilian pepper dominates the entire midstory. The Subject Property is less than 5 acres, which means 10% of existing native vegetation shall be retained. Total acres: 3.70 acres Existing Native Vegetation Present (Based on FLUCCS) = 3.70 acres of Slash Pine with 50-75% Brazilian Pepper Preserve Required and Provided = 3.70 acres x 10% = 0.37 acres Objective 7.1. The purpose of Objective 7.1 is to direct incompatible land uses away from listed species and their habitats. The environmental assessment of the parcel found no listed species on site. The site does provide some limited habitat for small mammals and birds. The site shows past signs of greater functional capability. The site is surrounded by either single-family homes or roadway. In addition, the density of exotics is extremely limiting. A listed species study was conducted and is included in the Environmental Data report. This project site is not in the consultation panther zone, and there are no known eagle nests nearby. Black bears are known to inhabit the neighboring areas. A Black Bear Management Plan has been provided under separate cover. This management plan focuses on lowering Black bear interaction. Also, during the Environmental Resource Permit process, this project will be reviewed by the appropriate regulatory agencies. Page 175 of 2661 Page 1 of 1 PL20240001079 Santa Barbara Automobile Condominiums EXHIBIT V.E.1.a PREMIER VEHICLE STORAGE COMMERCIAL SUBDISTRICT PUBLIC FACILITIES REPORT This proposed amendment to the Collier County Growth Management Plan to create the Premier Vehicle Storage Commercial Subdistrict will allow the warehousing and storage use for a luxury vehicle condominium. The property is located within the Collier County potable water service area. The LOS for potable water is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. The property is located within the Collier County sanitary sewer service area. The LOS for sanitary sewer is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. The property is located within the Collier County solid waste service area. The LOS for solid waste is based on residential population; therefore, the proposed project will not cause any LOS issues in the 5-year planning horizon. Stormwater retention/detention and flood storage will comply with SFWMD requirements, and Federal, State and County standards. Off-site discharges will be into the Santa Barbara Boulevard drainage swale. There will be no adverse impacts to the stormwater management (drainage) level of service. As required, the project will ensure stormwater will be the same or better as pre vs. post conditions. The site does not affect County-maintained canals, ditches, or stormwater control structures. An EMS/fire station #75 is located approximately 0.18 miles north at 4590 Santa Barbara Boulevard. The subject site is within the Greater Naples Fire District. Projected traffic impacts associated with the proposed SSGMPA/PUDZ development scenario are anticipated to generate an insubstantial amount of trips. Based on the TIS provided for the companion CPUD the peak pm trips will only be approximately nine (9) trips. Since this project does not add to the population of Collier County, there are no impacts to parks and recreation or school facilities as a result of this project. Page 176 of 2661 Traffic Impact Statement Santa Barbara Automobile Condominium GMPA/PUDZ Application Collier County, Florida 3/20/2024 Prepared for: Prepared by: Agnoli, Barber & Brundage 7400 Trail Blvd., #200 Naples, FL 34108 Phone: 239-597-3111 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Phone: 239-566-9551 Email: ntrebilcock@trebilcock.biz Collier County Transportation Methodology Fee* – $500.00 Fee Collier County Transportation Review Fee* – Small Scale Study – No Fee Note – *to be collected at time of first submittal Page 177 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 2 Statement of Certification I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision and that I have experience and training in the field of Traffic and Transportation Engineering. Norman J. Trebilcock, AICP, PE, PTOE FL Registration No. 47116 Trebilcock Consulting Solutions, PA 2800 Davis Boulevard, Suite 200 Naples, FL 34104 Company Cert. of Auth. No. 27796 Page 178 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 3 Table of Contents Project Description ......................................................................................................................... 4 Trip Generation ............................................................................................................................... 5 Trip Distribution and Assignment ................................................................................................... 5 Future Background Traffic Volumes ............................................................................................... 8 Existing and Future Roadway Conditions Without Project .......................................................... 10 Future Conditions With Project .................................................................................................... 12 Site Access Management .............................................................................................................. 14 Improvement Analysis .................................................................................................................. 14 Mitigation of Impact ..................................................................................................................... 14 Appendices Appendix A: Site Plan ................................................................................................................... 15 Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 17 Appendix C: ITE Trip Generation .................................................................................................. 24 Appendix D: FDOT Generalized Level of Service Tables .............................................................. 29 Page 179 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 4 Project Description This petition seeks a Growth Management Plan Amendment (GMPA) and to rezone to Planned Unit Development (PUD), on property located within eastern Collier County, to be known as Santa Barbara Automobile Condominium. The property is within Section 16, Township 50S, Range 26E and consists of ± 3.64 acres. Refer to Figure 1 and Appendix A. The PUD seeks to allow up to 60,000 square feet (SF) of indoor self-storage. A methodology memorandum was transmitted via email to the Collier County Transportation Planning staff on February 29, 2024 (Appendix B). The project access connection to the surrounding roadway network is proposed as a direct connection onto Polly Ave. A detailed evaluation will be performed at the time of site development permitting. The analysis year is 2029. Figure 1 – Project Location Map Santa Barbara Blvd Rattlesnake Hammock Rd Project Location County Barn Rd Polly Ave Everett St N Page 180 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 5 Trip Generation The PUD is treated for trip generation and trip cap purposes as 60,000 SF of mini-warehouse. The Institute of Transportation Engineers (ITE) rates or equations are used for the trip generation calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip generation associated with the proposed build-out condition is summarized in Table 1. No internal capture or pass-by capture is reflected. In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified based on the proposed project highest peak hour trip generation (net new total trips) and consistent with the peak hour of the adjacent street traffic. Based on the information contained in the Collier County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway network is PM peak hour. Trip Distribution and Assignment The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2987) to the District 1 Regional Planning Model (D1RPM) containing 10 (a very conservative estimate) commercial employees. Figure 2 shows the distribution percentages produced by the adopted model in the immediate vicinity of the project. Table 1 - Trip Generation Rate (1) or Eqn. (2)PM Peak Hour AM Peak Hour Use ITE LU# Measure- ment Unit # of Units Daily AM PM Daily Traffic In Out Total In Out Total Mini- Warehouse 151 1000 SF 60 1 1 1 87 4 5 9 3 2 5 Trip Generation Rates from ITE Trip Generation Manual 11th Ed. Page 181 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 6 Figure 2 - Trip Distribution Page 182 of 2661 Trebilcock Consulting Solutions, PA Page | 7 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Table 2 indicates the project traffic impact on Santa Barbara Blvd. The distribution percentages are the averages of those at the segment endpoints in Figure 2. The impact is not significant, and de-minimis. Figure 3 depicts the directional project traffic volumes in Table 2. The roadway configurations and minimum standard service volumes are from the 2023 AUIR. The calculations that Table 2 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID #Roadway LinkFrom ToPercent of Total Project Traffic (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Config- uration (3)Im- provedLOS Mini- mum Stan- dardPeak Hour Peak Direct- ion Service Volume (3)Signif- icance Thres- hold (%) (4)Peak Direct- ion Project Traffic as Per- centage of Service VolumeSignif- icant Impact Y/N79.0Santa Barbara BoulevardDavis BoulevardPolly Ave54.03 26DNoE310020.1No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road45.42 26DNoE310020.1NoNotes:1) Average of segment endpoint values in Figure 2. 2) Percentage times PM peak hour net new external directional project traffic totals Table 1.3) Based on 2023 AUIR data4) Collier County TIS GuidelinesPage 183 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 8 Future Background Traffic Volumes Tables 3 through 5 contain the road segments in Table 2. The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR to predict future deficiencies and is used to inflate the existing year peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter, also consistent with the AUIR). For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the two results is used as the future background traffic volume. The calculations that Table 3 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Figure 3 – PM Peak Hour Project Traffic Volumes 2 3 5 4 2 2Santa Barbara BlvdPolly Ave Page 184 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 9 Table 3 – Future Background Traffic 202320292029AUIR ID #Roadway LinkFrom ToExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)79.0Santa Barbara BoulevardDavis BoulevardPolly Ave1010S4.0% 1.241 319 1253 1329 132979.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road1010S4.0% 1.241 319 1253 1329 1329Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years.3) Greater of Growth based estimate or Existing + Trip BankPage 185 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 10 Existing and Future Roadway Conditions Without Project The future roadway conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that are currently under construction, scheduled to be constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed improvements. There are no scheduled improvements to the analyzed roadway segments. Existing and future roadway conditions are illustrated in Table 4. The analyzed segments are operating at acceptable level of service in existing conditions and under future background conditions. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 186 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 4 – Existing and Future Roadway Conditions 202320292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Service Volume (1)Existing Year Peak Hour Peak Direct- ion Volume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (1)Im- provedPeak Hour Peak Direct- ion Service Volume (1)Peak Hour Peak Direct- ion Back- ground Traffic Volume (2)Back- ground Traffic V/CLevel of Service Defic- iency Yes/ No79.0Santa Barbara BoulevardDavis BoulevardPolly Ave6D 3100 1010 0.33No6DNo3100 1329 0.43No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road6D 3100 1010 0.33No6DNo3100 1329 0.43NoNotes:1) Based on 2023 AUIR data and approved future roadway improvements2)Table 3Page 187 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 12 Future Conditions With Project Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction of background traffic, the background traffic portion of the total traffic is the peak hour peak direction volume from Table 3. In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is assumed for the background traffic, the average of the values used for interrupted flow facilities in the FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to estimate the background two-way volume, and hence to establish the two directional components of that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of the resulting two total traffic directional volumes is used as the basis of analysis. The segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. The calculations that the table contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Page 188 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 13 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No79.0Santa Barbara BoulevardDavis BoulevardPolly Ave1329S/W3 20.56 1044 1329 1047 1331 1331 3100 0.43No79.0Santa Barbara BoulevardPolly AveRattlesnake-Hammock Road1329S/W2 20.56 1044 1329 1046 1331 1331 3100 0.43NoNotes:1) Table 32)Table 23)Appendix D - FDOT LOS Table 74)Table 4Page 189 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 14 Site Access Management No new connections are proposed on any roads to which Collier County assigns access management classifications. Improvement Analysis Based on the results illustrated within this traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. The maximum total daily trip generation for the PUD shall not exceed 9 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. Mitigation of Impact The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. Page 190 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Site Plan Page 191 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 192 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 193 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 194 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 195 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 196 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 197 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 198 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 199 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 24 Appendix C: ITE Trip Generation Page 200 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 25 Page 201 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 26 Page 202 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 27 Page 203 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 204 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 29 Appendix D: FDOT Generalized Level of Service Tables Page 205 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 206 of 2661 Santa Barbara Automobile Condominium - GMPA/PUDZ Application – Traffic Impact Statement– March 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 207 of 2661 Page 208 of 2661 Page 209 of 2661 PREMIER VEHICLE STORGAE BLACK BEAR MANAGEMENT PLAN Although no signs of black bears were observed during the listed species survey or other site visits to the property, black bears could potentially utilize the area for foraging. Managing black bears includes informing and educating owners and patrons of the area of the black bear attractants from the development. The following practices will be utilized to educate the residents and reduce human / bear conflicts. The informational brochure created by the FWC titled “A Guide To Living in Bear Country” provides background information on the identification, habits and protection of the Florida black bear and occupants of the project and construction/maintenance personnel. The brochure educates the public about black bears and how to discourage bears around homes. The brochure also provides FWC contact information for individuals who may experience bear problems. The Project will utilize bear proof dumpsters and occupants with information on how to secure their garbage containers to discourage bears. 1) Premier Vehicle Storage Association will provide the staff with said informational brochure for black bears. The brochure will include information on reducing bear attractants, procedures to follow if bears are observed, and emergency contact information for nuisance bears. 2) It will be the responsibility of the Association to ensure that all trash is in wildlife proof garbage can enclosures. Garbage cans must be stored within the enclosure or other secured structure until the morning before garbage collection. 3) It will be the responsibility of the Association to ensure that any pets are kept indoors or on-leash under the direct control of the owner. No pets are allowed to range freely within the development or the preserve. 4) Any bear encountered within the development must be left undisturbed so that it can continue to its destination. However, the Florida Fish and Wildlife Conservation Commission should be contacted, should the bear remain in the area for several hours so that they can provide appropriate action to assist the bear back to its native habitat. Under no condition is the bear to be disturbed, harmed molested or feed. 5) Bear relocation is used only as a last resort if the bear continues to return and become a nuisance or threat to the residents. All bear encounters are not considered a nuisance or a threat, unless they remain in the area for long periods of time and continue to return over several days. The Florida Fish and Wildlife Conservation Commission is responsible for determining the status of the bear and what action is necessary. Page 210 of 2661 lJA EMPLOYEE-OWNED. CLIENT FOCUSED. Engineering Firm Number: 31200 Surveying Firm license: LB8569 Collier County: 7400 Trail Boulevard, Suite 200 Naples, FL 34108 P: 239.597.3111 F: 239.566.2203 Premier Vehicle Storage Existing Surrounding Zoning & Land Use Map Exhibit V.A.4 Source: CC GIS Map Created: 11/15/24 PN: 23-0178 Page 211 of 2661 Page 1 of 8 Revised 2.6.25 EXHIBIT A LIST OF PERMITTED USES Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply. PERMITTED USES: A maximum of 60,000 square feet of gross floor area of air-conditioned indoor 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. General Warehousing and Storage (SIC 4225) limited to air-conditioned indoor vehicle storage intended for automobile, recreational vehicle, swamp buggies, four- wheelers and boats. Within the owned or leased 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. B. 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 8. Preservation of native vegetation Page 212 of 2661 Page 2 of 8 Revised 2.6.25 EXHIBIT B LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I 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 Santa Barbara Road ROW 25 FEET 25 FEET From Polly Avenue PUD Boundary 25 FEET 10 FEET From Eastern PUD Boundary 25 FEET 15 FEET From Everett Street PUD Boundary 25 FEET 15 FEET PRESERVE SETBACKS 25 FEET 10 FEET MINIMUM DISTANCE BETWEEN STRUCTURES 10 FEET 10 FEET MAXIMUM HEIGHT Zoned 35 FEET 25 FEET Actual 39 FEET 25 FEET MINIMUM FLOOR AREA PER STORAGE UNIT 1,000 SQUARE FEET N/A Page 213 of 2661 20' TYPE 'D' BUFFER PROPERTY LINE *15' TYPE 'B' BUFFER 10' TYPE 'D' BUFFER RPUD AG PUD RSF-3 STORMWATER MANAGEMENT DEVELOPMENT AREA ACCESS PRESERVE AG AG AG SANTA BARBARA BLVD.POLLY AVE.EVERETT ST.ROYAL WOOD BLVD. 10' TYPE 'D' BUFFER PROJECT NAME:DRAWING TITLE:ACAD FILE NAME: PLOT VIEW \ LAYOUT SHEET OF DESIGNED BY: DRAWN BY: CHECKED BY: REVIEWED BY: DATE:REVISIONSNO.DATEBYDATUM: LJA PROJECT #CLIENT NAME:ACAD FILE #N1" = 120'EXHIBIT C BLB BLB JAC REVIEWED January 2025 N/A MCP 01 01PREMIER VEHICLE STORAGE23-0178SANTA BARBARA 2022 LLC;1400 GULFSHORE BLVD N,STE. 106NAPLES, FL 34102EXIBIT C (PUD MASTER PLAN)BLBRESPONSE TO COMMENTS6/25/202411/27/20254....................................PROJECT SUMMARY: 1.) PARCEL SIZE: ±3.70 Ac. EXISTING ZONING: Agriculture 2.) PROPOSED: CPUD 3.) ADJACENT PROPERTY LAND USE/ZONING: Zoning Use North RPUD Multi Family Residential West PUD Single Family Residential South RSF-3 Residential East A Agricultural / Residential 4.) SITE SUMMARY: Developable Area:±2.50 ac. Preserve:±0.37 ac. 5.) OPEN SPACE Required:0.00 ac. Min. Provided:±1.20 ac. NOTE: This plan is conceptual in nature and is subject to minor modifications due to agency permitting requirements. *NOTE: The Eastern Type "B" Buffer shall include a 6ft. 100% opaque fence and 16ft. at planting canopy trees, to be planted 25ft. on center. Existing native trees and shrubs that meet the required sizes and species may be utilized to meet the buffer plantings.BLBRESPONSE TO COMMENTS7/31/20242BLBRESPONSE TO COMMENTS11/12/20243BLBRESPONSE TO COMMENTSEXHIBIT C Page 214 of 2661 Page 4 of 8 Revised 2.6.25 EXHIBIT D LEGAL DESCRIPTION LEGAL DESCRIPTION (O.R. 5946, PGS. 1520-1521) THE WEST ONE-HALF (W 1/2) OF THE NORTHWEST QUARTER (NW 1/4) OF THE NORTHWEST QUARTER (NW 1/4) OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTHERLY THIRTY- FEET (30’) AND THE SOUTHERLY THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1091, PAGE 1107 AND LESS THE WEST THIRTY-FEET (30’) CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1138, PAGE 2032, AND LESS THE FOLLOWING LAND BY ORDER OF TAKING IN FAVOR OF COLLIER COUNTY, FLORIDA RECORDED IN OFFICIAL RECORDS BOOK 4342, PAGE 3986, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS: PARCEL 110 FEE: A PARCEL OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS; COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 00 DEGREES 03'07" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 16 A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE WESTERLY PROLONGATION OF THE SOUTH RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 89 DEGREES 18’58" EAST ALONG SAID WESTERLY PROLONGATION A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE SOUTH AND EAST RIGHT-OF-WAY LINES OF POLLY AVENUE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN BEING DESCRIBED; THENCE CONTINUING ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 89 DEGREES 18'58" EAST A DISTANCE OF 32.00 FEET; THENCE LEAVING SAID SOUTH RIGHT-OF-WAY LINE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 593.49 FEET; THENCE SOUTH 78 DEGREES 38'58" EAST A DISTANCE OF 30.35 FEET; THENCE NORTH 89 DEGREES 56'53" EAST A DISTANCE OF 15.00 FEET; THENCE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 5.47 FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF A PARCEL OF LAND AS DESCRIBED BY A QUIT CLAIM DEED IN OFFICIAL RECORDS BOOK 1091, PAGE 1170, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; THENCE NORTH 89 DEGREES 18'11" WEST ALONG SAID NORTHERLY LINE A DISTANCE OF 76.76 FEET TO AN INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 00 DEGREES 03'07" WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 604.36 FEET TO AN INTERSECTION WITH SAID SOUTH RIGHT-OF-WAY LINE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED. CONTAINING 3.706 ACRES OF LAND MORE OR LESS. REFERENCE ABB DRAWING #12895-BS Page 215 of 2661 Page 5 of 8 Revised 2.6.25 EXHIBIT E LIST OF DEVIATIONS No Deviations requested. Page 216 of 2661 Page 6 of 8 Revised 2.6.25 EXHIBIT F 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 Santa Barbara 2022, 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. E. Development within the CPUD shall have common site, signage and building architectural elements, as included within the supplemental exhibits A-E and to be in compliance with the requirements of LDC Sec. 5.05.08. Page 217 of 2661 Page 7 of 8 Revised 2.6.25 F. The Eastern facing building elevations shall have faux windows, if any. G. Storage units shall not have or accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or be for overnight stays. H. No outdoor storage is permitted within the CPUD. I. No outdoor amplified sound is permitted within the CPUD. J. Loading and unloading of vehicles shall occur on-site only. K. Minor vehicle maintenance is permitted indoors only; and no maintenance may occur between 10:00 p.m. and 8:00 a.m. L. 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. M. 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 or Managing Entity 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. N. The eastern property line buffer shall include a six ft. 100% opaque fence along with the required Type B buffer plantings including 16ft. canopy trees at planting. Existing trees and shrubs may be used to satisfy the landscape buffer requirements. The required preserve setback will be met. II. TRANSPORTATION: A. The total daily trip generation for the PUD shall not exceed nine (9) two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. B. The project access shall be from Polly Avenue to Santa Barbara Boulevard. III. ENVIRONMENTAL: A. The minimum required native vegetation preservation is +/- 0.37 acres (+/- 3.7 acres x 10% = +/- 0.37 acres). Native vegetation preservation will be located on- site, as generally depicted on the Master Concept Plan. Page 218 of 2661 Page 8 of 8 Revised 2.6.25 B. The project will follow standard Florida Fish & Wildlife Conservation Commission (FFWCC) black bear best management practices (BMP). In addition, the project will utilize County-approved bear-proof dumpsters/trash cans with locations of dumpsters being determined at time of Site Development Plan (SDP) approval. All costs including maintenance of bear-proof dumpsters will be borne by the owner/developer to implement the Premier Vehicle Storage Black Bear Management Plan. Page 219 of 2661 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER ORDINANCES Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners (BCC) at 9:00 A.M. on September 9, 2025, in the Board of County Commissioners Meeting Room, third floor, Collier Government Center, 3299 Tamiami Trail East, 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, URBAN MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN DESIGNATION, URBAN-COMMERCIAL DISTRICT, PREMIER VEHICLE STORAGE SUBDISTRICT, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED, WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES, AND FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.7± ACRES; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20240001079] 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 DISTRICT FOR THE PROJECT TO BE KNOWN AS PREMIER VEHICLE STORAGE CPUD, TO ALLOW DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR AIR-CONDITIONED WAREHOUSING AND SELF-STORAGE FOR VEHICLES INCLUDING AUTOMOBILES, RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES ON PROPERTY LOCATED ON THE SOUTHEAST CORNER OF THE INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST, CONSISTING OF 3.7± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20240001081] Page 220 of 2661 Copies of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested parties are invited to attend and be heard. All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials int ended to be considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the public hearing. All materials used in presentations before the Board will become a permanent part of the record. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing det ailing 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. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Page 221 of 2661 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 222 of 2661