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Agenda 09/09/2025 Item # 9B (Ordinance - Petition PUDZ-PL20240001081 Premier Vehicle Storage CPUD)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.B ID# 2025-2499 Executive Summary 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. (This is a Companion item to Agenda Item 9.A, GMPA- PL20240001079, Premier Vehicle Storage Commercial Subdistrict Growth Management Plan Amendment) [PL20240001081] OBJECTIVE: To have the Board of County Commissioners (Board) review staff's findings and recommendations along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced petition and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes and regulations in order to ensure that the community's interests are maintained. CONSIDERATIONS: The applicant requests to rezone the subject property from its current zoning designation of Agricultural into a Commercial Planned Unit Development (CPUD) to be consistent with the companion Small-Scale Growth Management Plan Amendment (SSGMPA) to establish a new subdistrict, the Premier Vehicle Storage Commercial Subdistrict. This rezone request seeks to allow up to 60,000 square feet of gross floor area (GFA) of air- conditioned indoor-only vehicle storage permitted in the CPUD. The built structures will only allow the principal uses of General Warehousing and Storage (SIC 4225) as described within the Proposed Ordinance, Attachment B. The applicant is proposing a luxury vehicle storage facility on Folio 00418720008. The subject property is approximately 3.7 acres and is located on the east side of Santa Barbara Boulevard, an estimated 2,000 feet north of Rattlesnake Hammock Road and about 1.5 miles south of Davis Boulevard. The property is zoned Agricultural and is currently designated Urban Residential Subdistrict in the Future Land Use Element of the Growth Management Plan. According to the 2024 Collier County Coastal Flood Map, the subject property lies within the flood zone designation “AE,” which is a 100-year floodplain, with Base Flood Elevations determined, and has a high risk of flooding with a 1% chance of flooding each year. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition PUDZ-PL20240001081, Premier Vehicle Storage CPUD on July 17, 2025. The CCPC voted 6-0 to forward this petition to the Board with a recommendation of approval, subject to the adoption of the companion GMP amendment, GMPA- PL20240001079, Premier Vehicle Storage Commercial Subdistrict GMPA, and a Condition of Approval prohibiting residential development. The following commitment has been added to PUD Exhibit F-List of Development Commitments: “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 residential development. The restrictive covenant will be in a form acceptable to Collier County.” 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: The PUD Rezone (PUDZ) by and of itself will have no fiscal impact on Collier County. There is no guarantee that the project, at build-out, will maximize its authorized level of development. However, if the PUD Rezone is approved, a portion of the land could be developed, and the new development will result in an impact on Collier County public facilities. The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impact of each new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement Page 223 of 2661 9/9/2025 Item # 9.B ID# 2025-2499 Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed CPUD and has found it consistent with the Future Land Use Element (FLUE) of the GMP, subject to the adoption of GMPA- PL20240001079, Premier Vehicle Storage Commercial Subdistrict Growth Management Plan Amendment. LEGAL CONSIDERATIONS: This is a rezone from a Rural Agricultural (A) Zoning District to a Commercial Planned Unit Development (CPUD) Zoning District for a project which will be known as the Premier Vehicle Storage CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary, discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of the listed criteria below. Criteria for CPUD Rezones Ask yourself the following questions. The answers assist you in making a determination for approval or not. 1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. 2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney. 3. Consider: Conformity of the proposed CPUD with the goals, objectives, and policies of the Growth Management Plan. 4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. 5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development? 6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of available improvements and facilities, both public and private. 7. Consider: The ability of the subject property and surrounding areas to accommodate expansion. 8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. 9. Will the proposed change be consistent with the goals, objectives, and policies, the future land use map, and the elements of the Growth Management Plan? 10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern? 11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. 13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary. 14. Will the proposed change adversely influence living conditions in the neighborhood? 15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety? 16. Will the proposed change create a drainage problem? 17. Will the proposed change seriously reduce light and air to adjacent areas? 18. Will the proposed change adversely affect property values in the adjacent area? 19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Page 224 of 2661 9/9/2025 Item # 9.B ID# 2025-2499 21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing zoning? (a “core” question…) 22. Is the change suggested out of scale with the needs of the neighborhood or the county? 23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 24. Consider: The physical characteristics of the property and the degree of site alteration that would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.II], as amended. 26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County Commissioners shall deem important in the protection of public health, safety, and welfare? The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons, and the oral testimony presented at the BCC hearing as these items relate to these criteria. This item has been approved as to form and legality, and requires an affirmative vote of four for Board approval. (HFAC) RECOMMENDATIONS: To approve the request for PUDZ-PL20240001081, Premier Vehicle Storage CPUD and adopt the ordinance, subject to the adoption of the companion petition, GMPA-PL20240001079, Premier Vehicle Storage Commercial Subdistrict. PREPARED BY: Nancy Gundlach, AICP, PLA, CSM, Planner III, Zoning Division ATTACHMENTS: 1. PL20240001081 - Premier Vehicle Storage (PUDZ) - Staff Report-7-2-25 2. Attachment A - Backup Package 3. Attachment B-Proposed PUD Ordinance - 072825 4. Attachment C - Legal Ad and Sign Posting (1) 5. Attachment D - Collier County Self Storage Map 6. Attachment E - NIM Documents Combined 7. Attachment F - Revised Cross Sections 6.26.2025 8. Attachment G - Buffer Revisions Summary 9. legal ad - agenda IDs 25-2499 & 25-2525- Premier Vehicle Storage CPUD & GMPA - 9.9.25 BCC Page 225 of 2661 Page 1 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT HEARING DATE: JULY 17, 2025 SUBJECT: PL20240001081: PREMIER VEHICLE STORAGE PUDZ PROPERTY OWNER/AGENT: Owner: Santa Barbara 2022, LLC 1400 Gulf Shore Boulevard North, #106 Naples, FL 34102 Agent(s): Margaret Emblidge, AICP Rich Yovanovich, Esq. LJA Engineering, Inc. Coleman, Yovanovich, & Koester 7400 Trail Blvd., Ste. 200 & 4001 4001 Tamiami Trail N Naples, FL 34108 Naples, FL 34103 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider a rezone of the subject site 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. GEOGRAPHIC LOCATION: The subject PUD, consisting of ±3.7 acres, 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, Collier County, Florida (See location map) Page 226 of 2661 Page 2 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Page 227 of 2661 Page 3 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 PURPOSE/DESCRIPTION OF PROJECT: The applicant requests to rezone the subject property from its current zoning designation of Agricultural to a Commercial Planned Unit Development (CPUD), consistent with the companion Small-Scale Growth Management Plan Amendment (SSGMPA), to establish a new subdistrict: the Premier Vehicle Storage Commercial Subdistrict. This rezone request seeks to allow up to 60,000 square feet of gross floor area (GFA) of air-conditioned indoor only vehicle storage permitted in the CPUD. The built structures will only allow the principal uses of General Warehousing and Storage (SIC 4225) as described within the Proposed Ordinance, Attachment B. The applicant is proposing a luxury vehicle storage facility on Folio 00418720008. The subject property is approximately ±3.7 acres and is located on the east side of Santa Barbara Boulevard, an estimated 2,000 feet north of Rattlesnake Hammock Road and about 1.5 miles south of Davis Boulevard. The property is zoned Agricultural and is currently designated Urban Residential Subdistrict in the Future Land Use Element of the Growth Management Plan. According to the 2024 Collier County Coastal Flood Map, the subject property is located within the flood zone designation “AE,” which is a 100-year floodplain with Base Flood Elevations determined. It has a high risk of flooding, with a 1% chance of flooding each year. SURROUNDING LAND USE AND ZONING: North: Polly Avenue and then developed single-family residential, with a zoning designation of Residential Planned Unit Development (RPUD), known as Onyx RPUD. East: Developed single-family residential with a zoning designation of Agricultural (A). South: Everett Street and then developed single-family residential with a zoning designation of Residential Single Family-3 (RSF-3). West: Santa Barbara Boulevard right-of-way and then developed single-family residential with a zoning designation of Planned Unit Development (PUD), known as Royal Woods Golf & Country Club PUD. Aerial map, subject property highlighted in yellow; Source: Collier County Property Appraiser SUBJECT PROPERTY Page 228 of 2661 Page 4 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 SUBJECT PROPERTY Base zoning map, subject property outlined in yellow; Source: Collier County GIS GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: COMPREHENSIVE PLANNING COMMENTS: The subject property 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 for development of low-density residential and low- intensity agricultural uses. The proposed development seeks to establish commercial intensity in this location by creating a site-specific Commercial Subdistrict to develop a facility purposed for vehicle storage within the surrounding Residential neighborhoods. The Growth Management Plan states, on page 5 of the Future Land Use Element (FLUE): “Attainment of High Quality Urban Design”: “Major attention is given to the patterns of commercial development in Collier County. Concern about commercial development relates to transportation impacts both on a micro (access to road network) and macro (distribution of trip attractors and resultant overall traffic circulation) level, and it relates to aesthetics and sense of place. Within the Transportation Element, a commitment to adopt standards for road access has been accomplished through the Access Control Policy adopted by Resolution and the Access Management Plans for Mixed-Use Activity Centers included in the Land Development Regulations. The Future Land Use Element includes improved locational criteria for commercial development. 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. Superior urban design is therefore promoted by carefully managing road access, avoiding strip commercial development, improving overall circulation patterns, and providing for community focal points.” Page 229 of 2661 Page 5 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 In the statement: “The Future Land Use Element includes improved locational criteria for commercial development. 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,” the FLUE is directing the growth of commercial development by specifically guiding this type of development to be within established or new Mixed-Use Activity Centers. The nearest Mixed-Use Activity Center, 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 proposed use of mini warehousing (SIC 4225) is allowed in this Activity Center and is permitted by right in the undeveloped Taormina Reserve Mixed-Use Planned Unit Development (MPUD). The Taormina Reserve MPUD presents available commercial square footage that can accommodate the proposed use without amending the Growth Management Plan. Certain applicable Future Land Use Element (FLUE) policies are shown as follows in italics followed by staff analysis in bold text. FLUE Policy 5.6 (shown below in italics) followed by staff analysis in [bracketed bold text]. New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition.] Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code.[The petition is proposing to connect the primary point of access of the subject property to Polly Avenue, a two- lane local roadway. Polly Avenue connects via intersection to Santa Barbara Boulevard, an arterial roadway.] Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. [Analysis of this policy would not be applicable as the development is not of a scale that will result in new road designations within.] Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and/or interconnection points with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets between developments is also addressed in Policy 9.3 of the Transportation Element. [Internal access from the neighboring residential lots with existing single-family dwellings would be inappropriate to implement into the site.] Policy 7.4: The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. [The analysis of this policy is not applicable to this petition’s request, as the Premier Vehicle Storage Commercial Subdistrict does not include marketable residential units or civic facilities as a permitted use. The PUD must follow the open space requirements of the Land Development Code.] Page 230 of 2661 Page 6 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 CONCLUSION: Based on the above analysis, staff finds the subject petition inconsistent with the Future Land Use Element of the Growth Management Plan. Transportation Element: In evaluating this project, staff reviewed the applicant’s March 20, 2024, Traffic Impact Statement (TIS) for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using the 2024 Annual Update and Inventory Reports (AUIR). Policy 5.1 of the Transportation Element of the GMP states; “The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of permissible development, with consideration of their impact on the overall County transportation system, and shall not approve any petition or application that would directly access a deficient roadway segment as identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact statement reveals that any of the following occur: a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the adopted LOS standard service volume; and c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3% of the adopted LOS standard service volume. Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of the traffic impact statement that addresses the project’s significant impacts on all roadways.” Staff finding: According to the TIS provided with this petition, the proposed Premier Vehicle Storage development is projected to generate a total of nine (9) p.m. peak hour trips on the adjacent roadway, Santa Barbara Boulevard. The trips generated will occur on the following adjacent roadway network links: Roadway/Link Link Current Peak Hour Peak Direction Volume/Peak Direction Projected P.M. Peak Hour/Peak Direction Projected Traffic (1) 2024 Level of Service (LOS) 2024 Remaining Capacity Santa Barbara Boulevard/79.0 Davis Blvd to Polly Ave 3,100/SB 2/SB B 1,637 Santa Barbara Boulevard/79.0 Polly Ave to Rattlesnake Hammock Rd 3,100/SB 2/SB B 1,637 1. Source for P.M. Peak Hour/Peak Direction Project Traffic is March 20, 2024; Traffic Impact Statement provided by the petitioner. Page 231 of 2661 Page 7 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Based on the TIS provided by the applicant, the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent with the GMP. The proposed development represents a 0.1% (de minimis) impact on the adjacent Santa Barbara Boulevard roadway. Conservation and Coastal Management Element (CCME): Environmental review staff has determined that this project is consistent with the Conservation and Coastal Management Element (CCME). The project site consists of approximately ±3.7 acres of native vegetation. A minimum of 0.37 acres (10%) of native vegetation is required to be preserved. STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.13 B.5, Planning Commission Hearing and Recommendation (commonly referred to as the “PUD Findings”), and Subsection, 10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC, who, in turn, use the criteria to support their action on the rezoning request. An evaluation relative to these subsections is discussed below under the heading “Zoning and Land Development Review Analysis.” In addition, staff offers the following analysis. Environmental Review: Environmental Planning staff have reviewed the petition to address environmental concerns. The required preserve is 0.37 acres (10% of 3.7 acres); the Master Concept Plan provides for a 0.37 acre preserve onsite. The environmental data indicates that the proposed project is located in an area with the potential to contain a variety of protected animal species; however, none were observed on-site. The proposed project is located within the U.S. Fish and Wildlife Service (FWS) consultation area for Bonneted Bats (Eumops floridanus). Several trees with cavities (11) were observed; however, no evidence was found indicating Bonneted Bats were utilizing the trees. The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the presence of Black bear (Ursus americanus floridanus) in the area. A black bear management plan will need to be included at PPL or SDP review. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends approval of the proposed petition. Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval. Utility Review: The project lies within the regional potable water service area and the South County 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 Page 232 of 2661 Page 8 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 to the CCWSD at no cost to the County at the time of utilities acceptance. Emergency Management Review: Emergency Management reviewed for sufficiency, and since this is vehicle storage, there are no Emergency Management hurricane shelter concerns and staff recommend approval of the proposed petition. Parks and Recreation Review: Not applicable. Historic Preservation Review: Historic Preservation staff has reviewed the petition for compliance with the GMP and the LDC and recommends approval of this project. Landscape Review: The landscape buffers on the master concept plan meet or exceed code requirements, therefore staff recommend approval. Zoning Review: The applicant’s request is to rezone the subject property from an approximate ±3.7-acre Agriculture zoned property to a Commercial Planned Unit Development (CPUD) for the development of a maximum 60,000 square feet indoor vehicle storage facility under the SIC code 4225, along with accessory uses that are customarily associated with this principal use. The subject property is planned as a commercial use located mid-block on the east side of Santa Barbara Boulevard between Polly Avenue to the north and Everett Street to the south. This planned commercial development is surrounded by residential properties zoned either Agricultural, RSF- 3, or other Planned Unit Developments for residential uses, with a variety of densities. The proposal in general is a request that is an upzone from a non-conforming Agricultural-zoned property to a proposed CPUD, which the vehicle storage use is typically found as a Conditional Use in the C-4 zoning district and a permitted use in the C-5 zoning district. The applicant proposes 40 units of vehicle storage, which may result in negative impacts to the surrounding community due to nuisances from light, noise, and odor, aside from the mitigating factors proposed by the applicant. The proposed use of an indoor vehicle storage facility may not necessarily serve the adjacent neighborhoods, and many of the clientele may be traveling from other parts of the county to store their vehicle. The subject property is located less than 1.5 miles from Activity Center 6, specifically at the intersection of Davis Boulevard and Santa Barbara Boulevard. Activity Center 6 is in the Mixed- Use Activity Center Subdistrict, and which is described in the Future Land Use Element (FLUE) as “The Mixed-Use Activity Center concept is designed to concentrate almost all new commercial zoning in locations where traffic impacts can readily be accommodated, to avoid strip and disorganized patterns of commercial development, and to create focal points within the community.” The compatibility for the proposed use in the subject property of a stand-alone vehicle storage within a residential neighborhood may not provide a net benefit to the neighboring properties. If this were located north in the Activity Center 6, the commercial use would be more compatible, being surrounded by existing commercial uses, especially in the existing Taormina Reserve MPUD on the southeast quadrant of the intersection. There is available land more suitable for this type of use at the intersection, since According to Exhibit D, Collier County Self Storage Facility, it potentially would be the third storage facility in this Activity Center with the existing Extra Space Storage and the Public Storage, but staff does recognize the distinction between self-storge and vehicle storage. Page 233 of 2661 Page 9 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Based upon the recommendation for denial associated with the Growth Management Plan Amendment, Zoning’s recommendation is for denial, but if the CCPC were to recommend approval, there are several development benefits associated with the proposal that can be supported. The proposed use of an indoor vehicle storage facility will provide support for the demand for storage from a growing population. The applicant is not requesting any deviations from the LDC and, therefore, is expected to be within code compliance during development. The proposed primary access will be from Polly Avenue, adjacent to the north. The proposed minimum lot area will be 10,000 square feet and a minimum lot width of 100 feet. The proposed setbacks will be 25 feet from the entire perimeter for the principal uses. The west property line is adjacent to the Santa Barbara R.O.W., and the north and south property boundaries are adjacent to local roads Polly Avenue and Everett Street, respectively. The east property boundary is adjacent to developed residential properties. The maximum proposed zoned height of 35 feet and actual height of 39 feet are comparable to the surrounding heights allowed for the residentially zoned properties. Additionally, the enhanced landscape buffers and proposed street views of the architectural renderings provide for a softening of the facility to promote integration with the various residential developments adjacent to the project. If the CCPC were to recommend approval, there may be some necessary use restrictions for the optimal development of the proposed use, which will be included in the Staff Recommendation section as conditions at the end of this report. CONCURRENT LAND USE APPLICATIONS: Concurrent land use applications under review are: PL20240001079: Companion Growth Management Plan Amendment (GMPA) for an Automobile Condominium on Parcel ID# 00418720008 located on Santa Barbara Boulevard north of Rattlesnake Hammock. The property is designated Urban Residential Subdistrict and zoned AG. PUD FINDINGS: LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make findings as to the PUD Master Plan’s compliance with the following criteria in addition to the findings in LDC Section 10.02.08.” 1. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Locating this development next to residential will have similar to less impact than a high-density apartment building would on the immediate area. This proposed development is a low-impact development that will have more restrictions related to operating hours than the adjacent single-family and multi-family residences. This includes the proposed limit to a single use, buffers, water management system, landscaping, and lighting designed to avoid any spillage onto adjacent properties, for example. The proposed buffers along each ROW will be enhanced above the required buffer with canopy trees sixteen feet in height, understory trees, double hedge rows, with palm clusters along building foundations. Further described within the Buffer Requirements and Enhancements exhibit. Page 234 of 2661 Page 10 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 There have been several high-density residential PUDs and GMPAs approved in the surrounding area (see Zoning Map below). These projects will/do generate greater amounts of trips than the minimal traffic generated from the proposed vehicle storage use. For example, the total daily trip generation for the project shall not exceed 9 two- way PM peak hour net trips vs. nearby residential developments that may have more than 400 two-way PM peak hour net trips. Base Zoning Map, Subject property designated by the red X The traffic impact analysis for this project concluded that there is available roadway capacity to accommodate the proposed use. Impacted segments are projected to operate at an acceptable level of service when project traffic is added to future background traffic. Based on the results illustrated in the traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. Access to the subject property is from Polly Avenue. There is an existing turn lane on Santa Barbara Boulevard along most of the property frontage, which serves Polly Avenue. The turn lane will ensure safe access to the subject property. The developer will pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. The project design includes a 0.37 acre preserve, along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Boulevard right-of-way. No discharges will occur to the adjacent single family residential development. This will ensure no off-site impacts. Water and wastewater service is available within the Santa Page 235 of 2661 Page 11 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 Barbara Boulevard ROW, and available capacities exist to service the proposed use. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utility acceptance. 2. Adequacy of evidence of unified control and suitability of any proposed agreements, contracts, or other instruments or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. The Property Owner/Applicant is Santa Barbara 2022, LLC. 3. Conformity of the proposed Planned Unit Development with the goals, objectives, policies, and Future Land Use Element of the [GMP]. A companion SSGMPA application, PL20240001079, has been submitted to create the Premier Vehicle Storage Commercial Subdistrict, ensuring compliance between the GMP and the CPUD zoning. Based on the GMPA review and consistency analysis, the CPUD is inconsistent with the Future Land Use Element (FLUE) goals, objectives, and policies, as well as the Future Land Use Map (FLUM), and the applicable goals, objectives, and policies of the Growth Management Plan. 4. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” To meet these conditions, the proposed Master Concept features a substantial separation from the surrounding residences to the east, accompanied by a 15-foot buffer that includes a 100% opaque fence and landscaping. The right-of-way Type D buffer will be provided on each road frontage. In addition, the following commitments have been made to ensure compatibility and are found in Exhibit F, List of Development Commitments: ▪ Development within the CPUD shall have common site, signage, and building architectural elements. ▪ Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or overnight stays. ▪ No outdoor storage is permitted within the PUD. ▪ No outdoor amplified sound is permitted within the PUD. ▪ Loading and unloading of vehicles shall occur on-site only. ▪ Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. Page 236 of 2661 Page 12 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 ▪ Light poles shall be limited to a height of 20 feet 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. 5. The adequacy of usable open space areas in existence and as proposed to serve the development. LDC Section 4.02.01 of the LDC does not require open space for parcels less than five (5) acres. However, the project proposes a minimum of one (1) acre of open space, which will include buffer areas, required preserves, and stormwater areas, to fulfill the intent. 6. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure exists, and there are no known capacity issues that will impact this project. This includes roadway capacity as explained in the TIS. The Collier County Public Utilities Department provided a letter dated April 12, 2024, confirming that the project is within the service area of the Collier County Water-Sewer District. This includes existing mains along the property to which the project can be hooked up. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning movements for all site access points. Finally, the project’s development must comply with all other applicable concurrency management regulations when development approvals, including but not limited to any plats and or site development plans, are sought. 7. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by zoned and developed land. Future expansion of the PUD boundary is not proposed nor desired. According to Utility Staff review, a water main is available along Santa Barbara Boulevard, and wastewater mains are available along Polly Avenue. There are adequate water and wastewater treatment capacities to serve the project. Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient capacity to serve the project will be the responsibility of the owner/developer and will be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance. 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on a determination that such Page 237 of 2661 Page 13 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed uses will be limited to SIC 4225 and as described in Exhibit A, List of Permitted Uses. There are no other uses proposed. Exhibit B, List of Development Standards, includes the maximum zoned height of 35 feet and actual height of 39 feet. These heights are comparable to the adjacent residential properties. No deviations from the LDC have been requested for this PUD; therefore, it will be developed in compliance with this PUD and all applicable codes. REZONE FINDINGS: LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and recommendations to the planning commission to the Board of County Commissioners…shall show that the planning commission has studied and considered proposed changes in relation to the following when applicable.” 1. Whether the proposed change will be consistent with the goals, objectives, and policies of the Future Land Use Map (FLUM) and the elements of the GMP. A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict, ensuring compliance between the GMP and the CPUD zoning. Based on the GMPA review and consistency analysis, the CPUD is inconsistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and the Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. 2. The existing land use pattern. The subject property is located on Santa Barbara Boulevard, which is a six-lane right-of- way. The majority of the properties along Santa Barbara are existing or approved range of High- to Mid-Density Residential PUDs. Immediately east of the property are single family residences. The proposed uses are intended for indoor air-conditioned automobiles, recreational vehicles, and boat storage, which is appropriate for a location adjacent to a major arterial roadway and the intended residential market. The project will incorporate design standards that will fit in architecturally and operationally within the area. The proposed buffers and preserve areas are focused on ensuring compatibility with the adjacent single family residential uses. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed CPUD will not create an isolated district as the project fronts three roads. The use will result in a low level of noise based on the majority of activity, and the storage for vehicles will be indoors. The proposed Vehicle Condominiums are directly related to the adjacent residential uses as they are intended for vehicles that are either not allowed or do not fit on a residential parcel. The site is approximately ±3.7 acres, which limits both its commercial and residential development potential. The site could potentially accommodate up to 59 residential units in Page 238 of 2661 Page 14 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 a multi-family configuration if affordable housing bonus density units are used. If developed as a 40-unit automobile condominium facility, it will serve a regional demand for this type of use. The automobile condominium use will have less impact on nearby residential uses, as it will generate significantly less traffic than residential uses and other potential commercial uses. The nearby residents have indicated that an automobile condominium facility would be a good fit for the parcel as it would generate less traffic and noise than other commercial uses and multi-family residences. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. Existing boundaries were not illogically drawn in relation to existing conditions in the neighborhood. The proposed commercial use is appropriately located on an arterial road and properly addresses the existing uses in the neighborhood. 5. Whether changed or changing conditions make the passage of the proposed rezoning necessary. According to the Commercial Market Study provided with the companion GMPA application, the need for indoor self-storage, specifically intended for vehicles including luxury automobiles, is on the rise. With projected growth, this demand is expected to increase further. See updated 7.0 Supply Section of the revised Commercial Market Study. That section points out that the only supply available is resale units or owner units being leased to another lessee. This location is well suited for this type of commercial use, as it is situated on a 6- lane road with easy access to I-75 via Davis Boulevard and Collier Boulevard. The proposed auto-condo project will serve a regional clientele, absorbing some of the waiting list demand, while also catering to new clients. While reviewing potential commercial uses for the Subject Property, the Applicant determined there is a pent-up demand for this type of use. The history of this type of use indicates that most auto-condo projects were sold out or leased before construction was complete. Per the applicant, insurance companies are in the process of filing with the State of Florida to allow them to require luxury vehicles to be moved from flood zones in the event of a threatened storm. Insurance companies are also reviewing elevation certificates, and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. The result of the tightening of the car insurance market is that demand for auto-condo units is rapidly increasing. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change may adversely influence living conditions in the neighborhood since this will be the only commercial use surrounded by residential development. The nearest commercial development is over one mile to the north, west, and east of the subject property. The proposed buffers and development standards are designed to ensure compatibility with neighboring properties; however, the use may not. See question 4 Page 239 of 2661 Page 15 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 response in the PUD Findings section above for development commitments for compatibility. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The TIS provides a detailed analysis of the traffic generated by this project. The Study concluded that there will only be nine (9) peak p.m. hour traffic volumes projected. The requested change will not create or excessively increase traffic congestion, nor will it generate types of traffic deemed incompatible with surrounding land uses, nor will it otherwise affect public safety. As noted above, Transportation Planning staff finds this petition consistent with the GMP. Operational impacts will be addressed at time of first development order (SDP or Plat). Additionally, the project’s development must comply with all other applicable concurrency management regulations when development approvals are sought. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SFWMD requirements. The MCP specifically depicts the area intended for stormwater. The designs will include both compensating storage and stormwater retention. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards, including the height restrictions and perimeter buffers, assure the proposed change will not reduce light and air to adjacent areas. Illustrative cross-sections are included for each property boundary, depicting what the surrounding properties will see when this project is developed. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change if approved, with the proposed conditions to ensure compatibility will not adversely affect property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The property to the north has an approved RPUD for multi-family development and the property to the south is zoned for three (3) units per acre residential single family. There have been a number of approved PUD rezonings in the area. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare. Page 240 of 2661 Page 16 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Changes to land use are afforded to all property owners as long as they pursue the required permitting like this project is pursuing. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning. The requested CPUD rezoning will allow for a low-impact commercial use in an area suitable for such uses. Market areas are driven by supply and demand, and generally, commercial development follows residential development. When the previous properties were zoned, there was a greater demand for residential units over commercial development. Now that residential development has evolved around the market area, the commercial demand is being fulfilled with all of the commercial development taking place at the intersection of Santa Barbara Boulevard and Davis Boulevard. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County. The change suggested is not out of scale with the needs of the neighborhood or the county. As previously stated, there is a demand for the proposed use that will continue as growth continues. There are currently 521 auto-condo units in Collier County, with another 160 proposed units in the planning stages. All of the 521 existing units are either sold or leased, and there are waiting lists at the eight existing auto-condo complexes. This site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve some of the waiting list demand, along with serving new clients. 15. Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. There is an activity center over a mile to the north of the subject property. However, the zoning that allows for this use includes the requested CPUD, C-4, C-5, or Industrial. Many of these parcels are either built out or are well on their way to being completed. The market study identifies C-5 and Industrial parcels in the 3-mile market area and notes that none of these parcels can accommodate auto-condo use. The Applicant does not own any other parcels of land zoned C-4, C-5, or Industrial in Collier County. The Applicant has determined that auto-condo use is the highest and best use for the property, as it has the least impact on surrounding neighborhoods in terms of traffic and noise that would emanate from the site compared to other commercial uses. The physical characteristics of the property and the degree of site alteration that would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The physical characteristics of the property and the degree of site alteration that would be required to make the property usable for any of the range of potential uses under the proposed zoning classification are typical of and similar to any other similar development in Collier County. The project design includes a 0.37 acre preserve, along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge Page 241 of 2661 Page 17 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 is planned to be into the swale within the Santa Barbara Boulevard right-of-way. No discharges will occur to the adjacent single family residential development. This will ensure no off-site impacts. Water and wastewater services are available within the Santa Barbara Boulevard area. Right-of-way and available capacities exist to service the proposed use. 16. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County GMP and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code Ch. 106, art. II], as amended. Public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance are available to serve the project. A Letter of availability from the Collier County Utility Department has been included. According to the Utility Staff review, the development will have to meet all applicable criteria set forth in the LDC regarding Adequate Public Facilities. The project must also be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff who are responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff have concluded that the developer has provided appropriate commitments so that the impact to the Level of Service (LOS) will be minimized. 17. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in protecting public health, safety, and welfare. The BCC should consider the market demands created by the growing population and look for opportunities to accommodate these. In addition, based on the impacts created by hurricanes and other unnamed storms that create flooding, there needs to be consideration for safe storage of the residents’ possessions, including all types of vehicles. DEVIATION DISCUSSION: The petitioner is seeking no deviations from the requirements of the LDC. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant conducted a NIM on Tuesday, September 19, 2024, at 5:30 p.m. at the Collier County South Regional Library, located at 8065 Lely Cultural Parkway, Naples, Florida 34113. The PUD Rezone and the companion Growth Management Plan Amendment (GMPA) were presented and discussed at the NIM. In total, there were 10 members of the public present in person and two (2) online. Questions and concerns were communicated by the public in attendance, such as: ▪ Access points and location ▪ Traffic impacts ▪ Flooding impacts ▪ Landscape buffer on the east ▪ Building heights along the eastern property line Page 242 of 2661 Page 18 of 18 PUDZ-PL20240001081 Rev: 6/27/2025 ▪ Overall building heights ▪ Reality of multifamily development instead of auto storage ▪ Lighting for the development of the site ▪ Stormwater drainage system ▪ Possibility of convenience store instead of auto storage ▪ Duration of construction ▪ Electric service and power outages ▪ Possibility of noise nuisance and point of contact A further NIM summary is included in Attachment A. COUNTY ATTORNEY REVIEW: The County Attorney’s office reviewed the staff report on June 25, 2025. RECOMMENDATION: Consistent with the GMPA review, Staff recommend that the Collier County Planning Commission (CCPC) forward Petition PUDZ-PL20230008640 to the Board of County Commissioners (BCC) with a recommendation of Denial. However, if the CCPC were to recommend approval, staff recommends conditions of approval to be incorporated within the PUD Ordinance: 1. Prohibit the use of roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings that are visible from the public right-of-way. 2. Any garage doors on buildings will face internally to the site and away from the adjacent Right-of-Way. 3. Storage units shall be utilized for auto storage purposes only. 4. No building shall exceed 100 feet in length. 5. The Architectural renderings, Buffer Requirements, and Enhancements exhibits shall be incorporated within the proposed PUD. Attachments: A. Backup Package B. Proposed Ordinance C. Legal Ad and Sign Posting D. Collier County Self Storage Facility Map E. NIM Documents Combined F. Revised Cross Sections 6.26.2025 G. Buffer Revisions Summary H. Preliminary Site Plan & Perspective Views Page 243 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 Planned Unit Development Rezone PL20240001081 Premier Vehicle Suites (PUDZ) 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. Addressing Checklist 3. Application for a Public Hearing for PUD Rezone 4. Rezone Criteria 5. Narrative and Evaluation Criteria 6. Pre-Application Meeting Notes 7. Affidavits of Authorization: a. To LJA Engineering, Inc. b. To Trebilcock Consulting Solutions, PA c. To Collier Environmental Consultants 8. Property Ownership Disclosure Form 9. 2024 Annual Report – Santa Barbara 2022, LLC 10. Quit Claim Deed 11. Survey 12. Aerial with FLUCCS 13. Environmental Data & Listed Species Report 14. Public Service & Facilities Map 15. Existing Zoning Map 16. Traffic Impact Statement 17. Water & Wastewater Availability Letter 18. Revised CPUD Exhibits A – F 19. Email from Brett Rosenblum re: stormwater management 20. Black Bear Management Plan 21. Revised Location Map 22. Revised Statement of Utility Provisions and Calcs 23. Email from Pat Sherry ENCC 24. Architectural and Line of Sight Exhibits (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 244 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 245 of 2661 Page 246 of 2661 Page 247 of 2661 Revised 2024 Page 6 of 11 APPLICANT CONTACT INFORMATION PROPERTY INFORMATION TYPE OF SEWAGE DISPOSAL TO BE PROVIDED STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Address: City: State: ZIP: Telephone: E-Mail Address: Cell: Address of Subject Property (If available): City: State: ZIP: Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property I.D. Number: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Package Treatment Plant e. Septic System Provide Name: (GPD Capacity): Type: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Private System (Well) Total Population to be Served: Peak and Average Daily Demands: A. Water-Peak: B. Sewer-Peak: Provide Name: Average Daily: Average Daily: TYPE OF WATER SERVICE TO BE PROVIDED 1400 Gulf Shore Boulevard North, #106 Page 248 of 2661 Design Criteria:F.A.C. 64E-6, Table I - Estimated Sewage Flows: Warehouse add per employee per 8-hour shift = 15 gpd/person add per loading bay = 100 gpd/bay 41 Units self-storage, per unit (up to 200 units) = 1 gpd/unit add per each 2-units over 200 = 1 gpd/2 units Collier County Per Capita Sewer Flow = 100 gpdpc Equivalent Population (EP) = Total Average Daily Flow / 100 gpdpc =0.41 people Peak hour factor is from 10 States Standard (Figure 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Peak Factor = 4.48 GPD GPM GPD GPH GPM Employee 0 people 0 0 15 0 0 0 0 0 Loading Bay 0 loading area 0 0 100 0 0 0 0 0 First 200 Storage Units 1 units 41 41 1 41 0.03 184 7.7 0.1 Storage Units 201-800 0 2 units 0 0 0.5 0 0 0 0 0 41 0.03 184 7.7 0.1 Design Criteria:Potable Water Average Day Demands =Average Daily Flow (Sewer) x 1.4 per 2021 Annual Update and Inventory Report (AUIR) Potable Water Maximum Day Demand = Average Day Demands x 1.3 per Collier County Design Criteria 2.2.1 C Equivalent Population (EP) = Total Potable Average Daily Demand / 100 gpdpc Potable Peak hour factor is from 10 States Standards (Fig 1, page 10-6) and is based on equivalent population (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) 1.40 57.4 GPD 0.04 GPM 1.30 Max Day Demand = 74.6 GPD 0.05 GPM Equivalent Population = 0.6 People Peak Hour Factor = 4.48 Peak Hour Demand = 257.1 GPD 0.18 GPM Potable Water Demand & Sanitary Sewer Flows for Statement of Utility Provisions Sewer Flows: PROPOSED SEWER FLOWS Item # Unit Number of Units Total Flow Per Unit (GPD) Max Day Demand Factor Average Daily Demand = Average Daily Demand Factor Average Daily Flow Peak Hour Flow Warehouse TOTALS Water Demand: WATER DEMAND Premier Vehicle Storage - PUD Rezone Request Page 249 of 2661 PL20240001081 Premier Vehicle Storage Page 1 of 6 Revised 12/18/24 PREMIER VEHICLE STORAGE CPUD REZONE CRITERIA 10.02.08.F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08.E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan. A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. Policy 5.6 requires new developments to be compatible with and complementary to the surrounding land uses. The location of the proposed luxury Automobile Condominium is appropriate since it is located on a major arterial and in close proximity to the intended residential market. This development will accommodate the growing population in Collier County by providing a needed service as demonstrated by the market demand analysis that is included with the companion small-scale growth management plan amendment. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the existing residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. Policies 5.5 and 5.7 discourages urban sprawl by encouraging new development in the Urban designated areas and where public facilities and services exist. The subject property is within the Urban designated area which encourages urban type services. Urban services such as utilities, transportation, and drainage systems are currently available to serve the proposed uses. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. The proposed development would be considered an infill development as it is surrounded by existing and planned development that front along Santa Barabara between Radio Road to the north and Rattlesnake Hammock to the south. 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 Page 250 of 2661 PL20240001081 Premier Vehicle Storage Page 2 of 6 Revised 12/18/24 only be from Polly Ave. In addition, there is an existing deceleration lane on Santa Barbara to Polly Ave 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 prepared in support of this application demonstrates that available capacity exists on the surrounding roadways. 2. The existing land use pattern. The subject property is located on Santa Barbara Blvd. which is a six-lane right of way. The majority of the properties along Santa Barbara are existing or approved range of High to Mid Density Residential PUDs. Immediately east of the property are single family residences. The proposed uses are intended for indoor air-conditioned automobile, recreational vehicle, boat storage which is appropriate for a location adjacent to a major arterial roadway and the intended residential market. The project will incorporate design standards that will fit in architecturally and operationally within the area. The proposed buffers and preserve areas are focused on ensuring compatibility with the adjacent single family residential uses. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The proposed CPUD will not create an isolated district as the project fronts on three roads. The use will result in a low level of noise based on the majority of activity and the storage for vehicles will be indoors. The proposed Vehicle Condominiums are directly related to the adjacent residential uses as they are intended for vehicles that either are not allowed or do not fit on a residential parcel. The site is +/- 3.7 acres which limits both its commercial and residential potential for development. The site could potentially accommodate up to 48 residential units in a multi-family configuration and if affordable housing bonus density units are used. If developed as a 40-unit automobile condominium facility, it will serve a regional demand for this type of use. The automobile condominium use will have less impact on nearby residential uses as it will generate much less traffic than a residential use and other potential commercial uses. The nearby residents have indicated that an automobile condominium facility would be a good fit for the parcel as it would generate less traffic and noise than other commercial uses and multi-family residences. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions in the neighborhood. Existing boundaries were not illogically drawn in relation to existing conditions in the neighborhood. The proposed commercial use is appropriately located on an arterial road and properly addresses the existing uses in the neighborhood. Page 251 of 2661 PL20240001081 Premier Vehicle Storage Page 3 of 6 Revised 12/18/24 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. Per the Commercial Market Study provided with the companion GMPA application, the need for indoor self-storage, intended for vehicles including luxury automobiles, are in demand and with the projected growth the need will only increase. See updated 7.0 Supply Section of the revised Commercial Market Study. That section points out that the only supply available is resale units or owner units being leased to another lessee. This location is good for this type of commercial use since this site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve a regional clientele and absorb some of the waiting list demand along with serving new clients. While reviewing potential commercial uses for the Subject Property, the Applicant determined there is a pent-up demand for this type of use. The history of this type of use shows that most of the auto-condo projects sold out or were leased before construction was complete. Insurance companies are in process of filing with the State of Florida to allow them to require luxury vehicles be moved from flood zones in the event of a threatened storm. Insurance companies are also reviewing elevation certificates and if the garage of a condominium building is below the FEMA flood elevation, some are declining to write or renew policies. The result of the tightening of the car insurance market, demand for auto-condo units is rapidly increasing. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change will not adversely influence living conditions in the neighborhood. The proposed buffers and development standards ensure compatibility with neighboring properties. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the surrounding residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. The ROW Type D buffer will be provided on each road frontage. In addition, the following commitments have been made to ensure compatibility and are found in Exhibit F List of Development Commitments. a. Development within the CPUD shall have common site, signage and building architectural elements. b. Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. Page 252 of 2661 PL20240001081 Premier Vehicle Storage Page 4 of 6 Revised 12/18/24 c. No outdoor storage is permitted within the PUD. d. No outdoor amplified sound is permitted within the PUD. e. Loading and unloading of vehicles shall occur on-site only. f. Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. g. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. The TIS provides a detailed analysis of the traffic generated from this project. The Study concluded that there will only be nine (9) peak pm hour traffic volumes projected. The requested change will not create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses or otherwise affect public safety. 8. Whether the proposed change will create a drainage problem. The site will be designed to meet all County and SFWMD requirements. The MCP specifically depicts the area intended for stormwater. The designs will include both compensating storage and stormwater retention. No drainage problems will be created. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Development standards including the height restrictions and perimeter buffers assure the proposed change will not reduce light and air to adjacent areas. Illustrative cross sections are included for each property boundary that depict what the surrounding properties will see when this project is developed. 10. Whether the proposed change will adversely affect property values in the adjacent area. The proposed change will not adversely affect property values in the adjacent area. Page 253 of 2661 PL20240001081 Premier Vehicle Storage Page 5 of 6 Revised 12/18/24 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The proposed change will not be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. The property to the north has an approved RPUD for multi-family development and the property to the south is zoned for three (3) units per acre residential single family. There have been a number of approved PUD rezonings in the area. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change will not constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Changes to land use are afforded to all property owners as long as they pursue the required permitting like this project is pursuing. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. There are no substantial reasons why the property cannot be used in accordance with existing zoning. The requested CPUD rezoning will allow for a low impact commercial use in an area suitable for such uses. Market areas are driven by supply and demand and generally commercial development follows residential development. When the previous properties were zoned, there was a greater demand for residential units over commercial development. Now that residential development has evolved around the market area, the commercial demand is being fulfilled with all of the commercial development taking place at the intersection of Santa Barbara Boulevard and Davis Boulevard. There is no need for additional residential at this time. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change suggested is not out of scale with the needs of the neighborhood or the county. As previously stated, there is a demand for the prosed use that will continue as growth continues. There are currently 521 auto-condo units in Collier County with another 160 proposed units in the planning stages. All of the 521 existing units are either sold or leased and there are waiting lists at the 8 existing auto-condo complexes. This site is located on a 6-lane road with easy access to I-75 via Davis Boulevard to Collier Boulevard. The proposed auto-condo project will serve some of the waiting list demand along with serving new clients. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. The zoning that allows for this use include the requested CPUD, C-4, C-5 or Industrial. Many of these parcels are either built out or are well on their way to being completed. The market study identifies C-5 and Industrial parcels in the 3-mile market area and noted that none of these parcels Page 254 of 2661 PL20240001081 Premier Vehicle Storage Page 6 of 6 Revised 12/18/24 can accommodate auto-condo use. The Applicant does not own any other parcels of land zoned C-4, C-5 or Industrial in Collier County. The Applicant has determined that the auto-condo use is the highest and best use for the property in that is has the least amount of impact to the surrounding neighborhoods in terms of traffic and noise that would emanate from the site with other commercial uses. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification is typical of and similar to any other similar development in Collier County. The design of the project includes a +/- 0.37 acre preserve along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Blvd. ROW. No discharges will occur to the adjacent single family residential development. This will ensure no offsite impacts. Water and wastewater service is available within the Santa Barbara Blvd. ROW and available capacities exist to service the proposed use. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended. Public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, are available to serve the project. A Letter of availability from Collier County Utilities Department has been included. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. The BCC should consider the market demands created by the growing population and look for opportunities to accommodate these. In addition, based on the impacts created by hurricanes and other unnamed storms that create flooding there needs to be consideration for safe storage of the resident’s possessions including all types of vehicles. Page 255 of 2661 PL20240001081 Premier Vehicle Storage Page 1 of 5 Revised 12/18/24 Premier Vehicle Storage CPUD Narrative and Evaluation Criteria Narrative The applicant is proposing a Luxury Vehicle storage facility on Parcel ID# 00418720008. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. The property is currently designated Urban Residential Subdistrict and zoned Agricultural. The applicant is requesting a rezoning to a Commercial Planned Unit Development (CPUD) with the companion application for a Small-Scale Growth Management Plan amendment (SSGMPA) to the Premier Vehicle Storage Commercial Subdistrict. LDC Evaluation Criteria Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request. The subject property is located on Santa Barbara Boulevard and abuts Polly Avenue and Everett Street. The requested rezone from the existing Agricultural zoning district to Commercial Planned Unit Development is to allow a vehicle storage facility. a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities. Locating this development next to residential will have less impacts than an apartment building would or any of the other Residential Planned 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. The required buffers include Type D buffers along each ROW, and the eastern property line will have a 15ft. Type B buffer that will include a 6ft. 100% opaque fence along with the required buffer landscaping. None of these restrictions apply to the adjacent single-family residences that have a zoning of Agriculture. There have been several high-density residential PUDs and GMPAs approved in the surrounding area (see Figure 1). These projects will/do generate much greater amounts of trips than the minimal traffic generated from the proposed vehicle storage use. For example, the total daily trip generation for the project shall not exceed 9 two-way PM peak hour net trips vs. nearby residential developments that may have more than 400 two-way PM peak hour net trips. Page 256 of 2661 PL20240001081 Premier Vehicle Storage Page 2 of 5 Revised 12/18/24 Figure 1. The traffic impact analysis for this project concluded that there is available roadway capacity to accommodate the proposed use. Impacted segments are projected to operate at acceptable level of service when project traffic is added to future background traffic. Based on the results illustrated in the traffic analysis, the proposed project creates a de-minimis impact on adjacent roadway segments. Access to the subject property is from Polly Avenue. There is an existing turn lane on Santa Barbara Boulevard along most of the property frontage, which serves Polly Avenue. The turn lane will ensure a safe access to the subject property. The developer will pay the appropriate Collier County Road Impact Fee as building permits are issued for the project, as applicable. The design of the project includes a +/- 0.37 acre preserve along with landscaping and buffers. The site will meet FEMA flood elevations and compensating storage. The surface water management system will be permitted through the SFWMD, and the discharge is planned to be into the swale within the Santa Barbara Boulevard ROW. No discharges will occur to the adjacent single family residential development. This will ensure no offsite impacts. Water and wastewater service is available within the Santa Barbara Boulevard ROW and available capacities exist to service the proposed use. Page 257 of 2661 PL20240001081 Premier Vehicle Storage Page 3 of 5 Revised 12/18/24 b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the County Attorney. The Property Owner/Applicant is Santa Barbara 2022, LLC with equitable interest for Mike W. Assaad and Peter G. Masi. c. Conformity of the proposed PUD with the goals, objectives, and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy, or other provision.) Future Land Use Element: A companion SSGMPA application has been submitted to create the Premier Vehicle Storage Commercial Subdistrict to ensure compliance between the GMP and the CPUD zoning. Assuming the proposed GMPA is approved, the CPUD will be consistent with the Future Land Use Element (FLUE) goals, objectives, and policies, and Future Land Use Map (FLUM), and the goals, objectives, and policies as applicable, of the Growth Management Plan. Policy 5.6 requires new developments to be compatible with and complementary to the surrounding land uses. The location of the proposed luxury Automobile Condominium is appropriate since it is located on a major arterial and in close proximity to the intended residential market. This development will accommodate the growing population in Collier County by providing a needed service as demonstrated by the market demand analysis that is included with the companion small-scale growth management plan amendment. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the existing residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. Policies 5.5 and 5.7 discourages urban sprawl by encouraging new development in the Urban designated areas and where public facilities and services exist. The subject property is within the Urban designated area which encourages urban type services. Urban services such as utilities, transportation, and drainage systems are currently available to serve the proposed uses. Policies 6.2, 6.3 and 6.4 establish Transportation Concurrency Management Areas (TCMAs), which encourage new residential, commercial, and infill development. The proposed development would be considered an infill development as it is surrounded by existing and planned developments that front along Santa Barabara between Radio Road to the north and Rattlesnake Hammock to the south. Page 258 of 2661 PL20240001081 Premier Vehicle Storage Page 4 of 5 Revised 12/18/24 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. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements. The LDC defines Compatibility as “a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition.” In order to meet these conditions, the proposed Master Concept depicts a substantial separation from the surrounding residences to the east, along with a 15ft. buffer that will include an 100% opaque fence and landscaping. The ROW Type D buffer will be provided on each road frontage. In addition the following commitments have been made to ensure compatibility and are found in Exhibit F List of Development Commitments. a. Development within the CPUD shall have common site, signage and building architectural elements. b. Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. c. No outdoor storage is permitted within the PUD. d. No outdoor amplified sound is permitted within the PUD. e. Loading and unloading of vehicles shall occur on-site only. f. Minor vehicle maintenance is permitted indoors only; however, no maintenance may occur between 10:00 p.m. and 8:00 a.m. g. Light poles shall be limited to a height of 20’ and dark sky compliant (flat panel, full cut- off fixtures-backlight, up light and glare (BUG) rating where U=0) to avoid light trespass onto adjacent property. Page 259 of 2661 PL20240001081 Premier Vehicle Storage Page 5 of 5 Revised 12/18/24 e. The adequacy of usable open space areas in existence and as proposed to serve the development. LDC Section 4.02.01 of the LDC does not require open space for parcels less than five (5) acres. However, the project is proposing a minimum 1.0 acre of open space that will include the buffer areas, required preserve and stormwater areas to fulfill the intent. f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private. Adequate infrastructure exists, and there are no known capacity issues that will impact this project. This includes roadway capacity as explained in the TIS. The Collier County Public Utilities Department provided a letter dated April 12, 2024, confirming the project is within the service areas of the Collier County Water-Sewer District’s this includes existing mains along the property to hook up to. g. The ability of the subject property and of surrounding areas to accommodate expansion. The CPUD is surrounded by zoned and developed land. Future expansion of the PUD boundary is not proposed nor desired. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications are justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. The proposed uses will be limited to SIC 4225 and as described in Exhibit A List of Permitted Uses. There are no other uses proposed. Exhibit B List of Development Standards includes the maximum zoned height of 35ft. and actual height of 39ft. these heights are comparable to the adjacent residential properties. No deviations from the LDC have been requested for this PUD; therefore, it will be developed in compliance with this PUD and all applicable codes. Page 260 of 2661 Page 261 of 2661 Page 262 of 2661 Page 263 of 2661 Page 264 of 2661 Page 265 of 2661 Page 266 of 2661 Page 267 of 2661 Page 268 of 2661 Page 269 of 2661 Page 270 of 2661 Page 271 of 2661 Page 272 of 2661 Page 273 of 2661 Page 274 of 2661 Page 275 of 2661 Page 276 of 2661 Page 277 of 2661 Page 278 of 2661 Page 279 of 2661 Page 280 of 2661 Page 281 of 2661 Page 282 of 2661 Page 283 of 2661 Page 284 of 2661 Page 285 of 2661 Page 286 of 2661 Page 287 of 2661 Page 288 of 2661 Page 289 of 2661 Page 290 of 2661 Page 291 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 292 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 293 of 2661 Page 294 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 295 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 296 of 2661 Page 297 of 2661 Page 298 of 2661 Page 299 of 2661 Page 300 of 2661 Page 301 of 2661 Page 302 of 2661 Page 303 of 2661 Page 304 of 2661 Page 305 of 2661 Page 306 of 2661 Page 307 of 2661 Page 308 of 2661 Page 309 of 2661 Page 310 of 2661 Page 311 of 2661 Page 312 of 2661 Page 313 of 2661 Page 314 of 2661 Page 315 of 2661 Page 316 of 2661 Page 317 of 2661 Page 318 of 2661 Page 319 of 2661 Page 320 of 2661 Page 321 of 2661 Page 322 of 2661 Page 323 of 2661 Page 324 of 2661 Page 325 of 2661 Page 326 of 2661 Page 327 of 2661 Page 328 of 2661 Page 329 of 2661 Page 330 of 2661 Page 331 of 2661 Page 332 of 2661 Page 333 of 2661 Page 334 of 2661 Page 335 of 2661 Page 336 of 2661 Page 337 of 2661 Page 338 of 2661 Page 339 of 2661 Page 340 of 2661 Page 341 of 2661 PN: 23-0178 Exhibit V.A.3 Source: CC Zoning Map Created: 2/15/24 Premier Vehicle Storage Zoning Map PROPERTY EXISTING LAND USE ZONING NORTH MULTI-FAMILY RPUD SOUTH RESIDENTIAL RSF-3-(1) EAST AGRICULTURAL/ A RESIDENTIAL WEST SANTA BARBARA BLVD./ PUD RESIDENTIAL Page 342 of 2661 Traffic Impact Statement Premier Vehicle Storage, fka Naples Luxury Auto Condo GMPA/PUDZ Application (PL20240001081) Collier County, Florida 11/15/2024 Prepared for: Prepared by: LJA Land Development 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 343 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 344 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 345 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 Premier Vehicle Storage (fka Naples Luxury Auto Condo and fka 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 346 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 347 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 6 Figure 2 - Trip Distribution Page 348 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 7 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 349 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 350 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 Bank Page 351 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 352 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 353 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 354 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 355 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 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 356 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 15 Appendix A: Site Plan Page 357 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 16 Page 358 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 17 Appendix B: Initial Meeting Checklist (Methodology Meeting) Page 359 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 18 Page 360 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 19 Page 361 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 20 Page 362 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 21 Page 363 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 22 Page 364 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 23 Page 365 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 24 Appendix C: ITE Trip Generation Page 366 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 25 Page 367 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 26 Page 368 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 27 Page 369 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 28 Page 370 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 29 Appendix D: FDOT Generalized Level of Service Tables Page 371 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 30 Page 372 of 2661 Premier Vehicle Storage - GMPA/PUDZ Application (PL20240001081)– Traffic Impact Statement– November 2024 Trebilcock Consulting Solutions, PA Page | 31 Page 373 of 2661 April 12, 2024 VIA: E-MAIL Denise Rakich drakich@lja.com LJA Land Development 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Subject: Water and Wastewater Service Availability Project: Santa Barbara Automobile Condominium Parcel #: 00418720008 Dear Denise: The subject project is in the service areas of the Collier County Water-Sewer District’s (CCWSD) regional potable water system and the South County Water Reclamation Facility. Connection to the CCWSD’s water distribution and wastewater collection systems will be permitted only after the GMD Development Review Division’s approval of hydraulic calculations prepared by the Developer’s Engineer of Record in accordance with the Design Criteria found in Section 1 of the Collier County Water-Sewer District Utilities Standards Manual. Adequate capacity to this project is not guaranteed until the project receives a commitment for service. Water service is available to the site via a 10” PVC water main along the east side of Santa Barbara Blvd. Potable water is available for domestic use, fire protection, and irrigation, subject to the provisions of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27), and other applicable rules and regulations. Potable water source pressure shall be verified by the results of a fire flow test not older than six months, in accordance with subsection 2.2.1, paragraph A. Wastewater service is available to the site via a 30” ductile iron pipe force main along the south side of Polly Ave. Please contact the Wastewater Engineering Section (WasteWaterEngineering@colliercountyfl.gov) to confirm downstream wastewater transmission system capacity and force main connection pressure . A preliminary utility plan must be reviewed and discussed at a pre -submittal conference with representatives of the Public Utilities Department and the Growth Management Department, as required by Sec. 134 -58, paragraph (b)(2) of the Code of Ordinances. This conference may be conducted by email at the discretion of the Public Utilities Department. Please contact Joanna Nicholson (Joanna.Nicholson@colliercountyfl.gov) for assistance with this requirement. Page 374 of 2661 See the attached GIS screenshot for approximate utility locations. Record drawings for CCWSD utility infrastructure can be requested by emailing Utility Planning (UtilityPlanning@colliercountyfl.gov). Respectfully, Drew Cody Public Utilities Department Supervisor - Project Management, Engineering and Project Management CC: Howard Brogdon, Division Director, PUD/WD; Robert Von Holle, Division Director, PUD/WWD; Matthew McLean, Division Director, PUD/EPMD; Joe Bellone, Division Director, PUD/FOSD; Craig Pajer, Division Director, PUD/SRU; Ben Bullert, Supervisor Project Manager (Licensed) – Water, PUD/EPMD; Shon Fandrich, Supervisor Project Manager (Licensed) - Wastewater, PUD/EPMD; Brett Rosenblum, Supervisor Project Manager (Licensed), GMD/DRD; Joanna Nicholson, Site Plans Reviewer II, GMD/DRD; Utility Planning Section Page 375 of 2661 GIS Screenshot Page 376 of 2661 Page 1 of 8 PL20240001081 Revised 3.3.2025 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 377 of 2661 Page 2 of 8 PL20240001081 Revised 3.3.2025 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 378 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 COMMENTSN KMD 0 120 PL20240001081 REVISED 3.3.2025 Page 379 of 2661 Page 4 of 8 PL20240001081 Revised 3.3.2025 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 380 of 2661 Page 5 of 8 PL20240001081 Revised 3.3.2025 EXHIBIT E LIST OF DEVIATIONS No Deviations requested. Page 381 of 2661 Page 6 of 8 PL20240001081 Revised 3.3.2025 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 382 of 2661 Page 7 of 8 PL20240001081 Revised 3.3.2025 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 383 of 2661 Page 8 of 8 PL20240001081 Revised 3.3.2025 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 384 of 2661 From:Margaret Emblidge To:Brett Rosenblum; Jocelyn NageondeLestang Cc:Jim Carr; Ardit Dervishaj Subject:RE: Santa Barbara Auto Condos Date:Monday, April 8, 2024 1:02:00 PM Attachments:23-0178 (SANTA BARBARA AUTO CONDOS)_MCP_EXHIBIT C-EXHIBIT C (PUD MASTER PLAN).pdf image001.png image002.png image003.png image004.png image005.png image006.png Brett, Thank you. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com From: Brett Rosenblum <Brett.Rosenblum@colliercountyfl.gov> Sent: Monday, April 8, 2024 12:59 PM To: Margaret Emblidge <memblidge@lja.com>; Jocelyn NageondeLestang <Jocelyn.NageondeLestang@colliercountyfl.gov> Subject: RE: Santa Barbara Auto Condos [EXTERNAL EMAIL] I don’t have an example. Seems to me since you are showing the stormwater/compensating storage on the attachment you provided, that would be sufficient. Respectfully, Brett Rosenblum, PE Principal Project Manager Page 385 of 2661 Development Review Division Exceeding Expectations, Every Day! NOTE: Email Address Has Changed 2800 North Horseshoe Drive, Naples Florida 34104 Phone: 239.252.2905 Fax: 239.252.3933 How are we doing? Please CLICK HERE to fill out a Customer Survey. We appreciate your Feedback! From: Margaret Emblidge <memblidge@lja.com> Sent: Monday, April 8, 2024 11:44 AM To: Jocelyn NageondeLestang <Jocelyn.NageondeLestang@colliercountyfl.gov>; Brett Rosenblum <Brett.Rosenblum@colliercountyfl.gov> Subject: Santa Barbara Auto Condos EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good morning, Can you send me an example of what you need for the Stormwater plan? We are going to be utilizing underground chambers since we need to accommodate the floodplain compensating storage. I have attached a draft of the plan that will be included as the MCP for your reference. Please note ABB, Inc. has merged with LJA Engineering, Inc. and below is my new contact information: Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 386 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 387 of 2661 Page 388 of 2661 Revised 2024 Page 6 of 11 APPLICANT CONTACT INFORMATION PROPERTY INFORMATION TYPE OF SEWAGE DISPOSAL TO BE PROVIDED STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST Name of Applicant(s): Address: City: State: ZIP: Telephone: E-Mail Address: Cell: Address of Subject Property (If available): City: State: ZIP: Section/Township/Range: / / Lot: Block: Subdivision: Metes & Bounds Description: Plat Book: Page #: Property I.D. Number: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Package Treatment Plant e. Septic System Provide Name: (GPD Capacity): Type: Check applicable system: a. County Utility System b. City Utility System c. Franchised Utility System d. Private System (Well) Total Population to be Served: Peak and Average Daily Demands: A. Water-Peak: B. Sewer-Peak: Provide Name: Average Daily: Average Daily: TYPE OF WATER SERVICE TO BE PROVIDED 1400 Gulf Shore Boulevard North, #106 Page 389 of 2661 Design Criteria:F.A.C. 64E-6, Table I - Estimated Sewage Flows: Warehouse add per employee per 8-hour shift = 15 gpd/person add per loading bay = 100 gpd/bay 41 Units self-storage, per unit (up to 200 units) = 1 gpd/unit add per each 2-units over 200 = 1 gpd/2 units Collier County Per Capita Sewer Flow = 100 gpdpc Equivalent Population (EP) = Total Average Daily Flow / 100 gpdpc =0.41 people Peak hour factor is from 10 States Standard (Figure 1, page 10-6) and is based on equivalent population: (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) Peak Factor = 4.48 GPD GPM GPD GPH GPM Employee 0 people 0 0 15 0 0 0 0 0 Loading Bay 0 loading area 0 0 100 0 0 0 0 0 First 200 Storage Units 1 units 41 41 1 41 0.03 184 7.7 0.1 Storage Units 201-800 0 2 units 0 0 0.5 0 0 0 0 0 41 0.03 184 7.7 0.1 Design Criteria:Potable Water Average Day Demands =Average Daily Flow (Sewer) x 1.4 per 2021 Annual Update and Inventory Report (AUIR) Potable Water Maximum Day Demand = Average Day Demands x 1.3 per Collier County Design Criteria 2.2.1 C Equivalent Population (EP) = Total Potable Average Daily Demand / 100 gpdpc Potable Peak hour factor is from 10 States Standards (Fig 1, page 10-6) and is based on equivalent population (18+(EP/1000)^0.5)/(4+(EP/1000)^0.5) 1.40 57.4 GPD 0.04 GPM 1.30 Max Day Demand = 74.6 GPD 0.05 GPM Equivalent Population = 0.6 People Peak Hour Factor = 4.48 Peak Hour Demand = 257.1 GPD 0.18 GPM Potable Water Demand & Sanitary Sewer Flows for Statement of Utility Provisions Sewer Flows: PROPOSED SEWER FLOWS Item # Unit Number of Units Total Flow Per Unit (GPD) Max Day Demand Factor Average Daily Demand = Average Daily Demand Factor Average Daily Flow Peak Hour Flow Warehouse TOTALS Water Demand: WATER DEMAND Premier Vehicle Storage - PUD Rezone Request Page 390 of 2661 From:Patricia Sherry To:Margaret Emblidge Subject:Re: Naples Luxury Auto Storage Project Date:Monday, January 27, 2025 4:54:11 PM [EXTERNAL EMAIL] Margaret Thank you for the information on your luxury vehicle storage facility, all of which was forwarded to my BOD. A discussion ensued resulting in no questions or concerns and they requested I to confer this to you. We all agreed it is a use that is not unsightly or invasive as others with which we have had concerns with. In fact we agreed it is very ascetically pleasing. Nor is it a high traffic concern. Thank you again for contacting us. We appreciate your neighborly efforts. Good luck with your project. Regards, Pat Patricia Sherry President East Naples Civic & Commerce Sent from my iPad On Jan 27, 2025, at 3:04 PM, Margaret Emblidge <memblidge@lja.com> wrote: Pat thank you for taking my call. As previously discussed, the County requested further confirmation from the ENCCA Board stating that the organization does not have an issue with the proposed Luxury Vehicle Storage now known as Premier Vehicle Storage (the County requested the name change). For your convenience I have attached the PPT we presented at the Neighborhood Information Meeting held on September 19, 2024. Please let me know if you have any questions or comments. I look forward to your response as the President of the Board of Directors for the ENCCA. Regards, Margaret. Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> Page 391 of 2661 <image004.png> <image005.png><image006.png> From: Patricia Sherry <patsherry10@gmail.com> Sent: Thursday, November 7, 2024 3:02 PM To: Margaret Emblidge <memblidge@lja.com> Cc: Mike Assaad <mike@watersidebuildersinc.com>; Richard D. Yovanovich - Coleman, Yovanovich & Koester, P.A. (ryovanovich@cyklawfirm.com) <ryovanovich@cyklawfirm.com>; Jim Carr <jcarr@lja.com> Subject: Re: Naples Luxury Auto Storage Project [EXTERNAL EMAIL] I am waiting for feedback. I personally have no issues with the project. Regards, Pat Sent from my iPad On Nov 7, 2024, at 1:25 PM, Margaret Emblidge <memblidge@lja.com> wrote: Pat good afternoon. Has the Board determined when we can make a presentation or if they prefer to send a letter? Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> <image004.png> Page 392 of 2661 <image005.png><image006.png> From: Margaret Emblidge Sent: Friday, November 1, 2024 2:46 PM To: patsherry10@gmail.com Cc: Mike Assaad <mike@watersidebuildersinc.com>; Richard D. Yovanovich - Coleman, Yovanovich & Koester, P.A. (ryovanovich@cyklawfirm.com) <ryovanovich@cyklawfirm.com>; Jim Carr <jcarr@lja.com> Subject: Naples Luxury Auto Storage Project Pat thank you for taking my call. As discussed, our Client, Santa Barbara 2022, LLC/ Mike Assaad has submitted a PUD and GMPA applications for a Luxury Vehicle Storage facility. The attached PPT provides the details of the request, location and proposed development commitments. The project is similar to the approved Naples Auto Vault by the Lutgert Companies located just south of the intersection of Airport-Pulling Rd. and Orange Blossom Drive. We have already held the Neighborhood Information Meeting of which the attached PPT was presented. Also attached is the summary of that meeting. My understanding is that you will get with the East Naples Civic & Commerce Association Board to see if they want us to present at the Board meeting or at your upcoming luncheon. Please let me know if you have any questions on the proposed project and when you would like us to provide a presentation. Thank you, Margaret. Margaret Emblidge, AICP l Planning Director Land Developmentmemblidge@lja.comO: 239.597.3111 l Direct 239.254.2827 C: 239.405.23497400 Trail Blvd., Suite 200, Naples, FL 34108EMPLOYEE-OWNED. CLIENT FOCUSED.www.lja.com <image001.png> <image002.png> <image003.png> <image004.png> <image005.png><image006.png> Page 393 of 2661 [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email <Naples Luxury Auto Storage NIM Presentation.pdf> [EXTERNAL EMAIL] Exercise caution. Do not open attachments or click links from unknown senders or unexpected email Page 394 of 2661 EXHIBIT A Page 395 of 2661 BUILDING #1 (26' HEIGHT) I // // II/ p It _£_ �,� I� I lJA EMPLOYEE-OWNED. CLIENT FOCUSED. BUILDING #2 (36'HEIGHT} 15' TYPE "B" BUFFER If. ' PARCEL# 00425000009 I 2- � �I �LJI J � ]I ' I I� 0 I� \1 I \ _I fl �,� \I PROPERTY LINE *15' TYPE "B" BUFFER 100% OPAQUE FENCE 25' BUILDING SETBACK 25'_ __ _ 1 O' TYPE 'D' BUFFER r 25' BUILDING SETBACK I I 1 I I I I I I / I/ I ----------------1 I I ______ _J 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 \ 26' I I- .... .... .... .... ... ... .... .... .... .... ... .... .... ... .... ... + ... ... .... ... .... .... .... .... ... .... --------------------------------.... ,., ... ,., ...................... --i.. ... ... ... ... ... .... .... .... .... ....+ .... ... + .... + .... + .... PRESERVE • • �--__...,__ ....... + .... + ... "'1 ....... .... ... ... ... .... .... .... r .... .... 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I----92 "' "' "' I"' + "' ... .... ..,1 .... ... .... .... + :.... .... .... + ,., "'I ,., ,., ,., ,., ,., r ... ... .... .., ,., _..,_I ,., .... .... .... � .... .... .... ,., "' I "' "' ,., .... .... � .... ... .... "' "' I+ ,., .... .... ... � .... + .... "' ,., I+ ,., "' .... .... J .... .... .... "' : ,., "' ,., "' ,., � w "' "' w I � "' ,., --------------------------------------------------------- -··-�---·--·--�· �·==-==· -··-· -··--·--. --· -·-··-··--··-· -··--·- ·-· -· -·-··-· -··-··-··-· -·"' w ,., w ,., T 26' 25' 25' \ ---�-------�----�--�=��--�---��-��-��, ------------- 25' 20' TYPE 'D' BUFFER BUILDING ---� -- (+583') SETBACK ----= ----------= --- - - - Naples Luxury Auto Storage Cross Section (EAST 2) -----------�-------- I / I I j 1 O' TYPE 'D' BUFFER 25' BUILDING SETBACK *Note: The Eastern Type "B" Buffer shall include a 6ft. l 00% 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 �------ '--. ______ _ ABB PN: 23-0178 EXHIBIT B Page 396 of 2661 lJA EMPLOYEE-OWNED. CLIENT FOCUSED. PARCEL# 64637000024 20' POLLY AVE. ---� ,_,., J ' .,_� 1 0' TYPE "D" ie_ BUFFER I � t� BUILDING #1 (36' HEIGHT} � �I �1 PROPERTY LINE *15' TYPE "B" BUFFER 25' BUILDING 1 0' TYPE 'D' BUFFER r 25' BUILDING SETBACK I I 1 I I I I I I / I/ I------------------1 I I ______ _J 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 \ SETBACK ..----..-�-_.."-.--,;----..-,.,.,:..;,...---.---=\,;,,....,,;�-=--=---.:-.-..-��----=� ... �:::._:;-..=-::.-��---=--��----�w��-Hiii,__L 25'__ ___ 26' I I- ... .., + ,., ... + + "' + "' ... "' "' "' .., + ... + ... + ... + + + + .... + -------------------------------- ,., ,., .... ,., ...................... --i.. ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...PRESERVE • • ... ... ... + ... ... ... ... ... ... ... .... ... ... ... "' r ... "' ,., ,., + + "' + I "' ,., ... ... ... ... ... r ... ... ,., + + + + I + + + ......... ++� ...... + + + + + I + + + ... ... ... ... ... r ... ... + + + + +I + + + ... ... ... ... ... w ... ... -_;____;---'--'!'------1 2 9' -----:-J----------+-l + + + + + I + + + 96' ��..'::::..::;'·��•----___:,:_• --"-,· -1 I I I I "'----·" � ---�� \ I I I I I L I I I I I I I I I I ¥7' i I I I � L,..,,_ -=-=--=-=- =-=-=--=-d- 26' ------------- + "' .., I "' + + ... ... ... � ... ... ... ... ... : "' ,., ,.,... ... ... � ... ... ... ... ... ' ... ... ... ... ... ... � ... "' .., "' .., I "' "' ......... r,1< ...... ... .... ,j, t ... ... ... ... ... 1"' ... + + + + I "' ... ... ... � ... ... ...•I ... ... ... ... ... 1+ ... ... + + + I + + ... ... ... :+ ... ... ... ... "'1 ... ... I----92 "' "' "' I"' + "' ... "' ... 1 + + + + ... :... + + ... + +1 + + + + + I+ + + +,.. _..,_I "' ... ,.. ... � ... + ,.. ,.. + I ,.. + + + + � + ... ,.. + ,.. I+ "' ,.. + + � "' ... + + + I+ + + ... + J ... ... ,.. ,.. : ... ,.. ... + ... � "' ... + + I + "' + ------- -··-�---·--·--�-=-��-ccd. _ .. _. -··--·--. --· -··-··-··--··-· -··--·- ·-· -· -·-·-· -··-··-··-· -· "' ... ,., "' + T 26' 25' 25' 25' 20' TYPE 'D' BUFFER BUILDING ------(+583') SETBACK -------------= ---- - -- - - - ---- - ---� - Naples Luxury Auto Storage Cross Section (NORTH) I / I I j 1 O' TYPE 'D' BUFFER 25' BUILDING SETBACK I I J �------ -------------- BUILDING #2 (26' HEIGHT} ABB PN: 23-0178 EXHIBIT C Page 397 of 2661 EXHIBIT D Page 398 of 2661 EXHIBIT E Page 399 of 2661 Page 400 of 2661 Page 401 of 2661 Page 402 of 2661 CLIENT NAME:PROJECT NAME: DRAWING TITLE:ACAD FILE NAME:Landscape 4-24LJA PROJECT #23-0178PLOT VIEW \ LAYOUTACAD FILE #DESIGNED BY: LJADRAWN BY: EGCHECKED BY:REVIEWED BY:HOR. SCALE: N/AVERT SCALE: N/ADATE: June 24, 2025CONCEPT - NORTH BUFFER REVISIONSNO.DATE BY SANTA BARBARA 2022 LLC; 1400 GULFSHORE BLVD N, STE. 106 NAPLES, FL 34102 PREMIER VEHICLE STORAGEENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONEnhanced 20' Type "D" Buffer at Planting (Entrance at Polly Ave.)Enhanced 20' Type "D" Buffer Estimated Grow in 3-5 Years (Entrance at Polly Ave.)ENHANCED 20' TYPE ''D'' BUFFER - SANTA BARBARA BLVD.Scale: NTSELEVATIONPage 403 of 2661 Page 404 of 2661 Page 405 of 2661 Page 406 of 2661 Page 407 of 2661 Page 408 of 2661 Page 409 of 2661 Page 410 of 2661 [24-CPS-02498/1960856/1]120 Premier Vehicle Storage /PL20240001081 7/28/25 1 of 2 ORDINANCE NO. 2025 -_____ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS 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] WHEREAS, Margaret Emblidge, AICP, of LJA Engineering, Inc. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing Santa Barbara 2022, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property located in Section 16, Township 50 South, Range 26 East, Collier County, Florida, is changed from a Rural Agricultural (A) Zoning District to a Commercial Planned Unit Development (CPUD) for a 3.7± acre project to be known as Premier Vehicle Storage CPUD, in accordance with Exhibits A through G attached hereto and incorporated by reference herein. The appropriate zoning atlas Page 411 of 2661 [24-CPS-02498/1960856/1]120 Premier Vehicle Storage /PL20240001081 7/28/25 2 of 2 map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2025-___ becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this _____ day of ________________, 2025. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: _____________________________ By: ___________________________________ , Deputy Clerk Burt L. Saunders, Chairman Approved as to form and legality: Heidi Ashton-Cicko Managing Assistant County Attorney Exhibit A: List of Permitted Uses Exhibit B: Development and Design Standards Exhibit C: Master Concept Plan Exhibit D: Legal Description Exhibit E: Deviations Exhibit F: Development Commitments Exhibit G: Architectural & Landscape/Buffer Commitments Page 412 of 2661 Page 1 of 9 PL20240001081 Revised 7.25.2025 EXHIBIT A PREMIER VEHICLE STORAGE LIST OF PERMITTED USES Regulations for the 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 413 of 2661 Page 2 of PL20240001081 Revised 7.25.2025 EXHIBIT B 35(0,(59(+,&/(6725$*( 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 414 of 2661 35(0,(59(+,&/(6725$*(MASTER CONCEPT PLAN3 of 16page 3 of 16127($UFKLWHFWXUDOHOHYDWLRQV EXIIHUFURVVVHFWLRQVVHH38'([KLELW*Page 415 of 2661 Page 4 of PL20240001081 Revised 7.25.2025 EXHIBIT D 35(0,(59(+,&/(6725$*( 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 416 of 2661 Page 5 of PL20240001081 Revised 7.25.2025 EXHIBIT E 35(0,(59(+,&/(6725$*( LIST OF DEVIATIONS No Deviations requested. Page 417 of 2661 Page 6 of PL20240001081 Revised 7.25.2025 (;+,%,7) 35(0,(59(+,&/(6725$*( LIST OF DEVELOPMENT COMMITMENTS The purpose of this section is to set forth the development commitments for the development of this project. ,GENERAL: $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. %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. &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. 'All other applicable state or federal permits must be obtained before commencement of the development. (Development within the CPUD shall have common site, signage and building architectural elements, and be in compliance withthe requirements of LDC Sec. 5.05.08. Page 418 of 2661 Page 7 of PL20240001081 Revised 7.25.2025 F.The Eastern facing building elevations shall have trellis’ or faux windows. G.Storage units shall not have or accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, orbe 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. O.Roll up garage doors are prohibited from directly facing Polly Avenue or Santa Barbara Boulevard, excluding those doors internal to the site as shown on the Conceptual Architectural Site Plan in Exhibit G. Roll up doors facing Everett St. shall comply with the Collier County Architectural Standards LDC Section 5.05.08. P.:LWKLQGD\VRIWKHHIIHFWLYHGDWHRIWKH38'2UGLQDQFHWKHRZQHUZLOOUHFRUGD UHVWULFWLYHFRYHQDQWDJDLQVWWKH38'SURSHUW\LQIDYRURI&ROOLHU&RXQW\WKDWSURKLELWV UHVLGHQWLDOGHYHORSPHQW7KHUHVWULFWLYHFRYHQDQWZLOOEHLQDIRUPDFFHSWDEOHWR&ROOLHU &RXQW\ Page 419 of 2661 Page 8 of PL20240001081 Revised 7.25.2025 R.The storage units will be individually owned or leased and may include mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). S.No building shall exceed 100 feet in length except one that may not exceed 135 feet in length. T.Development shall be substantially in compliance with the conceptual Architectural renderings, architectural site plan and Buffer Enhancement exhibitsincluded as Exhibit G. These renderings, plans and exhibits are conceptual, and the development shall comply with the Collier County Architectural Standards LDC Section 5.05.08. ,,TRANSPORTATION: $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. %The project access shall be from Polly Avenue to Santa Barbara Boulevard. &A potential emergency access may be provided directly to Santa Barbara Boulevard7KLVUHTXLUHPHQWZLOOEHGHWHUPLQHGDWWLPHRI6'3 ,,,ENVIRONMENTAL: $The minimum required native vegetation preservation is +/- 0.37 acres (+/- 3.7 acres x 10% = +/- 0.37 acres). Native vegetation preservation will be located on- site, as generally depicted on the Master Concept Plan. %The project will follow standard Florida Fish & Wildlife Conservation Commission (FFWCC) black bear best management practices (BMP). In addition, the project will utilize County-approved bear-proof dumpsters/trash cans with locations of dumpsters being determined at time of Site Development Plan (SDP) approval. All costs including maintenance of bear-proof dumpsters will be borne by the owner/developer to implement the Premier Vehicle Storage Black Bear Management Plan. Page 420 of 2661 Page 9 of PL20240001081 Revised 7.25.2025 EXHIBIT G 35(0,(59(+,&/(6725$*( ARCHITECTURAL & LANDSCAPE/BUFFER COMMITMENTS Preliminary Architectural Elevations Conceptual Architectural Site Plan Polly Avenue Landscape/Buffer at Planting Polly Avenue Entrance East Property Line Landscape/Buffer at Planting Everett St. landscape/Buffer at Planting (Including Preserve Trees) Santa Barbara Blvd. Landscape/Buffer at Planting Page 421 of 2661 35(0,(59(+,&/(6725$*(35(/,0,1$5<$5&+,7(&785$/(/(9$7,21610 of 16Page 422 of 2661 35(0,(59(+,&/(6725$*(&21&(378$/$5&+,7(&785$/6,7(3/$111 of 16Page 423 of 2661 POLLY AVE. LANDSCAPE/BUFFER AT PLANTINGPolly Ave Enhanced BufferEnhanced Type D Buffer shall have a minimum width of 10 feet.Canopy trees shall be 16 feet at the time of planting and spaced no more than 30 feet on center.Understory trees shall be added and range from 10 feet to 14 feet at the time of planting and be spaced 15 ft from Canopy Trees.A continuous double hedge shall be installed; the back row shall be 5 feet in height at the time of planting and front shall be 3 feet in height at the time of planting.In addition, cluster of native of palm trees ranging from 10 to 16 feet planted between trellis’ and/or windows facing the road.12 of 16Page 424 of 2661 35(0,(59(+,&/(6725$*(POLLY AVENUE ENTRANCE 13 of 16Page 425 of 2661 35(0,(59(+,&/(6725$*(EAST PROPERTY LINE LANDSCAPE/BUFFER AT PLANTINGEast Property Line/ Residential Enhanced BufferThe Enhanced Type B Buffer shall have a minimum width of fifteen (15) feet. It shall include a combination of the permitted elements including canopy trees, understory trees, hedge and 100% opaque fence as follows: Canopy trees shall be 16 feet at the time of planting and spaced no more than 25 feet on center.A continuous hedge shall be 5 feet in height and a minimum of 10 gallons at the time of plantings.In addition, understory trees shall be added spaced at 12.5 feet from Canopy trees and range from 10-14 feet in height at the time of planting.In addition, a 6-foot high 100% opaque fence shall be installed within the enhanced Type B buffer.In addition, clusters of native of palm trees ranging from 10 to 16 feet planted between trellis’ and/or faux windows facing the east property line.14 of 16Page 426 of 2661 35(0,(59(+,&/(6725$*(EVERETT ST. LANDSCAPE/BUFFER AT PLANTING (INCLUDING PRESERVE TREES) Everett St. Enhanced BufferDue to the FPL overheadpowerline within the Everett St. right-of-way there may be limitations to the proposed buffer. All trees shall be plantedand maintainedin accordance with the FPL requirements,if required. To fulfill the Type D 10 ft. buffer, canopy trees shall be 12 feet at the time of plantingand spaced no more than 30 feet on center.In addition, understory trees shall be added from 10 feet at the time of planting and be spaced 15 ft from Canopy Trees.A continuous double hedge row shall be installed; the back row shall be 5 feetin height at the time of plantingand frontshall be 3 feet in height at the time of plantingand be maintainedat a max height of 6 feet and 4 feet tall.Native treesand shrub will be maintained within the preservearea which may fulfill the required building foundation plantings and some of the requiredbuffer.15 of 16Page 427 of 2661 35(0,(59(+,&/(6725$*(SANTA BARBARA BLVD. LANDSCAPE/BUFFER AT PLANTINGSanta Barbara Blvd. Enhanced BufferThe Enhanced 20’ Type D Buffer shall have canopy trees sixteen (16) feet in height at the time of planting and spaced no more than thirty (30) feet on center.In addition, understory trees shall be added and range from 10 feet to 14 feet at the time of planting and be spaced 15 ft from Canopy Trees.A continuous double hedge shall be installed; the back row shall be 5 feet in height at the time of planting and front shall be 3 feet in height at the time of planting.In addition, cluster of native of palm trees ranging from 10 to 16 feet and installed between windows and/or trellis’ on the exterior walls facing the road.16 of 16Page 428 of 2661 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 9:00 A.M. on July 17, 2025, in the Board of County Commissioners meeting room, third floor, Collier Government Center, 3299 East Tamiami Trail, Naples, FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM URBAN, 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 429 of 2661 All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center, 3299 East Tamiami Trail, Suite 401, Naples, FL 34112, one (1) week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to July 17, 2025. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.colliercountyfl.gov/our-county/visitors/calendar- of-events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@colliercountyfl.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) 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 430 of 2661 Collier County Planning Commission Joseph K. Schmitt, Chairman Page 431 of 2661 Page 432 of 2661 Page 433 of 2661 Page 434 of 2661 Page 435 of 2661 !( !( !( !( !( !( !(!( !( !( !( !( !( !(!( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !( !(!( !(!( Gaspar Self Storage Hiwasse Storage Angileri Self Storage Midgard Storage W illiam Huff StorageCategory 5 Stora ge Alliance Moving Storage Naples Moving Storage Rattlesnake Hammock Self Stora ge Hilton Movingand Stora ge City Gate Commence Par kSelf Stor age Facility Vincentian MPUD Self Storage Extra Space Storage East Naples Self Storage(Car l's - W hite GlovePersonal Storage) Sunbelt Rentals Sara Bay Marina Big Cypress Flea Mar ket Phase 3 Mini Stora ge StorAll Building Ultimate Garages, LLC Land America Storage Facility Midgard Self Stora ge U-haul Self Storage Har klau Storage Wentwor th Estates Indoor Self Stor age Extra Space Storage Public Storage U-Store-It NBC Stora ge Public Storage Jim's Stow Away iStora ge Naples Hideaway Storage Bayshore Storage Warehouse Ser vies Maxi Self Storage Hide-Away Stora ge Naples EZ Storage Ace Super Storage Naples EZ Storage Adkos Self Storage Punta Cana Storage B & J Cool Storage Extra Space Storage Extra Space Storage Naples Mini-Storage Simply Self Storage Capital & StoreSmar t Storage Cypress Self Storage Downtown Mini Storage Recreational Warehouse Goodlette Self Stora ge Tollgate Business Park Storage Cubesmar t Self Storage CubeSmar t Self Stor age Cubesmar t self storage Cain-Jones Self Stor age Storesmar t Self Storage Pine Ridge Mini Storage Cain-Jones Self Storage The Lock UpSelf Stor ageBldg 1 & Bldg 2 Moder n Mover s Self Stor age Taray Inter national Warehouse Midgard Naples Boat & Self Storage Olde Naples Self Stor age (Nor th) Olde Naples Self Stora ge (S outh) U-Haul Moving & Stor a ge of Naples The Lock Up Storage Center s - Piper Blvd The Lock Up Stora ge Centers - Pine Ridge The Lock Up Stora ge Centers - Golden G ate I M M O K A L E E R D INTERSTATE 75LIVINGSTON RDTAMIAMI TRL NCOLLIER BLVDDAVIS BLVD TAMIAMI TRL EGOODLETTE RD NPINE RIDGE RD RADIO RD GO LDE N G ATE P KY LOGAN BLVD NVANDERBILT BEACH RDVANDERBILT DRAIRPORT PULLING RD NGO LDE N G ATE B LVD W SANTA BARBARA BLVD9TH ST NGREEN BLVDOLD US 41RATTLESNAKE HAMMOCK RDCOUNTY BARN RDBONITA BEACH RD 111TH AVE N VANDERBILT BEACH RD EXT LOGAN BLVD SW I G G I N S PA S S R D BLUEBILL AVE C O L L I E R C O U N T Y S E L F S T O R A G E F A C I L I T YCOLLIER C O U N T Y S E L F S T O R A G E F A C I L I T Y !( !( !( !( !( !(!(!( Rizzi Storage & Industrial Pinto Self Stor agePrime Storage Mar co Storage Adkos Self Storage Extra Space Stor ageCOLLIER BLVDB A L D E A G L E D R N BARFIELD DR N COLLIER BLVDSAN MARCO RD 0 1 2 30.5 Miles LEE COUNTY §¨¦75 £¤41 !(951 !(951 !(951 £¤41 £¤41 §¨¦75 §¨¦75 Data Source: https://www.selfstorage.com/self-storage/florida/naplesCollier County Zoning/Planning SectionFile: Collier County Self Storage 052925.mxdDate: 05/2025 BigMarcoRiver Gulf of Mexico MARCO ISLAND INSET MAP LEGEND !(Existing Self Storage Fa cility !(Proposed Self Storage Fa cility ³ Date: 5/29/2025 Document Path: M:\GIS_Requests\2025\05-May\GSD-50808 Update Collier Self-Stor age Facility m ap (M ike Bosi)\Collier County Self Storage 052925.mxd Page 436 of 2661 K:\2023\23-0178 Naples Luxury Auto Storage\Correspondences\Documents\NIM\Compliance\Backup - Drafts\Cover Letter.docx September 26, 2024 The Intake Team Via E-Permitting Collier County Growth Management Division 2800 North Horseshoe Drive Naples, FL 34104 Re: PL20240001079 – Naples Luxury Auto Storage (GMPA) PL20240001081 – Naples Luxury Auto Storage (PUDZ) Neighborhood Information Meeting Compliance Dear Intake Team: Attached to this cover letter are the following documents in accordance with Collier County’s Neighborhood Information Meeting requirements: • Affidavit of Compliance • Neighborhood Information Meeting Advertisement as shown in the Naples Daily News • Neighborhood Information Meeting Property Owner Letters • Property Owner Mailing List • Affidavit of Publication from the Naples Daily News • Neighborhood Information Meeting Summary • Neighborhood Information Meeting Sign-In Sheet • PowerPoint Presentation (in PDF format) • Recording of the Neighborhood Information Meeting (uploaded separately at an Mp4 file) If you have any questions, you may reach me by telephone or email at memblidge@lja.com. Sincerely, LJA ENGINEERING, INC. Margaret Emblidge Margaret E. Emblidge, AICP Planning Director MEB/drr Enclosures Page 437 of 2661 Page 438 of 2661 NEIGHBORHOOD INFORMATION MEETING PETITIONS: PL20240001079 – Naples Luxury Auto Storage (GMPA) PL20240001081 – Naples Luxury Auto Storage (PUDZ) The public is invited to attend a neighborhood information meeting in person or via Zoom held by Margaret Emblidge, AICP, of LJA Engineering, Inc. Thursday, September 19, 2024, at 5:30 PM Collier County - South Regional Library* 8065 Lely Cultural Parkway Naples, FL 34113 *The Collier County Public Library does not sponsor or endorse this program. Subject Property: Parcel No 00418720008 The subject property is located on the east side of Santa Barbara Boulevard abutting Polly Avenue on the north and Everett Street on the south. The property owner is petitioning Collier County to process a Small-Scale Growth Management Plan Amendment to create the Naples Luxury Auto Storage Commercial Subdistrict to allow 60,000 S.F. of warehouse & storage SIC 4225 uses. The intent is to develop luxury vehicle condominiums. The subject property is currently zoned Agricultural and is located in the Urban Residential Subdistrict. The property owner is also petitioning Collier County to process a PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow a vehicle condominium facility. WE VALUE YOUR INPUT Business and property owners, residents and visitors are welcome to attend the presentation, review project materials and discuss the project with the owner and Collier County staff. If you are unable to attend this meeting but have questions or comments, they can be directed by mail, phone or e-mail to: Margaret Emblidge, AICP LJA Engineering, Inc. 7400 Trail Boulevard, Suite 200 Naples, FL 34108 Telephone: (239) 597-3111 Email: memblidge@LJA.com Zoom Meeting Link: https://lja.zoom.us/j/81391225653?pwd=CUTZWqor3RinkR82enbiFtc4lLWyBJ.1 Meting ID: 813 9122 5653 Passcode: 645114 Page 439 of 2661 Dear Property Owner: Please be advised that a formal application has been submitted to Collier County seeking approval of a Small-Scale Growth Management Plan Amendment under PL20240001079 to create the Naples Luxury Auto Storage Commercial Subdistrict to allow 60,000 S.F. of warehouse & storage SIC 4225 uses. The intent is to develop luxury vehicle condominiums. The subject property is currently zoned Agricultural and is located in the Urban Residential Subdistrict. In addition, a formal application has been submitted to Collier County seeking approval of a PUD Rezone under PL20240001081. The applicant is petitioning Collier County to PUDZ to rezone from the existing Agricultural zoning district to Commercial Planned Unit Development to allow a vehicle condominium facility. In compliance with the Collier County Land Development Code requirements, a Neighborhood Information Meeting will be held on Thursday, September 19, 2024, at 5:30 pm at the Collier County South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL 34113. (The Collier County Public Library does not sponsor or endorse this program.) The subject property is located on the east side of Santa Barbara Boulevard abutting Polly Avenue on the north and Everett Street on the south. Subject Property: Parcel No. 00418720008 The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting. At this meeting, the petitioner will explain the project in detail, record your input as an interested neighbor and answer any questions you may have. If you have any questions, comments or do not feel comfortable attending the meeting in person, you do have the opportunity to participate virtually via an online Zoom meeting. Please note that remote participation is provided as a courtesy and is at the user’s risk. The petitioner and LJA Engineering are not responsible for technical issues. The link and passcode for the online zoom meeting are shown below. Zoom Meeting Link: https://lja.zoom.us/j/81391225653?pwd=CUTZWqor3RinkR82enbiFtc4lLWyBJ.1 Meeting ID: 813 9122 5653 Passcode: 645114 LJA ENGINEERING, INC. 7400 Trail Boulevard, Suite 200 Margaret Emblidge Naples, FL 34108 Telephone: (239) 597-3111 Margaret Emblidge, AICP Email: memblidge@lja.com Planning Director Page 440 of 2661 1 NAPLES LUXURY AUTO STORAGE NIM NAME1 NAME2 NAME3 NAME4 NAME5 NAME6 BALLARD, DAVID H & BARBARA L 6059 POLLY AVE NAPLES, FL 34112---2985 BARCELO, DAGOBERTO ALEJANDRO BARCELO 6090 EVERETT ST NAPLES, FL 34112---0 BARCELO, DAGOBERTO ALEJANDRO BARCELO 6090 EVERETT ST NAPLES, FL 34112---0 BCLMCJ LLC 6 CASTLE DR WILMINGTON, MA 01887---0 BOLGAR, FRANCESCA 4036 ROYAL WOOD BLVD NAPLES, FL 34112---8843 BONNER, WILLIAM J & CHERYL C 1460 BLUE COURSE DR APT 14 STATE COLLEGE, PA 16801---0 BOPP, DONNA M HEALEY 4063 ROYAL WOOD BLVD NAPLES, FL 34112---0 COUPLAND, GENE ALAN HELYN CHRISTINE COUPLAND 3953 ROYAL WOOD BLVD NAPLES, FL 34112---8842 DIAZ, KENNY YUSET 6067 POLLY AVE NAPLES, FL 34112---0 ELBA DEVELOPMENT CORP 600 5TH AVE S STE 207 NAPLES, FL 34102---6642 ELBA DEVELOPMENT CORP 600 5TH AVE S STE 207 NAPLES, FL 34102---6642 EVELY FAMILY REVOCABLE TRUST 6080 EVERETT ST NAPLES, FL 34112---2938 FAIOLA TR, ALICE M GERARD P FAIOLA FMLY TR EST ALICE M FAIOLA FMLY IRREV TR UTD 05/21/10 18 INDEPENDENCE DR WOBURN, MA 01801---0 FONTAINE, SUZANNE D 3865 ROYAL WOOD BLVD NAPLES, FL 34112---2853 GINGRAS, MARC & CANDACE 6190 SANTA BARBARA BLVD NAPLES, FL 34116---0 HEALY, BRIAN & RENEE 4072 ROYAL WOOD BLVD NAPLES, FL 34112---0 IM, RICHARD J & HELEN 3843 ROYAL WOOD BLVD NAPLES, FL 34112---0 JOHN JOSEPH & ELIZABETH MARY KABAK JOINT REV LIV TRUST 4028 ROYAL WOOD BLVD NAPLES, FL 34112---0 JULA, TAMMY TOOMAN BARBARA MATTHEWS 6059 EVERETT ST NAPLES, FL 34112---2939 KEENAN JR, ARTHUR L & BETH L 4146 ROYAL WOOD BLVD NAPLES, FL 34112---0 KOOLHOF, GEORGE H & CAROL E 4126 ROYAL WOOD BLVD NAPLES, FL 34112---0 LANNING, SUSAN M ROBERT K GRISDALE 3982 ROYAL WOOD BLVD NAPLES, FL 34112---0 LEFEVRE, CHARLES A & SUSAN M ELIZABETH M LEFEVRE 1251 LENOX BLOOMFIELD HILLS, MI 48304---0 LEWIS, BARBARA A 4096 ROYAL WOOD BLVD NAPLES, FL 34112---8843 LUFFY, DONALD E & DIANE L 4085 ROYAL WOOD BLVD NAPLES, FL 34112---0 LUTZ, MARY M 3931 ROYAL WOOD BLVD NAPLES, FL 34112---8842 MACDONALD REV TRUST 6085 EVERETT ST NAPLES, FL 34112---2939 MATTHEW & TERYL S KOONMEN REVOCABLE TRUST 3887 ROYAL WOOD BLVD NAPLES, FL 34112---0 MCENDREE, MICHAEL L & TAMMY S 6025 EVERETT ST NAPLES, FL 34112---2939 MCKINNEY, MARK D RYAN T MCKINNEY 8 COUNTY VIEW RD LATHAM, NY 12110---0 MEECH, JOHN R & SANDRA F 699 MESSINA DR WADSWORTH, OH 44281---8585 MICHAEL S SCHOESSEL REV TRUST KERI LYNNE SCHOESSEL REV TRUST 4314 SUNSET BLVD NAPLES, FL 34112---2959 MURPHY, LANCE W & MAUREEN A 4010 ROYAL WOOD BLVD NAPLES, FL 34112---8843 MURPHY, ROBERT MICHAEL EILEEN A MURPHY 4107 ROYAL WOOD BLVD NAPLES, FL 34112---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA. Petition: PL20240001081 | Buffer: 500' | Date: 8/14/2024 | Site Location: 00418720008 Naples Luxury Auto Storage NIM - Property Owner List 500 Feet Page 441 of 2661 2 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NAPLES PRESERVE VILLAS LLC 2385 NW EXECUTIVE CENTER DR STE #370 BOCA RATON, FL 33431---0 NELSON FAMILY REVOCABLE TRUST 23 PELICAN ST E NAPLES, FL 34113---4019 NICK G ANAGNOST TRUST 4058 ROYAL WOOD BLVD NAPLES, FL 34112---0 PRICE, STEWART D & BARBARA 6057 EVERETT ST NAPLES, FL 34112---2939 ROCKEY, STEPHEN & SCARLETT 6055 EVERETT ST NAPLES, FL 34112---2939 ROCKEY, STEPHEN J & SCARLETT M 6055 EVERETT ST NAPLES, FL 34112---2939 ROMAN, ALEXANDER QUINN 6050 EVERETT ST NAPLES, FL 34112---0 ROYAL WOOD MASTER ASSOC INC 4300 ROYAL WOOD BLVD NAPLES, FL 34112---0 ROYAL WOOD MASTER ASSOC INC 4300 ROYAL WOOD BLVD NAPLES, FL 34112---8824 SANGER, RICHARD & KATHERINE 4024 ROYAL WOOD BLVD NAPLES, FL 34112---8843 SANTA BARBARA 2022 LLC 1400 GULFSHORE BLVD N 106 NAPLES, FL 34102---0 SPADOLA, MARK 4138 ROYAL WOOD BLVD NAPLES, FL 34112---0 STEPHANIE L RUBINO REV TRUST 4016 ROYAL WOOD BLVD NAPLES, FL 34112---0 STEPHEN HIMSEL REV TRUST 4538 NORTH STATEROAD 39 DANVILLE, IN 46122---0 TOMLJANOVIC, SUSAN M 4162 ROYAL WOOD BLVD NAPLES, FL 34112---8843 TRAN, TUAN DINH HUYEN CHINH CAO 6051 POLLY AVE NAPLES, FL 34112---0 ONYX TOWNHOME VILLAS A C ONDOMINIUM Naples Luxury Auto Storage NIM - Property Owner List 500 Feet Page 442 of 2661 Page 443 of 2661 Page 444 of 2661 Page 445 of 2661 Date: September 24, 2024 To: Sean Sammon & Jessica Malloy, Collier County From: Margaret Emblidge, AICP, Planning Director Re: Naples Luxury Auto Storage Neighborhood Information Meeting GMPA & CPUD PL20240001079 & PL20240001081 Meeting Summary The Neighborhood Information Meeting for Naples Luxury Auto Storage GMPA & CPUD PL20240001079 & PL20240001081 was held on Tuesday, September 19, 2024, at 5:30 PM at the Collier County - South Regional Library located at 8065 Lely Cultural Parkway, Naples, Florida 34113. Margaret Emblidge, AICP, Planning Director for LJA Engineering, introduced herself and the other project team in attendance: Mike Assaad & Peter Masi, Santa Barbara 2022, LLC (owners) Jim Carr, P.E., LJA Engineering, Inc. Richard Yovanovich, Esq. – Coleman Yovanovich Koester Norman J. Trebilcock, AICP, PTOE, PE-Trebilcock Consulting Solutions, PA Marco A. Espinar - Collier Environmental Consultants Inc. Brent Bolde, Designer, LJA Engineering, Inc. Edwin Garcia, Planner, LJA Engineering, Inc. There were ten (10) neighbors that attended in person, and two (2) called in through the Zoom link. The sign-in sheets are attached. Margaret presented the attached PowerPoint explaining the project: The applicant, Santa Barbara 2022, LLC, is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the Naples Luxury Auto Storage Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. The next steps were presented including staff’s review of the revised application material and then the notifications and advertisements for CCPC and BCC Public Hearings when scheduled. Page 446 of 2661 Questions and answers: 1. Confirmed the single access from Polly Avenue via Santa Barabara Blvd. There is an existing right in turn lane along the frontage of the subject property and a left in coming from the north on Santa Barbara. 2. Traffic impacts to Polly Avenue - The total daily trip generation for the PUD will not exceed nine (9) two-way PM peak hour net trips. This trip generation is much les than what could be generated from a multi-family residential development. 3. Flooding impacts? – Explained the requirement for compensating storage and onsite retention utilizing underground chambers will actually improve the current conditions by controlling the historical and future runoff. Outfall will be into the Santa Barbara Blvd. swale and not within the side roads swales. 4. Question regarding the eastern buffer. The MCP was reviewed to depict the separation between the existing residences and the proposed storage buildings. The buffer is proposed to be a Type B buffer with a six ft. 100% opaque fence that will incorporate existing native trees/vegetation if appropriate. The proposed fence will provide an immediate 100% screening which is more than the required 80% within one year. 5. Related to the eastern property line a question came up regarding the height of the buildings and if the proposed windows will provide a direct view of the adjacent residences. The Conceptual architectural elevations and cross section were reviewed. Based on the proposed zoned height of 35ft. and the buffers views from the property to the east will be limited or fully screened. Windows currently shown on the rear elevations are conceptual and may be eliminated with the final architectural elevations. 6. Question regarding the reality of a multi-family residential development being a potential use. This was discussed to show the de-minimis impacts of the storage facility vs. a MF development. It was explained that since the existing GMP allows residential uses the BCC is basically required to approved multi-family project since it would be consistent with the GMP. 7. Asked what the height of the buildings will be – Confirmed they are one-story units with a possible mezzanine that will have a zoned height of 35ft. which is the same height permitted for the adjacent residences. 8. Asked about lighting – Confirmed that the development will meet the County requirements that includes shielded lamps, and that a lighting plan will be submitted with the SDP by a photometric consultant. 9. Asked about the outfall of the drainage system – The stormwater system will have an outfall into the Santa Barbara drainage swales and will not outfall anywhere else. 10. Asked if a convenience store could be built if the storage facility fails. We explained that this request is for a single use – vehicle storage and that if some one wanted to develop any other use, they would be required to go through the same GMPA and PUD process. 11. Asked how long it will take to construct. Concerned that it will look like an adjacent project that was started and then abandoned. We explained that the intent is to begin construction once all permits are approved. 12. Question regarding issues with electric outages in the area and what this project will do to address. It was explained that the electric service is not within the control of the project. 13. Who will be available to call if there are complaints including noise. It was explained that there will be a management company that they can call. Also stated was that the Sheriff’s office can be called as they are responsible for enforcing the noise ordinance. Meeting Ended at 6:20pm. Margaret Emblidge, AICP Planning Director LJA Engineering, Inc. memblidge@lja.com (239) 597-3111 Page 447 of 2661 Page 448 of 2661 Page 449 of 2661 Page 450 of 2661 NAPLES LUXURY AUTO STORAGE GMPA & CPUD PL20240001079 & PL20240001081 Page 451 of 2661 Applicant and Owner: Santa Barbara 2022, LLC/ Mike Assaad Land Use Attorney: Richard Yovanovich, Esq. – Coleman Yovanovich Koester Land Use Planner: Margaret Emblidge, AICP – LJA, Engineering, Inc. Project Engineer: Jim Carr, P.E. - LJA, Engineering, Inc. Transportation Consultant: Norman J. Trebilcock, AICP, PTOE, PE- Trebilcock Consulting Solutions, PA Environmental Consultant: Marco A. Espinar - Collier Environmental Consultants Inc. PROJECT TEAM Page 452 of 2661 LOCATION PERSPECTIVE Page 453 of 2661 PROJECT REQUEST The applicant is proposing a Vehicle storage facility on the subject property. The request entails two petitions - a Small Scale Growth Management Plan amendment to establish the Naples Luxury Auto Storage Commercial Subdistrict with the companion application for rezoning to a Commercial Planned Unit Development. The subject property is +/- 3.7 acres and is located on Santa Barbara Boulevard north of Rattlesnake Hammock and south of Davis Boulevard. Page 454 of 2661 EXISTING GROWTH MANAGEMENT LAND USE DESIGNATION URBAN RESIDENTIAL SUBDISTRICT: The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. If developed as Residential a Maximum Density of 16 units per acre could be accomplished through the various programs including affordable housing bonus density units without a GMPA. That could result in 59 dwelling units. Page 455 of 2661 GROWTH MANAGEMENT TEXT AMENDMENT The purpose of the Naples Luxury Auto Storage Commercial Subdistrict is to permit air-conditioned warehousing and storage for various vehicles. Development within the Subdistrict will 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 is 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 classification. Page 456 of 2661 GROWTH MANAGEMENT MAP AMENDMENT Page 457 of 2661 COMPANION CPUD REQUEST Development will include a maximum of 60,000 square feet of gross floor area of indoor air-conditioned vehicle storage. No building or structure shall be used for anything other than the following: Warehousing and Storage, intended for air-conditioned indoor storage for automobiles, recreational vehicles, swamp buggies, four-wheelers and boats. Similar to other luxury vehicle storage facilities – the storage units will be individually owned or leased and may include mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf simulators or other similar features). Page 458 of 2661 MASTER CONCEPT PLAN Page 459 of 2661 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 DEVELOPMENT STANDARDS Page 460 of 2661 CPUD DEVELOPMENT COMMITMENTS •Development within the CPUD shall have common site, signage and building architectural elements. •Units shall not accommodate bedrooms, sleeping facilities/accommodations, guest quarters/guest suites, short or long-term habitation, or for overnight stays. •No outdoor storage is permitted within the PUD. •No outdoor amplified sound is permitted within the PUD. •Loading and unloading of vehicles shall occur on-site only. •Minor vehicle maintenance is permitted indoors; however, no maintenance may occur between 10p.m. and 8a.m. •Light poles shall be limited to a height of 20’ and dark sky compliant. •The preserve may be used to satisfy the landscape buffer requirements. In the event that the preserve does not meet the buffer requirement after removal of exotics and supplemental planting, the owner will plant additional landscaping to meet the ROW Type D buffer requirement. •The total daily trip generation for the PUD shall not exceed nine (9) two-way PM peak hour net trips. Page 461 of 2661 ARCHITECTURAL RENDERINGS Page 462 of 2661 CROSS SECTIONS (NORTH) Polly Ave. Page 463 of 2661 CROSS SECTIONS (SOUTH) Everett St. Page 464 of 2661 CROSS SECTIONS (EAST 1) Eastern View Page 465 of 2661 CROSS SECTIONS (EAST 2) Eastern View Page 466 of 2661 CROSS SECTIONS (WEST) Santa Barbara Blvd. Page 467 of 2661 Final Staff Review Public Hearings: Planning Commission and County Commissioners meetings. Contacts: Margaret Emblidge, AICPmemblidge@lja.com239.597.3111Sean Sammon, Collier County - ZoningSean.Sammon@colliercountyfl.gov239.252.8422Jessica Malloy, Collier County - PlanningJessica.Malloy@colliercountyfl.gov239.252.2373 NEXT STEPS Page 468 of 2661 ZONING MAP Page 469 of 2661 LOCATION MAP Page 470 of 2661 Page 1 of 11 Page 471 of 2661 Page 2 of 11 Page 472 of 2661 Page 3 of 11 Page 473 of 2661 Page 4 of 11 Page 474 of 2661 Page 5 of 11 Page 475 of 2661 Page 6 of 11 Page 476 of 2661 Page 7 of 11 Page 477 of 2661 Page 8 of 11 Page 478 of 2661 Page 9 of 11 Page 479 of 2661 Page 10 of 11 Page 480 of 2661 Page 11 of 11 Page 481 of 2661 Page 1 of 4 Premier Vehicle Storage Growth Management Plan Amendment PL20240001079 & Planned Unit Development Rezone PL20240001081 Buffer Requirements and Enhancements 1) North/ Polly Ave. Type D Buffer Polly Avenue Buffer Requirements: Polly Avenue is required to have a Type D Buffer that is ten (10) feet in width as the adjacent right-of-way is approximately sixty (60) feet wide. Trees shall be a minimum of ten (10) feet and placed no more than 30 feet on-center in the landscaping buffer abutting a right-of-way. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Polly Avenue Enhanced Buffer: • The Enhanced Type D Buffer shall have a minimum width of ten (10) feet, given that the width of the right-of-way is approximately sixty (60) feet. • Canopy Trees shall be sixteen (16) feet at the time of planting and spaced no more thirty (30) feet on center., • Understory trees are added and shall range from ten (10) feet to fourteen (14) feet at the time of planting and be planted fifteen (15) feet between canopy trees. • A continuous double row hedge shall be planted at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be planted along the building foundation to further screen the buildings from the right of way. • Together the Enhanced 10’ Type D Buffer and building foundation plantings shall provide enhanced screening from the right-of-way. Page 482 of 2661 Page 2 of 4 2) East Property Line / Adjacent Residential Type B Buffer East/ Residential 15’ Type B Buffer Requirements: Fifteen-foot-wide, 80 percent opaque within one year. The buffer shall be six (6) feet in height at planting/installation. The buffer may include a wall, fence, hedge, berm, or combination thereof, including trees with a minimum of ten (10) feet at planting and spaced no more than twenty-five (25) feet on center. When planting a hedge, it shall be a minimum of ten (10) gallon plants five (5) feet in height, three (3) feet in spread and spaced a maximum four (4) feet on center at planting. East Property Line/ Adjacent Residential Enhanced 15’ Type B Buffer: The Enhanced Type B Buffer shall have a minimum width of fifteen (15) feet. It shall include a combination of the permitted elements including canopy trees, understory trees, hedge and 100% opaque fence as follows: • Canopy Trees that are sixteen (16) feet tall at the time of planting and shall be spaced twenty-five (25) feet on center. • In addition, the landscape buffer shall include understory trees between the canopy trees and spaced twelve (12) feet apart and range from ten (10) to fourteen (14) feet in height at the time of planting. • In addition, a one hundred (100) percent opaque fence shall be installed within the Enhanced Type B buffer. • In addition, a continuous single row hedge that shall be five (5) feet in height and a minimum of ten (10) gallons at time of planting. • In addition, clusters of native palm trees ranging from ten (10) to sixteen (16) feet shall be placed along the building foundation and cypress trees fourteen (14) to sixteen (16) feet in height shall be planted in locations will further screen the buildings from the adjacent residential. • Together the Enhanced 15’ Type D Buffer, building foundation plantings, and additional Cypress trees will create enhanced screening from the adjacent residential properties. 3) South/ Everrett St. Page 483 of 2661 Page 3 of 4 South/ Everett St. 10’ Type D Buffer Requirements: Everett St. is required to have a ten (10) foot Type D Buffer as the adjacent right-of-way is approximately sixty (60) feet wide. Trees are a minimum of ten (10) feet in height and shall be placed no more than 30 feet on-center. A continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. South/ Everett St. Enhanced 10’ Type D Buffer: • The required preserve depicted on the Master Concept Plan may fulfill and/or augment the required buffer. • Due to the FPL Easement along Everett St. there are limitations to the proposed buffer. Within this easement trees must be maintained at a maximum fifteen (15) feet in height. • To fulfill the required ten (10) foot buffer, canopy trees shall be twelve (12) feet in height at the time of planting and spaced thirty no more than (30) feet on center. • Understory trees shall be added and shall be ten (10) feet in height at planting and be spaced fifteen (15) feet between canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting and be maintained at a max height of six (6) feet and four (4) feet tall respectively. • In addition, building foundation plantings shall consist of shrubs that will further screen the buildings from the right of way. • Together with the Enhanced 10’ Type D Buffer, building foundation plantings, and Preserve will create an enhanced screening from the right-of-way. 4) West/ Santa Barbara Blvd. Santa Barbara Blvd. 20’ Type D Buffer Requirements: Santa Barbara Blvd. is required to have a twenty (20) foot Type D Buffer as the adjacent right-of- way is over ninety-nine (99) feet wide. Trees shall be a minimum ten (10) feet in height and Page 484 of 2661 Page 4 of 4 placed no more than thirty (30) feet on-center. In addition, a continuous 3-gallon row hedge shall be spaced three (3) feet on center and twenty-four (24) inches in height at the time of planting. Santa Barbara Blvd. Enhanced 20’ Type D Buffer: • The Enhanced 20’ Type D Buffer shall have canopy trees sixteen (16) feet in height at the time of planting and spaced no more than thirty (30) feet on center. • In addition to the canopy trees, understory trees will be added that l range from ten (10) to fourteen (14) feet in height at the time of planting and be spaced fifteen (15) feet between the canopy trees. • A continuous double row hedge shall be installed at staggered heights, the back row of shrubs shall be five (5) feet in height at the time of planting, and the front row shall be three (3) feet in height at the time of planting. • In addition, clusters of native palm trees shall be placed along the building foundations that will further screen the buildings from the right of way. • Together the Enhanced 20’ Type D Buffer and building foundation plantings will create enhanced screening from the right-of-way. Page 485 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 486 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 487 of 2661 BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 488 of 2661