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Agenda 09/09/2025 Item #17C (Ordinance - PL20240003946 - 3001 Bailey Lane)9/9/2025 Item # 17.C ID# 2025-2493 Executive Summary This item requires that Commission members provide ex-parte disclosure. Should a hearing be held on this item, all participants are required to be sworn in. Recommendation to approve an Ordinance rezoning the subject property, a 2.56± acre parcel located 1600 feet west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane, in Section 23, Township 49 South, Range 25 East, Collier County, Florida from the Estates (E) zoning district to the Residential Single-family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85± acres. [PL20240003946] OBJECTIVE: To have the Board of County Commissioners (“Board”) approve an Ordinance rezoning property located 1600 feet west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane from the Estates (E) zoning district to the Residential Single-family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85± acres. CONSIDERATIONS: The subject property consists of a single 2.56 ± acre Estates (E) zoned parcel. The petitioner is requesting to rezone the 2.56 ± acre (E) parcel to Residential Single-family-3 (RSF-3) zoned parcels to allow for the development of three single-family residential parcels, each on .85± acres. The current (E) zoning designation permits a maximum density of 1 dwelling unit per 2.25 acres. The requested (RSF- 3) zoning designation permits a maximum density of 3 dwelling units per acre, hence the subject rezoning request. For reference, see the Master Plan on page 3 of the Staff Report. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition RZ-PL20240003946, 3001 Bailey Lane Rezone on July 17, 2025, and voted 6-0 to forward this petition to the Board with a recommendation of approval. This item is consistent with the Collier County strategic plan objective to enhance the character of our community. FISCAL IMPACT: The Rezone 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 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 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 CCPC to analyze this petition. GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed Rezone, and the subject petition is consistent with the Future Land Use Element (FLUE) of the GMP. LEGAL CONSIDERATIONS: The Petitioner is requesting a rezone from the Estates (E) Zoning District to the Residential Single-family-3 (RSF-3) Zoning District. The attached staff report and recommendations of the Planning Commission are advisory only and are not binding on you. All testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezone is consistent with all the criteria set forth below, and you may question the Petitioner or staff to satisfy yourself that the necessary criteria have been satisfied. Should you consider denying the rezone, to ensure that your decision is not later found to be arbitrary, discriminatory, or unreasonable, the denial must be based upon competent, substantial evidence that the proposal does not meet one or more of the listed criteria below: Criteria for Straight Rezones Page 2342 of 2661 9/9/2025 Item # 17.C ID# 2025-2493 1. Will the proposed change be consistent with the goals, objectives, and policies, and the future land use map, and the elements of the Growth Management Plan? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions make the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions in the neighborhood? 7. 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? 8. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 10. Will the proposed change adversely affect property values in the adjacent area? 11. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? 14. Is the change suggested out of scale with the needs of the neighborhood or the County? 15. Consider: Whether it is impossible to find other adequate sites in the County for the proposed use in districts already permitting such use. 16. 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. 17. What is 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? 18. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare? This item has been approved as to form and legality, and it requires an affirmative vote of four for Board approval. Should this item be denied, Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial. (HFAC) Page 2343 of 2661 9/9/2025 Item # 17.C ID# 2025-2493 RECOMMENDATIONS: To approve the request for Petition RZ-PL20240003946, 3001 Bailey Lane Rezone from the Estates (E) zoning district to the Residential Single-family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85± acres. PREPARED BY: Nancy Gundlach, Planner III, AICP, PLA, CSM, Zoning Division ATTACHMENTS: 1. STAFF REPORT - 3001 Bailey Lane 6-16-25 2. Attachment A-Proposed Ordinance 06-17-25 3. Attachment B- GMP Consistency Review for 3001 Bailey Ln (RZ) 4-1-25 (1) 4. Attachment C-NIM Documents 6-6-25 (1) 5. Attachment D-Application (7) 6. Public Hearing Sign Affidavit and Photo 6-19-25 7. legal ad - agenda ID 25-2493 - 3001 Bailey Ln RZ-PL20240003946 - 9.9.25 BCC Page 2344 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE May 12, 2025 Page 1 of 10 STAFF REPORT TO: COLLIER COUNTY PLANNING COMMISSION FROM: ZONING DIVISION – ZONING SERVICES SECTION GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING & REGULATION HEARING DATE: JULY 17, 2025 SUBJECT: RZ-PL20240003946, 3001 BAILEY LANE REZONE PROPERTY OWNER/AGENT: Applicant/Owner: Agent: Bailey Lane Estates, LLC Mr. Gary Butler 6628 Willow Park Drive Naples, FL 34109 Butler Engineering, Inc. 3215 5th Avenue N.W. Naples, FL 34120 REQUESTED ACTION: The petitioner requests that the Collier County Planning Commission (CCPC) consider rezoning the subject 2.56 ± acre site from the Estates (E) zoning district to the Residential Single-family-3 (RSF- 3) zoning district, allowing up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85 ± acres. GEOGRAPHIC LOCATION: The subject 2.56± acre parcel is located 1600 feet west of Airport-Pulling Road on the north side of Bailey Lane, at 3001 Bailey Lane, in Section 23, Township 49 South, Range 25 East, Collier County, Florida. (See the location map on the following page.) Page 2345 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 2 of 10 Page 2346 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 3 of 10 Master Plan Page 2347 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 4 of 10 PURPOSE/DESCRIPTION OF PROJECT: The subject property consists of a single 2.56 ± acre Estates (E) zoned parcel. The petitioner is requesting to rezone the 2.56 ± acre (E) parcel to three approximately .85± acre Residential Single- family-3 (RSF-3) zoned parcels to allow for the development of three single-family residential parcels. The current (E) zoning designation permits a maximum density of 1 dwelling unit per 2.25 acres. The requested (RSF-3) zoning designation permits a maximum density of 3 dwelling units per acre, hence the subject rezoning request. For reference, see the Master Plan on the preceding page. SURROUNDING LAND USE AND ZONING: North: Single-family residential, with a zoning designation of Residential Single- family -5 (RSF-5) South: Bailey Lane (ROW), Single-Family Residential, with a zoning designation of The Bailey Lane Planned Unit Development (PUD) East: Single-family residential, with a zoning designation of Residential Single- family -5 (RSF-5) West: Single-family residential, with a zoning designation of The Bailey Lane Planned Unit Development (PUD) Aerial Map – Far Away Subject Parcel Page 2348 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 5 of 10 Aerial Map –Closeup GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY: The project site is 2.569 ± acres and is designated in the FLUE as Urban, Urban Mixed-Use District, Urban Residential Subdistrict. The purpose of this Subdistrict is to provide for higher residential densities in an area with fewer natural resource constraints and where existing and planned public facilities are concentrated. The applicant is proposing to rezone from the Estates Zoning Designation, which limits density to 1 dwelling unit per 2.25 acres (0.44 DU/A), to the Residential Single Family zoning district with a density cap of 3 dwelling units per acre. Within the Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a base density of four (4) Dwelling Units Per acre (DU/A) is allowed. The proposed rezone has requested to provide a residential density of 3 DU/A, which is under the allowances, making the proposal consistent with the Growth Management Plan. Based upon the above analysis, the proposed rezone to RSF-3 has been deemed consistent with the Future Land Use Element. For further information, please see Attachment B-GMP Consistency Review. Transportation Element: Transportation Planning staff has evaluated the proposed changes. The applicant-provided TIS indicates that the proposed changes present no transportation-related issues with consistency. The proposed rezone represents a de minimus number of additional trips on the adjacent roadways. Therefore, Transportation Planning staff finds the petition consistent with the GMP. Subject Parcel Page 2349 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 6 of 10 Conservation and Coastal Management Element (CCME): Environmental staff evaluated the petition. The property is 2.59 acres; the project is consistent with the goals, objectives, and policies of the CCME. Based on the above analysis, Comprehensive Planning staff finds the proposed rezone consistent with the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). ANALYSIS: Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which a recommendation must be based, specifically noted in Land Development Code (LDC) Subsection 10.02.08. F., Nature of Requirements of Planning Commission Report (referred to as “Rezone Findings”), which establishes the legal bases to support the CCPC’s recommendation. The CCPC uses these same criteria as the basis for their recommendation to the BCC (Board of Collier County Commissioners), 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 “Rezone Findings.” In addition, staff offers the following analyses: Transportation Review: Transportation Department Staff has reviewed the petition and is recommending approval. Environmental Review: Environmental Planning staff has reviewed this petition. The property has historically been a single-family home and impacted. The project will not require preservation, as the property primarily contains invasive exotic vegetation that does not meet the native vegetation standards for preservation outlined in LDC 3.05.07.A. No listed animal species were observed on the property. Environmental staff recommends APPROVAL of the proposed project. This project does not require an Environmental Advisory Council (EAC) review, as it does not fall within the scope of land development project reviews identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Zoning Review: As previously stated, the subject property consists of a single 2.56± acre Estates (E) zoned parcel. The petitioner is requesting to rezone the 2.56± acre (A) parcel to three .85± acre Residential Single-family-3 (RSF-3) zoned parcels to allow for the development of three single- family residential parcels. The proposed density is lower than the adjacent RSF-5 and PUD zoning districts. The Master Plan depicts the three proposed residential lots along with 15-foot-wide landscape buffers (trees at 30 feet on center and a 6-foot high hedge, fence, or wall) along the north and east perimeter of the subject 2.56± acre parcel adjacent to Mandalay. Along the south and west property lines, a 10-foot-wide landscape buffer is proposed. The existing land use pattern in the vicinity of the subject property is single-family. The proposed rezoning to permit single-family homes is compatible and complementary to the other single-family homes in the area. The proposed rezoning is consistent with the land use pattern. Page 2350 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 7 of 10 To date, no letters of objection or support have been received. REZONE FINDINGS: LDC Subsection 10.02.08. F. states, “When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners…shall show that the Planning Commission has studied and considered proposed change in relation to the following findings when applicable” (The criteria is italicized, Staff’s responses to these criteria are provided in regular font): 1. Whether the proposed change will be consistent with the goals, objectives, and policies, and the future land use map, and the elements of the GMP. The Comprehensive Planning Department has indicated that the proposed rezoning is consistent with all applicable elements of the Future Land Use Element (FLUE) of the Growth Management Plan (GMP). 2. The existing land use pattern. As described in the “Surrounding Land Use and Zoning” portion of this report, the neighborhood’s existing land use pattern is characterized by mostly developed residential single-family to the north, east, south, and west. The proposed rezones from (E) to (RSF-3) will not create any incompatibility issues. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. The subject site is not an isolated district unrelated to adjacent and nearby districts. It is also comparable with expected land uses by its consistency with the FLUE of the GMP. 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. As shown on the zoning map on page two of this staff report, the existing district boundaries are logically drawn. 5. Whether changed or changing conditions make the passage of the proposed amendment necessary. The proposed change is not necessary, but it is being requested in compliance with the LDC provisions to divide a 2.56 ± acre lot into three approximately .85± acre lots. 6. Whether the proposed change will adversely influence living conditions in the neighborhood. The proposed change from (E) to (RSF-3) will not substantially change the allowable uses on the subject site. Therefore, staff are of the opinion that the proposed change will not adversely influence living conditions in the neighborhood. Page 2351 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 8 of 10 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 proposed three single-family sites will not excessively increase traffic. 8. Whether the proposed change will create a drainage problem. The proposed development will not create a drainage problem. Furthermore, the project is subject to the requirements of Collier County and the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. This development will not significantly reduce light and air to adjacent areas. 10. Whether the proposed change would adversely affect property values in the adjacent area. This rezone will not adversely impact 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. Surrounding properties are mostly developed residential, as previously noted. The basic premise underlying all of the development standards in the LDC is that sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. Therefore, the proposed rezone should not be a deterrent to the improvement of adjacent properties. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed development complies with the GMP, a public policy statement supporting Zoning actions when they are consistent with said Comprehensive Plan. In light of this fact, the proposed change does not constitute a grant of special privilege. Consistency with the FLUE is further determined to be a public welfare relationship because actions consistent with plans are in the public interest. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. The subject property could be developed in accordance with existing zoning. However, according to the petitioner, a rezone is sought to divide a 2.56± acre lot into three approximately .85± acre minimum acre lots. Page 2352 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 9 of 10 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The proposed development complies with the GMP requirements for the uses proposed. The GMP is a policy statement that evaluates the scale, density, and intensity of land uses deemed acceptable throughout Collier County. Staff is of the opinion that the proposed (RSF-3) zoning district will ensure that the project is not out of scale with the needs of the community. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. There may be other sites in the County that could accommodate the uses proposed; however, this is not the determining factor when evaluating the appropriateness of a zoning decision. The petition was reviewed on its merit for compliance with the GMP and the LDC; staff does not review other sites in conjunction with a specific petition. 16. The physical characteristics of the property and the degree of site alteration that would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Any development anticipated by the proposed zoning district would require some site alteration, and this project will undergo evaluation relative to all federal, state, and local development regulations during the site development plan approval process and again later as part of the building permit process. 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 GMP and as defined and implemented through the Collier County adequate public facilities ordinance. The project will have to meet all applicable criteria outlined in the LDC regarding Adequate Public Facilities, and the project will need to be consistent with all applicable goals and objectives of the GMP regarding adequate public facilities. This petition has been reviewed by county staff that is responsible for jurisdictional elements of the GMP as part of the rezoning process, and those staff persons have concluded that no Level of Service will be adversely impacted. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare. To be determined by the BCC during its advertised public hearing. NEIGHBORHOOD INFORMATION MEETING (NIM): The applicant held the required meeting on April 16, 2025, at 5:30 p.m. at the Collier County Library, located at 2385 Orange Blossom Drive, Naples, Florida. Approximately 10 people, along with the applicant and County Staff, attended the meeting. The neighbors expressed concern over the visibility of the proposed homes adjacent to their shared property lines along a portion of Page 2353 of 2661 RZ-PL20240003946, 3001 BAILEY LANE REZONE June 16, 2025 Page 10 of 10 Mandalay’s south and west property lines. Therefore, staff recommends the following condition of approval: 1. The 15-foot wide Type B Landscape Buffer along the north and east property lines abutting Mandalay shall be installed at the time of the first building Certificate of Occupancy. For further information, see Attachment C–NIM Documents. STAFF RECOMMENDATION: Planning and Zoning Review staff recommends that the CCPC forward Petition RZ- PL20240003946, 3001 Bailey Lane Rezone to the BCC with a recommendation of approval, subject to the following condition of approval: 1. The 15-foot wide Type B Landscape Buffer along the north and east property lines abutting Mandalay shall be installed at the time of the first building Certificate of Occupancy. Attachments: Attachment A-Proposed Ordinance Attachment B-GMP Consistency Review Attachment C-NIM Documents Attachment D-Application Page 2354 of 2661 [24-CPS-02534/1951549/1] 36 3001 Bailey Ln (RZ) RZ-PL20240003946 6/17/2025 Page 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 AN ESTATES (E) ZONING DISTRICT TO A RESIDENTIAL SINGLE-FAMILY-3 (RSF-3) ZONING DISTRICT TO ALLOW UP TO THREE SINGLE-FAMILY DWELLING UNITS WITH A MAXIMUM DENSITY OF UP TO ONE DWELLING UNIT PER ±0.85 ACRES ON 2.56± ACRES OF PROPERTY LOCATED APPROXIMATELY 1600 FEET WEST OF AIRPORT-PULLING ROAD ON THE NORTH SIDE OF BAILEY LANE, AT 3001 BAILEY LANE, IN SECTION 23, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20240003946] WHEREAS, J. Gary Butler of Butler Engineering Inc., on behalf of property owner Bailey Lane Estates, LLC, petitioned the Board of County Commissioners 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, more particularly described as: Page 2355 of 2661 [24-CPS-02534/1951549/1] 36 3001 Bailey Ln (RZ) RZ-PL20240003946 6/17/2025 Page 2 of 2 and located at 3001 Bailey Lane in Collier County, Florida, is changed from an Estates (E) zoning district to a Residential Single-Family-3 (RSF-3) zoning district to allow up to three single-family dwelling units with a maximum density of one dwelling unit per 0.85± acres for a ±2.56-acre project, limited to single-family dwelling use and subject to the Conceptual Site Plan as shown in Exhibit “A”, attached hereto and incorporated herein by reference, and subject to the following condition: 1. Prior to the issuance of the first Certificate of Occupancy, the developer shall provide a 15-foot-wide Type B Landscape Buffer along the north and east property lines adjacent to Mandalay. The appropriate zoning atlas 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. 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 F. Ashton-Cicko Managing Assistant County Attorney Attachments: Exhibit “A” - Conceptual Site Plan Exhibit “B” - Location Site Map Page 2356 of 2661 Page 2357 of 2661 Page 2358 of 2661 Growth Management Community Development Department Zoning Division—Comprehensive Planning Section C O N S I S T E N C Y R E V I E W M E M O R A N D U M To: Nancy Gundlach, Planner III, Zoning From: Parker Klopf, Planner III, Comprehensive Planning Date: April 1, 2025 Subject: Future Land Use Element (FLUE) Consistency Review PETITION NUMBER: PL20240003946 PETITION NAME: 3001 Bailey Ln (RZ) REQUEST: The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an application to rezone land zoned Estates (E) to a Residential Single Family with a limitation of 3 units an acre (RSF-3). The proposed rezone will permit a total of 3 residential lots. LOCATION: The ±2.59-acre subject property is located on the north side of Bailey Lane approximately 1,500 feet west of Airport Road and 6,000 feet north of the intersection of Airport Road and Golden Gate Parkway and is in Section 23, Township 49, Range 25, Collier County, Florida. COMPREHENSIVE PLANNING COMMENTS: The subject property is located in the Urban residential subdistrict of the Urban Mixed-use District as identified on the countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP). Within the Urban Residential Subdistrict, and in accordance with the Density Rating System of the FLUE, a base density of Four (4) Dwelling Units Per acre (DU/A) is allowed. The proposed rezone has requested to provide a residential density of 3 DU/A which is under the allowances making the proposal consistent with the Growth Management Plan. Page 2359 of 2661 Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff analysis [in bold]. FLUE Policy 5.4: All applications and petitions for proposed development shall be consistent with this Growth Management Plan, as determined by the Board of County Commissioners. As stated above the maximum allowed density within the Urban Residential Area is 4 DU/A, the proposed project has a proposed density of 3 DU/A. Staff have concluded that the requested density is less than allowed by the FLUE making it consistent with the GMP. FLUE Policy 5.5: Discourage unacceptable levels of urban sprawl in order to minimize the cost of community facilities by: confining urban intensity development to areas designated as Urban on the Future Land Use Map; requiring that any additions to the Urban Designated Areas be contiguous to an existing Urban Area boundary; and, encouraging the use of creative land use planning techniques and innovative approaches to development in the County’s Agricultural/Rural designated area, which will better serve to protect environmentally sensitive areas, maintain the economic viability of agriculture and other predominantly rural land uses, and provide for cost efficient delivery of public facilities and services. The proposed development is within the Urban Designated Area of the Future Land Use Map and is serviced by utilities provided by the City of Naples. Approval of this project is not urban sprawl and development at the proposed density is a good utilization of the existing infrastructure from a planning perspective. FLUE Policy 5.6: 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). The proposed project will consist of one and two-story single-family homes. The property immediately north and west of the subject property is designated as part of the Baily Lane PUD which only allows single family development. To the north and east the property is residential single family development with a limit of 3-5 units an acre. The conceptual PUD master plan demonstrates appropriate project buffers consistent with that required in the LDC, and the proposed development standards will ensure that the units are setback from the adjacent roadway and nearby residences to insure the compatibility. FLUE Policy 5.8: Permit the use of clustered residential development, Planned Unit Development techniques, mixed- use development, rural villages, new towns, satellite communities, transfer of development rights, agricultural and conservation easements, and other innovative approaches, in order to conserve open space and environmentally sensitive areas. Continue to review and amend the zoning and subdivision regulations as necessary to allow and encourage such innovative land development techniques. Based on staff review of the property it was determined that the site has been previously partially cleared for the development of a single family home and has little to no native vegetation or environmentally sensitive areas. Page 2360 of 2661 FLUE Objective 7, and implementing Policies 7.1-7.4 Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character of the Collier County, where applicable. It is the opinion of staff that there is no need to provide interconnections with any of the existing development surrounding the property since the project will have access to the existing Bailey Ln. which is a dead-end road. CONCLUSION: The proposed density of 3 units is less than what is permitted is complementary and compatible with surrounding development. Based upon the above analysis, the proposed rezone to RSF-3 has been deemed consistent with the Future Land Use Element. Page 2361 of 2661 Page 2362 of 2661 Page 2363 of 2661 Page 2364 of 2661 3215 5th Ave NW * Naples, FL 34120 * 239 566 3636 * gary@butlereng.biz BUTLER engi neeri ng, i nc. March 21, 2025 Re: 3001 Bailey Lane Rezone PL20240003946 Dear Property Owner: Please be advised that J Gary Butler of Butler Engineering Inc. on behalf of the applicant, Bailey Lane Estates LLC, has filed the following formal rezone application with Collier County Growth Management Department: 3001 Bailey Lane Rezone PL20240003946– The applicant proposes to rezone the Property from the Estates Zoning District to the RSF-3 Residential Zoning District to permit subdivision of the parcel into three residential lots. The subject property area is 2.56 acres. The site address is 3001 Bailey lane and is located on the north side of Bailey Lane, west of Airport Pulling Road, approximately 1.2 miles north of Golden Gate Parkway in Section 23, Township 49 South, Range 25 East, Collier County, Florida. In compliance with the Land Development Code (LDC) requirements, a Neighborhood Information Meeting (NIM) will be held to provide you an opportunity to hear a presentation about this petition and ask questions. The Neighborhood Information Meeting will be held on Wednesday, April 16, 2025 at 5:30 p.m. at the Collier County Library in the Sugden Theater Room located at 2385 Orange Blossom Drive Naples FL 34109. 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 make every effort to illustrate how the property wil be developed and to answer any questions. Should you have any questions prior to the meeting, please email me. Sincerely, BUTLER ENGINEERING INC. J Gary Butler *Please note that the Collier County Public Library does not sponsor or endorse this program. Page 2365 of 2661 2180 HAWKSRIDGE DR #2001 LLC BERG, DAVID CAROL S REID REV TRUST % BRIAN WALSH 2540 TALON CT 2195 HAWKSRIDGE DR #1004 7201 E BERRY AVE NAPLES, FL 34105---0 NAPLES, FL 34105---0 GREENWOOD VILLAG, CO 80111 ACHECAR, GISELLE MARIE BESSE, ANDREA CAROLONZA, BARBARA JOAN 2240 HAWKSRIDGE DR #2203 2844 COCO LAKES DR 2530 TALON COURT #304 NAPLES, FL 34105---0 NAPLES, FL 34105---4511 NAPLES, FL 34105---0 AKINS JR, JAMES G BONNIE M BODIN REV TRUST CHAMBERS, ELAINE K MARY L AKINS 2510 TALON CT #1-102 3037 MANDALAY CT 1810 ABERDEEN DRIVE NAPLES, FL 34105---0 NAPLES, FL 34105---0 LOUISVILLE, KY 40205---0 AMG FUTURES LLC BOWMAN, SHEILA R CHAUVIN EST, CLAUDE 198 FORTS FERRY RD 3612 COTTAGE CLUB LN OLGA RYKOWSKI LATHAM, NY 12110---0 NAPLES, FL 34105---2705 3618 COTTAGE CLUB LN NAPLES, FL 34105---0 ANASTASIA, LAURA BRADACH, DAVID J & SUZANNE CHOWDHURY, AMINUR & SACHIKO 2140 HAWKSRIDGE DR #1703 2902 COCO LAKES DR 2425 GAME HAWK CT APT 1404 NAPLES, FL 34105---0 NAPLES, FL 34105---4511 NAPLES, FL 34105---2597 ARLINGTON RIDGE VI LLC BRANDENBURGER, MARK CHRISTELLE J BREUER REV TRUST 5261 PALMETTO WOODS DR VICKIE G MORELAND 9208 TOWN GATE LANE NAPLES, FL 34119---2817 2165 HAWKSRIDGE DR #1301 BETHESDA, MD 20817---0 NAPLES, FL 34105---0 BAILEY LANE ESTATES LLC BRODBECK II, JOSEPH M CICCIARELLI, JAMES C 6628 WILLOW PARK DR DEBORAH S BRODBECK 2515 TALON CT #4-403 NAPLES, FL 34109---0 2195 HAWKSRIDGE DR #1002 NAPLES, FL 34105---0 NAPLES, FL 34105---0 BATE, ANDREW H & ELIZABETH BRODSKY, AARON & MARINA CICIC REVOCABLE TRUST 2038 SWAINSONS RUN 2843 COCO LAKES DR 3079 MANDALAY PLACE NAPLES, FL 34109---0 NAPLES, FL 34105---4512 NAPLES, FL 34105---0 BENNETT REV TRUST BUCKLEY REVOCABLE TRUST COCO LAKES HOA INC 3621 COTTAGE CLUB LN 3075 MANDALAY PLACE % AVALON PROPERTY MGT SER INC NAPLES, FL 34105---0 NAPLES, FL 34105---0 3800 INVERRARY BLVD STE 203 LAUDERHILL, FL 33319---0 BERARDI, MARCO & ANNA J C E & J R HOLMBURG J/R/L TRUST COLONY AT HAWKSRIDGE COA INC 34 MUSCOOT RIVER RD 1589 HILLSIDE ROAD C/O CAMBRIDGE MANAGEMENT SWFL YOR, NY 10601---0 HUBERTUS, WI 53033---9793 2335 TAMIAMI TRAIL N #402 NAPLES, FL 34103---0 Page 2366 of 2661 COMHOLD INVTS INC DUFRESNE, CAROLYN V & JAMES T GARBER, JOHN J & JOYE L PO BOX 9047 2140 HAWKSRIDGE DR #1704 2262 PRESERVE LANE NAPLES, FL 34101---9047 NAPLES, FL 34105---0 ROCHESTER HILLS, MI 48309---0 COOPER, WILLIAM E ELDREDGE, EMILY T GARRETT, EDWARD A & ANN LOUISE CLARISSA S HOLMES 2836 COCO LAKES DRIVE 2215 HAWKSRIDGE DR APT 801 3064 MANDALAY CT NAPLES, FL 34105---0 NAPLES, FL 34105---8538 NAPLES, FL 34105---0 CORDASCO, STEVE & KELLY EMERALD SPACES LLC GATES, DIANE D 2853 COCO LAKES CT 2165 HAWKSRIDGE DR #1304 2180 HAWKSRIDGE DR #2004 NAPLES, FL 34105---0 NAPLES, FL 34105---0 NAPLES, FL 34105---8535 COSTELLO, JOHN & NICOL ERIC W MUEHLHAUSER TRUST GERALDINE M POCCIA REV TRUST 2832 COCO LAKES DR 3048 MANDALAY CT % JAMES POCCIA NAPLES, FL 34105---0 NAPLES, FL 34105---0 308 E GREENWICH AVE WEST WARWICK, RI 02893---0 COTTAGES RES ASSOC INC, THE FALIK REVOCABLE TRUST GUST REVOCABLE TRUST PO BOX 10374 2510 TALON COURT #101 2455 GAME HAWK CT NAPLES, FL 34101---374 NAPLES, FL 34105---0 NAPLES, FL 34105---2516 DAVID & JULIE O'CONNOR TRUST FISCHER, JAMES E GUY B LAY TRUST 2156 HARLANS RUN 2250 HAWKSRIDGE DR #2302 JENNIFER D LAY TRUST NAPLES, FL 34105---0 NAPLES, FL 34105---0 2951 COCO LAKES WAY NAPLES, FL 34105---0 DAVIDSON, JEFFREY K FL LAND TRUST 99-300-2 HACKETT, NANCY 3604 COTTAGE CLUB LN 6955 CARLISLE CT #D136 2235 HAWKSRIDGE DR #604 NAPLES, FL 34105---2705 NAPLES, FL 34109---0 NAPLES, FL 34105---0 DEPAOLA, MICHAEL J FLOOD, NANCY C HANS H HARTMANN REV TRUST LISA DEPAOLA 2520 TALON CT #201 JEAN A HARTMANN REV TRUST 5841 BUR OAKS LN NAPLES, FL 34105---4502 102 WILDERNESS DR #2117 NAPLES, FL 34119---0 NAPLES, FL 34105---0 DOERING, DONALD R & JANICE E FRANCES S STILLMAN TRUST HARALSON, RICHARD E 2250 HAWKSRIDGE DR #2304 2425 GAMEHAWK CT #1402 TERESA A HARALSON NAPLES, FL 34105---0 NAPLES, FL 34105---0 2165 HAWKSRIDGE DR #1303 NAPLES, FL 34105---0 DUANE A CHILGREN REV TRUST GAINEY, MATTHEW G HAWKING, JOHN F JOY A CHILGREN REV TRUST ANNE DEPADRO GAINEY 2140 HAWKSRIDGE DR #1702 714 TORCHWOOD DR 2435 GAME HAWK CT APT 1504 NAPLES, FL 34105---8528 NEW BRIGHTON, MN 55112---2560 NAPLES, FL 34105---8526 Page 2367 of 2661 HAWKSRIDGE MULTIFAMILY L P JANOYAN, JANO P & TRACY LYNN LAIBLE JOINT TRUST 8205 LIMA RD 2034 SWAINSONS RUN 1223 LYNWOOD LANE FORT WAYNE, IN 46818---2161 NAPLES, FL 34105---8520 OMAHA, NE 68152---0 HAWKSRIDGE POA INC JOERS, JAKE LARKIN, RICHARD J & SHARON W % CAMBRIDGE PROPERTY MGT 3625 COTTAGE CLUB LN 2225 HAWKSRIDGE DR #703 2335 TAMIAMI TR N., STE 402 NAPLES, FL 34105---0 NAPLES, FL 34105---0 NAPLES, FL 34103---0 HAYMAN, DIANA J JOHN S LESKIW R/L TRUST LAURIE B CRAFT REVOCABLE TRUST LEONARDO WILCHES-TAMAYO 989 CAHOON RD 2225 HAWKSRIDGE DR #701 2530 TALON CT #303 WESTLAKE, OH 44145---0 NAPLES, FL 34105---8541 NAPLES, FL 34105---0 HITCHCOCK, BARBARA LINA JOSEPH A SIDOTI TRUST LEACH, ROBERT F & MELANIE M 2130 HAWKSRIDGE DR APT 1601 2435 GAME HAWK CT #1501 3065 MANDALAY COURT NAPLES, FL 34105---8527 NAPLES, FL 34105---0 NAPLES, FL 34105---0 HNIZDO, VLADIMIR & EVA KENT DOUGLAS THOMPSON LECHLER, KATHARINE D 2044 GEORGIAN LANE REVOCABLE TRUST 2540 TALON CT APT 503 MORGANTOWN, WV 26508---0 2435 GAME HAWK CT #1503 NAPLES, FL 34105---4504 NAPLES, FL 34105---0 HOUFERAK FAMILY TRUST KLEINFELD, DOUGLAS & JANE LEE & DIANNE SPONSELLER TRUST 2864 COCO LAKES DR 2150 HAWKSRIDGE DR #1802 2435 GAME HAWK CT #1502 NAPLES, FL 34105---0 NAPLES, FL 34105---0 NAPLES, FL 34105---8526 HOUSE, KRISTIAN NORMAN KORESH PROPERTIES LLC MACDONELL, STEPHEN THEODORE 2954 COCO LAKES WAY 9931 TREASURE CAY LN PENNY MACDONELL NAPLES, FL 34105---0 BONITA SPRINGS, FL 34135---0 1500 BAYBERRY COURT PLANO, TX 75093---0 HOWARD M GLICKEN & BARBARA C KRAKOW, A MICHAEL MACMILLAN, DOROTHY C GLICKEN COMM PROP TRUST FRANCES E OLICK LOIS J CARLTON 2235 HAWKSRIDGE DR #603 2425 GAME HAWK CT #1401 6001 PELICAN BAY BLVD #1705 NAPLES, FL 34105---8542 NAPLES, FL 34105---0 NAPLES, FL 34108---0 J I P TRAPASSO REV LIV TRUST KRAMER, JOHN J MALCOLM F MOORE REV TRUST 3609 COTTAGE CLUB LANE 10102 ECHO HILL DRIVE 2175 HAWKSRIDGE DR #1203 NAPLES, FL 34105---0 BRECKSVILLE, OH 44141---0 NAPLES, FL 34105---0 JAMES F CAUSLEY JR TRUST KROHMAN, JAMES & LANA MANDALAY PLACE HOA INC 3333 GULF SHORE BLVD N #10 2215 HAWKSRIDGE DR#803 10541 BEN C PRATT NAPLES, FL 34103---0 NAPLES, FL 34105---0 SIX MILE CYPRESS PKWY #100 FORT MYERS, FL 33966---0 Page 2368 of 2661 MARIE-ANGE KATZEFF LIV TRUST MOSER, MARY KATHERINE PATRICIA ANN GEORGE FAM TRUST 2180 HAWKSRIDGE DR # 2003 320 ECHO VALLEY LANE 2530 TALON COURT #302 NAPLES, FL 34105---8535 NEWTOWN SQUARE, PA 19073 NAPLES, FL 34105---0 MARSHA PETERSEN REV LIV TRUST MOSES, GEOFFREY HUDSON PATRICIA R MORTON TRUST 2865 125TH ST BARBARA SERDY MOSES 2185 HAWKSRIDGE DR APT 1103 TYLER, MN 56178---4102 2965 COCO LAKES DR NAPLES, FL 34105---8536 NAPLES, FL 34105---1516 MC LEAN, JOHN N & ABBYLYNN MURDOCK, JENNIFER E PAYNE, ROBERT W & CHERYL R 3613 COTTAGE CLUB LN 2860 COCO LAKES DR 2510 TALON CT #104 NAPLES, FL 34105---2710 NAPLES, FL 34105---4511 NAPLES, FL 34105---0 MCCALL, DOUGLAS H & JULIA H MURPHY, TERESA A PETER M BROWN 2013 LIV TRUST PO BOX 255 2240 HAWKSRIDGE DR #2204 3629 COTTAGE CLUB LN HARRODS CREEK, KY 40027---0 NAPLES, FL 34105---8543 NAPLES, FL 34105---0 MEADEMA, WILLIAM CAREY MYERS, CRYSTAL A RECORDS, LINDA E ALLISON JEN WILLIAMSON 2847 COCO LAKED DR 2520 TALON COURT #203 3040 MANDALAY CT NAPLES, FL 34105---4512 NAPLES, FL 34105---4502 NAPLES, FL 34105---0 MEGAN WALSH LIVING TRUST NAN L DIETRICH TRUST RICHARD M CUNEO 2020 IRV TRUST 7201 E BERRY AVENUE 2205 HAWKSRIDGE DR #902 2916 TIBURON BLVD E GREENWOOD VLG, CO 80111---0 NAPLES, FL 34105---0 NAPLES, FL 34109---0 MESECKE, DAWN NAPLES 1ST CHURCH NAZARENE INC RICHARD WEBER REV TRUST 6791 DEL MAR TERR 3100 BAILEY LN 2150 HAWKSRIDGE DR #1804 NAPLES, FL 34105---0 NAPLES, FL 34105---2518 NAPLES, FL 34105---8529 METZGER, RICHARD & TRACY O'DONNELL, GRADY RICHMAN REVOCABLE TRUST 49 SHERIDAN AVE #501 3617 COTTAGE CLUB LN 2175 HAWKSRIDGE DR #1202 ALBANY, NY 12210---0 NAPLES, FL 34105---2710 NAPLES, FL 34105---8534 MICHELE MARIE HUNT TRUST ORSINI, FRANK J RIVERA-SOTO, ERIC A & MARIA R 3061 MANDALAY COURT ANGELINE M ORSINI 2906 COCO LAKES DR NAPLES, FL 34105---0 2515 TALON CT #4-404 NAPLES, FL 34105---4511 NAPLES, FL 34105---0 MICHELI, LYLE J & ANNE J PALM FOUNDATION II INC ROMES, GARY E & NANCY M 30 GLEN RD 9931 TREASURE CAY LN 2170 HAWKSRIDGE DR #1903 BROOKLINE, MA 02445---0 BONITA SPRINGS, FL 34135---6878 NAPLES, FL 34105---0 Page 2369 of 2661 SALLY S SMITH TRUST SPORN, GARY K & DAWN M TRAVIS, CHARLOTTE ANN 2165 HAWKSRIDGE DRIVE #1302 2026 SWAINSONS RUN 2235 HAWKSRIDGE DR #601 NAPLES, FL 34105---0 NAPLES, FL 34105---8520 NAPLES, FL 34105---0 SALRIN, FREDERICK J SPURGEON, ANDREW J & CAROLYN A TREISER, SHARON R 3614 COTTAGE CLUB LANE 2130 HAWKSRIDGE DR #1604 3071 MANDALAY PLACE NAPLES, FL 34105---0 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SALZMANN, DYLAN STEPHEN J MCNEANY TRUST TUTERA, JANET M CHRISTINA MEZZAPELLA RAJUL MCNEANY TRUST 2520 TALON CT APT 202 2215 HAWKSRIDGE DRIVE #802 2942 COCO LAKES DR NAPLES, FL 34105---4502 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SCHMALBACH JR, HARRY W STIVERS FAMILY TRUST VAN WINKLE, ROBERT A DEBORAH M SCHMALBACH 3036 MANDALAY CT SALLY ANN VAN WINKLE 2710 HAWKSRIDGE DR #1902 NAPLES, FL 34105---4561 2540 TALON CT #504 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SCHMIDT, MICHAEL L STRUM, DIANE N VEVERKA TR, ROBERT F 2185 HAWKSRIDGE DR 2185 HAWKSRIDGE DR #1101 SHERRY A VEVERKA TR NAPLES, FL 34105---0 NAPLES, FL 34105---0 9918 WEXFORD WAY WEST CHESTER, OH 45241---0 SCROBANOVICH, RADA SUDDETH, STEVE M & DONNA L WALBERT FAMILY TRUST 3 ALEXANDRIA DR 2175 HAWKSRIDGE DRIVE #1204 2159 HARLANS RUN EAST HANOVER, NJ 07936---2407 NAPLES, FL 34105---8534 NAPLES, FL 34105---0 SEMMENS, FRANCIS SUSAN B QUITONI REV TRUST WATSON, RYAN R & SHALYN T 2898 COCO LAKES DR 2225 HAWKSRIDGE DR APT 704 2947 COCO LAKES DR NAPLES, FL 34105---4511 NAPLES, FL 34105---8546 NAPLES, FL 34105---0 SHAW, SIDNEY TIERNEY, DARLENE M WEIR, JEAN B 3041 MANDALAY CT 2852 COCO LAKES DR 2240 HAWKSRIDGE DR APT 2202 NAPLES, FL 34105---0 NAPLES, FL 34105---4511 NAPLES, FL 34105---8543 SIGNORINO, JOHN A & CARMEN L TODD CHARLES PURFEERST TRUST WHIPPLE, GEORGE S 3187 HOLLOW RD ELIZABETH E BERKLEY 2030 SWAINSONS RUN MALVERA, PA 19355---0 2215 HAWKSRIDGE DR #804 NAPLES, FL 34105---0 NAPLES, FL 34105---0 SOLOM, THOMAS A & ERIKA C TOMLINSON, DIANA WILKEN, ELISABETH J 4675 S LAKE SARAH DR 3601 COTTAGE CLUB LN LOT 1 3053 MANDALAY COURT INDEPENDENCE, MN 55359---9783 NAPLES, FL 34105---2710 NAPLES, FL 34105---0 Page 2370 of 2661 WILLIAM R PEYRON SR REV TRUST WILLIAM OTIS MALLOY LIV TRUST WILLIAM R PEYRON TRUST PATRICIA DIANE JOHNS LIV TRUST 2540 TALON CT #502 1441 ELGIN ST #601 NAPLES, FL 34105---4504 BURLINGTON L7S 1E6 CANADA WISE, SHANNON DAVIS & MARK P 2849 COCO LAKES CT NAPLES, FL 34105---0 WITTOCK, GARY W 2425 GAME HAWK CT APT 1403 NAPLES, FL 34105---2597 WONG, DENISE L 3600 COTTAGE CLUB LN NAPLES, FL 34105---2705 YON, MARY A 2042 SWAINSONS RUN NAPLES, FL 34105---0 Z&Y LLC 949 COLE ROAD GALLOWAY, OH 43119---0 ZAFIRIS, HARRY BETTINA IRIS ZAFIRIS 2225 HAWKSRIDGE DR #7-702 NAPLES, FL 34105---0 ZAWILA, WAYNE F & CAROLYN J 2220 HAWKSRIDGE DRIVE #2104 NAPLES, FL 34105---0 ZURFLUH, SCOTT J KEVIN S POLINSKY 2220 HAWKSRIDGE DR #2103 NAPLES, FL 34105---0 PANTRY, DAVID G 6 PLAYNES MILL / DUNKIRK MILLS INCHBROOK STROUD GLOUCESTERSHIRE GL5 5HB UK Page 2371 of 2661 Naples Daily News Public Notices Originally rublished at naplesnews.com on 03/24/2025 NOTICE O: NEIGHBORHOOD INFORMA TION MEETING NOTICE O: NEIGHBORHOOD INFORMA iION MEETING PETITION. PL2O24OOO3946 3OO1 BAILEY LANE REZONE ln compliance with the Collier County Land Development Code (LDC) requirements, a neighborhrod information Meeting (NlM) hosted by J Gary Butler of Butler Engineering lnc representilg Bailey Lane Estates, LLC will be held April 16,2025,5:30 p.m. in the Sugden Theater room of the Collier County Library facility located at 2385 Orange Blossom Drive, Naples FL 341 09. The Collier County Public Library does not sponsor orendorse this program. Bailey Lane Estates LLC has submitted a formal application to Collier County seeking a rezone from Estates to RSF-3 residential zoning. The rezone will provide for subdivision of the parcel into 3 individual single-family lots. The subjer:t property is a 2.56 acre tract located at 3001 Bailey Lane located on west of Airport Pu ling Road, approximately 1.2 miles north of Golden Gate Parkway in Section 23, Township 49 South, Range 25 East, Collier County, Florida. lf you havc questions, please contact Gary Butler with Butler Engineering lnc. by phone at 239-777-9319 or via email at gary@butlereng.biz. You can also use this email to register for remote participation. Any information provided is subject to change until final approval by the governing authority. Remote participation is at the user's own risk. :* The purpose and intent of this Neighborhood lnformation Meeting is to provide the public with noticr) of an impending zoning application and to foster communication between the applicant ;rnd 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. March24 1025 1SAR0261341 Page 2372 of 2661 BAILEY LANE ESTATES NIM MEETING NOTES April 16, 2025 BY: Gary Butler 239 777 9319 Att: Sign in sheet Introduction My name is Gary Butler representing Bailey Lane Estates LLC. Homes will be built by Divco Construction who is currently building in Coco Lakes. Location Map Zoning Master Plan Orientation of project to all adjacent properties. Proposing three 110’x330’ lots. Currently has a single water and sewer connection. Offsite drainage is via the Bailey Lane swale that connects to a recently maintained swale that runs south. Original plans included more lots that the client did not like. Concept plan had a roadway along the eastern line with home rear exposure to the west. There was a concern about generators and other mechanicals along the east line. Recommended that they send a letter to Nancy or myself and that I would mention it to my client. Height questioned. Zoning allows 35’ as the average height between peak and tie beam. Also confirmed setbacks 7.5’ on sides, 25’ on front and rear with exceptions for pools and tennis courts in rear yard. Referenced Divco as an excellent builder that was going to improve the neighborhood. Another builder might opt for a denser project. Pointed out the zoning allows 3 stories but that was probably not on the table. Mandalay has 2 story homes that back up to the subject property. Concern was raised about getting the north half of the property to drain to Bailey Lane. Confirmed that each lot was going to have it’s own drainage plan. Page 2373 of 2661 Concern was expressed about Coco Lakes drainage from homes back up to Mandalay and there was water in the swale during wet periods. Confirmed that we could not tie into Coco Lakes system. Some wanted east wests orientation for the lots. Did not want an accessway in their back your. Each home will have a side yard swale, pipe or combination thereof. There was a concern about drainage from this project entering their system. Called their attention to the county restriction on 18” from crown of existing road on how much fill could be utilized on these new homes. There were concerned about standing water outside their berm. No HOA but each owner will be required to maintain the buffer on their individual lot. Pointed out that Divco had some new homes in Pine Ridge. There was a fear of offsite flooding, not their onsite system. Filling is tied to FEMA and the county 18” rule. Mandalay has an internal system that is not tied to the Bailey Lane elevation. They indicated that their berm was 6’ tall. They pointed out that there is a transformer on the western line. Indicated that there would be a swale between their berm and the new homes. Indicated that some retention may be required but it would be on a lot by lot basis. They indicated that there were 6 dead pine trees. I told them I would speak to my client. One party wanted all the trees removed. One party did not like pine trees. One party said she was a tree hugger. Indicated that pine trees were pretty tough in a hurricane, but subject to die afterward. The concern was raised again about generators on the east side of the eastern home. Did not make any commitment but suggested that keeping equipment off that side was a reasonable request. They restated that they wanted the dead pine trees to go away now. Told him they could be removed “tomorrow”. Indicated that all three lots were probably reserved. Three step process, zoning then plat then building permit. Estimated planning commission at least 60 days out, 180 days to breaking ground on the individual building permits. Page 2374 of 2661 The sequence of home construction was tied to the buyers. There was a preference for the home on lot 3 be the first home. Indicated that all three may be constructed simultaneously, and that an optimum would be to build 1 and 3, utilizing lot 2 for staging. Confirmed that it would be tied to the buyers schedule. Request was restated that all trees be removed now, prior to the this hurricane season. Also indicated that the Earleaf Acacias (now removed) were supporting the pine trees. Complaint about construction trailers being left on the property. Indicated that they were associated with the exotic removal and that trailers were not allowed to be stored on vacant property. Nancy referenced the typical planning commission meeting timing. I referenced that a sign would be erected on the frontage once the schedule was confirmed. Confirmed that the dashed line was the maximum home building envelope. Page 2375 of 2661 Page 2376 of 2661 Page 2377 of 2661 Page 2378 of 2661 Page 2379 of 2661 E NVIRONMENTAL A SSESSMENT 3001 B AILEY L ANE N APLES, FL 3 4105 F OLIO #00266920005 J UNE 2024 Prepared by: Page 2380 of 2661 Table of Contents 1 Introduction ....................................................................................................................................... 1 2 Site Conditions .................................................................................................................................. 2 2.1 Vegetative Associations ........................................................................................................... 2 411E4 – Pine Flatwoods (Exotics 75-100%) (2.21 acres) ................................................... 2 740 – Disturbed Land (0.21 acres) ...................................................................................... 3 2.2 Soils ............................................................................................................................................. 3 2.3 Hydrologic Indicators .............................................................................................................. 3 3 Wildlife ............................................................................................................................................... 4 4 Wetlands Discussion ........................................................................................................................ 5 4.1 Jurisdictional Status of Wetlands ........................................................................................... 5 5 Permitting ........................................................................................................................................... 6 5.1 Mitigation .................................................................................................................................. 6 6 Summary ............................................................................................................................................. 7 7 Photos .................................................................................................................................................. 8 Appendix A: Exhibits Page 2381 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 1 1 INTRODUCTION Turrell, Hall & Associates, Inc. (THA) has conducted a preliminary environmental assessment of the property located at 3001 Bailey Lane in Naples, Florida 34105, which is within Section 23, Township 49 South, and Range 25 East in Collier County. The parcel can be identified by folio #00266920005 and is approximately 2.59 acres in size. The goals of the assessment were to: • Map and identify existing vegetative communities on the property • Estimate the extent of state and federal jurisdictional wetlands • Research the presence or absence of state and federal listed species • Assess the environmental permitting requirements for construction purposes This report documents the findings of the assessment in order to establish a wetland boundary (if present) based on criteria used by the Florida Department of Environmental Protection (FDEP) in accordance with Chapter 62-340, F.A.C. and criteria used by the United States Army Corps of Engineers (USACE) in the Wetlands Regulatory Assistance Program Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (ver. 2.0). This evaluation did not include a Phase I Environmental Site Assessment that may be necessary for the reduction of liability for hazardous materials under the provisions of Federal Comprehensive Environmental Response, Compensation and Liability Act. Within the framework of this assessment, no research or consideration was given to zoning, deed restrictions, easements, or other encumbrances that might be present and could affect the development of the property. This assessment is limited to environmental factors only and is presented solely to assist with the planning and permitting process. Page 2382 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 2 2 SITE CONDITIONS The project site is situated approximately 0.30 miles west of Airport-Pulling Road and is surrounded by various stages of single-family development on all sides. The property is composed of two vegetative communities: Pine Flatwoods (Exotics 75-100%) and Disturbed Land. The historic soils mapped onsite was designated by the United States Department of Agriculture (USDA) as “Cypress lake fine sand-Urban Land Complex, 0 to 2 percent slopes,” which is a hydric soil. 2.1 VEGETATIVE ASSOCIATIONS The vegetative communities occurring within the parcel boundaries were classified based on the Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual. The attached FLUCFCS exhibit features the subject property, its vegetative cover, and depicts the approximate limits of the wetland and upland areas. A general description is provided below in Table 1 along with any site-specific nuances that may be relevant to the assessment. Table 1: FLUCFCS Codes and Descriptions FLUCFCS Code Description Acres Jurisdictional Wetlands 411E4 Pine Flatwoods (Exotics 75-100%) 2.21 No 740 Disturbed Land 0.38 No Total: 2.59 0.00 411E4 – Pine Flatwoods (Exotics 75-100%) (2.21 acres) Communities in Florida designated as Pine Flatwoods are typically communities that are dominated by slash pine (Pinus elliottii) or longleaf pine (Pinus palustris). Common associates usually include saw palmetto (Serenoa repens) and a wide variety of herbs and brush. This community on site is heavily infested with the invasive species Brazilian pepper (Schinus terebinthifolia). Overall, the vegetation in this community is not dominated by hydrophytic plants, soils in this community do not display hydric characteristics and no hydrologic indicators are present. A list of observed species and their approximate percent coverages within the Pine Flatwoods community on site can be seen below in Table 2. Table 2: Species Observed in the Pine Flatwoods (Exotics 25-50%) Community Common Name Scientific Name Strata Wetland Status FDEP USACE Brazilian pepper Schinus terebinthifolia C, M FAC FAC Slash pine Pinus elliottii C, M UPL FACW Live oak Quercus virginiana C, M UPL FACU Earleaf acacia Acacia auriculiformis C, M, G FAC FAC Cabbage palm Sabal palmetto C, M G FAC FAC Java plum Syzygium cumini C FAC UPL Page 2383 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 3 Yellow alder Turnera ulmifolia G UPL UPL Australian pine Causarina equisetifolia G FAC FACU Dogfennel Eupatorium capillifolium G FAC FAC Grapevine Vitis rotundifolia V FAC FAC C = Canopy M = Midstory G = Groundcover V = Vine OBL = Obligate Wetland FACW = Facultative Wetland FAC = Facultative FACU = Facultative Upland UPL = Upland 740 – Disturbed Land (0.21 acres) Areas in Florida designated as Disturbed Land are typically areas which have been changed primarily due to human activities, other than mining. In this case, Disturbed Land refers to a small area central to the property which was cleared in association with a previously existing single-family residence. Vegetation recruiting in this area is primarily exotic or nuisance species and not hydrophytic in nature. No hydrologic indicators are present in this area, and a soil sample was not collected due to the presence of clean fill. 2.2 SOILS Based on the USDA National Resources Conservation Service (NRCS), one soil type is mapped at the subject property: “Cypress Lake fine sand-Urban Land Complex, 0 to 2 percent slopes,” which is a hydric soil. The soil sample collected in the Pine Flatwoods community was dry and sandy and did not appear to exhibit any hydric characteristics. 2.3 HYDROLOGIC INDICATORS Hydrologic indicators were not observed in either community onsite. Page 2384 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 4 3 WILDLIFE Endangered Wildlife Species is defined as any species of fish or wildlife naturally occurring in Florida, whose prospects of survival are in jeopardy due to modification or loss of habitat; over- utilization for commercial, sporting, scientific or educational purposes; disease; predation; inadequacy of regulatory mechanisms; or other natural or manmade factors affecting its continued existence (FS 372.072). Threatened species include any species of fish or wildlife naturally occurring in Florida, which may not be in immediate danger of extinction, but which exists in such small populations that may become endangered if it is subjected to increased stress as a result of further modification of its environment. Taking into account the location and condition of the property, and conversations with state and federal agency personnel, listed wildlife species that could potentially occur on or around the site can be found in Table 3. Table 3: Potential Threatened and Endangered Species Common Name Scientific Name Status Gopher tortoise Gopherus polyphemus ST Eastern indigo snake Drymarchon couperi FT Florida bonneted bat Eumops floridanus FE Florida panther Puma concolor coryi FE Florida sandhill crane Antigone canadensis pratensis ST Big Cypress fox squirrel Sciurus niger avicennia ST Red-cockaded woodpecker Dryobates borealis FE FE = Federally Endangered FT = Federally Threatened ST = State Threatened FT (S/A) = Federally- designated Threatened due to Similarity of Appearance A preliminary Listed Species survey was conducted and may be required again prior to development, considering that pre-development surveys must be less than six months old to ensure that no new species begin to utilize the property prior to development. During the site inspection, no listed species or evidence of listed species utilization was observed, therefore, impacts to listed species are not expected as a result of a proposed project on the subject property. Page 2385 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 5 4 WETLANDS DISCUSSION Qualified THA staff inspected the project site for the purpose of delineating wetlands and other surface waters. The wetland delineation methodologies and criteria set forth by the FDEP and the USACE (in accordance with Chapter 62-340, FAC, and Version 2.0 of the Atlantic and Gulf Coastal Plain Regional Supplement to the Corps of Engineers Wetland Delineation Manual) were followed in determining whether an area could be considered a wetland or other surface water and in delineating the boundaries of potential jurisdictional wetlands and other surface waters. 4.1 JURISDICTIONAL STATUS OF WETLANDS In accordance with Chapter 62-340.200(19), F.A.C. and 33CFR 328.3, wetlands are defined as areas “inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soils.” The methodologies used to delineate a wetland boundary as described in Chapter 62-340, F.A.C. and in Version 2.0 of the Atlantic and Gulf Coastal Plain Regional Supplement to the Corps of Engineers Wetland Delineation Manual use a series of tests in order to determine the presence of a wetland. In order to be considered a wetland at the state level, a property must have two of the following characteristics: hydrophytic vegetation, hydric soils, and hydrologic indicators. These characteristics are defined in Chapter 62-340, F.A.C. In order to be considered a wetland at the federal level, all three characteristics must be present. The 2.59-acres of Pine Flatwoods (Exotics 75-100%) and Disturbed Lands communities do not meet the definitions of jurisdictional wetlands. Vegetation in these communities is not dominated by hydrophytic plant species, hydrologic indicators are not present, and soils do not exhibit hydric characteristics. Page 2386 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 6 5 PERMITTING It is the opinion of THA that the entirety of the subject property does not meet the definition of a jurisdictional wetland at the state and federal levels per Chapter 62-340 F.A.C. Development of the subject property can therefore commence without state or federal permits. If Collier County development approvals require proof of exempt status to be provided by the FDEP, this can be obtained in approximately 60 - 90 days. As part of this process, the FDEP will send a representative to the subject property to confirm the findings of this assessment report. If the FDEP disagrees with any portion of this report, then an Environmental Resource Permit (ERP) from the FDEP and a federal permit from the U.S. Army Corps of Engineers (USACE) may be required if impacts to jurisdictional wetlands are proposed. If FDEP and USACE staff confirm the area as a jurisdictional wetland, they will coordinate with wildlife agencies such as the U.S. Fish and Wildlife Service (USFWS) regarding listed species which can include but are not limited to the red cockaded woodpecker, Florida panther, Florida bonneted bat, and various wading birds and other species. There is a public notice associated with this permit process which allows the public, adjacent owners, and other government agencies an opportunity to review the project and provide comments. Once any comments have been addressed the FDEP and USACE can issue a permit. This process can take approximately 6 to 9 months. Based on the Florida Statutes and Florida Administrative Code, minimization of wetland impacts is required when planning to develop a parcel. Minimization of wetland impacts can be accomplished by utilizing uplands on site to the greatest extent possible and minimizing wetland impacts to one third of an acre or less. 5.1 MITIGATION Should permits be required by the FDEP and the Federal 404 Program for wetland impacts, mitigation will likely be required as a condition of either or both permits. Mitigation is calculated by utilizing the Uniform Mitigation Assessment Method (UMAM), which takes into consideration the size of impacts proposed, the site’s location in reference to connectivity to off- site wetlands, water environment based on the type of habitat present and how it should function, and community structure in terms of exotic infestation and appropriate species per the habitat type. The mitigation required can be calculated by multiplying the impact area (in acres) by the impact area’s score change or “delta”, from before and after development. Note that this calculation must be done for both direct impacts and secondary impacts. This calculation dictates the number of mitigation credits required to off-set impacts to wetlands. Page 2387 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 7 6 SUMMARY Based on the wetland’s definitions set forth in Chapter 62-340, F.A.C. and 33CFR 328.3, THA considers that no portion of this site meets the definitions of a jurisdictional wetland, and therefore any impacts to these areas may require a Request for Verification of Exemption from the FDEP to move forward with development. Purchase of mitigation credits for wetland impacts should not be required. The timeframe to acquire a verification of exemption would likely take 60 to 90 days. Page 2388 of 2661 Environmental Assessment 3001 Bailey Lane June 2024 8 7 PHOTOS Figure 1: View of the Disturbed Lands community onsite. Figure 2: View of the Pine Flatwoods E4 community onsite. Page 2389 of 2661 APPENDIX I: EXHIBITS Page 2390 of 2661 STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE:N 26.192066<> LONGITUDE:W -81.773258SITE ADDRESS:<> 3001 BAILEY LN NAPLES, FL 34105Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg LOCATION MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNLOCATION MAP49-------------------01 OF 03COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896NESWKEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTYPage 2391 of 2661 NESW03060120SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg FLUCFCS MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNFLUCFCS MAP49-------------------02 OF 03UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):2.592.590·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYFLUCFCSDESCRIPTIONAREA(AC)411E4PINE FLATWOODS (EXOTICS 75-100%)2.21740DISTURBED LAND0.38TOTAL2.59411E4740PROJECT BOUNDARYPage 2392 of 2661 NESW050100200SCALE IN FEETTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\24069.00 divco - 3001 bailey lane\CAD\EIA\24069-EIA.dwg SOILS MAP 6/6/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY:CHANGED:SHEET NO.:RY NO. 5875CHRMJ06-06-2424069-23253001 BAILEY LNSOILS MAP49-------------------03 OF 03·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:2003 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL102CODEDESCRIPTIONHYDRIC102CYPRESS LAKE FINE SAND-URBAN LANDCOMPLEX, 0 TO 2 PERCENT SLOPESYESPROJECT BOUNDARY"NO SURVEY DATA AVAILABLE"MM-DD-YYYYPage 2393 of 2661 Page 2394 of 2661 Page 2395 of 2661 Page 2396 of 2661 ATWELL866.850.4200 www.atwell-group.comPage 2397 of 2661 Page 2398 of 2661 Page 2399 of 2661 Page 2400 of 2661 Page 2401 of 2661 Page 2402 of 2661 Page 2403 of 2661 Page 2404 of 2661 Page 2405 of 2661 Page 2406 of 2661 Page 2407 of 2661 Page 2408 of 2661 ATWELL866.850.4200 www.atwell-group.comPage 2409 of 2661 Page 2410 of 2661 Page 2411 of 2661 Page 2412 of 2661 Page 2413 of 2661 Page 2414 of 2661 Page 2415 of 2661 Page 2416 of 2661 Page 2417 of 2661 Page 2418 of 2661 Page 2419 of 2661 Page 2420 of 2661 Page 2421 of 2661 Page 2422 of 2661 Page 2423 of 2661 Page 2424 of 2661 Page 2425 of 2661 Page 2426 of 2661 Page 2427 of 2661 Page 2428 of 2661 Page 2429 of 2661 TRAFFIC IMPACT STATEMENT BAILEY LANE ESTATES August 8, 2024 Prepared By: J Gary Butler, PE 35479 Butler Engineering Inc. 3215 5th Ave NW 239 566 3636 gary@butlereng.biz J GARY BUTLER, STATE OF FLORIDA, PROFESSIONAL ENGINEER, LICENSE NO 35479 THIS ITEM HAS BEEN ELECTRONICALLY SIGNED AND SEALED BY J GARY BUTLER PE ON THE DATE REFERENCED USING A SHA-1 AUTHENTICATION CODE. PRINTED COPIES OF THIS DOUCMENT ARE NOT CONSIDERED SIGNED AND SEALED AND THE SHA-1 Methodology Fee $500 Minor Study Fee N/A Page 2430 of 2661 BAILEY LANE ESTATES PROJECT DESCRIPTION The proposed project is a proposed 3 unit single family residential subdivision located on the north side of Bailey Lane, west of Airport Road. A site plan is attached. The project is 2.54 acres and is being rezoned from estates to RSF3 zoning. The project will include 3 single family homes, one of which will be a replacement for the existing, now demolished, home. TRIP GENERATION The trip generation figures are based on ITE 11th edition. See Tables. The guidance provides for impact analysis of PM peak hour trips and the Collier County 2023 AUIR. LU 210 Single Family Detached Wkday T=EXP(0.92*LN(X)+2.68) 28 Trips 20 Entering 20 Exiting 50%/50% Pk AM T=EXP(0.91*LN(X)+0.12) 2 Trips 1 Entering 1 Exiting 25%/75% Pk PM T=EXP(0.94*LN(X)+0.27) 3 Trips 2 Entering 1 Exiting 63%/37% TRIP ASSIGNMENT Site generated trip distribution is shown in the Tables and a depiction map. BACKGROUND TRAFFIC AIRPORT ROAD GOLDEN GATE PARKWAY TO PINE RIDGE ROAD Traffic growth rates are estimated based on 2% growth per year for three years ending in 2024. A trip bank volume plus 2021 traffic is included for comparison. EXISTING AND FUTURE ROADWAY NETWORK No improvements are proposed for the adjacent roadways through the 3 year project buildout. PROJECT IMPACTS TO AREA ROADWAY NETWORK LINK ANALYSIS Collier County LOS volumes are utilized from the 2023 AUIR. The proposed impacts do not exceed the 2% threshold for the link directly accessed or 3% for subsequent links and the roadways are not projected to operate below the adopted LOS for at least three years. CONCLUSION The proposed project is not a significant traffic generator and mitigation will simply be the payment of Road Impact Fees. Page 2431 of 2661 Page 2432 of 2661 Page 2433 of 2661 Page 2434 of 2661 BAILEY LANE ESTATES TRIP SUMMARY TRIP SUMMARY BAILEY LANE ESTATES UNITS 2 SINGLE FAMILY HOMES (NET INCREASE) ENTERING EXITING ITE LUC 210 SF DETACHED. TOTAL % % wkday LN(T)=0.92*LN(X)+2.68 28 50% 14 50% 14 AM T LN(T)=0.91*LN(X)+0.12 2 25% 1 75% 1 PM T LN(T)=0.94*LN(X)+0.27 3 63% 2 37% 1 PROJECT TRAFFIC DISTRIBUUTION FOR PEAK HOUR WEEKDDAY PEAK CAPACITY CURRENT PROJECT IMPACT NON DIR TRIPS TRIPS TRIPS % PEAK 3.0 AIRPORT ROAD PINE RIDGE TO GGPKWY N 3000 2150 1 0.03% 1 BACKGROUND TRAFFIC TOTAL 2023 AUIR 2025 AUIR BANK 2023 +REMAIN CAP TRIP/HR 2%/YR BANK CAP 3.0 AIRPORT ROAD PINE RIDGE TO GGPKWY 3000 2150 2237 14 2164 836 Page 2435 of 2661 2223 Trade Center Way * Naples, FL 34109 * 239 566 3636 * gary@butlereng.biz BUTLER eng i neer i ng, i nc. August 9, 2024 Statement of Utility Provision Project: Bailey Lane Estates The project is a 2.54 acre estate lot that supports a single home for may year. The home has now been demolished and the developer is proposing a change in zoning to RSF-3 to accommodate 3 single family lots fronting on Bailey Lane. The original home was served by City of Naples Utilities. The City of Naples has indicated they will not provide a service commitment until applications are filed for the individual meters and sewer connections for both of the proposed new homes. Page 2436 of 2661 Standard Rezone Application (RZ) 4/10/24 Page 1 of 8 Planning and Zoning Division • 2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 www.colliercountyfl.gov Need Help? GMCD Public Portal Online Payment Guide E-Permitting Guides Name of Property Owner(s): Name of Applicant, if different than owner: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Name of Agent: Firm: Address: City: State: ZIP: Telephone: Cell: E-Mail Address: Provide a detailed legal description of the property covered by the application, if space is inadequate, attach on separate page: If the request involves changes to more than one zoning district, the applicant shall include a separate legal description for property involved in each district; The applicant shall submit 4 copies of a recent survey (completed within the last six months, maximum 1" to 400' scale), if required to do so at the pre-application meeting; and The applicant is responsible for supplying the correct legal description. If questions arise concerningthelegaldescription, an engineer'scertification or sealed surveymaybe required. Section/Township/Range: / / Lot: Block: Subdivision: Plat Book: Page #: Property I.D. Number: Size of Property: ft. x ft. = Total Sq. Ft. Acres: Address/ General Location of Subject Property: STANDARDREZONEAPPLICATION (RZ) LDC Section 10.02.08 Chapter 3 H. of theAdministrative Code PROPERTY INFORMATION APPLICANT CONTACT INFORMATION Page 2437 of 2661 Page 2438 of 2661 Page 2439 of 2661 Page 2440 of 2661 Page 2441 of 2661 Page 2442 of 2661 Page 2443 of 2661 Page 2444 of 2661 Page 2445 of 2661 Page 2446 of 2661 Page 1 of 7 BAILEY LANE ESTATES ZONING NARRATIVE 8/4/2024 8/28/2024 R1 Prepared by Butler Engineering Inc. 239 566 3636 gary@butlereng.biz Page 2447 of 2661 Page 2 of 7 I. IntroducƟon The subject property is a 2.54 acre parcel located in SecƟon 23, Township 49S, Range 25E, Collier County, Florida. The subject property is less than one half mile west of Airport Road on the North side of Bailey Lane. The property is currently zoned Estates, allowing for low density residenƟal development and limited agricultural acƟviƟes. The site is not within the Golden Gate Area Master Plan. The zoning and exisƟng land uses on the surrounding lands is as follows: North: Zoned Estates RSF 3, developed as Mandalay Place, a single family subdivision South: Zoned PUD, developed as The CoƩages, a single family subdivision East: Zoned Estates RSF 3 and developed as Mandalay, a single family subdivision West: Zoned PUD, developed as Coco Lakes, a single family subdivision The applicant intends to rezone the property from its current Estates zoning designa Ɵon to a RSF 3 consistent with the zoning on all adjacent developed tracts. History of Property The site was originally zoned estates along with the property to the east. It was subsequently split into a north parcel and a south parcel. The north parcel was developed along with the 5 acres to the east to RSF5 and plaƩed in 2015. A home and pool were constructed on the parcel in the early 90s, and subsequently demolished in 2023. II. LDC EvaluaƟon Criteria A. The suitability of the area for the type and paƩern of development proposed in relaƟon to physical characterisƟcs of the land, surrounding areas, traffic and access, drainage, sewer, water, and other uƟliƟes. The proposed rezone is compaƟble with the exisƟng land use paƩern. See above zoning quadrants. The parcel is centrally located in west half of the Bailey Lane neighborhood. The eastern half of the Bailey Lane neighborhood includes a church and some commercial facili Ɵes. Some of the eastern half is undeveloped and zoned agriculture or estates. Bailey Lane is an exisƟng dead end street accessing Airport Road. The site will be plaƩed into three lots represenƟng a two unit increase from exisƟng single family homesite. All three lots will directly access Bailey Lane, negaƟng the need for an internal roadway. Page 2448 of 2661 Page 3 of 7 Each lot will be responsible for it’s own individual water management improvements and maintenance in accordance with LDC 6.05.03. Runoff will be to the Bailey Lane swale and the culvert under Bailey lane just to the east of the project. Runoff improvements to the south and west convey the runoff to the Gordon River. There will be direct access to water and sewer service, and other uƟliƟes within the Bailey Lane easement/right of way. Water and sewer service is provided by the City of Naples. B. Adequacy of evidence of unified control and suitability of agreements, contract, or other instruments, or for amendments in those proposed, parƟcularly as they may relate to arrangements or provisions to be made for the conƟnuing operaƟon and maintenance of such areas and faciliƟes that not to be provided or maintained at public expense. Findings and recommendaƟons of this type shall be made only aŌer consultaƟon with the County AƩorney. The property will be developed without any common areas or improvements that would require common maintenance or an associaƟon. Individual landscape and water management area maintenance will be by each lot owner. C. Conformity of the proposed rezone with the goals, objecƟves, policies, and the Future Land Use Element of the Growth Management Plan. (This is to include idenƟfying what Sub- District, policy or other provision allows the requested uses/density, and fully explaining and addressing all criteria or condiƟons of that SubDistrict, policy or other provision.) Consistency with GMP Future Land Use Element Policy 5.4 Discourage unacceptable levels of urban sprawl in order to minimize the cost of community faciliƟes by confining urban intensity development to areas designated as Urban… The site is located “in town” and will not result in urban sprawl with no significant addi Ɵonal costs to community faciliƟes. Policy 5.6: New developments shall be compaƟble with, and complementary to, the surrounding land uses, as set forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effecƟve October 18, 2004, as amended). The proposed uses are compaƟble with and complementary to the surrounding land uses, which are all single family subdivisions with similar densiƟes. Policy 7.1: The County shall encourage developers and property owners to connect their properƟes to fronƟng collector and arterial roads, except where no such connecƟon can be made without violaƟng intersecƟon spacing requirements of the Land Development Code. Page 2449 of 2661 Page 4 of 7 The only access to this “isolated” neighborhood is via the exisƟng connecƟon to Airport Road. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congesƟon on nearby collector and arterial roads and minimize the need for traffic signals. The proposed lots will all access Bailey Lane is effecƟvely an internal access road. Policy 7:3: All new and exisƟng developments shall be encouraged to connect their local streets and/or interconnecƟon points with adjoining neighborhoods or other developments regardless of land use type. The interconnecƟon of local streets between developments is also addressed in Policy 9.3 of the TransportaƟon Element. As noted above, the proposed lots will all access Bailey Lane which itself provides the interconnecƟon of the projects in the Bailey Lane neigborhood prior to connecƟon to Airport Road. Policy 7:4: The County shall encourage new developments to provide walkable communiƟes with a blend of densiƟes, common open spaces, civic faciliƟes and a range of housing prices and types. The proposed project provides for three homes. A 6’ sidewalk easement and a 5’ walk will be provided along the Bailey Lane frontage. The overall Bailey Lane neighborhood will not be adversely affected by the proposed subdivision resul Ɵng in 3 lots. Each lot will have INDIVIDIUAL open spaces that exceed the code minimums COMMON open space. ConservaƟon and Coastal Management Element Policy 6.1.1: For the County’s Urban Designated Area, Estates Designated Area, ConservaƟon Designated Area, and Agricultural/Rural Mixed Use District, RuralIndustrial District and Rural-SeƩlement Area District as designated on the FLUM, naƟve vegetaƟon shall be preserved through the applicaƟon of the following minimum preservaƟon and vegetaƟon retenƟon standards and criteria… Non-Coastal High Hazard Area ResidenƟal and Mixed Use Development Less than 5 acres 10% There is some exisƟng vegetaƟon on this 2.54 acre site, however It is severely impacted with exoƟc vegetaƟon in excess of the 75% threshold. In accordance with this policy and the 75% exoƟc vegetaƟon threshold, no preservaƟon should be required. Buffers will be installed that meet the landscape code’s naƟve vegetaƟon requirement miƟgaƟon this policy on this property, Page 2450 of 2661 Page 5 of 7 and the 0.30 acres of proposed buffers exceeds the 10% requirement that would apply if the site had never been impacted. III. EVALUATION CRITERIA 1. Whether the proposed change will be consistent with the goals, objec Ɵves, policies, future and use map and elements of the Growth Management Plan. This applicaƟon is for a proposed three lot single family subdivision on a tract that was previously occupied by an estates home, fully consistent with all aspects specified. See previous Policy review. 2. The exisƟng land use paƩern. The project is wrapped by other single family subdivisions of approximate density of 3 units per acre. All parcels in the west half of the Bailey Lane neighborhood are residenƟal lots and the east half of the Bailey Lane neighbor hood include commercial, office and religious faciliƟes as well as some vacant parcels zoned agricultural or estates. 3. The possible creaƟon of an isolated district unrelated to adjacent and nearby districts. The rezone request is for category RSF 3 which is completely consistent with the surrounding subdivisions which are RSF4, RSF3 or PUD (previously RSF4). 4. Whether exisƟng district boundaries are illogically drawn in relaƟon to exisƟng condiƟons on the property for the proposed change. Adjacent properƟes have already modified from Estates to RSF-4, RSF-5 and PUD, all with approximately 3 units per acre. The subject site is being modified from Estates to RSF-3 which will it into compliance and make it more logical. 5. Whether changed or changing condiƟons make the passage of the proposed amendment (rezone) when necessary. The surrounding projects have been rezoned and developed. The proposed amendment will revise the use to be more compaƟble. 6. Whether the proposed change will adversely influence living condiƟons in the neighborhood. The request will not adversely influence living condiƟons in the neighborhood. 7. Whether the proposed change will create or excessively increase traffic congesƟon or create types of traffic deemed incompaƟble with surrounding land uses, because of peak Page 2451 of 2661 Page 6 of 7 volumes or projected types of vehicular traffic, including acƟvity during construcƟon phases of the development, or otherwise affect public safety. The proposal will result less than 20 addiƟonal trips per day which is approximately 2 addiƟonal trips during the peak hour. 8. Whether the proposed change will create a drainage problem. No significant changes are anƟcipated on the exisƟng drainage and ouƞall faciliƟes serving the area. The downstream route to the Gordon River has recently been improved and the amount of runoff will not adversely impact the neighborhood. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. There will be no significant change to light or air impacƟng adjacent areas. 10. Whether the proposed change will seriously affect property values in the adjacent area. Replacing one old home with three new homes will increase adjacent property values.. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with exisƟng regulaƟons. All of the directly adjacent properƟes are built out. 12. Whether the proposed change will consƟtute a grant of special privilege to an individual owner as contrasted with the public welfare. The proposed change is consistent with similar requests, and is well within the typical project impact on the public welfare. 13. Whether there are substanƟal reasons why the property cannot be used in accordance with exisƟng zoning. The historic use under the exisƟng Estates zoning supports one single family home and a guest home. The tract is the last quadrant of the Mandalay Place subdivision area that was rezoned from Estates to RSF-5. The exisƟng home has been demolished and the proposed rezone provides for three new homes is more similar and therefore more compaƟble to the adjacent current uses. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. The change requested is well within the scale and needs of the neighborhood and the county. Page 2452 of 2661 Page 7 of 7 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permiƫng such use. The locaƟon of this site differenƟates it from the typical Estate zoned parcels covered by the Golden Gate Mater plan. It is an infill parcel and the old exisƟng home was demolished to facilitate the change to RSF-3 16. The physical characterisƟcs of the property and the degree of site alteraƟon which would be required to make the property usable for any of the range of potenƟal uses under the proposed zoning classificaƟon. The site was previously cleared and uƟlized for a single family home and most of the property is significantly impacted with exoƟc vegetaƟon. The site will require mechanical clearing and some filling which will impact some exisƟng pine trees. UƟlizing naƟve vegetaƟon in the proposed buffers and onsite lot tree requirements provides miƟgaƟon for the proposed alteraƟons. The heavy exoƟc vegetaƟon infestaƟon does not require miƟgaƟon or facilitate creaƟon of a preserve. 17. The impact of development on the availability of adequate public facili Ɵes 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 FaciliƟes Ordinance [Code Ch. 106, art. II], as amended]. Replacing a single family estate home with three single family homes will have virtually no impact on the availability of adequate public faciliƟes and services levels adopted by the Collier County GMP. It will also be accomplished with no transportaƟon, uƟlity or drainage infrastructure improvements. There will be a six (6) foot strip reservaƟon adjacent to the Bailey Lane roadway to facilitate a 5’ sidewalk now or in the future, consistent with the Coco Lakes walk locaƟon to the west and the exisƟng 6’ sidewalk reservaƟon for Mandalay Subdivision to the east. DedicaƟon of the addiƟonal 6’ will miƟgate the fact that Bailey Lane is 60’ wide and has an open drainage system. Historically, there was a 72’ right of way dimension required for roads with open drainage, ie swales. 18. Such other factors, standards, or criteria that the board of county commissioners shall deem important in the protecƟon of the public health, safety, and welfare. No significant impacts to public health, safety and welfare are anƟcipated from this very minor proposed rezone. Page 2453 of 2661 Page 2454 of 2661 Page 2455 of 2661 Page 2456 of 2661 NOTICE OF PUBLIC HEARING NOTICE OF INTENT TO CONSIDER AN ORDINANCE 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 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 AN ESTATES (E) ZONING DISTRICT TO A RESIDENTIAL SINGLE-FAMILY-3 (RSF-3) ZONING DISTRICT TO ALLOW UP TO THREE SINGLE-FAMILY DWELLING UNITS WITH A MAXIMUM DENSITY OF UP TO ONE DWELLING UNIT PER ±0.85 ACRES ON 2.56± ACRES OF PROPERTY LOCATED APPROXIMATELY 1600 FEET WEST OF AIRPORT-PULLING ROAD ON THE NORTH SIDE OF BAILEY LANE, AT 3001 BAILEY LANE, IN SECTION 23, TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA. [PL20240003946] Page 2457 of 2661 A copy of the proposed Ordinance 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. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BURT L. SAUNDERS, CHAIRMAN CRYSTAL K. KINZEL, CLERK OF THE CIRCUIT COURT AND COMPTROLLER Page 2458 of 2661