Agenda 09/23/2025 Item #16A 7 (Temporary Use, not elsewhere classified per the Temporary Events section 5.04.05.E of the Collier County Land Development Code (LDC) for Valet Parking on Parcel Numbers 7158025008 and 71580260001, within the Bayshore CRA)9/23/2025
Item # 16.A.7
ID# 2025-2714
Executive Summary
Recommendation that the Board of County Commissioners approve a request for a Temporary Use, not elsewhere
classified per the Temporary Events section 5.04.05.E of the Collier County Land Development Code (LDC) for Valet
Parking on Parcel Numbers 7158025008 and 71580260001, within the Bayshore CRA.
OBJECTIVE: To have the Board of County Commissioners (Board) approve a temporary event not elsewhere
classified, as per the LDC, for a temporary use permit for the valet parking of cars on Folio#7158025008 &
71580260001 on the east side of Bayshore Drive, approximately 1,200 feet south of the US41/Bayshore Drive
Intersection.
CONSIDERATIONS: Section 5.04.05.E provides that the Board may "from time to time, be called upon to allow
certain uses for specific periods of time. After this public hearing, the County Manager or designee may issue a
Temporary Use Permit upon receipt of satisfactory evidence that all stipulations and/or requirements have been
satisfied." The applicant and property owner, Becky Colbert, Administrator of the Thomas Burgess GST Trust, of
Collier County Parcel Numbers 7158025008 and 71580260001 (the "Property"), is applying to the Board of County
Commissioners of Collier County for a temporary use permit for the valet parking of cars on the Property to provide
parking relief for the Bayshore community for a period of 1 year with month-to-month extensions pursuant to the
attached concept plan and subject to the following conditions:
1. All entry onto the Property and parking will be performed by valets:
2. All parking shall be as shown on the attached concept plan (the "Concept Plan");
3. The valet stand shall be located as specified on the attached concept plan (which is approximately 133 feet from
Bayshore Drive);
4. The maximum number of cars to be parked shall be 55, reduced from the original request for 84;
5. The maximum number of days per week for use of the parking shall be six (6);
6. The hours of operation shall be 11:00 a.m. to 12:00 a.m.; and
7. After the initial one (1) year, provided the Site Development Plan PL20220006723 is still active and/or issued and
until building permits pursuant to Site Development Plan PL20220006723 are issued, the applicant may extend this
temporary approval month to month.
It should be noted that the two parcels are zoned C-4-BZO-NC, and the C-4 zoning district permits parking lots as an
allowed use. On July 28, 2025, during the Bayshore CRA public meeting, Mr. Zach Lombardo, Esq., provided a
presentation on the project to the Bayshore CRA Advisory Board. The Temporary Use request and supporting materials
provided to the Bayshore CRA Advisory Board at the public hearing are included as Exhibit "A". At this meeting, the
Board reviewed the property owner's request for a temporary valet parking permit and a grassed parking area.
The Advisory Board supported the proposal, provided the request does not pose a health, safety, or welfare concern,
under the following modified conditions:
1. The development plans must continue to progress through the County Site Development process, and the
temporary parking permit shall not exceed 24 months in duration;
2. The CRA Board requests an update on the project by the end of April 2026 for further review.
3. Should any health or safety issues arise, the property owner must immediately rectify the issue and cease related
activities until the issue is resolved;
4. The revised site plan presented includes 55 parking stalls;
5. An on-site valet staff member must be present at all times during operational hours;
6. Parking operations will be limited to a maximum of six days per week;
7. Hours of operation shall be limited to 11:00 a.m. – 12:00 a.m;
8. Parking availability may not be publicly advertised.
The letter of support and conditions of approval provided by the Bayshore CRA advisory Board have been provided as
Exhibit "B". Staff supports the temporary use of a valet and grassed parking on the Property, as shown on the Concept
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9/23/2025
Item # 16.A.7
ID# 2025-2714
Plan, to alleviate the parking shortage in the Bayshore community.
This item provides an example of the County operating an efficient and customer - focused permitting process.
FISCAL IMPACT: This request will have no fiscal impact upon the County as a whole, but the project may increase
opportunities for visitors to the Bayshore CRA and it’s various commercial amenities with a corresponding increase in
sales tax revenue.
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated with the granting of
temporary uses.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority vote for Board
approval.-HFAC
RECOMMENDATIONS: In accordance with Section 5.04.5.E of the Collier Land Development Code, Staff, as well
as the Bayshore Advisory Board, is recommending to the Board approval of the Temporary use request subject to the
following conditions of approval:
1. The temporary use permit shall not exceed 24 months in duration;
2. The applicant will hold a pre-app and submit a Site Development Plan application for a mixed-use project
similar to the project described in the pre-application meeting held on November 23, 2022, for Site
Development Plan PL2022006723;
3. The owner will provide a project update on the proposed mixed-use project to the Bayshore CRA Advisory
Board prior to April 30, 2026;
4. Should any health or safety issues arise, the property owner must immediately rectify the issue and cease
related activities until the issue is resolved;
5. The maximum number of cars to be parked shall be 55;
6. An on-site valet staff member must be present at all times during operational hours;
7. The valet stand shall be located as specified on the attached concept plan (which is approximately 133 feet
from Bayshore Drive);
8. Parking operations will be limited to a maximum of six days per week;
9. Hours of operation shall be limited to 11:00 a.m. – 12:00 a.m;
10. Parking availability may not be publicly advertised;
11. The temporary use must comply with the conceptual site plan as provided within Exhibit ”C”.
PREPARED BY: Mike Bosi, AICP, Zoning Division Director
ATTACHMENTS:
1. Exhibit-A
2. Exhibit B
3. Exhibit-C
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EST. 1971
MARK J. WOODWARD
Board Certified: Real Estate Law
and in Condominium
& Planned Development Law
ANTHONY P. PIRES, JR.
Board Certified: City, County,
and Local Government Law
J. CHRISTOPHER LOMBARDO
ANTHONY J. DIMORA
Licensed in FL and OH
LENORE T. BRAKEFIELD
KENNETH V. MUNDY
ZACHARY W. LOMBARDO
Board Certified: City, County,
and Local Government Law
CRAIG R. WOODWARD
Senior Counsel
CAMERON G. WOODWARD
ROSS E. SCHULMAN
Licensed in FL and NY
F. SCOTT PAUZAR, III
CHANDLER A. KANSY
RYAN G. WELKER
Licensed in FL and OH
REPLY TO:
3200 TAMIAMI TRAIL N.
SUITE 200
NAPLES, FL 34103
239-649-6555
239-649-7342 FAX
606 BALD EAGLE DRIVE
SUITE 500
MARCO ISLAND, FL 34145
239-394-5161
239-642-6402 FAX
WWW.WPL LEGAL.COM
WOODWARD, PIRES & LOMBARDO, P.A.
ATTORNEYS AT LAW
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August 5, 2025
By email
Board of County Commissioners
3299 Tamiami Trail East, Suite 303
Naples, FL 34112-5746
Subject: Application for Temporary Use
Commissioners,
This firm represents the applicant/property owner.
Pursuant to section 5.04.05.E. of the Collier County Land Development
Code, which allows for County Commission approval of temporary uses not
elsewhere classified, Becky Colbert, Administrator of the Thomas Burgess
GST Trust dated December 18, 2020, the applicant and property owner of
Collier County Parcel Numbers 7158025008 and 71580260001 (the
County for a temporary use permit for the valet parking of cars on the
Property to provide parking relief for the Bayshore community for a period
of 1 year with month-to-month extensions for an additional 12 months
pursuant to the attached concept plan and subject to the following
conditions, as recommended by the Bayshore/Gateway Triangle Local
Redevelopment Advisory Board:
1. All entry onto the Property and parking will be performed by valets;
2. All parking shall be as shown on the attached concept plan (the
3. The valet stand shall be located as specified on the attached concept
plan (which is approximately 133.00 feet from Bayshore Drive);
4. The maximum number of cars to be parked shall be 55;
5. The maximum number of days per week for use of the parking shall
be 6;
6. The hours of operation shall be 11:00 a.m. to 12:00 a.m.;
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Page 2 of 2
7. After the initial 1 year, provided the Site Development Plan PL20220006723
is still active and/or issued and until building permits pursuant to Site
Development Plan PL20220006723 are issued, the Applicant may extend
this temporary approval month to month not to exceed 12 additional months
with a review by the Bayshore CRA Advisory Board at the end of April, 2026;
and,
8. The parking may not be advertised.
In addition to review by the CRA Advisory Board, this application has been
reviewed by Greater Naples Fire Rescue District, who approves for a year period
provided the following additional conditions are met:
a. No overnight parking
b. No obstructions on the fire department access road between the two
properties.
c. No delivery trucks park on the fire department access road.
d. Grass parking shall be maintained at all times.
e. No electrical charging station will be allowed in the temporary parking lot.
f. No additional parking spaces will be allowed.
The Applicant agrees to the above additional conditions and requests that, as to
the 1-year period, a subsequent fire review be required to be provided to the
County Manager or designee at the anniversary of the approval, and if provided
that the approval continue for up to an additional 12 months.
This temporary use is planned to address parking shortages in the Bayshore
community and is temporary as it is planned to be replaced by the improvement
contemplated in Site Development Plan PL20220006723, which includes public
parking. The current shortages can be seen by code enforcement cases involving
parking in the Bayshore community.
The owner of the Property respectfully requests your approval.
Sincerely,
Zachary W. Lombardo, Esq.
Enclosures as stated.
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Office: 3335 Tamiami Trail E, Unit 102, Naples, Florida 34112
Phone: 239-252-8844
Online: www.bayshorecra.com
July 29, 2025
Mike Bosi, GMD Planning & Zoning Director
Board of County Commissioners
Subject: Letter of Support – 71580250008 & 71580260001- PL20220006723
To Whom It May Concern:
On behalf of the Bayshore/Gateway Triangle Local Redevelopment Advisory Board (CRA), we
would like to express our support for the presentation made by Mr. Zach Lombardo, Esq., during
the CRA public meeting held on July 28, 2025, regarding a temporary parking permit under
Section 5.04.05 E of the Land Development Code.
At this meeting, the Board reviewed updated development plans for application PL20220006723
and considered the property owner's request for a temporary parking permit. The Board agreed
that, provided the request does not pose a health, safety, or welfare concern, it would support the
request under the following conditions:
1. The development plans must continue to progress through the County Site Development
Process, and the temporary parking permit shall not exceed 24 months in duration.
2.The CRA Board requests an update on the project by the end of April 2026 for further
review.
3. Should any health or safety issues arise, the property owner must immediately rectify the
issue and cease related activities until resolved.
4. The revised site plan presented includes 55 parking stalls.
5. An on-site valet staff member must be present at all times during operational hours.
6. Parking operations will be limited to a maximum of six days per week.
7. Hours of operation shall be limited to 11:00 a.m. – 12:00 a.m.
8. Parking availability may not be publicly advertised.
The CRA Board voted in favor of this request with a vote of 5–2, with one board member
abstaining. The support was granted based on the revised plan, which reduced the number of
parking stalls per the recommendation of the Fire Review, and reflects the proposal as presented
during the July 28th CRA LRAB public meeting.
Sincerely,
Chair Maurice Gutierrez
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