Ordinance 2025-42 ORDINANCE NO. 2025- 4 2
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, I HE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT
DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT TO
BE KNOWN AS PREMIER VEHICLE STORAGE CPUD, TO ALLOW
DEVELOPMENT OF 60,000 SQUARE FEET OF GROSS FLOOR AREA
OF INDOOR AIR-CONDITIONED WAREHOUSING AND SELF-
STORAGE FOR VEHICLES INCLUDING AUTOMOBILES,
RECREATIONAL VEHICLES, BOATS AND OTHER VEHICLES ON
PROPERTY LOCATED ON THE: SOUTHEAST CORNER OF THE
INTERSECTION OF SANTA BARBARA BOULEVARD AND POLLY
AVENUE, IN SECTION 16, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
CONSISTING OF 3.7± ACRES; AND BY PROVIDING AN EFFECTIVE
DATE. [PL20240001081J
WHEREAS, Margaret Emblidge, AICP, of LJA Engineering, Inc. and Richard D.
Yovanovich, Esquire of Coleman, Yovanovich & Koester, P.A., representing Santa Barbara
2022, LLC,petitioned the Board of County Commissioners of Collier County, Florida,to change
the zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 16,
Township 50 South, Range 26 East, Collier County, Florida, is changed from a Rural
Agricultural (A)Zoning District to a Commercial Planned Unit Development(CPUD) for a 3.7±
acre project to be known as Premier Vehicle Storage CPUD, in accordance with Exhibits A
through G attached hereto and incorporated by reference herein. The appropriate zoning atlas
[24-CPS-02498/1 9608 5 6/1]120
Premier Vehicle Storage:PL20240001081 1 of 2
7/28, 5
map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2025-17' becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County,Florida, this rdday ofPtpMj U- , 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL 1 KIN7_EL% k,LERK COLLIER COUNTY, FLORIDA
By: By:
Attest as t irrrra 'los`4,.Deputy Clerk urt L. Saunders,Chairman
Signature only
Approved as to form and legality:
eidi Ashton-Cicko 7_28-25
Managing Assistant County Attorney
Exhibit A: List of Permitted Uses This ordinance fired with. f ►
ii
S teary of States ffico the
Exhibit B: Development and Design StandardsSO creday, of
Exhibit C: Master Concept Plan and ackeow;eciaem rl f that
Exhibit D: Legal Description real; ed th`s day
Exhibit E: Deviations of _
�
Exhibit F: Development Commitments y
e�rtp{.the4
Exhibit G: Architectural&Landscape/Buffer Commitments
[24-CPS-02498/19608 5 6/1]120
Premier Vehicle Storage/PU0240001081 2 of 2
7/28r25
EXHIBIT A
PREMIER VEHICLE STORAGE
LIST OF PERMITTED USES
Regulations for the development of this PUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of the
Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development
standards, then the provision of the specific sections of the LDC that are otherwise applicable
shall apply.
PERMITTED USES:
A maximum of 60,000 square feet of gross floor area of air-conditioned indoor vehicle storage
shall be permitted within the CPUD. No building or structure, or part thereof, shall be erected,
altered or used,or land used,in whole or in part, for other than the following:
A. Principal Uses:
1. General Warehousing and Storage (SIC 4225) limited to air-conditioned indoor
vehicle storage intended for automobile,recreational vehicle,swamp buggies,four-
wheelers and boats. Within the owned or leased storage units, there may be
mezzanines, auto lifts, bathrooms (including showers), furnished lounge and or
office spaces (personal not business), kitchenettes without cooktops/ranges and
hoods, wine storage, humidors, game spaces (pool tables, electronic games, golf
simulators or other similar features).
2. Any other principal use which is comparable in nature with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or
the Hearing Examiner by the process outlined in the LDC.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures, including,but not limited to:
1. Courtyards
2. Covered parking
3. Essential services
4. Gazebos
5. Leasing/sales/property owner association office
6. Walls and fences
7. Water management
8. Preservation of native vegetation
Page 1 of f(
PL20240001081 Revised 7.25.2025
EXHIBIT B
PREMIER VEHICLE STORAGE
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these
development standard tables. Standards not specifically set forth herein shall be those
specified in applicable sections of the LDC in effect as of the date of approval of the SDP or
subdivision plat.
T,.)RiFi
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 SQUARE FEET N/A
MINIMUM LOT WIDTH 100 FEET N/A
MINIMUM PERIMETER BUILDING
SETBACKS
From Santa Barbara Road ROW 25 FEET 25 FEET
From Polly Avenue PUD Boundary 25 FEET 10 FEET
From Eastern PUD Boundary 25 FEET 15 FEET
From Everett Street PUD Boundary 25 FEET 15 FEET
PRESERVE SETBACKS 25 FEET 10 FEET
MINIMUM DISTANCE BETWEEN 10 FEET 10 FEET
STRUCTURES
MAXIMUM HEIGHT
Zoned 35 FEET 25 FEET
Actual 39 FEET 25 FEET
MINIMUM FLOOR AREA PER STORAGE 1,000 SQUARE FEET N/A
UNIT
Page 2 of 16
PL20240001081 Revised 7.25.2025
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EXHIBIT D
PREMIER VEHICLE STORAGE
LEGAL DESCRIPTION
LEGAL DESCRIPTION
(O.R.5946,PGS. 1520-1521)
THE WEST ONE-HALF(W 1/2)OF THE NORTHWEST QUARTER(NW 1/4)OF THE NORTHWEST
QUARTER(NW 1/4) OF THE SOUTHWEST QUARTER(SW 1/4) OF SECTION 16, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, LESS THE NORTHERLY THIRTY-
FEET (30') AND THE SOUTHERLY THIRTY-FEET (30') CONVEYED TO COLLIER COUNTY IN
OFFICIAL RECORDS BOOK 1091, PAGE 1107 AND LESS THE WEST THIRTY-FEET (30')
CONVEYED TO COLLIER COUNTY IN OFFICIAL RECORDS BOOK 1138,PAGE 2032,AND
LESS THE FOLLOWING LAND BY ORDER OF TAKING IN FAVOR OF COLLIER COUNTY,
FLORIDA RECORDED IN OFFICIAL RECORDS BOOK 4342, PAGE 3986, PUBLIC RECORDS OF
COLLIER COUNTY,FLORIDA MORE PARTICULARLY DESCRIBED AS:
PARCEL 110 FEE:
A PARCEL OF LAND LYING IN THE SOUTHWEST QUARTER OF SECTION 16, TOWNSHIP 50
SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS;
COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 16; THENCE SOUTH 00
DEGREES 03'07" EAST ALONG THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID
SECTION 16 A DISTANCE OF 30.00 FEET TO AN INTERSECTION WITH THE WESTERLY
PROLONGATION OF THE SOUTH RIGHT-OF-WAY LINE OF POLLY AVENUE;THENCE NORTH
89 DEGREES 18'58" EAST ALONG SAID WESTERLY PROLONGATION A DISTANCE OF 30.00
FEET TO AN INTERSECTION WITH THE SOUTH AND EAST RIGHT-OF-WAY LINES OF POLLY
AVENUE AND THE POINT OF BEGINNING OF THE PARCEL HEREIN BEING DESCRIBED;
THENCE CONTINUING ALONG SAID SOUTH RIGHT-OF-WAY LINE SOUTH 89 DEGREES 18'58"
EAST A DISTANCE OF 32.00 FEET; THENCE LEAVING SAID SOUTH RIGHT-OF-WAY LINE
SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 593.49 FEET; THENCE SOUTH 78 DEGREES
38'58" EAST A DISTANCE OF 30.35 FEET; THENCE NORTH 89 DEGREES 56'53" EAST A
DISTANCE OF 15.00 FEET; THENCE SOUTH 00 DEGREES 03'07" EAST A DISTANCE OF 5.47
FEET TO AN INTERSECTION WITH THE NORTHERLY LINE OF A PARCEL OF LAND AS
DESCRIBED BY A QUIT CLAIM DEED IN OFFICIAL RECORDS BOOK 1091,PAGE 1170,PUBLIC
RECORDS OF COLLIER COUNTY, FLORIDA; THENCE NORTH 89 DEGREES 18'11" WEST
ALONG SAID NORTHERLY LINE A DISTANCE OF 76.76 FEET TO AN INTERSECTION WITH
THE EAST RIGHT-OF-WAY LINE OF POLLY AVENUE; THENCE NORTH 00 DEGREES 03'07"
WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF 604.36 FEET TO AN
INTERSECTION WITH SAID SOUTH RIGHT-OF-WAY LINE AND THE POINT OF BEGINNING OF
THE PARCEL HEREIN DESCRIBED.
CONTAINING 3.706 ACRES OF LAND MORE OR LESS.
REFERENCE ABB DRAWING#12895-BS
Page 4 of 16
PL20240001081 Revised 7.25.2025
EXHIBIT E
PREMIER VEHICLE STORAGE
LIST OF DEVIATIONS
No Deviations requested.
Page 5 of 16
PL20240001081 Revised 7.25.2025
EXHIBIT F
PREMIER VEHICLE STORAGE
LIST OF DEVELOPMENT COMMITMENTS
The purpose of this section is to set forth the development commitments for the development
of this project.
GENERAL:
A. One entity(hereinafter the Managing Entity)shall be responsible for PUD monitoring until
close-out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD.At the time of this CPUD approval,the Managing
Entity is Santa Barbara 2022, LLC. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity,then it must provide a copy of a legally
binding document that needs to be approved for legal sufficiency by the County Attorney.
After such approval, the Managing Entity will be released of its obligations upon written
approval of the transfer by County staff, and the successor entity shall become the
Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall
provide written notice to the County that includes an acknowledgement of the
commitments required by the CPUD by the new owner and the new owner's agreement to
comply with the Commitments through the Managing Entity,but the Managing Entity shall
not be relieved of its responsibility under this Section.When the CPUD is closed-out,then
the Managing Entity is no longer responsible for the monitoring and fulfillment of CPUD
commitments.
B. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does
not in any way create any rights on the part of the applicant to obtain a permit from a state
or federal agency and does not create any liability on the part of the county for issuance of
the permit if the applicant fails to obtain requisite approvals or fulfill the obligations
imposed by a state or federal agency or undertakes actions that result in a violation of state
or federal law.
C. Development of the subject property shall be in accordance with the contents of this
Ordinance and applicable sections and parts of the LDC and Growth Management Plan
(GMP)in effect at the time of issuance of any development order, such as, but not limited
to final subdivision plat, final site development plan (SDP), excavation permit, and
preliminary work authorization, to which such regulations relate. Where these regulations
fail to provide developmental standards, then the provisions of the most similar district in
the LDC shall apply.
D. All other applicable state or federal permits must be obtained before commencement of the
development.
E. Development within the CPUD shall have common site,signage and building architectural
elements, and be in compliance with the requirements of LDC Sec. 5.05.08.
Page 6 of 16
PL20240001081 Revised 7.25.2025
F. The Eastern facing building elevations shall have trellis' or faux windows.
G. Storage units shall not have or accommodate bedrooms,sleeping
facilities/accommodations,guest quarters/guest suites,short or long-term habitation,or be
for overnight stays.
H. No outdoor storage is permitted within the CPUD.
I. No outdoor amplified sound is permitted within the CPUD.
J. Loading and unloading of vehicles shall occur on-site only.
K. Minor vehicle maintenance is permitted indoors only; and no maintenance may occur
between 10:00 p.m. and 8:00 a.m.
L. Light poles shall be limited to a height of 20' and dark sky compliant(flat panel, full cut-
off fixtures-backlight, up light and glare(BUG)rating where U=0) to avoid light trespass
onto adjacent property.
M. The preserve may be used to satisfy the landscape buffer requirements after removal of
exotics and supplemental plantings in accordance with LDC 3.05.07. In the event that the
preserve does not meet the buffer requirement after removal of exotics and supplemental
planting,the owner or Managing Entity will plant additional landscaping to meet the buffer
requirement. The type,size and number of plantings will be determined at time of SDP and
included on the landscape plans for SDP.
N. The eastern property line buffer shall include a six ft. 100% opaque fence along with the
required Type B buffer plantings including 16ft. canopy trees at planting. Existing trees
and shrubs may be used to satisfy the landscape buffer requirements.The required preserve
setback will be met.
O. Roll up garage doors are prohibited from directly facing Polly Avenue or Santa Barbara
Boulevard, excluding those doors internal to the site as shown on the Conceptual
Architectural Site Plan in Exhibit G. Roll up doors facing Everett St. shall comply with the
Collier County Architectural Standards LDC Section 5.05.08.
P. Within 90 days of the effective date of the PUD Ordinance,the owner will record a
restrictive covenant against the PUD property in favor of Collier County that prohibits
residential development. The restrictive covenant will be in a form acceptable to Collier
County.
Page 7 of 16
PL2024000 1 08 1 Revised 7.25.2025
R. The storage units will be individually owned or leased and may include mezzanines, auto
lifts, bathrooms (including showers), furnished lounge and or office spaces (personal not
business), kitchenettes without cooktops/ ranges and hoods, wine storage, humidors,
game spaces(pool tables, electronic games,golf simulators or other similar features).
S. No building shall exceed 100 feet in length except one that may not exceed 135 feet in
length.
T. Development shall be substantially in compliance with the conceptual Architectural
renderings, architectural site plan and Buffer Enhancement exhibits included as
Exhibit G. These renderings,plans and exhibits are conceptual,and the development shall
comply with the Collier County Architectural Standards LDC Section 5.05.08.
II. TRANSPORTATION:
A. The total daily trip generation for the PUD shall not exceed nine(9)two-way PM
peak hour net trips based on the use codes in the ITE Manual on trip generation
rates in effect at the time of application for SDP/SDPA or subdivision plat
approval.
B. The project access shall be from Polly Avenue to Santa Barbara Boulevard.
C. A potential emergency access may be provided directly to Santa Barbara
Boulevard. This requirement will be determined at time of SDP.
III. ENVIRONMENTAL:
A. The minimum required native vegetation preservation is +/- 0.37 acres (+/- 3.7
acres x 10% = +/- 0.37 acres). Native vegetation preservation will be located on-
site, as generally depicted on the Master Concept Plan.
B. The project will follow standard Florida Fish&Wildlife Conservation Commission
(FFWCC) black bear best management practices (BMP). In addition, the project
will utilize County-approved bear-proof dumpsters/trash cans with locations of
dumpsters being determined at time of Site Development Plan(SDP)approval.All
costs including maintenance of bear-proof dumpsters will be borne by the
owner/developer to implement the Premier Vehicle Storage Black Bear
Management Plan.
Page 8 of 16
PL20240001081 Revised 7.25.2025
EXHIBIT G
PREMIER VEHICLE STORAGE
ARCHITECTURAL & LANDSCAPE/BUFFER
COMMITMENTS
1. Preliminary Architectural Elevations
2. Conceptual Architectural Site Plan
3. Polly Avenue Landscape/Buffer at Planting
4. Polly Avenue Entrance
5. East Property Line Landscape/Buffer at Planting
6. Everett St. landscape/Buffer at Planting (Including Preserve Trees)
7. Santa Barbara Blvd. Landscape/Buffer at Planting
Page 9 of 16
PL2 024000 1 08 1 Revised 7.25.2025
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FLORIDA DEPARTMENT Of STATE
RON DESANTIS CORD BYRD
Governor Secretary of State
September 25, 2025
Crystal K. Kinzel
Clerk of Court
Collier County
3329 Tamiami Trail E, Suite #401
Naples, FL 34112
Dear Crystal Kinzel,
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2025-42, which was filed in this office on September 25,
2025.
Sincerely,
Alexandra Leijon
Administrative Code and Register Director
AL
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270