Agenda 10/28/2025 Item #10B (Additional athletic fields in the Paradise Coast Sports Complex)SEE REVERSE SIDE
Proposed Agenda Changes
Board of County Commissioners Meeting
October 28, 2025
Add on Item 5B to be heard immediately following Awards and Recognitions: Check presentation by the
Collier County Tax Collector, Rob Stoneburner.(Staff’s Request)
Move item 16B3 to 11F: Recommendation that the Board adopt a Resolution designating that portion of
Immokalee Road from Oil Well Road to US Route 41 as the “Charlie Kirk Memorial Highway,” and
direct staff to install appropriate signage designating the “Charlie Kirk Memorial Highway” to be installed
at each terminus of the designated roadway segment, at specified intervals along the road, and at all 4
intersections of I-75/Immokalee Road; consistent with County and FDOT signage standards.
(Commissioner LoCastro’s Request)
Move companion items 17A & 17B to 9C & 9D: This item requires Commission members to 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 property from the Rural Agricultural (A) zoning
district to the Residential Planned Unit Development (RPUD) for a project to be known as 8928 Collier
Boulevard RPUD to allow for 92 multifamily residential dwelling units with Affordable Housing. The
subject PUD, consisting of 9.49± acres, is located on the east side of Collier Boulevard (C.R. 951),
approximately 1,300 north of the intersection of Collier Boulevard and Hacienda Lakes Parkway in
Section 14, Township 50 South, Range 26 East, Collier County, Florida. [PL20230018397]
Recommendation to approve an Ordinance amending Ordinance No. 89-05, as amended, the Collier
County Growth Management Plan to create the Bonita Flores Residential Infill Subdistrict to allow for 92
multi-family residential dwelling units with affordable housing; directing transmittal of the adopted
amendment to the Florida Department of Commerce. The subject property is located on the east side of
Collier Boulevard, approximately 1,300 feet north of Hacienda Lakes Parkway in Section 14, Township
50 South, Range 26 East, consisting of 9.49± acres. [PL20230013845] (Commissioner Hall’s Request)
Notes:
TIME CERTAIN ITEMS:
Item 5B to be heard after Awards and Recognitions: Check presentation by the Collier County Tax Collector,
Rob Stoneburner.
Item 10A to be heard after Proclamations: Request that the Board adopt a Resolution that condemns anti-
Semitism in all forms and expressions.
Item 10B to be heard at 10:00 AM: Recommendation to prioritize the construction of the additional
athletic fields, as recommended in the Hunden Partners studies, as the next phase of development of the
Paradise Coast Sports Complex, pending the approval of the tourist development tax referendum.
Items 11A, 11B & 11C to be heard Immediately following Item 10B: Presentation on funding strategies for
countywide Stormwater Capital, Operations, and Maintenance program; resolution to borrow up to $65M via the
Florida Local Government Finance Commission’s pooled commercial paper program for stormwater capital
projects; and Resolution amending Resolution 2022-123 to add transportation improvements for commercial paper
funding and increase authorized borrowing to up to $50M.
Item 11D to be heard at 2:00 PM: Recommendation to approve a Resolution amending the Growth
Management Community Development Department Services Fee Schedule, with an effective date of
January 1, 2026, in accordance with the Collier County Code of Laws and Ordinances, Section 2-13.
10/27/2025 7:45 PM
10/28/2025
Item # 10.B
ID# 2025-4520
Executive Summary
*** This item is to be heard at 10 a.m.***
Recommendation to prioritize the construction of the additional athletic fields, as recommended in the Hunden Partners
studies, as the next phase of development of the Paradise Coast Sports Complex, pending the approval of the tourist
development tax referendum.
OBJECTIVE: To prioritize the construction of the additional diamond and multipurpose fields, as recommended in the
2017 and 2025 Hunden Partners studies, based on the regional youth and adult sports benefit of additional field
availability, particularly during maintenance cycling of existing County Park properties, the positive impacts on off-
season, summer tourism, and the community economic benefit derived from the scheduling of summer events at the
Paradise Coast Sports Complex (PCSC).
CONSIDERATIONS: At the July 8, 2025, meeting, the Board directed the County Attorney to advertise an Ordinance
for the purpose of levying and imposing the 6th percent of the Tourist Development Tax (TDT) to fund promotion,
related infrastructure improvements, and other authorized uses as set forth in Section 125.0104, Florida Statutes. The
State of Florida certified that Collier County qualifies as a high-impact tourism county, which provides the County with
the ability to impose a 6th percent TDT subject to approval by the voters at a general election. The tax (6th percent) will
be collected in the same manner as the first 5% of the tax collected pursuant to the TDT Ordinance No. 17-35. If
approved by the voters on November 4, 2026, the proposed Ordinance imposing the 6th percent tax will take effect on
January 1, 2027.
Ordinance 17-35 had a primary purpose of increasing the TDT from 4% to 5% on short-term rentals to provide an initial
funding mechanism for the first phases of development of the PCSC. This facility serves as a regional park for our
residents and a sporting venue for many youth athletic organizations’ games and tournaments. The complex also serves
as the home of the FC Naples professional soccer team.
Paradise Coast Sports Complex Development
The development of the Sports Complex concept originated with a Sports Facility Market and Needs Assessment
completed in 2015, followed by a Feasibility and Economic Impact Study in 2017-18. Hunden Partners conducted both
studies.
The study found potential for growth in summer visitation and that diamond sports offered the greatest economic impact
by filling hotels with frequent summer events during the slowest season. A strong future potential in indoor sports
tourism was identified, but it coincides with Naples’ peak visitation season. Collier County hotel performance was
projected to improve with a steady summer influx of regional and long-distance visitors driven by more diamond sports
events at the Paradise Coast Sports Complex.
As recommended by the initial Hunden Study, the PCSC was planned as a phased development:
Phase 1, which included completion of four multipurpose turf fields, the stadium, the Great Lawn, The Cove, The
Factory, and the Welcome Center, opened in mid-2020.
Phase 2, which added four more multipurpose fields in the center of the complex and the road that surrounds and
connects future field phases, became available for use in October 2023.
Phase 3 has been approved by the Board and will include Field No. 9 and its associated pre-engineered metal building
structure (Bldg. 21), the south parking lot, bathrooms, and shade structures. The design is 100% complete. The project
has an approximate construction timeline of 12 to 18 months. The estimated design and construction cost of this phase is
$9-$10 million.
Phase 4: The current programming and schematic design for Phase 4 consist of 11 multipurpose fields (five fields are
programmed for softball, little league, soccer/football/lacrosse, plus six fields programmed for baseball,
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10/28/2025
Item # 10.B
ID# 2025-4520
soccer/football/lacrosse) as well as required restrooms, and other supporting infrastructure.
Phase 5 involves the construction of a fieldhouse for indoor sports like volleyball, basketball, ping pong, and pickleball.
The identified location is to the west of the stadium.
By Board direction given on August 13, 2024, Hunden Partners was again engaged to perform an updated Market
Demand and Financial & Economic Analysis and presented findings to the Tourist Development Council and the Board
of County Commissioners in the summer of 2025.
Importance of Athletic Fields Prioritization
Parks & Recreation Field Inventory & Maintenance
Collier County currently maintains an inventory of 33 lighted diamond fields distributed across regional parks and
interlocal school sites. These facilities support a diverse and growing array of athletic organizations, including youth
leagues such as Cal Ripken, Golden Gate American and National Little Leagues, Naples Girls Softball, Immokalee Little
League, SWFL Elite, and Naples Youth Baseball. Adult and senior programs—including the North Collier Softball
League, Senior Softball, and Super 60 Senior Softball—also rely heavily on these fields.
Participation levels are substantial, with North Collier Regional Park (NCRP) Softball alone serving between 1,400 and
1,500 individuals, and youth organizations collectively exceeding 2,000 participants. High-use locations such as NCRP,
Veterans Community Park, and Golden Gate Community Park routinely accommodate multiple leagues and teams,
creating significant scheduling demands. While interlocal agreements with Collier County Public Schools provide
supplemental field access, these sites are unavailable during academic breaks and holidays, further constraining capacity.
In addition to high participation rates, field availability is impacted by twice-yearly closures required for turf recovery
and maintenance. These closures, occurring during the summer and winter seasons, are essential to preserving field
quality and safety, involving procedures such as sod replacement, overseeding, aeration, and irrigation system checks.
The combination of seasonal closures, limited school site access, and sustained growth in community participation has
placed considerable strain on the County’s existing field infrastructure. Additional fields would minimize scheduling
conflicts, broaden access, and preserve maintenance protocols while improving service delivery.
Sports Tourism
The 2025 Hunden Partners study evaluated expansion options at the Paradise Coast Sports Complex, comparing
completion of the baseball and softball fields (some in the aforementioned multipurpose design) with the development of
an indoor fieldhouse. The study found that Collier County’s hotel occupancy declines by 20–30 percent during summer
months, creating an opportunity for new visitor demand. Completion of the baseball and softball fields would most
effectively address this seasonal gap by attracting tournaments that generate extended summer season overnight stays and
substantial local spending.
Hunden projects this phase would yield the highest long-term tourism return, producing approximately $18.8 million in
hotel tax revenue over 30 years. These events typically attract 70–80 percent out-of-market participants who stay three to
five nights, resulting in measurable lodging, dining, and retail impacts across the community.
The analysis also examined an indoor fieldhouse option, which would primarily operate during Collier County’s peak
visitation period (January–April) when hotel occupancy and average daily rates already reach their highest levels. The
fieldhouse's limited off-season benefit makes the fields' prioritization more attractive to tourism industry employers.
Hunden recommends completing the baseball and softball fields first, leveraging existing infrastructure to reduce costs
and generate new summer-season TDT revenue that could support fieldhouse development as a subsequent-phase
project.
Sports Facilities Management – Operations & Utilization
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10/28/2025
Item # 10.B
ID# 2025-4520
Sports Facilities Management (SFM), operator for PCSC since November 2021, reported over 10,500 hours of
community field use in Fiscal Year 2024-2025. They are reporting that to meet the current demand for field time in the
Fall of 2025, 18 fields would be required. Analysis from other facilities in their management network showed that
venues with diamond facilities for baseball and softball generate the greatest visitation in the months that PCSC sees the
fewest. Comparatively, venues with indoor facilities have the most consistent visitation in the winter months that PCSC
is busiest.
SFM has, year-over-year, improved visitation to PCSC and has received several letters of intent from industry operators
who plan to utilize future diamond fields at PCSC for baseball and softball events. SFM anticipates 20-30 events per
year, with 12-15 of those events occurring between June and August. Configurable diamond fields would be utilized by
SFM to consolidate larger events in the sporting schedule, freeing up the use of North Collier Regional and Big
Corkscrew Island Parks for more local utilization.
SFM recommends prioritizing the construction of diamond fields to meet the needs of local sports organizations and
provide the greatest opportunity to increase visitation to the PCSC, particularly June through August.
FISCAL IMPACT: A proposed plan of finance will be developed based on the Board's direction regarding future
phases of the Paradise Coast Sports Complex. Potential funding sources may include Tourist Development Tax revenue,
debt instruments, Parks Impact Fees, and other available revenue sources.
Tourist Development Tax (5-percent) collections for FY 2024 totaled approximately $48.6 million and are projected to
exceed $49 million for FY 2025. Based on expected FY 2025 collections, imposing an additional 1-percent tax as a high
tourism impact county destination could result in incremental revenue of approximately $9.8 million annually. It should
be noted that Tourist Development Tax revenue is highly variable, and past results are not necessarily indicative of future
collections.
GROWTH MANAGEMENT IMPACT: This executive summary has no immediate growth management impact.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, raises no legal issues at this time
and requires a majority vote for Board action. -JAK
RECOMMENDATIONS: To prioritize the construction of the additional diamond and multipurpose fields, as
recommended in the Hunden Partners studies, based on the regional youth and adult sports benefit of additional field
availability during maintenance cycling of existing County Park properties, the positive impact on off-season, summer
tourism, and the community economic benefit derived from the scheduling of summer events at the Paradise Coast
Sports Complex.
PREPARED BY: Burt L. Saunders, Commissioner, District 3
ATTACHMENTS:
None
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