Agenda 01/13/2026 Item # 9A (Ordinance - 341 Sabal Palm Road Residential Subd. PL20230016340)1/13/2026
Item # 9.A
ID# 2025-4309
Executive Summary
*** This Item to be heard at 1:00 PM ***
Recommendation to amend Ordinance 89-05, as amended, the Collier County Growth Management Plan, specifically
amending the Future Land Use Element and Maps to change the land use designation from Agricultural/Rural
Designation, Rural Fringe Mixed Use District-Sending Lands to Agricultural/Rural Designation, Agricultural/Rural
Mixed Use District, 341 Sabal Palm Road Residential Subdistrict to allow up to 423 owner-occupied dwelling units with
affordable housing, and directing transmittal of the adoption amendment to The Florida Department of Commerce;
providing for severability and providing for an effective date. The subject property is 169± acres and located on the south
side of Sabal Palm Road, approximately 1.4 miles east of Collier Boulevard in Section 14, Township 50 South, Range 26
East, Collier County, Florida. [PL20230016340- 341 Sabal Palm Road Residential Subdistrict (GMPA)] (This item is a
companion to Item 9B)
OBJECTIVE: To have the Board of County Commissioners (Board) adopt a proposed large-scale Growth Management
Plan (GMP) amendment to create a new Subdistrict to be called the 341 Sabal Palm Road Residential Subdistrict with a
maximum of 423 residential dwelling units.
CONSIDERATIONS: This petition seeks to establish a new Subdistrict designation on 169.19 acres in the Future Land
Use Element (FLUE) by creating the 341 Sabal Palm Residential Subdistrict with a maximum of 423 residential
dwelling units or a density of 2.5 units per acre. The Overlay text, Countywide Future Land Use Map, and FLU Map
Series inset map proposed by this petition are attached to the draft ordinance as Exhibit "A" FLUE. The proposed
density has been reduced from the original proposal of 450 units or a density of 2.66 units per acre.
The subject property is on the western edge of the Picayune Strand State Forest and is surrounded by preserve lands as
part of the nearby Hacienda Lakes development or development rights severed properties. The property was designated
as Sending during the creation of the Subdistrict, which is the most restrictive of the three Rural Fringe subdistricts, even
though the property has more relation to the Receiving and neutral designations of the RFMU Overlay. The proposed
Subdistrict is also located within the Belle Meade Hydrological Enhancement Overlay (BMHEO). The purpose of the
BMHEO is to restore natural flowways and rebalance freshwater flows into two natural systems, specifically Naples Bay
and Rookery Bay.
The reasons for the proposed Future Land Use Change center around commitments to owner-occupied affordable
housing, roadway improvements along Sabal Palm Road, stormwater drainage improvements, and vegetative landscape
buffering between preserve lands and residential development. The inclusion of affordable housing in any project is a
community benefit. However, the Sending designation does not allow a density bonus, requiring this GMP amendment.
The applicant asserts that designating 15% of the total townhome units as affordable set-aside units, to be sold to
households whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for Collier
County, provides sufficient public benefit for this petition. In conversations with the Affordable Housing Division, it
was deemed that this is an appropriate justification for the proposed changes to the Future Land Use Element, as there is
a great need for additional owner-occupied affordable housing options within Collier County. Staff have also requested
the inclusion of TDRs, but the applicant has opposed this.
On May 27, 2025, Petition No. PL20230016340 was approved for transmittal to the Florida Department of Commerce
(DOC) by the Board of County Commissioners as a large-scale comprehensive plan amendment to the Future Land Use
Element. Staff received responses from multiple state agencies affiliated with the DOC, including the Florida
Department of Environmental Protection, the Department of Transportation, the Department of Commerce, the Division
of Historical Resources, and the Florida Fish and Wildlife Conservation Commission. After further review, all but one
of the affiliated state agencies responded with comments. According to the Florida Department of State, Florida Master
Site File (FMSF), archaeological site 8CR879 is located within the boundaries of the site in the approximate location of
Special Treatment Overlay Parcel 25C. The Florida Division of Historical Resources has found the archeological site to
be potentially eligible for listing in the National Register of Historic Places (NRHP), and this was considered at the
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Item # 9.A
ID# 2025-4309
August 15, 2025, Collier County Historic & Archeological Preservation Board (HAPB) meeting. The HAPB approved
the applicant's request for waiver from the Historical and Archeological Survey and Assessment at the August 15, 2025,
meeting Exhibit F, List of Development Commitments, included in the PUD Ordinance, includes Environmental
Commitment "G," which states the developer will coordinate with the Florida Division of Historic Resources prior to
issuance of development orders and will immediately stop development activity should any archeological evidence be
discovered during construction.
This petition was returned to the CCPC on October 2, 2025, for final review and a recommendation on this proposed
large-scale growth management plan change. The applicants, County Staff, the Conservancy of Southwest Florida, and
members of the public spoke and gave their testimony. During the hearing, the applicant agreed to add to the companion
PUD a pedestrian interconnection between the two portions of the project, and a $2,000 down payment assistance per
unit (total $126,000) for affordable housing. Lastly, the applicant has agreed to pay its proportionate share, as well as the
County's proportionate share, of the cost of signalization improvements at the intersection of Sabal Palm Rd. and Collier
Blvd. The CCPC consisted of four (4) of the seven (7) total members, and after all aspects of the project were discussed.
Public comment was closed, and the CCPC voted 2-2, resulting in no recommendation.
The CCPC heard Petition PL20230016340, 341 Sabal Palm Residential Subdistrict, October 22, 2025, and voted 2-2,
resulting in no recommendation to the Board. CCPC Commissioners Schmitt and Petscher voted favorably on the
petition because of the public benefit of providing homeownership opportunities and because the agricultural use and
soils are not suited for conservation and would be very expensive to restore environmentally. CCPC Commissioners
Shea and Colucci opposed, citing concerns about the County's urbanization into environmentally sensitive areas.
Implement prudent and inclusive policy development through effective planning for transportation, land use, and growth
management.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application
and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT: This is a large-scale growth management plan amendment requiring a
transmittal hearing and adoption hearing before both the CCPC and the Board. Approval of the proposed amendment by
the Board today provides for its adoption and transmittal to the Florida Department of Commerce (DOC).
LEGAL CONSIDERATIONS: This Growth Management Plan (GMP) amendment is authorized by, and subject to the
procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County
Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan
amendments shall be based on relevant and appropriate data and an analysis by the local government that may include
but not be limited to surveys, studies, community goals and vision, and other data available at the time of adoption of the
plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, indicated by
the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” Section
163.3177(1)(f), F.S. In addition, Section 163.3177(6)(a)2, F.S. provides that FLUE plan amendments shall be based on
surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-
conforming uses which are inconsistent with the character
of the community.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
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g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s.
333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and
diversify the community’s economy.
And FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the
undeveloped land, soils, topography, natural
resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality and requires an affirmative vote of four for adoption. (HFAC)
RECOMMENDATION(S): To adopt and transmit the Ordinance for Petition No. PL20230016340, 341 Sabal Palm
Residential Subdistrict to the Florida Department of Commerce and other statutorily required entities.
PREPARED BY: Parker Klopf, Planner III, Zoning Division
ATTACHMENTS:
1. Supplemental Staff Report PL20230016340
2. Staff Report CCPC PL20230016340 4-17-2025
3. Ordinance - 122325 GMPA
4. Growth Management Data and Analysis
5. Presentation Aug 18 2025 NIM
6. Transcript Aug 18 2025 NIM
7. Resolution 2025-115
8. Approved waiver - 341 Sabal Palm Road
9. Letters of Objection PL20230016340 - PL20230016342
10. Additional Correspondence (through 1-1-26)
11. Affidavit of Sign Posting 12-9-2025
12. legal ad - agenda IDs 25-4309 & 25-4348 - 341 Sabal Palm Road GMPA & PUDZ - 1.13.26 BCC
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GMPA- PL20230016340 -1 -
September 2, 2025
TO:
FROM:
SUPPLEMENTAL STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
PLANNING & ZONING DIVISION - GROWTH MANAGEMENT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING DATE:OCTOBER 2, 2025
SUBJECT:GMPA–PL20230016340, 341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT
PROPERTY OWNER/AGENT:
Agent: D. Wayne Arnold, AICP Applicant: SWJR Naples I, LLC
Q.Grady Minor & Associates, P.A.430 Bayfront Place
3800 Via Del Rey Naples, FL 34102
Bonita Springs, FL 34134
Owners: Henry J. Jacobs and
Beverly A. Jacobs
15538 Calypso Lane
Orland Park, Illinois 60462
Jerry J. Smits,
122 W. Hilo Street
Naples, FL 34113
Donna M. Smits as Trustee
of the Donna M. Smits Trust
632 Burdette Avenue
Glendale Heights, Illinois 60139
John H. Smits and
Mary Grace Smits
5920 Webster Street
Downers Grove, Illinois 60516
Robert J. Smits and
Pamela Smits
113 Jamaica Drive
Naples, FL 34113
REQUESTED ACTION:
For the Collier County Planning Commission (CCPC) to recommend approval to the Board of
County Commissioners (BCC) for a proposed large-scale Growth Management Plan (GMP)
amendment to create a new subdistrict to be called the 341 Sabal Palm Road Residential
Subdistrict with a maximum of 423 residential dwelling units.
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PROJECT SUMMARY:
This petition seeks to establish a new subdistrict designation on 169.19 acres in the Future Land Use Element (FLUE) by creating the 341 Sabal Palm Residential Subdistrict with a maximum of 423 residential dwelling units or a density of 2.5 units per acre. The Overlay text, Countywide Future Land Use Map, and FLU Map Series inset map proposed by this petition are attached to the draft resolution as Exhibit “A” FLUE. The proposed density has been reduced from the original proposal of 450 units or a density of 2.66 units per acre.
The Collier County Planning Commission (CCPC) heard Petition PL20230016340 for the first time on April 17, 2025, for the transmittal hearing, and voted 4 to 1 to forward this petition to the Board with a recommendation of approval. On May 27th, 2025, Petition No. PL20230016340 was approved for transmittal to the Florida Department of Economic Opportunity (DEO) by the Board of County Commissioners (BCC) as a large-scale comprehensive plan amendment to the Future Land Use Element. Staff received responses back from multiple state agencies affiliated with the DEO, including the Florida Department of Environmental Protection, Transportation, Commerce, Division of Historical Resources, and Florida Fish and Wildlife Conservation Commission. The comments received from the aforementioned agencies did not identify any concerns or issues, except for one.
The Division of Historical Resources noted the existence of archaeological site 8CR879 and noted that any development onsite should be sensitive to locating, assessing, and avoiding potential adverse impacts to historical resources. However, on August 15, 2025, a further review of the applicant’s environmental analysis by staff and the Historical Preservation Board (HAPB) noted that there was a mapping error which incorrectly identified the archeological site on the subject property. In actuality the archaeological site is located within the adjacent preserve lands for the Hacienda Lakes PUD to the West.
The subject property is on the western edge of the Picayune Strand State Forest and is surrounded by preserve
lands as part of nearby Hacienda Lakes development or development right severed
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properties. The property was designated as Sending during the creation of the subdistrict which is the
most restrictive of the three Rural Fringe subdistricts, even though the property has more relation to
the Receiving and neutral designations of the RFMU Overlay. The proposed subdistrict is also located
within the Belle Meade Hydrological Enhancement Overlay (BMHEO). The purpose of the BMHEO is to
restore natural flow ways and rebalance freshwater flows into two natural systems, specifically Naples
Bay and Rookery Bay.
The justifications provided for the proposed Future Land Use Change centers around commitments to
owner-occupied affordable housing, roadway improvements along Sabal Palm Road, storm water
drainage improvements, and vegetative landscape buffering between preserve lands and residential
development. The Sending designation of the applicable overlay does not allow density bonuses for
affordable housing commitment thus requiring this GMP amendment. To qualify for a growth
management plan amendment a public benefit must be provided by the proposal. It is a longstanding
stance of planning staff and the BCC that the inclusion of affordable housing in any project is considered
a community benefit.
The applicant is asserting that designating 15% of the total townhome units as affordable set-aside units,
that will be sold to households whose initial certified incomes are up to and including 120% of the Area
Median Income (AMI) for Collier County, provides sufficient public benefit for this petition. In
conversations with the County Affordable Housing department, it was deemed that this is an appropriate
justification for the proposed changes to the Future Land Use Element, as there is a great need for
additional owner-occupied affordable housing options within Collier County. Furthermore, the
proposed improvements to the roadway and stormwater system will help to further the goals of the Belle
Meade Hydrological Enhancement Overlay (BMHEO) by increasing the amount of water able to flow
under Sabal Palm Road from north to south. Staff have also requested the inclusion of Transfer of
Development Rights (TDRs), which the applicant has opposed.
RECOMENDATION:
Staff recommends that the CCPC forward Petition GMPA–PL20230016340, 341 Sabal Palm Road
Residential Subdistrict, to the Board of Zoning Appeals (BZA) with a recommendation of
APPROVAL.
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STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE
PLANNING SECTION
HEARING DATE: APRIL 17, 2025
SUBJECT: PETITION PL20230016340/LARGE SCALE GROWTH
MANAGEMENT PLAN AMENDMENT FOR THE 341 SABAL PALM
RESIDENTIAL SUBDISRICT
ELEMENTS: FUTURE LAND USE ELEMENT (FLUE)
______________________________________________________________________________
AGENT/APPLICANT:
Agent: D. Wayne Arnold, AICP Applicant: SWJR Naples I, LLC
Q. Grady Minor & Associates, P.A. 430 Bayfront Place
3800 Via Del Rey Naples, FL 34102
Bonita Springs, FL 34134
Owners: Henry J. Jacobs and Jerry J. Smits, Donna M. Smits as Trustee
Beverly A. Jacobs 122 W. Hilo Street of the Donna M. Smits Trust
15538 Calypso Lane Naples, FL 34113 632 Burdette Avenue
Orland Park, Illinois 60462 Glendale Heights, Illinois 60139
John H. Smits and Robert J. Smits and
Mary Grace Smits Pamela Smits
5920 Webster Street 113 Jamaica Drive
Downers Grove, Illinois 60516 Naples, FL 34113
,
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GEOGRAPHIC LOCATION:
The subject property comprises ± 169.19 acres in size and is located at 341 Sabal Palm Road,
approximately 1.4 miles east of Collier Boulevard.
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REQUESTED ACTION:
The applicant proposes a large-scale Comprehensive Plan amendment to the Future Land Use
Element (FLUE), specifically to create a new subdistrict called the 341 Sabal Palm Road
Residential Subdistrict, which will provide land for a maximum of 450 residential dwelling
units.
EXISTING CONDITIONS:
Subject Property: The ±169.19-acre subject site is currently home to the South Naples Citrus
Company, an orange grove and retail nursery in operation since the 1970s. According to the
Future Land Use Map (FLUM), the subject property is designated as the Sending subdistrict of
the Rural Fringe Mixed Use District, which is also classified as an Agricultural/Rural
Designation, as well as the Belle Meade Hydrological Enhancement Overlay (BMHEO). The
purpose of this subdistrict is to provide a balanced approach, including both regulations and
incentives, to protect natural resources and private property rights, while providing for large
areas of open space and allowing, in designated areas, appropriate types, density, and intensity
of development. More specifically, Sending Lands are those lands that have the highest degree
of environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species. The purpose of the BMHEO is to restore natural flowways and
rebalance freshwater flows into two natural systems – Naples Bay and Rookery Bay.
Surrounding Lands:
North: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use: Preserve.
East: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned: Agricultural, with the RMFU overlay designation. Land
Use: Vacant Agricultural/ Preserve.
South: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use; Preserve.
West: Future Land Use Designation; Sending subdistrict of the Rural Fringe Mixed
Use District. Zoned; Hacienda Lakes MPUD. Land Use; Preserve.
In summary, the existing and planned land uses in the larger surrounding area are preserved lands
not intended for residential development.
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BACKGROUND AND ANALYSIS:
The South Naples Citrus Grove has been a family-owned and operated facility since the late
1970s, consisting of approximately ±169.19-acres. It provides Collier County with locally
grown produce and a retail location for selling citrus and related food products. The property
is primarily accessed by Sabal Palm Road, which was originally developed as a logging road
for access to the cypress-rich woodlands that are now part of the Picayune Strand State Forest.
The road is now characterized by a mix of newer residential development near its beginning at
the eastern intersection with Collier Boulevard (SR 951) and agricultural activities, ranging
from landscape nurseries and companies to similar agricultural-related uses, a church, and
rural single-family homes to the east. The road also runs perpendicular to the FLUE line that
separates the Urban Residential Fringe areas from the Sending Lands of the RFMU Overlay.
The South Naples citrus farm is one of the last privately owned non-preserved properties along
Sabal Palm Road before it turns to gravel, ultimately granting access to the aforementioned state
forest. According to the Future Land Use Map, the subject property is situated within the
Sending Lands of the Rural Fringe Mixed Use District, which is designated as
Agricultural/Rural. The purpose of this subdistrict is to provide a balanced approach, including
both regulations and incentives, to protect natural resources and private property rights, while
providing for large areas of open space and allowing, in designated areas, appropriate types,
density, and intensity of development. More specifically, Sending Lands are those lands that
have the highest degree of environmental value and sensitivity and generally include significant
wetlands, uplands, and habitat for listed species. The proposed subdistrict is also located within
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the BMHEO. The purpose of the BMHEO is to restore natural flowways and rebalance
freshwater flows into two natural systems — Naples Bay and Rookery Bay. Naples Bay has
been adversely impacted over the years due to abundant fresh water from the Golden Gate
Canal and Rookery Bay, resulting from increased salinity caused by insufficient freshwater
inflow. The Comprehensive Watershed Improvement Plan is a county initiative designed to
address these adverse impacts through a series of hydrologic improvements that rebalance the
two natural systems, thereby rehydrating approximately 10,000 acres of land within and
adjacent to the Picayune Strand State Forest to reestablish historical flows through this area.
The applicant has proposed a 450-unit residential development on the subject ±169.19-acres
property by creating a new subdistrict in the Future Land Use Element, designated as the 341
Sabal Palm Residential Subdistrict. Of the total 450 units proposed, 340 will be typical single-
family homes and the remaining 110 will be townhomes, resulting in a density of approximately
2.66 units per acre. The applicant has justified the increase in density on this property by
committing 15% (68 units) of the total townhome units to affordable set-aside units that will be
sold to households whose initial certified incomes are up to and including 120% of the Area
Median Income (AMI) for Collier County. This also includes committing 55% of the site as
usable open space, roadway improvements, storm water drainage improvements, and vegetative
landscape buffering between preserve lands and residential development.
The FLUE language regarding the sending designation of the overlay discourages residential
development within sending designated areas and directs that any density that can be generated
from sending designated areas through the creation of Transfer of Development Rights (TDR)
credits be reallocated to more appropriate Receiving Lands or develop at a density of 1 unit per
40 acres or 1 unit per legal nonconforming lot less than 40 acres. This density limitation does
not restrict the use of lands that have not severed development rights for agricultural purposes,
as is currently being done on the subject site. This stance is further bolstered by the BMHEO,
which identifies the subject property as subject to the applicable overlay, allowing the
generation of 2 additional TDR credits per 5 acres beyond what is typical. The proposed
redesignation to allow residential density at the proposed 2.66 units per acre is inconsistent with
the RFMU designation and the BMHEO. The Comprehensive Planning staff believes that the
petitioner has not provided appropriate and relevant data and analysis to address the statutory
requirements for the Growth Management Plan Amendment (GMPA) identified below. In
review comment letters back and forth with the applicant Comprehensive Planning staff has
noted the inconsistencies in the request for this project by including affordable housing with the
applicable overlay and has requested additional data to support the change, requested the
inclusion of TDRs, suggested alternative type of residential development more consistent with
the goals and policies of the overlay, as well as an updated environmental analysis of the
surrounding properties not just the subject site all of which has been denied or opposed. The
applicant has continued to point out that they are providing affordable housing, roadway
improvements, and stormwater improvements as justifications for the change.
The current Sending FLUE designation allows for residential density within impacted
properties, such as this one. This language specifically states that single-family residential
development is permitted at a maximum density of one dwelling unit per 40 acres or one
dwelling unit per lot or parcel of less than 40 acres, which existed on or before June 22, 1999.
Sending Lands are the principal target for preservation and conservation. According to the
current Land Development Code (LDC) and Growth Management Plan (GMP) permitted use
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the applicant would be allowed to create a rural subdivision containing four 40-acre ranches all
of which could continue to operate agricultural uses such as equestrian facilities, nursery uses,
or other forms of agrotourism and create a bank of TDR credits at a rate of 4-6 credits per 5
acres to be used in an area that is more suitable for residential development. The applicant
disagrees with these assertions and believes that the commitment to affordable housing within
this area would benefit the community due to its proximity to other employment centers. While
staff acknowledges the need for residential densities in proximity to employment centers, staff
is of the opinion that this proposed intensity of development is inconsistent with what the
Future Land Use Plan promotes and suggests a more gradual change from residentially
designated areas to preserve designated areas. The proposed amendment does not satisfy the
gradual change designated in the FLUE, and staff believe the current permitted allowances
mentioned above are more appropriate for this property.
Undoubtedly, the inclusion of affordable housing in any project is a community benefit;
however, the sending designation does not allow a density bonus, even if it involves affordable
housing within these areas, to discourage urban sprawl-type development. The applicant
believes that providing 15% of the 450 or 68 units as for-sale income-restricted units provides
sufficient public benefit for this petition. The Comprehensive Planning staff believes that the
assertion that this should be applicable to this property, which is clearly identified for limited
development, is inconsistent with the county's goals and policies for sustainable growth and the
discouragement of unsustainable building practices. Furthermore, there is a limitation that the
affordable units are relegated to townhomes, which can be lackluster and inconsistent with the
goals and policies of the RFMU overlay's Sending designation.
Staff have requested additional
commitments to affordable housing as
well as the inclusion of
TDRs, to offset these inconsistencies,
which the applicant has opposed.
These additional commitments to
affordable housing, as well as the
inclusion of TDRs, would help offset
the negative impact of urban sprawl-
style development, such as this, within
an environmentally sensitive
designated area. If the requested
changes to increase additional
affordable housing commitments or
inclusion of TDRs are not provided by
applicant it is the opinion of staff that
the proposed development be limited to
a density of 1 to 1.5 units per acre to be more in line with the nearby Urban Residential designated
lands and to help further hold up the transitional nature of Sabal Pam Road from the Urban
Residential Fringe designated areas to the East and location of this subject petition.
As mentioned previously, the proposed commitment to 55% of the total lot area for open space is
also less than what would normally be allowed within designated sending areas. This exception to
open space requirements only applies within the receiving areas, not the sending designated areas,
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when commitments to affordable housing are applied. Due to this property’s location within the
sending/preserve designated areas, staff would like to see any development on this site be more
significantly buffered around all sides. Still, the north features open space areas totaling 60% of the
total project area and a landscape buffer to further ensure a gradual transition along Sabal Palm
Road and reduce interactions between residents and local fauna. This could be more easily achieved
through the implementation of cluster development.
Lastly, the applicant provided an environmental analysis applicable to the subject property. While
the analysis provides on-site improvements, the environmental review did not address the
surrounding properties, which are all designated as a preserve area either by the state or for the
nearby residential development called Hacienda Lakes MPUD. These lands, which are part of the
Hacienda Lakes PUD, serve as a preserve area, and the lands on which the TDRs were generated
allow for additional density within the Hacienda Lakes PUD.
The Comprehensive Planning staff finds that the creation of the proposed subdistrict on the
property, which would allow the uses identified within the subdistrict language, is inconsistent with
the goals and policies of the GMP and the Florida state statutes listed below. Staff can recommend
approval with the following conditions:
• Increase open space commitments to 60% with a buffer separating residential from preserve
lands.
• Reduce density from 2.66 to 1.5 units per acre with the same commitments to affordable
housing.
• Increase clustering of units.
• A singular development and amenity center
CRITERION FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter
163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary, indicated by the data
available on that particular subject at the time of adoption of the plan or plan amendment at
issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction. Support data
or summaries are not subject to the compliance review process, but the comprehensive plan
must be clearly based on appropriate data. Supporting data or summaries may be used to aid
in determining compliance and consistency.
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2. Data must be taken from professionally accepted sources. The application of a methodology
utilized in data collection or whether a particular methodology is professionally accepted
may be evaluated. However, the evaluation may not include determining whether one
accepted methodology is superior to another. Original data collection by local governments
is not required. However, local governments may use original data so long as methodologies
are professionally accepted.
3. The comprehensive plan shall be based on permanent and seasonal population estimates and
projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government using a professionally
accepted methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality, and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination
of nonconforming uses that are inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport, as defined in Section 330.35
and consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan designating the proposed future general distribution, location, and extent
of land use for residential, commercial, industrial, agricultural, recreational, conservation,
educational, public facility, and other categories of public and private land use. The
approximate acreage and the general range of density or intensity of use shall be provided for
the gross land area included in each existing land use category. The element shall establish the
long-term end toward which land use programs and activities are ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
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a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering
the character of the undeveloped land, soils, topography, natural resources, and historic
resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
The petitioner conducted a NIM on August 7, 2024, at the South Regional Library at 8065 Lely
Cultural Parkway and broadcast via Zoom. The meeting began at 5:30 p.m. and concluded at
approximately 6:12 p.m. Approximately 16 people were present, with three attendees joining
via Zoom.
Agent Wayne Arnold presented information about the proposed GMPA and PUD rezoning.
An attendee asked if the community would be gated, and the agent indicated it would likely be
gated. Concerns were raised about the impacts on the wildlife that is prevalent in the area.
Attendees expressed concerns about traffic on Sabal Palm Road and questioned whether the
two-lane roadway would be sufficient to handle the additional traffic generated by the
development. The petitioner representative advised that there are no known plans to signalize
the intersection of Collier Boulevard and Sabal Palm Road at this time, and no known plans for
the Benfield Road extension at this time. Concerns were raised about flooding in the area. The
petitioner's representative explained that part of the site would serve as a flowway to move
water from north to south through the site, and swales will be improved along Sabal Palm Road
when the roadway is improved. Attendees inquired about the extension of water and sewer
services to the site and whether neighboring properties would be required to connect.
See Attachment C for the NIM documentation.
FINDINGS AND CONCLUSIONS:
• This property is wholly within the Sending designation of the RFMU overlay, and the FLUE
does not support residential development here unless it is done at a rate of one unit per 40
acres.
• The proposed density is significantly greater than what is allowed by the existing subdistrict
designation.
• This property could generate a bank of TDR credits to be sold to other developers in the
receiving areas, and four 40-acre ranches could be created and sold individually.
• Water and sewer services are available along Sabal Palm Road; however, they do not extend
to this site.
Environmental Findings:
The subject property is ±169.19-acres. Environmental Services staff verified the acreage of native
vegetation on-site during the review of the project's Planned Unit Development (PUD). The subject
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property is currently zoned Rural Fringe Mixed-Use Sending (RMFU) and Natural Resource
Protection Area (NRPA).
The proposed GMPA does not affect the requirements of the Conservation and Coastal
Management Element (CCME) regarding the protection and preservation of native vegetation on-
site. Native vegetation on-site will be retained in accordance with the requirements of CCME
Policy 6.1.2 and Section 3.05.07 of the LDC. Environmental Services staff recommends approval of
the proposed petition.
Littoral Shelf Planting Area
The applicant has proposed a reduction from the littoral planting criteria in CCME Policy 6.1.7,
which requires that wet detention ponds within the Urban Designated area have a littoral shelf with
an area equal to 2.5% of the pond's surface area, measured at the control elevation, and planted with
native aquatic vegetation. Wet detention ponds within the Rural Fringe Mixed-Use District shall
have a littoral shelf with an area equal to 30% of the pond’s surface area, measured at the control
elevation, and be planted with native aquatic vegetation.
The applicant requests that the total littoral planting shelf area be reduced to 7% of the wet
detention pond area. The littoral area will be planted adjacent to a designated preserve in a larger
aggregated littoral planting area. Environmental Services staff supports reducing the amount of
littoral planting to allow for a consolidated littoral area. The consolidated littoral area will create
and enhance wading bird and waterfowl habitats and foraging areas. These areas will be designed to
recreate the function of wetlands, maximize habitat value, and minimize maintenance efforts. The
consolidation of the littoral planting area will enhance the survivability of littoral area plant species,
as they have a lower survivability rate in littoral planting areas along multiple lakes. The
concentration of the littoral plantings will meet the intent of the GMP requirement, which is to
enhance water quality and provide habitat for a variety of aquatic species and birds. The littoral
requirements for the excavation lakes will be met through an established flowway with littoral
planting adjacent to the proposed preserve area.
Landscape Buffer with fence/wall
The applicant proposes reducing the open space between the proposed project's boundary and the
natural reservation required by CCME policies 6.5.1 and 6.5.2. Policy 6.5.1 establishes that
developments contiguous to natural preserves should be included in the development review
process. Policy 6.5.2 establishes criteria for developments contiguous to natural reservations to
reduce negative impacts. The required open space shall be used to provide a buffer between the
project and the natural reservation. A natural preserve is an area set aside for protecting,
conserving, and preserving natural resources. The subject property is adjacent to the Fakahatchee
Strand State Preserve, a natural preserve.
CCME Policy 6.5.2 (1): Open space allowed between the project’s non-open space uses and the
boundary of the natural preserve shall include those areas of natural preserve, natural or man-made
lakes, golf courses, recreational areas, required yard setback areas, and other natural or man-made
open space requirements. Existing agricultural operations shall be allowed within the open space
requirements, with additional agricultural clearing allowed subject to best management practices,
consistent with the provisions of the Right to Farm Act.
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Within the Rural Fringe Mixed Use District, more intense open space uses are to be set back 300
feet from the natural preserve boundary. The applicant proposes to install a 30-foot-wide Type ‘A’
buffer with a 10-foot-high wall/fence, except when abutting the Flowway preserve or Sabal Palm
Road. Environmental Services staff supports the proposed buffer with a wall/fence. The subject
property has been historically cleared and used for agricultural uses; as such, there isn't existing
native vegetation to preserve and buffer adjacent to the natural reservation. The 30-foot-wide Type
‘A’ buffer with a wall/fence will create a buffer, establish a boundary, and discourage large
mammals from entering the subject property.
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. Environmental Services staff recommends approval of the
proposed petition.
LEGAL CONSIDERATIONS:
The County Attorney’s Office reviewed this Staff Report on March 17, 2025. The criteria for GMP
amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and 163.3177(6)(a)2,
Florida Statutes. The criteria for changes to the Future Land Use Map are in Section
163.3177(6)(a)8, Florida Statutes.
STAFF RECOMMENDATION:
Staff recommends denial of the subdistrict as proposed; however, if the applicant agrees to the
requested changes, staff recommends that the Collier County Planning Commission forward
petition PL20230016340, 341 Sabal Palm Residential Subdistrict GMPA, to the Board of County
Commissioners with a recommendation to approve.
NOTE: This petition has been tentatively scheduled for the May 27, 2025, BCC meeting.
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ORDINANCE NO. 2026- _______
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND MAPS TO
CHANGE THE LAND USE DESIGNATION FROM
AGRICULTURAL/RURAL DESIGNATION, RURAL FRINGE MIXED
USE DISTRICT-SENDING LANDS TO AGRICULTURAL/RURAL
DESIGNATION, AGRICULTURAL/RURAL MIXED USE DISTRICT,
341 SABAL PALM ROAD RESIDENTIAL SUBDISTRICT TO ALLOW
UP TO 423 OWNER-OCCUPIED DWELLING UNITS WITH
AFFORDABLE HOUSING, AND FURTHERMORE DIRECTING
TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE
FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR
SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE.
THE SUBJECT PROPERTY IS 169.19± ACRES AND LOCATED ON
THE SOUTH SIDE OF SABAL PALM ROAD APPROXIMATELY 1.4
MILES EAST OF COLLIER BOULEVARD IN SECTION 25,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY,
FLORIDA. [PL20230016340]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, SWJR Naples I, LLC requested an amendment to the Future Land Use
Element and Maps; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Commerce for preliminary review on June 2, 2025, after public hearings
before the Collier County Planning Commission and the Board of County Commissioners; and
WHEREAS, the Department of Commerce reviewed the amendments to the Future Land
Use Element and Maps to the Growth Management Plan and transmitted its comments in writing
to Collier County within the time provided by law; and
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WHEREAS, Collier County, has 180 days from receipt of the Comments Report from the
Department of Commerce to adopt, adopt with changes or not adopt the proposed amendments to
the Growth Management Plan; and
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendments and
other documents, testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on ________________, and the
Collier County Board of County Commissioners held on ________________; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Future Land Use Element and Maps attached hereto as Exhibit
“A” and incorporated herein by reference, are hereby adopted in accordance with Section
163.3184, Florida Statutes, and shall be transmitted to the Florida Department of Commerce.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _____ day of _______________________ 2026.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By:__________________________ By: ______________________________
Deputy Clerk Dan Kowal, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A –Proposed Text and Map Amendment
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341 Sabal Palm Road Residential Subdistrict (PL20230016340)
Growth Management
Data and Analysis
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Data Analysis Cvr Pg-r1.docx
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
This Growth Management Plan amendment application proposes to create a new subdistrict
on approximately 169 acres in order to allow up to 450 residential dwelling units. The
applicant understands the residential housing market demand in Collier County, and the need
to provide income restricted housing in order to facilitate the Collier County workforce to not
only reside in the County in which they work, but also to live in a location proximate to
employment opportunities within Collier County. The applicant has committed to providing
15% of the housing units as for-sale dwelling units for home purchasers having income levels
between 80% and 120% of the Area Median Income
The applicant has prepared an exhibit (Employment Map) to this analysis which identifies the
central location of the subject property (10-mile radius) to employment centers located in
Collier County, which includes governmental services such as schools, fire, Sheriff and EMS
facilities as well as the County’s governmental center. Within the 10-mile radius of the site,
there are also numerous other private sector employment opportunities which include
hospitals, multiple hotels, retail centers, and golf courses. All of these employers will benefit
from the additional income restricted housing that will be constructed within this subdistrict.
The application also includes the County’s report and ULI report of the need for affordable
housing as additional data demonstrating the need for the proposed housing.
Policies 5.5 and 5.7 discourage unacceptable levels of urban sprawl by utilizing urban areas
for development before redesignating new property for urban intensity. The proposed
development is located within the Agricultural / Rural Designation, RF-Sending. The site is
well-suited for residential development in lieu of agricultural operations or other uses
permitted by right under the current Future Land Use designation.
Policy 5.6 requires that new projects will be compatible with and complementary to the
surrounding land uses. The proposed project will consist of up to 340 single family homes and
110 multi-family townhome dwelling units. The property is presently zoned A/ST (RFMUO-
NRPA-SENDING), which permits buildings to have a zoned height of 35’. The development
standards table identifies a zoned height of 35’ and a maximum height of 45’. This is
compatible with the one Agriculturally zoned property adjacent to the northeast of the site.
Other immediately surrounding properties are zoned PUD; however, are restricted for
preservation as part of the Hacienda Lakes PUD. The 341 Sabal Palm Road RPUD conceptual
master plan identifies the highest quality vegetated areas of the site as preservation areas.
The proposed preservation area near the southern portion of the site is adjacent to off-site
preservation lands.
Objective 7, and implementing Policies 7.1-7.7, promote smart growth policies to reduce
greenhouse gas emissions and to adhere to the development character of the County. The
proposed project cannot be interconnected to the adjoining property to the west, south or east
as these lands are utilized for preservation and mitigation.
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Employment Areas – 10 Mile Radius
Schools:
Seacrest Country Day School
Avalon Elementary School
Lely Elementary School
Lely High School
Calusa Park Elementary School
St. John Neumann Catholic High School
St Elizabeth Seton Catholic School
Lavern Gaynor Elementary (LGE) School
Golden Terrace Elementary School NORTH
Golden Gate High School
Golden Gate Middle School
Fun Time Early Childhood Academy Golden Gate
Major Retailers:
Publix
Publix Super Market at Shoppes at Fiddler's Creek
Publix Super Market at Freedom Square
Publix Super Market at Naples Lakes Village Center
Publix Super Market at Shops at Hammock Cove
Publix Super Market at Naples Towne Centre
Publix Super Market at Kings Lake Square
Publix Super Market at Berkshire Commons
Publix Super Market at Brooks Village
Walmart
Walmart Supercenter 6650 Collier Blvd, Naples, FL 34114
Walmart Supercenter 9885 Collier Blvd, Naples, FL 34114
Walmart 3451 Tamiami Trail E, Naples, FL 34112
Shopping Centers
Tamiami Crossing
Shops at Eagle Creek
Naples Outlet Collection
Lakewood Plaza
Naples Towne Centre South
Berkshire Commons
Home Improvement Stores
Home Depot
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Lowes
Country Clubs:
Naples Reserve
The Links of Naples
Fiddlers Creek
Eagle Creek Golf & Country Club
Hammock Bay Golf & Country Club
Treviso Bay
Lely Resort Golf and Country Club
The Classics Country Club
Royal Palm Golf Club
Royal Wood Golf & Country Club
Naples Lakes Country Club
Forest Glen Golf & Country Club
Cedar Hammock Country Club
Countryside Golf & Country Club
Naples Heritage Golf & Country Club
Lakewood Country Club
The Glades Golf & Country Club
Windstar on Naples Bay
Fire/EMS/Sheriff
Greater Naples Fire Rescue - Station #20
Greater Naples Fire Rescue - Station #21
Greater Naples Fire Rescue - Station #23
Greater Naples Fire Rescue - Station #24
Greater Naples Fire Rescue - Station #72
Greater Naples Fire Rescue - Station #70
Naples Fire-Rescue Dept. Station #3
Collier County EMS 25
Collier County Ems Station 75
Medic 23
Collier County Sheriff's Office
Collier County Sheriff's Office - District 2
Collier County Sheriff's Office - District 3
Collier County Sheriff's Office - District 5
Naples Police Department
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Hospitals:
Physicians Regional
NCH Downtown Naples
Hotels:
AC Marriott Downtown
Bayfront Inn
Fairfield Inn
Four Seasons
Great Wolf Lodge
Hyatt House
LaQuinta Inn & Suites
Naples Bay Resort
Springhill Suites
Woodspring Suites
City of Naples
Collier County Government Center
Naples Airport
Rookery Bay
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Travel times to employment areas:
1. Physicians Regional Hospital 5 minutes
2. The Arlington of Naples ALF 5 minutes
3. Naples Lakes Country Club 8 minutes
4. Publix at Naples Lakes Village 7 minutes
5. White Lake Industrial Park 13 minutes
6. Walmart Super Center
a. 9885 Collier Blvd 9 minutes
b. 6650 Collier Blvd 11 minutes
7. Lowes 10 minutes
8. Lely High School 10 minutes
9. Golden Gate High School 14 minutes
10. Collier Government Center 18 minutes
11. Marco Island 20 minutes
12. Naples Bay Resort 20 minutes
13. Naples Community Hospital 25 minutes
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CONSOLIDATED PLAN
2021-2025
Prepared By: Blulynx Solutions
Page 326 of 14062
Consolidated Plan COLLIER COUNTY 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
Table of Contents
Executive Summary ....................................................................................................................................... 4
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) ......................................................................... 4
The Process ................................................................................................................................................. 15
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) ........................................................................... 15
PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and 91.315(I) ............................ 17
PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c) ................................................. 33
Needs Assessment ...................................................................................................................................... 42
NA-05 Overview ...................................................................................................................................... 42
NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c) .................................................................... 42
NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) ........................................ 54
NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2) ............................ 59
NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) .................................. 64
NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) ..................................................... 66
NA-35 Public Housing – 91.205(b) .......................................................................................................... 69
NA-40 Homeless Needs Assessment – 91.205(c)Introduction: .............................................................. 75
A variety of housing and shelter models are available within the community including emergency
shelter (ES), transitional housing (TH), permanent supportive housing (PSH), rapid re-housing (RRH).:
................................................................................................................................................................ 75
NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d) ........................................................... 78
NA-50 Non-Housing Community Development Needs – 91.215 (f) ....................................................... 80
Housing Market Analysis ............................................................................................................................. 82
MA-05 Overview ..................................................................................................................................... 82
MA-10 Number of Housing Units – 91.210(a)&(b)(2) ............................................................................. 82
MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) ............................................................... 85
MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)...................................................... 88
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Consolidated Plan COLLIER COUNTY 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
MA-25 Public and Assisted Housing – 91.210(b) .................................................................................... 92
MA-30 Homeless Facilities and Services – 91.210(c) .............................................................................. 95
MA-35 Special Needs Facilities and Services – 91.210(d) ....................................................................... 97
MA-40 Barriers to Affordable Housing – 91.210(e) .............................................................................. 100
MA-45 Non-Housing Community Development Assets – 91.215 (f) .................................................... 102
MA-50 Needs and Market Analysis Discussion ..................................................................................... 108
MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households -
91.210(a)(4), 91.310(a)(2) ..................................................................................................................... 113
MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3) ......................................................................... 115
Strategic Plan ............................................................................................................................................ 116
SP-05 Overview ..................................................................................................................................... 116
SP-10 Geographic Priorities – 91.215 (a)(1) .......................................................................................... 119
SP-25 Priority Needs - 91.215(a)(2)....................................................................................................... 122
SP-30 Influence of Market Conditions – 91.215 (b) .............................................................................. 130
SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) ................................................................. 131
SP-40 Institutional Delivery Structure – 91.215(k) ............................................................................... 135
SP-45 Goals Summary – 91.215(a)(4) ................................................................................................... 141
SP-50 Public Housing Accessibility and Involvement – 91.215(c) ......................................................... 145
SP-55 Barriers to affordable housing – 91.215(h) ................................................................................. 145
SP-60 Homelessness Strategy – 91.215(d) ............................................................................................ 146
SP-65 Lead based paint Hazards – 91.215(i)y ....................................................................................... 148
SP-70 Anti-Poverty Strategy – 91.215(j) ............................................................................................... 149
SP-80 Monitoring – 91.230 ................................................................................................................... 149
Expected Resources .................................................................................................................................. 151
AP-15 Expected Resources – 91.220(c)(1,2) ......................................................................................... 151
Annual Goals and Objectives ..................................................................... Error! Bookmark not defined.
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Consolidated Plan COLLIER COUNTY 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-20 Annual Goals and Objectives ...................................................................................................... 155
Projects ................................................................................................................................................. 158
AP-35 Projects – 91.220(d) ................................................................................................................... 158
AP-38 Project Summary ........................................................................................................................ 161
AP-50 Geographic Distribution – 91.220(f) ........................................................................................... 171
Affordable Housing ............................................................................................................................... 172
AP-55 Affordable Housing – 91.220(g) ................................................................................................. 172
AP-60 Public Housing – 91.220(h) ......................................................................................................... 173
AP-65 Homeless and Other Special Needs Activities – 91.220(i) .......................................................... 175
AP-75 Barriers to affordable housing – 91.220(j) ................................................................................. 177
AP-85 Other Actions – 91.220(k) .......................................................................................................... 177
Program Specific Requirements ............................................................................................................ 181
AP-90 Program Specific Requirements – 91.220(l)(1,2,4) .................................................................... 181
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Consolidated Plan COLLIER COUNTY 4
OMB Control No: 2506-0117 (exp. 09/30/2021)
Executive Summary
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)
1. Introduction
The 2021-2025 Consolidated Plan for Housing and Community Development provides the U.S.
Department of Housing and Urban Development (HUD) with information on Collier County’s
intended uses of funds HUD's Community Development Block Grant (CDBG), HOME Investment
Partnerships (HOME), and Emergency Solutions Grants (ESG) programs. The County allocates the
annual funding from these programs to public, private, or non-profit parties consistent with HUD
program goals and requirements. Below is a list of each of the grant program objectives:
CDBG Program: Provide decent housing, creating suitable living environments, and
expanding economic opportunities principally for low- and moderate-income persons.
HOME Program: Provides funding for a wide range of activities including building, buying,
and/or rehabilitating affordable housing for rent or homeownership or providing direct
rental assistance to low-income people.
ESG Program: ESG funds improve the number and quality of emergency shelters for
homeless individuals and families, help operate shelters, provide essential services to
shelter residents, rapidly rehouse homeless individuals and families, and prevent families
and individuals from becoming homeless.
The County submits the Consolidated Plan to HUD every five years and has a program year
beginning October 1 and ending September 30. The County’s Annual Action provide a concise
summary of the actions, activities, and specific federal and nonfederal resources that will be used
each year to address the priority needs and goals identified in the Consolidated Plan.
The County has identified the following Goals to be addressed over the 2021-2025 Consolidated
Plan period and during the 2021 Annual Action Plan:
Goal # Goal Name
1 Housing Affordability
2 Homelessness & Homelessness Prevention
3 Public Facilities
4 Public Infrastructure Improvements
5 Public Services
6 Affirmatively Furthering Fair Housing Choice
7 Program Administration and Planning
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Consolidated Plan COLLIER COUNTY 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
Community Profile and Needs
The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative
data as well as community input in order to identify housing, homelessness, and community
development needs and trends. This picture of need is the basis of the proposed objectives and
outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American
Community Survey (ACS) data and community surveys that provides the foundation for
development of the document, the Cities of Naples, Everglades, and Marco Island built on the
work of several active committees and recent studies that addressed housing, homeless and
community development. The assessment was also informed by additional consultations with
city officials and other important stakeholders such as the Affordable Housing Advisory
Committee, United Way of Collier County, and the Collier County Homeless Coalition.
In 2020, the County’s economy has continued to diversify and improve, while at the same time
leaving many in the community still struggling to find jobs with wages to cover increasing housing
costs. There is a significant number of households who cannot meet the basic needs for food,
shelter, medical care, and transportation. In addition, there are a growing number of seniors,
persons with disabilities, and others who are unable to work. These factors, combined with a very
tight housing market, have resulted in many households paying more than they can afford, and
a growing number of persons experiencing homelessness. It is important to note that the impacts
of the COVID-19 are too recent to be reflected in the 2020 and 2019 ACS data used for the analysis
provided below.
Population Growth
As noted in the 2019 Census American Community Survey, Collier County, Florida had a total
population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males
when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and
159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier
County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also
increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s
population decreased to 190, a 41.89% decrease since 2010. Accounting for population growth
over the last 10 years, Collier County is expected to continue to grow over time.
Age Distribution
The population of Collier County is aging. According to ACS, in 2010 there were 70,289 people
aged 60 to 75 and this grew to 87,042 in 2019. For the same period, there were 193,930 people
under the age of 55 in 2010, which has also risen to 205,929 in 2019.
Racial and Ethnic Composition
Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the
fastest growing population, representing 28.6% of the population in the County in 2019. While
11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768
American Indian and Alaska Natives, and 6,414 multi-racial persons.
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Household Composition
As of 2019, Collier County has a total of 140,578 households. There were 10,797 households in
Naples, 8,379 in Marco Island, and 101 in Everglades City. In Collier County, of the 140,578 total
household there were 10,194 single female-headed households and 4,417 single male-headed
households. There has also been a significant increase in nonfamily households 43,299 which
now make up 30.8% of all households as compared to 2010 which had 37,996 or 32.12%. The
largest growth in household type is non-family households which increased 13.95% between
2010 and 2019. In 2019, the average household size is 2.71 in Collier County.
Multigenerational living is defined as residing in a home with three or more generations.
According to Generations United, the past ten years have seen a remarkably large leap in
multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in
the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022)% were
living in multigenerational households. This data is collected during the decennial census every
ten years and this data is the most recent data available.
MULTIGENERATIONAL HOUSEHOLDS
Label Estimate Percent
Multigenerational
Households 3,022 2.6%
Other Households 115,236 97.4%
TOTAL 118,258 100%
Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables
Income and Poverty
According to 2019 ACS, the median income of households in Collier County, Florida was $76,025.
An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over
$200,000 or more. The Median Household Income for Collier County is higher than the US
($65,712) and our northern county, Lee County ($57,832). While income has risen slightly there
remain many low wage jobs and data has shown this contributes to financial instability as
evidenced by other indicators: 6.5% or 9,164 residents receive food stamp benefits (SNAP), 61%
of students are eligible for free and reduced lunch. In 2019, 48,825 individuals in Collier County
had incomes below 125 % of the poverty levels as indicated in the chart below.
%
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Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download
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Persons with Disabilities
According to the 2019 ACS, of the total Collier County population of 384,902 there were 47,569
people, or 12.3%, living with one or more disabilities. The highest reported disabilities include
ambulatory at 6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%.
Persons Experiencing Homelessness
The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing
homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met
HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to
COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were
seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49
were families with comprised of adults and 109 children. For FY 2021, Collier County reported
that 568 unduplicated individuals who were homeless received human services from one or more
agencies. During the 2020-2021 school year, the Collier County public school reported 805
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homeless youth, includes students who are staying with friends or family. The reported number
includes 183 homeless youth (16 and older) who were unaccompanied.
Persons with Special Needs who are not Homeless.
Limited new data exists specific to non-homeless special needs populations in Collier County.
There are numerous sub-populations in this community. Of those, there are some that have both
enough and unique housing and service needs that warrant identification. Those include the
following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic
violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people
with physical and mental disabilities, veterans, youth and young adults, and youth aging out of
foster care.
Employment and Economy
Economic conditions in Collier County have recovered significantly in the past decade, and the
County has emerged as a more diversified economy than it was before the Great Recession. The
number of jobs has grown steadily during the decade, and unemployment rates have remained
relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as
reflected in the household earnings chart below:
Household Earnings 2017-2019
Collier County, Florida
2017 2018 2019
$40,622.00 $40,892.00 $41,415.00
Source: Census, ACS Estimates 2017-2019, data.census.gov
As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557
(49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total
population was unemployed.
While there have been recent and significant job losses as a result of COVID-19, it is unclear how
sustained these job losses will be as social distancing measures diminish. It is apparent however
that many people with limited incomes are experiencing financial instability as a result of recent
events.
Housing Units and Tenure
According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority
of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the
total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units
at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of
mobile/manufactured homes at 12,499 (5.6%) of the housing units.
Housing Cost Burden
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While wages and incomes have continued to rise in recent years, they have not kept pace with
the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median
Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the
county area have risen more sharply since 2010, especially in recent years. According to 2019
ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and
2019, reaching $370,000. The County’s median gross rental rates have also increased
substantially faster than incomes and the home values. Between 2010 and 2019, the median
rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay
more for housing than is affordable, or are unable to afford any housing. Households paying more
than 30% of household income are considered to have a ‘housing cost burden’. According to 2019
ACS, a total of 19,977 of renters in Collier County have cost burdens greater than 30% of their
income, while a total of 14,910 of homeowners have cost burdens greater than 30% but less than
50% of their income. HUD Comprehensive Housing Affordable Strategy (CHAS) (2011-2015) data
estimates the County had a total of 13,977 renter households and 14,154 of owner households
spent more than 30% of their income on housing costs.
Housing Conditions and Lead Based Paint
The U.S. Environmental Protection Agency’s Report on the National Survey of Lead-Based Paint
in Housing released in 1995 found that 83% of the nation’s privately owned housing units built
before 1980 had lead-based paint somewhere in the building. The study suggests that older
homes are more likely to have lead-based paint than newer homes. According to the 2019 ACS,
approximately 17% (37,852) of the total housing units were built prior to 1980 may be at risk of
containing lead-based paint. Lead-based paint numbers are estimated since census data is not
broken out annually. Since lead-based paint was outlawed in 1978 and census data is not
available annually, all housing built after 1980 was excluded from the potential pool of housing
potentially contaminated with lead-based paint.
Despite the age of the housing stock, the physical condition of the housing in Collier County is
generally good, as there are relatively few housing units (1,715) in the area that are considered
substandard according to HUD. Based on input received during provider and public consultations,
units available to low-income residents tend to have more significant issues, and because of the
scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear
of losing the housing.
2. Summary of the objectives and outcomes identified in the Plan Needs Assessment
Overview
During the development of the Consolidated Plan, seven priority needs were identified. The
priority needs and associated goals for 2021-2025 are summarized below:
1. Housing Affordability
• New Construction, Rehabilitation, or Acquisition of Housing for Homeownership
• New Construction, Rehabilitation, or Acquisition of Housing for Rental Housing
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• Homebuyer Assistance
• CHDO Set-Aside
• Tenant Based Rental Assistance
2. Homelessness & Homelessness Prevention
• Support Emergency Housing and Services for the Homeless
• HMIS Support
• Provide Rapid Re-Housing and Homelessness Prevention
3. Public Facilities
• Improve Public Facilities
• Improve Other Facilities
4. Public Infrastructure Improvements
• Public Infrastructure Improvements
5. Public Services
• Provide Public Service
6. Affirmatively Furthering Fair Housing Choice
• Provide assistance and education to homebuyers.
7. Program Administration and Planning
• Program Administration
3. Evaluation of past performance
Each year, Collier County reports its progress in meeting the five-year and annual goals in the
Consolidated Annual Performance Evaluation Report (CAPER). Listed below are some of the goals
and accomplishments in the County’s Fiscal Year (FY) 2019 CAPER.
The County successfully utilized CDBG, HOME, and ESG funds by increasing housing assistance
for low- and moderate-income persons and allocating funds to public infrastructure and facility
improvements, public services to local non-profit organizations to provide essential social
services for the homeless, LMI persons, and non-homeless special needs population, affordable
housing initiative and at-risk of homelessness activities.
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For FY2020, the fourth year of the Consolidated Plan period, Collier County made significant
strides in meeting the strategic plan objectives. Collier County expended an estimated
$2,669,701.85 in CDBG, HOME, and ESG funding on activities meeting its strategic plan goals and
assisted approximately 391 persons through public services, land acquisition to benefit 51
households with future affordable housing, public facilities and infrastructure projects also had
an area wide benefit of over 24,587 low-moderate persons in the County.
4. Summary of citizen participation process and consultation process
During the preparation of Collier County’s FY2021-2025 Consolidated Plan and FY2021 Action
Plan, a Public Hearing was held on May 3, 2021 to obtain the specific housing and related services
needs for the County. All comments received have been included in this Consolidated Plan. The
following methods were used to obtain public and private input:
• Two needs assessment meetings were held on February 17, 2021 to obtain the specific
housing and related services needs for the County.
• A 30-day comment period was held from April 30, 2021 through May 31, 2021 for the
public to review and provide comments on the Annual Action Plan. The plan was available
for review in hard copy at the County’s Community and Human Services Division and on
the County’s website at https://www.colliercountyfl.gov/your-government/divisions-a-
e/community-and-human-services
5. Summary of public comments
Below are the summary comments received during the needs assessment meeting.
Question 1. What do you believe are the greatest community development needs in the
area? Where are these needs most acute?
Responses:
• Affordable Housing is a large need
• There is a deferred maintenance of affordable housing due to past Hurricane
Irma
• High need for affordable housing in Immokalee
• Habitat for Humanity is a proponent affordable housing
• There is a high need for senior housing and workforce housing
• Access to affordable housing across the spectrum
• There are no county incentives for affordable housing
• Rural neighborhoods have a high need for rental for low-income households
• Land development cost are extraordinarily high
• Habitat builds 90-100 per year but still have a waiting list
• Other needs include food deserts, low access to transportation, emergency beds
and transitional shelters, and not enough housing
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• Bulk of the economy is in the coastal areas in Collier.
• Rural areas have several low wages jobs
• Majority of income for Collier County residents earn less than $35,000 a year.
• 2-bedroom rent is about $1,500 per month
• Median home prices in Collier are $550,000
• There is a high influx of out of state persons using up affordable rental property.
Question 2 What do you believe are the greatest fair and affordable housing needs in
the area? Where is this housing most needed?
• The greatest need is access to housing under $400,000.
• Lots of development of Condo’s that are under $300,000 with HOAs which
makes it unaffordable.
• Strong coalition of nonprofit network
• Immokalee Fair Housing Alliance is currently building 128 affordable units.
Question 3. Do area residents of similar incomes generally have the same range of
housing options?
No, there are not good housing options for low wage earners.
Low wage earners may have to rent a room or substandard units.
Question 4. Are there any barriers other than income/savings that might limit housing
choices?
Primary barrier is affordability, clients have to decide where to live.
Question 5. Are public resources (e.g., parks, schools, roads, police & fire services, etc.)
invested evenly throughout all neighborhoods?
• County has put in sufficient efforts to ensuring equal resources like parks in all
areas.
• There is a greater focus on public resources available throughout the County.
• 80% of Collier is restricted by wetlands.
• Rural Neighborhood, a nonprofit organization, has acquired affordable rental
housing and will build 400-unit apartment complex.
Other Comments:
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The issue of persons who are not legal remains with any funds appropriated from Collier County
since there was an Executive Summary passed by the BCC for housing programs back in 2016 that
stated in Collier funds would be used for U.S. citizens and registered aliens.
6. Summary of comments or views not accepted and the reasons for not accepting them.
All comments were accepted.
7. Summary
In summary, the Consolidated Plan and Annual Action Plan have been developed with community
input and reflect the needs of the County. Many components of the Consolidated Plan were built
on prior plans and strategies generated by local input. During the next Five-year Consolidated
Plan period the County will continue to utilize CDBG, HOME and ESG funding to address the
priority needs of low-income households.
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The Process
The Consolidated Plan was developed through extensive consultation with partner organizations
and other stakeholders, as well as broad input from community members. Several
intergovernmental and advisory committees—representing the affordable housing provider,
advocates, and other key community stakeholders—played an integral role. The Consolidated
Plan also incorporated valuable data and analysis from several recently published reports on
demographic, housing, community, and economic development conditions and needs. Service
providers also shared their insights through an online survey. Extensive public outreach was
conducted to allow other community members to share their insights during the planning process
through public hearings, and online surveys. This section summarizes the extensive consultation
and citizen outreach conducted.
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b)
1. Describe agency/entity responsible for preparing the Consolidated Plan and those
responsible for administration of each grant program and funding source
The following are the agencies/entities responsible for preparing the Consolidated Plan and those
responsible for administration of each grant program and funding source.
Agency Role Name Department/Agency
CDBG Administrator Collier County Community & Human Services Division
HOME Administrator Collier County Community & Human Services Division
ESG Administrator Collier County Community & Human Services Division
Table 1 – Responsible Agencies
Narrative
The Collier County Community & Human Services Division is the lead agency responsible for the
development, administration, and review of the 2021-2025 Consolidated Plan and the 2021
Annual Action Plan. The Division administers Community Development Block Grant (CDBG),
HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds received
from the U.S. Department of Housing and Urban Development (HUD), and coordinates execution
of projects related to the priorities and goals identified in the Consolidated Plan.
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Consolidated Plan Public Contact Information
Kristi Sonntag, Director
Community and Human Services Division
3339 East Tamiami Trail
Health and Public Services Building H, Room 213
Naples, Florida 34112
Phone: (239) 252-2486
Fax: (239) 252-2638
Email: Kristi.Sonntag@colliercountyfl.gov
Website: http://www.colliergov.net/your-government/divisions-a-e/community-and-human-
services
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PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and
91.315(I)
1. Introduction
The County developed an outreach effort to maximize input from a large cross-section of
stakeholders. This outreach effort included public meetings, neighborhood meetings, published
meeting notices, and a web survey conducted in both English and Spanish. Consultation with the
community and affected service providers is a fundamental component of the Consolidated Plan
and Action Plan process. Collier County conducted significant consultation with citizens,
municipal officials, non-profit agencies, public housing agencies, governmental agencies, and the
Continuum of Care in preparing this Plan.
The last piece of the stakeholder outreach component involved surveying local broadband and
hazard mitigation agencies. Additionally, a total of 536 stakeholders completed surveys inquiring
about the community and housing needs throughout the County. The County held two virtual
public meetings on February 17, 2021 at 11:00am and 3:00pm through its public participation
process prior to the development of the plan and one public meeting to review the draft
priorities. These meetings are summarized in the Citizen Participation Section of this plan. Drafts
of the plans have been posted on the County webpage. Notices of public meetings and hearings
were published in the local newspaper.
Stakeholder Focus Groups and Interviews: From February 2021 through April 2021, a series of
stakeholder meetings and interviews was conducted to discuss issues and opportunities related
to housing and community development needs as well as fair housing issues. Individuals
representing government and policy makers, nonprofit organizations, affordable housing
providers, and other interested parties were invited to participate to ensure that as many points
of view as possible were heard. Over the course of one-on-one interviews and small focus group
meetings, approximately five local nonprofit organizations provided their feedback in person.
Several meetings were held with the local committees and in other settings. Public presentations
of the findings and recommendations from the Needs Assessment, Market Analysis, and Priority
and Needs sections were shared at multiple community meetings in February.
Community and Agency Surveys: Separate online surveys were developed to gather information
about current community conditions and needs. A total of 536 representatives from community
agencies and the public responded to the online survey. This survey sought input from housing
community development stakeholders and community members for the purposes of identifying
priority needs, reviewing, and providing feedback on the County’s current priorities, and
providing feedback on the housing and community development conditions in Collier County.
The agency survey received responses from a range of organizations including city agencies,
housing providers, and social service providers and advocate groups. The participating agencies
provide social services support to low-income and near-homeless populations to maintain
housing and secure available public and private resources. Agencies providing temporary and
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transitional housing to at-risk populations like single mothers, victims of domestic abuse, elderly,
people with disabilities and/or mental illnesses, etc. were identified and reached out to for
information through the survey as well as in-depth interviews.
Consolidated Plan Advisory Committee: The Affordable Housing Advisory Committee provided
input and feedback during several meetings on current housing and community development
conditions, needs, and strategies.
Provide a concise summary of the jurisdiction’s activities to enhance coordination between
public and assisted housing providers and private and governmental health, mental health, and
service agencies (91.215(I)).
During the development of the Consolidated Plan, the County sought to encourage a high level
of public communication and agency consultation in an effort to demonstrate its commitment to
identifying priority needs and engaging the participation of citizens, public agencies, and
nonprofit organizations in a positive and collaborative manner. A list of stakeholders and
affordable housing providers was developed and included public agencies and private nonprofit
organizations whose missions included the provision of affordable housing and human services
to LMI households and persons. These stakeholders were invited to participate in needs
assessment meetings held for the purpose of developing the Consolidated Plan. The list of
stakeholders is included in the Citizen Participation Comments section. Based on the public
meetings, a set of priorities was established by the County for the next five years as shown in SP-
25 of this document.
Describe coordination with the Continuum of Care and efforts to address the needs of
homeless persons (particularly chronically homeless individuals and families, families with
children, veterans, and unaccompanied youth) and persons at risk of homelessness.
Collier County staff attends bi-monthly meetings with the Hunger & Homeless Coalition of Collier
County and area service providers to enhance the community's comprehensive Continuum of
Care system to end homelessness. This dynamic partnership includes collaborative efforts of a
variety of community groups, government agencies. The Hunger & Homeless Coalition of Collier
County serves as the Lead Agency and has been designated by the CoC as the Collaborative
Applicant to apply for the HUD CoC grant on behalf of Collier County’s Continuum of Care. The
County enhances coordination of public, private, and non-profit housing providers, human
service agencies, and social service providers through the following actions:
Continues to work with other jurisdictions and the Collier County Housing Authority to
prioritize housing needs, provide services, and maximize the use of federal, state, and
local funds for affordable housing, community development, and related services.
Continues to participate in coordinated efforts for shelter and services assisting homeless
individuals and families.
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County staff participates in many of the committees that provide direction for 10-year
plan to end homelessness.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in
determining how to allocate ESG funds, develop performance standards and evaluate
outcomes, and develop funding, policies, and procedures for the administration of HMIS.
The Collier County Hunger and Homeless Coalition (CCHHC) serves as the lead agency for Collier
County’s Continuum of Care. Members of the Continuum of Care provided input during
stakeholder interviews and in the project selection process. The CoC is responsible for
designating a Homeless Management Information System (HMIS) and a Lead Agency responsible
for its management and has primary responsibility for ensuring that Homeless Management
Information System (HMIS) is fully funded with appropriate policies and procedures, which were
last updated in 2020. The CoC also works closely Collier County (ESG recipient) to allocate funds
and monitor outcomes.
2. Describe Agencies, groups, organizations, and others who participated in the process
and describe the jurisdictions consultations with housing, social service agencies and other
entities.
Individual consultations with members of public and non-profit organizations took place
throughout the development of the Consolidated Plan. Additionally, a survey was conducted.
Input from these meetings and survey information assisted with the identification of community
needs, market conditions, priority needs and the resulting strategic plan.
1
Agency/Group/Organization Able Academy
Agency/Group/Organization
Type Children Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
2
Agency/Group/Organization Boys & Girls Club of Collier County
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
3
Agency/Group/Organization Children's Advocacy Center of Collier County
Agency/Group/Organization
Type Youth services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
4
Agency/Group/Organization Collier County Housing Authority
Agency/Group/Organization
Type Housing
What section of the Plan was
addressed by Consultation? Housing Need Assessment
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
5
Agency/Group/Organization Collier County Hunger and Homeless Coalition
Agency/Group/Organization
Type Homeless Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
6
Agency/Group/Organization Collier Resource Center, Inc.
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
7
Agency/Group/Organization Collier Senior Resources
Agency/Group/Organization
Type Senior Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
8
Agency/Group/Organization David Lawrence Centers for Behavioral Health
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
9
Agency/Group/Organization Drug Free Collier
Agency/Group/Organization
Type Special Needs Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
10
Agency/Group/Organization Empty Bowls Naples, Inc
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
11
Agency/Group/Organization Grace Place for Children and Families
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
12
Agency/Group/Organization Habitat for Humanity of Collier County
Agency/Group/Organization
Type Housing
What section of the Plan was
addressed by Consultation? Housing Need Assessment
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
13
Agency/Group/Organization Harry Chapin Food Bank
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
14
Agency/Group/Organization Hope for Families Ministry
Agency/Group/Organization
Type Community Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
15
Agency/Group/Organization Immokalee CRA
Agency/Group/Organization
Type Neighborhood Organization
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
16
Agency/Group/Organization Immokalee Fair Housing Alliance
Agency/Group/Organization
Type Fair Housing
What section of the Plan was
addressed by Consultation? Services - Barriers to Fair Housing
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
17
Agency/Group/Organization Legal Aid Service of Collier County
Agency/Group/Organization
Type Legal Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
18
Agency/Group/Organization Lighthouse of Collier
Agency/Group/Organization
Type Special Needs Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
19
Agency/Group/Organization Meals of Hope
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
20
Agency/Group/Organization NAMI Collier County
Agency/Group/Organization
Type Supportive Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
21
Agency/Group/Organization Naples Senior Center at JFCS
Agency/Group/Organization
Type Senior Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
22
Agency/Group/Organization Our Daily Bread Food Pantry Incorporated
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
23
Agency/Group/Organization Residential Options of Florida (ROOF)
Agency/Group/Organization
Type Homeless Services
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What section of the Plan was
addressed by Consultation? Services – Homeless
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
24
Agency/Group/Organization St. Matthews House
Agency/Group/Organization
Type Homeless Services
What section of the Plan was
addressed by Consultation? Services – Homeless
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
25
Agency/Group/Organization St. Vincent de Paul Society, Naples
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
26
Agency/Group/Organization STARability Foundation
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
27
Agency/Group/Organization The Immokalee Foundation
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
28
Agency/Group/Organization The Salvation Army Naples
Agency/Group/Organization
Type Community Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
29
Agency/Group/Organization The Shelter for Abused Women & Children
Agency/Group/Organization
Type Special Needs Services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
30
Agency/Group/Organization United Way of Collier and the Keys
Agency/Group/Organization
Type Supportive Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
31
Agency/Group/Organization Wounded Warriors of Collier
Agency/Group/Organization
Type Veterans Services
What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
32
Agency/Group/Organization Youth Haven, Inc.
Agency/Group/Organization
Type Youth services
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What section of the Plan was
addressed by Consultation? Other – Non-Housing Community Development Needs
How was the
Agency/Group/Organization
consulted and what are the
anticipated outcomes of the
consultation or areas for
improved coordination?
The organization was consulted through a virtual
Needs Assessment Meeting
Table 2 – Other local / regional / federal planning efforts
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Identify any Agency Types not consulted and provide rationale for not consulting.
All entities were considered for consultation.
Other local/regional/state/federal planning efforts considered when preparing the Plan
Name of Plan Lead Organization How do the goals of your
Strategic Plan overlap with
the goals of each plan?
Continuum of Care Hunger & Homeless Coalition
of Collier County
Affordable housing, services,
and economic development
10 Year Plan to Prevent
Hunger and End
Homelessness
Hunger & Homeless Coalition
of Collier County
The Strategic Plan's goals to
address homelessness align
with Continuum of Care's
goals and strategies.
Analysis of Impediments to
Fair Housing Choice, 2021
Collier County
Barriers to affordable
housing opportunities from
the Analysis of Impediments
were included in this
Consolidated Plan.
Collier County MHSA
Strategic Plan 2019 Collier County
The MHSA, adopted in 2019,
coordinates assistance for
those with mental health and
substance abuse in the area.
Urban Land Institute Advisory
Services Report Collier County
The ULI Report defines how
the county will expand
affordable housing.
Table 2 – Other local / regional / federal planning efforts
Describe cooperation and coordination with other public entities, including the State and any
adjacent units of general local government, in the implementation of the Consolidated Plan
(91.215(l))
In accordance with 24 CFR 91.100(4), the County notified adjacent units of local government of
the non-housing community development needs included in its Consolidated Plan. The County
will continue to interact with public entities at all levels to ensure coordination and cooperation
in the implementation of the Consolidated Plan and thereby maximizing the benefits of the
County’s housing and community development activities for the residents being served.
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Coordination with private industry, businesses, developers, and social service agencies included
Individual consultations were conducted with affordable housing developers and the social
service agencies. The input received during these consultations informed the development of
priority needs and recommended strategies. For example, through consultations with
developers, it was determined that there remains insufficient access to affordable housing.
Likewise, developers have a difficult time finding developable land for affordable housing. The
Collier County staff that coordinated the development of the 2021 Consolidated Plan used the
Citizen Participation Plan as a guide for consultations. Consultations were conducted with public
and non-profit organizations. There were also several public advisory committees that were
consulted. Input received from the consultations informed the Needs Assessment, Market
Analysis, and Strategic Plan
Narrative (optional):
Combined, these agencies provide housing and supportive services to the community's special
needs populations, including persons with disabilities, homeless families and individuals, chronic
homeless persons, persons with HIV/AIDS, and the elderly. In addition to many of the agencies
listed above many of the groups and agencies that were consulted provided information during
the development of the plan.
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PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c)
1. Summary of citizen participation process/Efforts made to broaden citizen
participation.
Summarize citizen participation process and how it impacted goal setting.
Collier County staff worked with the community in developing goals and objectives. The
developed goals are a result of feedback from the community regarding issues to be resolved and
projects in need of funding. Collier County has an adopted Citizen Participation Plan to ensure
consistent outreach efforts. A community needs survey in English and Spanish was available to
residents, housing service providers. The survey ran from January 12, 2021 through February 5,
2021 and was advertised along with the community, meetings through a newspaper
advertisement and English and Spanish. A total of 536 surveys were collected. The community
survey was released online and promoted through the County’s Community and Human Services’
web-based resources. The survey respondents ranked helping families with children, providing
mortgage and ongoing rental assistance, increasing emergency shelter space/permanent
supportive housing, creating jobs in low-income neighborhoods, creating additional rental
housing, assisting human service agencies with facilities acquisition or improvements, and
housing services as high priorities and needs for the Collier County community.
All municipalities were encouraged to have active participation in preparation of the
Consolidated Plan by all residents who are affected by Community Development Block Grant
(CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grants (ESG) funds.
The Citizen Participation Plan outlines local responsibilities to provide opportunities for resident
involvement. In addition to the survey, residents were invited to participate in an open house to
learn about needs identified and strategies being considered to address those needs. Participants
were able to provide direct feedback. This feedback informed the selection of priority needs and
strategies for the Consolidated Plan, the identification of impediments to fair housing, and the
identification of regulatory barriers.
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Citizen Participation Outreach
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
Response
/attendance
Summary of
Comments re
ceived
Summary of
comments not
accepted
and reasons
URL (If applicable)
1 Internet
Outreach
Non-targeted
broad
community
536 See Survey
Results in
Citizen
Participation
Comments.
None https://www.surveymonkey.com/
r/CollierCountyNeeds
https://www.surveymonkey.com/
r/ColliernecesitaEspanol
2 Virtual Public
Needs
Assessment
Meetings
Housing,
community
development,
and social service
organizations
Five local
organizations
attended the
Needs Assessment
Meeting.
Affordable
Housing, lack of
shelters, need
for housing
rehabilitation
None meet.google.com/ikw-qtfk-jbz
3 Public
Hearing
Non-
targeted/broad
community
The public was
notified of the
public meetings via
a newspaper ad
The County did
not receive any
comments
during the
public hearing.
All comments
were accepted
4
Direct
Contact
Community
Stakeholders,
Nonprofits,
27 Community
stakeholder
interviews were
held to assess
needs in the
County.
Consolidated
Plan 2020-2025
priority needs
were
established
from
comments.
N/A N/A
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
Response
/attendance
Summary of
Comments re
ceived
Summary of
comments not
accepted
and reasons
URL (If applicable)
5
Newspaper
Ad
Non-English
Speaking -
Specify
other language:
Spanish
Nontargeted/
broad
community
A public notice
published in
the Naples Daily
News
on
advertised the
availability
of a draft version
of the
plan. This draft was
accessible online at
the Collier County
Community and
Human Services'
website
beginning on
and ending on
during which time
public comment
could be submitted
There were no
comments
received
All comments are
accepted, and
none rejected
Table 3 – Citizen Participation Outreach
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Community Profile and Needs
The Collier County Consolidated Plan relies upon multiple forms of qualitative and quantitative
data as well as community input in order to identify housing, homelessness, and community
development needs and trends. This picture of need is the basis of the proposed objectives and
outcomes for the 2021 Consolidated Plan. In addition to the US Census, updated American
Community Survey (ACS) data and community surveys that provides the foundation for
development of the document, the Cities of Naples, Everglades, and Marco Island built on the
work of several active committees and recent studies that addressed housing, homeless and
community development. The assessment was also informed by additional consultations with
city officials and other important stakeholders such as the Affordable Housing Advisory
Committee, United Way of Collier County, and the Collier County Homeless Coalition.
In 2020, the County’s economy has continued to diversify and improve, while at the same time
leaving many in the community still struggling to find jobs with wages to cover increasing housing
costs. There is a significant number of households who cannot meet the basic needs for food,
shelter, medical care, and transportation. In addition, there are a growing number of seniors,
persons with disabilities, and others who are unable to work. These factors, combined with a very
tight housing market, have resulted in many households paying more than they can afford, and
a growing number of persons experiencing homelessness. It is important to note that the impacts
of the COVID-19 are too recent to be reflected in the data used for the analysis provided below.
Population Growth
As noted in the 2019 Census American Community Survey, Collier County, Florida had a total
population of 384,902 of which 195,189 or 50.7% are female and 189,713 or 49.2% are males
when compared to 2010, County’s population was 322,472 with 162,493 or 50.3% of females and
159,979 or 49.6% of males. Therefore, reflecting a 19.3% population increase in the Collier
County. Population grew to 21,812 in Naples, 7.32% increase since 2010. The population also
increased in Marco Island to 17,834, a 5.14% increase since 2010. Last, Everglades City’s
population decreased to 190, a 41.89% decrease since 2010.
Age Distribution
The population of Collier County is aging. In 2010, there were 70,289 people aged 60 to 75 and
this grew to 87,043 in 2020. For the same period, there were 136,079 people under age 45 in
2010, which has also risen to 162,534 in 2020.
Racial and Ethnic Composition
Collier County is becoming increasingly racially and ethnically diverse. Latino residents are the
fastest growing population, representing 28.6% of the population in the County in 2019. While
11.5% of the population is non-white comprised of 28,704 African Americans, 6,961 Asians, 1,768
American Indian and Alaska Natives, and 6,414 multi-racial persons. %%%
Household Composition
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As of 2020, family households still make up the largest percentage of households with 69.19%
(6,441 in Naples, 5,714 in Marco Island, and 57 in Everglades City) and of those, 10,194 of
households are single female- headed households. There has also been a significant increase in
single person households which now make up 30.80% of all households. The largest growth in
household type is non-family households which increased 12.24% between 2010 and 2020.
Average household size is 2.71 in Collier County.
Multigenerational living is defined as residing in a home with three or more generations.
According to Generations United, the past ten years have seen a remarkably large leap in
multigenerational living, from 7% of Americans 2011 to 26% of Americans in 2021. As noted in
the 2010 Census, Collier County had a total of 118,258 households of which 2.6% (3,022) were
living in multigenerational households. This data is collected during the decennial census every
ten years and this data is the most recent data available.
MULTIGENERATIONAL HOUSEHOLDS
Label Estimate Percent
Multigenerational
Households 3,022 2.6%
Other Households 115,236 97.4%
TOTAL 118,258 100%
Source: 2010 American Community Survey, 2010: ACS 1-Year Estimates Detailed Tables
Income and Poverty
According to 2019 ACS, the median income of households in Collier County, Florida was $76,025.
An estimated 4.8% of households had income below $10,000 a year and 13.1% had income over
$200,000 or more. Although growing, the Median Household Income for Collier County is higher
than the US ($65,712) and our northern county, Lee County ($57,832). Further, there are many
residents in Collier County that are struggling, as evidenced by other indicators: 6.5% or 9,164
residents receive food stamp benefits (SNAP), 61% of students are eligible for free and reduced
lunch. Low wages also contribute to financial instability. In 2019, 48,825 individuals in Collier
County had incomes below 125%%of the poverty levels as indicated in the chart below.
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Source: https://dch.georgia.gov/document/document/2019-federal-poverty-guidelines/download
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Persons with Disabilities
According to the 2019 ACS, of the total population of 384,902 there were 47,569 people, or
12.3%, live with one or more disabilities. The highest reported disabilities include ambulatory at
6.3%, cognitive at 3.9%, and difficulty with independent living 5.2%.
Persons Experiencing Homelessness
The 2021 Point-in-Time Count (PIT) identified 568 people in Collier County experiencing
homelessness, a 5.8% decrease from 2020. Over 25% of this population, or 144 individuals, met
HUD’s definition of unsheltered. As a disclaimer, these numbers may be under reported due to
COVID. The 2021 PIT count also found that 169 persons experiencing homelessness were
seriously mentally ill, 198 reported substance abuse, 34 were veterans, 49 were seniors, and 49
were families with comprised of adults and 109 children. For FY 2021, Collier County reported
that 568 unduplicated individuals who were homeless received human services from one or more
agencies. During the 2020-2021 school year, the Collier County public school reported 805
homeless youth, includes students who are staying with friends or family. The reported number
includes 183 homeless youth (16 and older) who were unaccompanied.
Persons with Special Needs who are not Homeless
Limited new data exists specific to non-homeless special needs populations in Collier County.
There are numerous sub-populations in this community. Of those, there are some that have both
enough and unique housing and service needs that warrant identification. Those include the
following: families with children, seniors, ex-offenders, people with HIV/AIDS, victims of domestic
violence, people with drug and alcohol addictions, people who are evicted or foreclosed, people
with physical and mental disabilities, veterans, youth and young adults, and youth aging out of
foster care.
Employment and Economy
Economic conditions in Collier County have recovered significantly in the past decade, and the
County has emerged as a more diversified economy than it was before the Great Recession. The
number of jobs has grown steadily during the decade, and unemployment rates have remained
relatively low during recent years (below 3%). Wages have slightly risen 1.9% in the County as
reflected in the household earnings chart below:
Household Earnings 2017-2019
Collier County, Florida
2017 2018 2019
$40,622.00 $40,892.00 $41,415.00
Source: Census, ACS Estimates 2017-2019, data.census.gov
As of 2019, there were 166,353 (50.7%) persons in the labor force 16 years and older and 161,557
(49.3%) not in the labor force. According to 2019 ACS estimates, 4,929 or 1.5% of the total
population was unemployed.
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While there have been recent and significant job losses as a result of COVID-19, it is unclear how
sustained these job losses will be as social distancing measures diminish. It is apparent however
that many people with limited incomes are experiencing financial instability as a result of recent
events.
Housing Units and Tenure
According to 2019 ACS estimates, the County had a total of 222,289 housing units. The majority
of the housing units are single family 1-unit detached unit structures at 90,552 (40.7%) of the
total units. The remainder consisting of 1-unit, attached at 15,145 (6.8%), 2-9 multi-family units
at 44,174 (20.1%), 10-20 multi-family units at 59,697 (26.9%) and a small share of
mobile/manufactured homes at 12,499 (5.6%) of the housing units.
Housing Cost Burden
While wages and incomes have continued to rise in recent years, they have not kept pace with
the cost of both owner and rental housing in Collier County. From 2010 to 2019, Median
Household Income increased 44% from 2010 at $52,730 to 2019 at $76,025. Housing costs in the
county area have risen more sharply since 2010, especially in recent years. According to 2019
ACS estimates, the County’s median home prices have increased by 44.8% between 2010 and
2019, reaching $370,000. The County’s median gross rental rates have also increased
substantially faster than incomes and the home values. Between 2010 and 2019, the median
rental rate rose to 48.3% from $942 in 2010 to $1,397 in 2019. As a result, many households pay
more for housing than is affordable, or are unable to afford any housing. Households paying more
than 30% of household income are considered to have a ‘housing cost burden’. A total of 9,545
of renters in Collier County have cost burdens greater than 30% but less than 50% of the Area
Median Income, while a total of 14,685 of homeowners have cost burdens greater than 30% but
less than 50% of the Area Median Income.
Housing Conditions and Lead Based Paint
Approximately 17% (37,852) of the total housing units were built prior to 1980 and may contain
lead-based paint. Approximately 37,852 homes pose potential lead-based paint hazards in Collier
County.
Despite the age of the housing stock, the physical condition of the housing in Collier County is
generally good, as there are relatively few housing units (1,715) in the area that are considered
substandard according to HUD. Based on input received during provider and public consultations,
units available to low-income residents tend to have more significant issues, and because of the
scarcity of affordable low-income housing, residents are reluctant to raise their concerns for fear
of losing the housing.
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Needs Assessment
The Needs Assessment examines needs related to affordable housing, special needs housing,
community development and homelessness. With input from data and market analysis, as well
as community outreach and stakeholder consultation, the Needs Assessment identifies needs
that form the basis for the Strategic Plan section and future programs and projects to implement
the strategic plan.
NA-05 Overview
Needs Assessment Overview
Based on HUD provided figures, the following data indicates the number and percentage of
renters and homeowners who may be subject to housing problems, based on income level. The
current economic recession has substantially increased the number of households experiencing
housing problems and cost burdens.
HUD receives a “special tabulation” of data from the U.S. Census Bureau’s American Community
Survey (ACS) that is largely not available through standard Census products. These “special
tabulation” data provide counts of the numbers of households that fit certain combinations of
HUD-specified criteria such as housing needs, HUD-defined income limits (primarily 30, 50, and
80% of area median income) and household types of particular interest to planners and
policymakers. This data, known as the Comprehensive Housing Affordability Strategy (CHAS)
data, is used by local governments for housing planning and as part of the Consolidated Planning
process.
Assessing the specific housing needs of Collier County is critical to creating a realistic and
responsive affordable housing strategy. As such, an assessment of the County’s affordable rental
and single-family homes was conducted based on available demographic, economic and housing
data for Collier County utilizing HUD’s new eCon Planning Suite downloaded in the Integrated
Disbursement and Information System (IDIS). The eCon Planning Suite pre-populates the most
up-to-date housing and economic data available to assist jurisdictions identify funding priorities
in the Consolidated Plan and Annual Action Plan. Highlights of this assessment are provided in
this section.
NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c)
Summary of Housing Needs
According to the 2019 American Community Survey, Collier County is home to 384,902 residents.
As indicated below by the ACS data, there were 321,520 residents living in 118,289 households
in 2010, as shown in Table 4. As noted in the 2019 ACS, Collier County had a total of 140,578
households. By comparison in 2010, the population and number of households had increased by
19.7%. Likewise, the number of households in 2019 (140,578) also increased by 18.8% since 2010.
Compared to the 2019 State of Florida and national figures of $59,227.00 and $65,712.00
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respectively, Collier County has a higher median income of $76,025.00 compared to the state
and the national median household income.
HOUSING TENURE Estimate Percent
Owner-Occupied Housing Units 104,357 74.2%
Renter-Occupied Housing Units 36,221 25.8%
TOTAL UNITS 140,578 100.0%
2019 ACS (Most Recent Year)
Demographics Base Year: 2010 Most Recent Year: 2019 % Change
Population 321,520 384,902 19.7%
Households 118,289 140,578 18.8%
Median Income $52,730 $76,025 44.1%
Table 4 - Housing Needs Assessment Demographics
Data Source: 2010 ACS (Base Year), 2019 ACS (Most Recent Year)
Number of Households Table
Table 5 - Total Households Table
Data
Source:
2011-2015 CHAS
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-
100%
HAMFI
>100%
HAMFI
Total Households 11,000 13,090 20,790 11,710 54,545
Small Family Households 3,474 4,470 5,800 4,630 18,420
Large Family Households 870 1,430 2,084 710 2,724
Household contains at least one person 62-74
years of age 2,484 3,125 5,380 3,154 18,700
Household contains at least one-person age 75 or
older 2,418 3,040 5,169 2,140 10,934
Households with one or more children 6 years old
or younger 1,804 2,849 2,868 1,378 4,076
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Housing Needs Summary Tables
1. Housing Problems (Households with one of the listed needs)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Substandard Housing
- Lacking complete
plumbing or kitchen
facilities
60 190 105 120 475 35 34 145 85 299
Severely
Overcrowded - With
>1.51 people per
room (and complete
kitchen and
plumbing)
205 340 105 4 654 80 8 30 55 173
Overcrowded - With
1.01-1.5 people per
room (and none of
the above problems)
555 855 534 160 2,104 169 270 430 195 1,064
Housing cost burden
greater than 50% of
income (and none of
the above problems)
3,180 2,120 860 90 6,250 3,325 2,300 2,175 935 8,735
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Housing cost burden
greater than 30% of
income (and none of
the above problems)
235 1,985 3,440 1,025 6,685 645 1,865 3,205 1,760 7,475
Zero/negative
Income (and none of
the above problems)
495 0 0 0 495 959 0 0 0 959
Table 6 – Housing Problems Table
Data
Source:
2011-2015 CHAS
The following tables identify housing needs by both income bracket and renter/owner. The housing
problems are identified as follows:
1. Substandard housing; unit lacking complete kitchen facilities.
2. Substandard housing; unit lacking complete bathroom facilities.
3. Cost burden of more than 30% of the household income (for renters, housing costs include rent paid by the tenant plus
utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities)
4. Overcrowding: more than one (1) person per room, not including bathrooms, porches, foyers, halls, or half-rooms
Severe housing problems are:
1. Substandard housing; unit lacking complete kitchen facilities.
2. Substandard housing; unit lacking complete bathroom facilities.
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3. Severe cost burden of more than 50% of the household income (for renters, housing costs include rent paid by the tenant
plus utilities; for owners, housing costs include mortgage payments, taxes, insurance, and utilities
4. Severe overcrowding more than 1.5 persons per room, not including bathrooms, porches, foyers, halls, or half-rooms
2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe
overcrowding, severe cost burden)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Having 1 or more of four housing
problems 3,995 3,500 1,604 380 9,479 3,600 2,605 2,785 1,265 10,255
Having none of four housing
problems 685 2,850 6,005 3,709 13,249 1,270 4,125 10,380 6,340 22,115
Household has negative income, but
none of the other housing problems 495 0 0 0 495 959 0 0 0 959
Table 7 – Housing Problems 2
Data
Source:
2011-2015 CHAS
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3. Cost Burden > 30%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 2,044 2,725 1,850 6,619 974 990 1,440 3,404
Large Related 575 730 245 1,550 225 304 600 1,129
Elderly 804 849 1,133 2,786 2,334 2,539 2,975 7,848
Other 765 900 1,357 3,022 630 493 650 1,773
Total need by income 4,188 5,204 4,585 13,977 4,163 4,326 5,665 14,154
Table 8 – Cost Burden > 30%
Data
Source:
2011-2015 CHAS
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4. Cost Burden > 50%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 1,950 1,015 305 3,270 749 635 455 1,839
Large Related 435 85 10 530 130 79 105 314
Elderly 674 740 390 1,804 2,054 1,369 1,395 4,818
Other 715 515 179 1,409 510 268 230 1,008
Total need by income 3,774 2,355 884 7,013 3,443 2,351 2,185 7,979
Table 9 – Cost Burden > 50%
Data
Source:
2011-2015 CHAS
In Collier County, the majority of those households experiencing a housing problem are cost burdened or severely cost burdened.
Households defined as “other” experience cost burden and severe cost burden at the highest rate. “Other” is a single person or a
nonfamily household, meaning several non-related individuals sharing a household.
Those small family households (2-4 family members) and those “other” households experience cost burden and severe cost burden at
similar rates. Within the 50-80% AMI bracket, nearly half of those households experiencing severe cost burden are elderly households.
This is most indicative of elderly homeowners that are living on a fixed income.
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5. Crowding (More than one person per room)
Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Single family households 695 945 589 144 2,373 209 209 375 160 953
Multiple, unrelated family
households 65 210 44 10 329 29 69 99 90 287
Other, non-family households 10 50 10 10 80 4 0 0 0 4
Total need by income 770 1,205 643 164 2,782 242 278 474 250 1,244
Table 10 – Crowding Information – 1/2
Data
Source:
2011-2015 CHAS
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Households with
Children Present 0 0 0 0 0 0 0 0
Table 11 – Crowding Information – 2/2
Describe the number and type of single person households in need of housing assistance.
Estimates of the number of single person households in need of housing assistance are not available for Collier County. In Tables 8
and 9 above, non-elderly single person households are included in the “other” households category, along with non-family households,
such as roommates or non-married partner households. Table 8 shows that there are an estimated 3,022 “other” renter households
and 1,773 “other” owner households with low or moderate incomes who spend more than 30% of their income on housing. Of these,
48% of renter households and 73% of owner households are also severely cost burdened, meaning that they spend over 50% of their
income on housing and may be in the need of housing assistance.
Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating
violence, sexual assault, and stalking.
According to the 2015-2019 5-Year American Community Survey, there are an estimated 42,528 disabled persons in Collier County,
comprising about 11.5% of its population. While housing need is not estimated for the disabled population, the ACS does provide
poverty rates by disability status, which can serve as an indicator of potential need, given that households with lower incomes are
more likely to have a housing problem. For persons aged 18 to 64, 25% of the disabled population (11,670 persons) is impoverished,
compared to 13% of the non-disabled population. For seniors, the poverty rate of disabled persons is 9% (1,983 persons) compared
to 6% for those without a disability. Thus, poverty rates suggest that disabled adults in Collier County would be more likely to have
difficulty affording housing than their non-disabled counterparts. Additionally, a limited supply of accessible housing, the cost of
making needed modifications, and the limited availability of supportive housing for persons with developmental or substance abuse
disabilities represent housing needs for the County’s disabled population.
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According to the 2021 Point in Time Count, the County served 122 victims of domestic violence, dating violence, sexual assault, or
stalking who were in need of housing assistance. Input from housing and homeless services providers, however, indicates a continued
need for housing for domestic violence victims in Collier County. The Shelter for Abused Women & Children operates two 60-bed
emergency shelters in Naples and Immokalee as well as nine transitional living cottages in Naples. According to their 2019-2020
Impact Report, there were 1,686 Collier County domestic violence calls to 911 in 2019. As evidence of the continuing need for housing
for domestic violence victims, in its last fiscal year, The Shelter provided over 1,500 nights of housing to women and their children,
over 14,689 hours of counseling, and education regarding domestic abuse to more than 20,000 professionals and community
members.
What are the most common housing problems?
By far the most common housing problems in Collier County for both owners and renters are cost burdening and severe cost
burdening. Table 8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on
housing, as do 14,154 low- and moderate-income owner households. Taken together, there are 28,131 cost burdened households
with incomes below 80% AMI. Of these, 14,992 households have a severe cost burden (7,013 renters and 7,979 owners), comprising
31% of total low- and moderate-income households, as Table 9 displays. The high rates of cost burden indicate that many households
in the County are not able to adequately save for unexpected events and occasionally even planned expenses. It is important to
consider that cost burden impacts households across all income brackets. During stakeholder engagements, community members
consistently brought up the issue of limited housing options as a concern. This goes past just affordability, but includes accessibility,
proximity to household needs, and size. Households may often choose to be cost burdened in lieu of choosing a housing unit that
costs less than 30% of their income. This circumstance impacts low- and moderate-income households most often, and more
specifically renter households.
Crowding (more than one person per room) affects 2,618 renters and 994 owners with low and moderate incomes, or 9% of all
households in that income group (Table 10), a considerably lower share than are affected by cost burdens or severe cost burdens.
Substandard housing (lacking complete plumbing or kitchen facilities) affects the smallest number of low- and moderate-income
households in Collier County: 355 renters and 214 owners, or 2% of all households with incomes under 80% AMI, according to Table
7.
Staff opinion, consultation, and citizen participation demonstrated that the most common housing problems were deferred
maintenance, lack of income/savings for down payments, and poor credit scores. These are all consistent with the needs of cost burdened
households, and strategies such as housing rehabilitation and down payment assistance were identified as solutions to these problems.
Are any populations/household types more affected than others by these problems?
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Households with incomes lower than 80% AMI are more affected by housing cost burdens and thus, have the greatest needs. The data in Table
8 reveals that 13,977 low- and moderate-income renter households spend more than 30% of their income on housing, as do 14,154
low- and moderate-income owner households. Over 31% of low-income households are severely cost burdened.
Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who
are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also
discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the
termination of that assistance.
Individuals with an imminent risk of residing in shelters or becoming unsheltered typically have a combination of financial factors
present in their lives: lack of living wage job, rent consuming more than 30% of their income, and high childcare, medical, or
transportation costs. In addition to these factors, individuals at risk of homelessness will often have additional issues present such as
family conflicts, domestic violence, doubling up with family members, recent crisis, housing with code or safety violations, family
members with disabilities, criminal histories, history of mental health or chemical dependency, difficulty navigating systems to access
public benefits or community-based services, and prior experience with homelessness.
For formerly homeless families and individuals receiving rapid re-housing assistance but nearing the termination of that assistance,
key needs include access to Social Security disability and other benefits; stable employment or access to mainstream job training,
employment, and education programs; linkages to health and mental health services; convenient access to affordable childcare and
transportation; and continued case management and supportive services.
If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of
the at-risk group and the methodology used to generate the estimates:
Collier County does not prepare estimates of its at-risk population. The Collier County Continuum of Care (CoC) uses HMIS to collect
and track data on housing and services to persons experiencing homelessness and who are at-risk of homelessness. The CoC utilizes
HUD’s official definition of at-risk for homelessness released in January 2012. There are three categories to the definition: Individuals
and Families; Unaccompanied Children and Youth, and Families with Children and Youth. The Collier County Hunger and Homeless
Coalition’s 2021 Point-in-Time Count of homeless persons identified 568 persons who are experiencing homelessness. Including
people staying temporarily with family or friends, in a hotel or motel, or sharing a home on a more or less permanent basis with
another family, often living in crowded or inadequate conditions, this number increases to 1,373 persons experiencing
homelessness.
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Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness.
The characteristic most closely linked to housing instability is a household’s financial circumstance. Cost burden places households in
a situation where unexpected expenses or sheer time of deficit spending may cause a household to become homeless. The United
Way Asset Limited, Income Constrained, Employed (ALICE) Report found that 30% of Collier County households earn the ALICE survival
budget or less. The ALICE Report looks at working families and their ability to afford basic needs for the households such as food,
clothing, healthcare, transportation, housing, taxes, etc. As cost of housing is a single variable, there are others, too, that may place a
household in a vulnerable financial position and increase the chance of becoming homeless. A household that incurs childcare costs
that ultimately earns less than 80% of the area median income is at-risk. Additionally, the frequent moves of families who are homeless
or at risk of homelessness has placed additional barriers to educational attainment for children. The high housing costs puts household
at risk of homelessness at any given time, it is impossible to know which of those households will experience domestic violence, the
loss of a job, a death, a health event, or another adverse circumstance that can trigger homelessness. It is extremely difficult to predict
the next homeless cases among those who are currently housed.
Low incomes and high housing cost burdens are two housing characteristics linked with instability and an increased risk of
homelessness. Renters with incomes under 30% AMI and housing costs burdens over 50% are at risk of homelessness, especially if
they experience a destabilizing event such as a job loss, reduction in hours, or medical emergency/condition. Additionally, families or
individuals doubling up with other, unrelated households are at an increased risk of homelessness. In Collier County, there are 3,774
extremely low-income renter households (under 30% AMI) spending more than 50% of their income on housing. Collier County also
has 770 households comprised of multiple, unrelated families living together in overcrowded conditions.
Households with members that are elderly, have a disability, or require regular supportive services are also at greater risk. These
households, no matter the income bracket, often spend more financial resources on care for these individuals. The care may require
time away from work by a family member or require hired help or fee-for-service. In any case, these households are more financially
vulnerable; if these households are also earning less than 80% of the area median income, the data shows that this household is likely
also cost burdened. These types of households are at increased risk of homelessness.
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NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction
HUD defines a disproportionately greater number of housing problems by a racial or ethnic group as when a group experiences housing
problem at a rate more than 10% greater than the income group as a whole. The data summarizes the percentage of each minority
group experiencing any of the four housing problems: cost burden (paying more than 30% of income for housing); overcrowding (more
than one person per room); and lacking complete kitchen facilities or complete plumbing facilities (substandard housing). Income
classifications are defined as: extremely low-income (under 30% of HAMFI); low-income (between 30 and 50%); moderate-income
(between 50 and 80%); and middle-income (between 80 and 100%). The 2011-2015 CHAS data provided in the tables below include
households with or more of the following housing problems:
lack of complete kitchen facilities
lack of complete plumbing facilities
overcrowding (i.e., more than one person per room)
cost burden greater than 30% (i.e., spending more than 30% of income on housing-related costs).
0%-30% of Area Median Income
77% of households in Collier County , at extremely low incomes, have one or more housing problems (8,480 as shown in Table 12).
Whites and American Indian, Alaska Native are somewhat less likely to experience a housing need (72% and 50%, respectively), while
African Americans, Asians, and Hispanics are more so (84-92%). At 0-30% of Area Median Income, Asians (92%) have a
disproportionately greater need than the jurisdiction as a whole.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 8,480 1,070 1,454
White 4,700 755 1,114
Black / African American 1,010 60 130
Asian 44 0 4
American Indian, Alaska Native 8 4 4
Pacific Islander 0 0 0
Hispanic 2,675 240 200
Other 43 11 2
Table 12 - Disproportionally Greater Need 0 - 30% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
30%-50% of Area Median Income
Over three-quarters of households with incomes from 30% to 50% AMI have one or more housing problems (76% or 9,960 households).
Asians and Whites face housing problems at a somewhat lower rate (55% and 69%, respectively), while other racial/ethnic groups face
needs at a higher rate than the jurisdiction as a whole. Two groups have a disproportionately greater rate of housing problems: 88%
of African American and 71% of the 14 American Indians/Alaska Natives households have one or more housing needs.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 9,960 3,135 0
White 5,100 2,305 0
Black / African American 1,130 148 0
Asian 30 25 0
American Indian, Alaska Native 10 4 0
Pacific Islander 0 0 0
Other 51 19 0
Hispanic 3,639 634 0
Table 13 - Disproportionally Greater Need 30 - 50% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
50%-80% of Area Median Income
Of the 20,795 Collier County households with low incomes, 53% have at least one housing problem. As in other income groups,
moderate income Whites face housing needs at a somewhat lower proportion than the county overall (51%), while African Americans
and Hispanics have higher rate of housing problems (67% and 55%, respectively). Asians have a disproportionately higher incidence of
housing need 86% or 189 households.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 11,045 9,750 0
White 7,370 7,079 0
Black / African American 709 343 0
Asian 189 30 0
American Indian, Alaska Native 0 19 0
Pacific Islander 0 0 0
Other 52 79 0
Hispanic 2,725 2,200 0
Table 14 - Disproportionally Greater Need 50 - 80% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
80%-100% of Area Median Income
Of the middle-income households in Collier County, 38% or 4,425 have at least one housing problem. No group has a
disproportionately greater need than the jurisdiction as a whole.
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Housing Problems Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 4,425 7,259 0
White 3,170 4,909 0
Black / African American 255 490 0
Asian 49 44 0
American Indian, Alaska Native 8 55 0
Pacific Islander 0 0 0
Other 10 76 0
Hispanic 933 1,685 0
Table 15 - Disproportionally Greater Need 80 - 100% AMI
Data Source: 2011-2015 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4. Cost Burden greater than 30%
Discussion
Overall, 2011-2015 CHAS data regarding housing problems by income level and race/ethnicity show that need is more common at low
incomes households face one or more housing problems. Six groups experience a disproportionately greater incidence of housing
needs than the county as a whole. They include low income (30-50% AMI) African American households (of whom 84% face a housing
problem) and Asian households (92%) compared to 77% of the jurisdiction as a whole. At moderate incomes (50-80% AMI), African
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Americans and Asians face a disproportionate need (67% and 86%, respectively, compared to 53% for the jurisdiction as a whole.
Finally, at middle incomes, no group has a disproportionately greater need than the jurisdiction as a whole.
NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction
HUD defines a disproportionately greater housing need when a racial or ethnic group experiences housing problems at a rate over
10percentage points than that of the corresponding income level as a whole. The data table below summarizes the percentage of
each racial/ethnic group experiencing housing problems by HUD Adjusted Median Family Income (HAMFI) levels. Where the HUD
tables below report AMI, they refer to HAMFI. Housing problems include:
• Lacks complete kitchen facilities.
• Lacks complete plumbing facilities.
• More than 1.5 persons per room
• Cost Burden over 50%
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0%-30% of Area Median Income
At extremely low incomes, 69% of households in Collier County experience a severe housing problem (7,595 households). About two-
thirds of Whites have a severe housing need (65%), as do 76% of African Americans and 74% of Hispanics. Asian households face
severe housing problems at a disproportionately greater rate (92% or 44 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 7,595 1,955 1,454
White 4,270 1,180 1,114
Black / African American 915 154 130
Asian 44 0 4
American Indian, Alaska Native 8 4 4
Pacific Islander 0 0 0
Other 48 17 2
Hispanic 2,310 600 200
Table 16 – Severe Housing Problems 0 - 30% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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30%-50% of Area Median Income
At very low incomes (30-50% AMI), 46% or 6,105 Collier County households have a severe housing problem. Whites (44%) and
Hispanics (49%) face severe housing problems at rates relatively close to that of the County. African Americans have a
disproportionately high rate of severe housing needs – 58% of the 1,285 households have one or more severe housing needs.
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 6,105 6,975 0
White 3,230 4,185 0
Black / African American 740 545 0
Asian 0 55 0
American Indian, Alaska Native 0 14 0
Pacific Islander 0 0 0
Other 36 1 0
Hispanic 2,099 2,175 0
Table 17 – Severe Housing Problems 30 - 50% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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50%-80% of Area Median Income
At 50-80% AMI, 21% of low-income households have one or more severe housing needs (4,389 households). At this income level, two
racial/ethnic groups have disproportionately high rates of severe housing needs: African Americans (39% or 409 households) and
Asians (77% or 1,060 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 4,389 16,385 0
White 2,720 11,719 0
Black / African American 409 639 0
Asian 174 50 0
American Indian, Alaska Native 0 19 0
Pacific Islander 0 0 0
Other 26 93 0
Hispanic 1,060 3,865 0
Table 18 – Severe Housing Problems 50 - 80% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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80%-100% of Area Median Income
At middle incomes, 14% or 1,645 households have a severe housing problem. African Americans have a disproportionately high rate
of severe housing needs (23% or 1,080 households).
Severe Housing Problems* Has one or more of four
housing problems
Has none of the four
housing problems
Household has
no/negative income, but
none of the other
housing problems
Jurisdiction as a whole 1,645 10,049 0
White 1,080 6,999 0
Black / African American 169 575 0
Asian 4 90 0
American Indian, Alaska Native 4 59 0
Pacific Islander 0 0 0
Other 3 91 0
Hispanic 385 2,235 0
Table 19 – Severe Housing Problems 80 - 100% AMI
Data Source: 2011-2015 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4. Cost Burden over 50%
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Discussion
Overall, severe housing problems are most acute at lower income levels. A little over two-thirds (69%) of Collier County households
with incomes below 30% AMI face a severe need, as do 69% in the 30-50% AMI income range. As incomes increase, rates of severe
housing problems lessen, dropping to 21% at the 50-80% AMI income level and 14% at the 80-100% AMI level. African American
households face disproportionately high rate of severe housing needs at three income levels: low, moderate, and middle incomes.
Asians are disproportionately affected by severe housing needs at the very low and moderate level incomes.
NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category
of need as a whole.
Introduction:
Per HUD definitions, a “disproportionate need” exists when any group has a housing need that is 10% or higher than the jurisdiction
as a whole. A household is considered cost burdened when they are paying more than 30% of their income towards housing costs,
including utilities. This section analyzes the extent of cost burden and identifies populations that are disproportionately affected.
Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative income
(not computed)
Jurisdiction as a whole 71,165 21,060 17,399 1,485
White 57,740 13,975 11,925 1,130
Black / African American 2,209 1,345 1,299 130
Asian 545 165 214 4
American Indian, Alaska Native 145 14 8 4
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Housing Cost Burden <=30% 30-50% >50% No / negative income
(not computed)
Pacific Islander 0 0 0 0
Other 552 71 114 2
Hispanic 9,974 5,490 3,839 215
Table 20 – Greater Need: Housing Cost Burdens AMI
Data Source: 2011-2015 CHAS
Discussion:
According to Table 20, 19% of households in Collier County spend 30-50% of their income on housing-related costs. African American
and Latino households are more likely to spend within this range when compared to the jurisdiction overall (26% and 28%,
respectively). No racial or ethnic group is disproportionately likely to fall within this category.
Severely cost burdened households (i.e., households spending more than 50% of their income on housing) account for 16% of Collier
County households, an estimated 17,399 households county wide. Rates of severe cost burdening by race and ethnicity range from
18% for Whites to 30% for African Americans, not including Pacific Islander households, of whom zero face severe cost burdens. African
Americans are the only group to face a disproportionately high rate of severe cost burdening (30% versus 16% for the jurisdiction as a
whole).
Combining the 30-50% and over 50% cost ranges shows that there is a total of 48,049 cost burdened households in Collier County,
which constitutes 35% of the county’s total households. By race and ethnicity, rates of cost burdening range from 13% for American
Indians/Alaska Natives to 53% for African Americans. Two groups are disproportionately likely to be cost burdened: African Americans
(53% or 2,644 households) and Hispanics (48% or 9,329 households).
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NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2)
Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income
category as a whole?
The data in the Disproportionately Greater Need section of this document (NA-15 through NA-25) reflects that there are certain races
and/or ethnicities that experience housing problems and cost burden at disproportionately higher rates as compared to all households
within their same income bracket. This does not imply that explicit/overt policies or actions are being taken to create a market where
minorities are not able to afford a quality home or a home at all. What the data in sections Needs Assessment -15 and -20 above more
so reflect is the discrepancy in household income of minority populations as compared to the city as a whole. This discrepancy could
be caused by a wide range of variables, but in any case, the end result is that a large number of minority households across all income
brackets experience housing problems and/or cost burden at rates higher than their non-minority neighbors.
Tables 12 through 20 identify several instances of disproportionately greater need, which are summarized below:
1. Housing Problems - At moderate incomes (50-80% AMI), African Americans and Asians face a disproportionate need
(67% and 86%, respectively, compared to 53% for the jurisdiction as a whole. Finally, at middle incomes, no group has
a disproportionately greater need than the jurisdiction as a whole.
2. Severe Housing Problems – African American households face disproportionately high rate of severe housing needs at
three income levels: low, moderate, and middle incomes. Asians are disproportionately affected by severe housing
needs at the very low and moderate level incomes.
3. Housing Cost Burdens - Two groups are disproportionately likely to be cost burdened: African Americans (53% or 2,644
households) and Hispanics (48% or 9,329 households).
If they have needs not identified above, what are those needs?
There is a need for greater distribution of affordable housing across all areas of the County. The primary housing-related needs are
identified above and are reflected through the high number of households experiencing cost burden. An extremely low vacancy rate
allows landlords, understanding that rental units will not stay vacant long, greater control. This very tight housing market
disproportionately impacts low- and moderate-income households as a tight market has contributed to an increasingly expensive one.
As rates increase, the portion of housing units on the market for low- and moderate-income residents becomes smaller and smaller.
Compounding this, as noted above, minority households often earn less than white households. As minority households earn less and
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have fewer options for rental units, these low- and moderate-income minority populations are vulnerable to landlord-tenant disputes
or discrimination in searching for a unit to rent or purchase.
Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
According to the 2010 Census, Collier County’s minority population (including African American, Latino, Asian, Pacific Islander, and
Native American/Alaska Native residents) is most heavily concentrated in five census tracts in the Immokalee area, where minority
residents constitute over 90% of the population. The majority of the residents in these tracts are Latino, and the second largest share
are African American.
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Ethnicity by Low-Income Census Tracts
https://egis.hud.gov/cpdmaps/
Six other tracts have minority population shares above 50%. They include four tracts in Golden Gate, one in Naples Manor, and one in
Naples near the Gordon River Apartments. In the census tract that includes the Gordon River Apartments, the majority of residents
are African American; in the remaining tracts, Latinos make up the largest share.
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In summary, the African American and Latino Census Block maps display unique challenges faced by the segregated living patterns in
Immokalee and Golden Gate and Naples Manor, that are also in transition. The unique challenges should be considered in examining
strategies to invest and preserve neighborhoods, while also fostering more inclusive choices of housing county wide.
NA-35 Public Housing – 91.205(b)
Introduction
The Collier County Housing Authority (CCHA) is an independent authority established under state law and is separate from the general
control of the County. The mission of the CCHA is to offer a choice of decent safe and diverse affordable housing, with opportunity for
low- income households to achieve economic independence in living environments free from discrimination. The Authority fulfills this
mission by offering a variety of subsidized housing options to low-income residents of Collier County. The CCHA owns and manages
four public housing developments: 276 units of low-income housing in Farm Worker Village, 315 units of farm labor housing also in
Farm Worker Village, 30 units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon Village. In
addition, the Authority serves an estimated 3100 plus people through the administration of the Section 8 rental assistance program
and Family Self Sufficiency Program to provide support services targeted to low, elderly, disabled and homeless that live in Collier
County.
The Housing Authority also administers approximately 4 Section 8 Housing Choice Vouchers. Unlike most public housing authorities,
CCHA has no HUD-funded public housing units. Their primary funding is from The United States Department of Agriculture (USDA).
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Totals in Use
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers in
use 0 0 0 440 0 438 1 1 0
Table 21 - Public Housing by Program Type
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Data Source: PIC (PIH Information Center)
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Characteristics of Residents
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 0 0 12,798 0 12,791 17,509 11,088
Average length of stay 0 0 0 6 0 6 1 8
Average Household size 0 0 0 2 0 2 3 1
# Homeless at admission 0 0 0 0 0 0 0 0
# of Elderly Program
Participants (>62) 0 0 0 161 0 160 0 1
# of Disabled Families 0 0 0 105 0 104 1 0
# of Families requesting
accessibility features 0 0 0 440 0 438 1 1
# of HIV/AIDS program
participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
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Table 22 – Characteristics of Public Housing Residents by Program Type
Data Source: PIC (PIH Information Center)
Race of Residents
Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 0 0 276 0 274 1 1 0
Black/African American 0 0 0 162 0 162 0 0 0
Asian 0 0 0 1 0 1 0 0 0
American Indian/Alaska
Native 0 0 0 1 0 1 0 0 0
Pacific Islander 0 0 0 0 0 0 0 0 0
Other 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Table 23 – Race of Public Housing Residents by Program Type
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Data Source: PIC (PIH Information Center)
Ethnicity of Residents
Program Type
Ethnicity Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 0 0 176 0 176 0 0 0
Not Hispanic 0 0 0 264 0 262 1 1 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Table 24 – Ethnicity of Public Housing Residents by Program Type
Data Source: PIC (PIH Information Center)
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Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on
the waiting list for accessible units:
Of the CCHA’s 440 Housing Choice Voucher holders, 105 (24%) were disabled and 161 (37%) were
over the age of 62 according to the HUD PIC data displayed in the tables above. These resident
characteristics indicate a significant need for accessible housing units. When interviewed for
input related to this plan, CCHA staff underscored this need, characterizing the existing housing
stock in the County as having very few accessible units. Another need of people with disabilities
who may be CCHA residents or on the waiting list is transportation. Enhanced paratransit and
regular bus service would assist these residents in being better able to access services.
Most immediate needs of residents of Public Housing and Housing Choice voucher holders
The most immediate needs of CCHA’s clients are for more affordable housing options,
transportation, and childcare. Despite the Housing Choice Vouchers and farmworker housing
available through CCHA, there are approximately 1,000 applicants on the voucher waiting list and
the list is closed. Rents in the private market are increasing and vouchers cannot keep pace,
causing even those with vouchers to have difficulty finding affordable housing.
Transportation, both paratransit and regular bus service is an additional need. Routes and hours
are limited, making it difficult for voucher holders to access or maintain employment. There are
a few programs in the area that provide assistance with the cost of childcare, which is necessary
for parents of young children who need to work or look for work. These existing programs work
well but cannot meet the high level of need.
How do these needs compare to the housing needs of the population at large?
The needs of public housing residents and housing choice voucher holders are largely consistent
with the needs of the low- and moderate-income population at large. In the general population,
tenants are concerned about the quality and affordability of their existing housing. Without the
housing subsidies and other supports provided by CCHA, some of the affordability issues faced
by the general population are even more acute.
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NA-40 Homeless Needs Assessment – 91.205(c)Introduction:
A variety of housing and shelter models are available within the community including emergency shelter (ES), transitional housing
(TH), permanent supportive housing (PSH), rapid re-housing (RRH).:
This section provides an assessment of Collier County’s homeless population and their needs. Data is provided by the Hunger and
Homeless Coalition’s 2021 Point in Time Counts (PITC) of sheltered and unsheltered homeless persons in Collier County.
If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days
that persons experience homelessness," describe these categories for each homeless population type (including chronically
homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):
The Collier County Hunger and Homeless Coalition conducts an annual Point-in-Time Count of homeless persons in Collier County in
January of each year. Volunteers for the count included members of the civic and business community, homeless and formerly
homeless individuals, and CoC member agency staff. Volunteers attended a training session prior to the count.
The table that follows provides the results of the Hunger and Homeless Coalition’s 2021 Point-in-Time Count. As shown, there were
568 homeless persons counted in 2021. In 2021, veterans constituted 5.6% (34 persons), up slightly (29 persons) from the prior year.
As of 2021, the largest share of homeless persons was either persons with chronic substance abuse issues (34.85%), individuals with
serious mental illness (29.75%), victims of domestic violence (21.47%), and seniors made up 8.6% of the homeless population. These
numbers are indicative of a need for housing with supportive services for both persons with disabilities and persons with substance
abuse issues.
Youth made up a significant share of Collier County’s homeless population. According to the 2021 point-in-time count, on the night of
the count, 19.19% or 48 households with 109 children were homeless. Of these 109 children, 53 were in emergency shelter, 44 were in transitional
shelter and 12 were unsheltered., which was 21% in 2020.
In addition to the Point-in-Time Counts, homeless youth are also counted by the public schools’ liaison for homeless education, who
reported serving 805 homeless students. In addition to children who met HUD’s definition of homeless, this count also includes
children in families doubling-up with another household, unaccompanied youth staying with friends or family, and children awaiting
foster care placement.
A person is considered “chronically homeless” when they experience homelessness for a period of 12 consecutive months, or
experience four episodes of homelessness within the past three years that total 12 or more months and have a long-term disability.
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Patterns of homelessness reflect those who are unable to self-resolve their homelessness, are experiencing chronic homelessness,
and who are not being adequately served by existing homeless system resources and capacity. Data was not available for 2021, but
prior year data was used to draw comparisons of chronic homelessness and to portray a snapshot of this issue within the County. The
number of chronically homeless people decreased from 88 in 2019 to 80 in 2020. As a share of the total homeless population,
chronically homeless persons decreased from previous years in which the share fluctuated from increased.
Address coordinated assessment
Coordinated Entry is a streamlined system designed to efficiently match people experiencing homelessness or those at-risk of
homelessness to available housing, shelter, and services. It prioritizes those who are most in need of assistance and provides
crucial information that helps the Continuum of Care strategically allocate resources.
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Nature and Extent of Homelessness
2020 Point-in-Time
Count
2021 Point-in-Time Count
Number
Counted
Share of
Total
Number
Counted
Share of
Total
Total 603 100% 568 100%
HOMELESS STATUS
Emergency Shelter 252 42% 245 43.13%
Transitional Housing 183 30% 179 31.54%
Unsheltered 168 28% 144 25.35%
SUBPOPULATIONS
Veterans 29 5% 34 5.98%
Seniors (over 62) 47 8% 49 8.62%
Chronically Homeless 80 13% Data Not
Available
Data Not
Available
Serious Mental Illness 127 21% 169 29.75%
Chronic Substance Abuse 155 26% 198 34.85%
HIV/AIDS 2 0% Data Not
Available
Data Not
Available
Victims of Domestic Violence 95 16% 122 21.47%
CHILDREN AND YOUTH
Children in Families 121 20% 109 19.19%
Unaccompanied Youth 7 1% 183 32.21%
Homeless Students 1039 N/A 805 N/A
Data Source: Hunger & Homeless Coalition of Collier County; Point-in-Time Count 2020 and Point-in-Time Count
2021
Estimate the number and type of families in need of housing assistance for families with
children and the families of veterans.
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While the Point-in-Time Counts did not include the number of families with children in need of
housing assistance, the 2021 count did record the number of children living in homeless families.
According to the 2021 Point-in-Time Count, 109 children (under 18) were homeless, which
represents 19.19% of the total homeless population counted. There were 34 or 5.98% of
homeless veterans were counted.
Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.
Race and Ethnicity data was not available for the most recent point-in-time count conducted in
2021. The most recent data available on race and ethnicity was reported in the in the 2020 CoC
Homeless Assistance Programs Homeless Populations and Subpopulations Report. The report
shows that in 2020 there was a total of 603 homeless persons of which 475 were White, 85 were
black, 23 were Multi-racial, 6 were Asian, and 14 were American Indian or Alaska Native. The
data also revealed that there were 54 Hispanic/Latino persons who were homeless.
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.
As of the 2021 count, a large majority of Collier County’s homeless population was sheltered
(74.67%), with 25.35% unsheltered. Of the sheltered population, most (43.13%) were in an
emergency shelter. These percentages were increases from the 2021 point-in-count numbers for
shelter and unsheltered individuals.
NA-45 Non-Homeless Special Needs Assessment - 91.205 (b, d)
Introduction:
Non-homeless special needs characteristics describe the various subpopulations of Collier County
who are not homeless but may require supportive services, including.
• elderly,
• frail elderly,
• persons with disabilities (mental, physical, developmental),
• persons with HIV/AIDS,
• persons with alcohol or drug addiction,
• victims of domestic violence,
• persons with a criminal record,
• those who have limited English proficiency,
• and those who are transportation disadvantaged.
Persons belonging to this population may have additional needs before, during, and after an
incident in functional areas including but not limited to maintaining independence,
communication, transportation, supervision, and medical care. The section below will describe
why identifying the characteristics and needs of these sub-populations is essential to the planning
process for these federal dollars.
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Describe the characteristics of special needs populations in your community:
Both the elderly and persons with disabilities have difficulties in finding accessible and affordable
housing. In addition to housing, these populations are challenged to find transportation and
other supportive services. Persons with alcohol and other drug addiction problems often have
difficulty finding resources and treatment facilities including the lack of a central point reference
for persons seeking assistance. Persons living with HIV/AIDS are more likely to have income
instability because of their medical condition and this can lead to the increased likelihood of
homelessness. The needs of victims of domestic violence can vary to include shelter, transitional,
and long-term housing, medical, counseling, and legal services.
What are the housing and supportive service needs of these populations and how are these
needs determined?
The primary housing and supportive needs of these subpopulations (the elderly, frail elderly,
persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol or drug
addiction, victims of domestic violence, and persons with a criminal record and their families)
were determined by input from both service providers and the public through the survey, public
meetings, and stakeholder interviews. These needs include affordable, safe housing
opportunities in areas with access to transportation and paratransit, commercial and job centers,
and social services including counseling, case management, and subsidies for childcare, and for
education regarding fair housing rights and actions that can be taken in the event those rights
are violated. Persons with disabilities often require accessible features and ground floor housing
units and use of supportive/therapeutic animals. Victims of domestic violence need safe housing,
removal of barriers to relocation, and protection from perpetrators. Persons with criminal
records and their families may be disqualified from public housing or Section 8 rental assistance,
and accordingly, assistance with housing for low-income members of this subpopulation must be
provided by other nongovernmental organizations. Interviews with stakeholders and residents
indicated that residents with alcohol and substance abuse histories, as well as victims of domestic
violence may have criminal records.
While the scope of supportive services varies based upon an individual’s characteristics, the
following is a list of services commonly needed by non-homeless people with special needs.
These services may be provided either on- or off-site:
Accessible Housing Crisis Hotline Health Care
Advocacy, referral,
information
Education Legal Assistance
Case Management Employment Training
Childcare Family & Caregiver Support
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Counseling Financial assistance
Discuss the size and characteristics of the population with HIV/AIDS and their families within
the Eligible Metropolitan Statistical Area:
Knowing how many people diagnosed with HIV infection each year, and their stage of disease at
diagnosis, is important for planning and resource allocation and for monitoring trends and
disparities between groups. Similarly, monitoring HIV incidence is critical for allocating resources
and evaluating the effectiveness of HIV testing and other prevention programs. Improved
surveillance methods allow resources to be better directed for programs and resources to the
populations most affected. According to the Florida Department of Health, there were 263
persons with HIV (PWH) compared to the state of Florida at 548.6 for all modes of exposure and
age groups. The rate of diagnosis for the County was 9.8 compared to 21.6 for the state of Florida
for all modes of exposure and age groups.
NA-50 Non-Housing Community Development Needs – 91.215 (f)
Describe the jurisdiction’s need for Public Facilities:
The top needs for public facilities in Collier County include the need for:
• drainage improvements,
• sewer improvements,
• street improvements,
• and water system improvements,
• as senior centers,
• youth centers
• libraries
Residents described that Collier County has put in sufficient efforts to ensure that there are equal
resources like parks, public safety facilities, and recreational facilities throughout the County.
The Needs Assessment included public facilities and improvements that are eligible for CDBG
grant funding: facilities that principally serve low- and moderate-income residents or are located
in low- and moderate-income neighborhoods. Although not limited to these needs, the following
were identified as needs in the jurisdictions through focus groups and community and agency
surveys:
• Improving facilities for human service agencies
• Increasing development of childcare facilities
• Improving substandard or deteriorated properties
• Making improvements to public infrastructure (streets, curbs, sewer, and stormwater
systems)
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Both the resident survey and the open house survey identified the need to support the
acquisition and improvement of human service agency facilities as the highest priority need.
This priority was also supported during stakeholder meetings.
How were these needs determined?
Public facilities needs were identified through a community assessment survey distributed to
the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Describe the jurisdiction’s need for Public Improvements:
Demolition or redevelopment of blighted properties was seen by Collier County residents as an
important need. Additionally, the Collier Metropolitan Planning Organization (MPO) has
undertaken several subarea studies of bicycle and pedestrian mobility in communities
throughout the County. Though only a few individual communities have been studied to date,
the MPO reports have indicated significant needs for sidewalks, bike lanes, and pedestrian safety
improvements. For example, in Naples Manor, the MPO report graded the community with an
overall level of service of D. of 31 streets in the community, only one had sidewalks on both sides
of the road. The proximity of Lely High School and Parkside Elementary School to the area
heighten the need for public improvements. Improved street lighting and the addition of street
furniture, such as benches and signs, was often a frequent recommendation as well. Similar
findings were contained in a separate MPO report on the Immokalee area.
How were these needs determined?
Public improvement needs were identified through a community assessment survey distributed
to the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Describe the jurisdiction’s need for Public Services:
Survey respondents identified the following public services as high needs: need for social services
for low-income seniors, youth, mentally and physically disabled persons.
a) Rental Assistance - Tenant subsidies exclusively for rental payments for eligible clients. These
services could financial assistance to pay rent or utilities.
b) Senior Services – Services that are exclusively provided for elderly persons with or without
disabilities provided it is intended primarily to serve elderly. These services could include case
management for staff working primarily with the elderly.
c) Youth Services - Services that are exclusively provided for young people aged 13 to 19. For
example, recreational services limited to teenagers and teen counseling programs.
d) Childcare Services - Services that will benefit children (generally under age 13), including
parenting skills classes.
e) Services for Mentally Ill - Services addressing the mental health needs of residents of the
community. These services could include case management for staff working primarily with the
persons with mental illness.
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f) Services for Physically Disabled - Services for the persons with disabilities, regardless of age.
These services could include case management for staff working primarily with the persons with
physical disabilities.
How were these needs determined?
Public services needs were identified through a community assessment survey distributed to
the public and a virtual public needs assessment meeting held during a virtual public meeting.
Other resources consulted were prior plans and progress reports from Collier County.
Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:
The housing market analysis contained in this report was developed by using primarily using data
from the American Community Survey, CHAS, and other sources noted in the tables. The
following information is based on the Census' American Community Survey 2011-2015. Numbers
shown represent the Collier County. The total number of housing structures shown in the "All
Residential Properties by Number of Units" table includes mobile homes and recreational
vehicles, some of which may not be considered housing units by HUD. Of the 163,293 units in the
County, 46% consist of two or more bedrooms. One-bedroom units are the smallest category of
housing units. The rest is divided into single unit attached structures and multiple unit apartment
buildings.
While housing opportunities can be limited by household income and purchasing power, the lack
of affordable housing options can result in a significant hardship for low-income households,
preventing them from meeting other basic needs. Low-income residents often have fewer
financial resources available for making monthly rent or mortgage payments. Those low-income
residents who do choose to purchase a home must keep even more funds available for taxes,
insurance, homeowners association fees, and home maintenance and repairs. Because home
ownership requires significant investment for most residents, many low- and moderate-income
households choose to rent their homes as opposed to purchasing one. Under most residential
property leases, this option calls for less responsibility and less investment from the home
occupant than if they were to purchase a home.
MA-10 Number of Housing Units – 91.210(a)&(b)(2)
Introduction
This section explores the number and types of housing units in Collier County and whether or not
the number of available units is sufficient to meet housing demand for the County.
Data provided by the 2011-2015 ACS, as shown in Table 26, reveals 48% of the County’s housing
stock was of single-family configuration with attached and detached unit structures. Of the
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163,293 units in the County, 46% consist of two or more bedrooms. One-bedroom units are the
smallest category of housing units.
All residential properties by number of units
Property Type Number %
1-unit detached structure 68,315 42%
1-unit, attached structure 9,645 6%
2-4 units 19,295 12%
5-19 units 35,720 22%
20 or more units 19,648 12%
Mobile Home, boat, RV, van, etc 10,670 7%
Total 163,293 100%
Table 25 – Residential Properties by Unit Number
Data
Source:
2011-2015 ACS
Unit Size by Tenure
Owners Renters
Number % Number %
No bedroom 170 0% 820 2%
1 bedroom 1,360 2% 4,425 13%
2 bedrooms 25,750 33% 15,680 48%
3 or more bedrooms 50,923 65% 12,022 37%
Total 78,203 100% 32,947 100%
Table 26 – Unit Size by Tenure
Data
Source:
2011-2015 ACS
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Describe the number and targeting (income level/type of family served) of units assisted with
federal, state, and local programs.
The County administers a variety of housing programs to assist low- and moderate-income
residents to afford and maintain housing. These are funded primarily through federal Community
Development Block Grant and the HOME Investment Partnerships programs, through which the
County utilizes public funds to address the priority needs and specific objectives identified in the
Consolidated Plan.
The lack of affordable housing in the County is a major obstacle for residents. This lack of
affordable housing particularly affects low- and moderate-income households, seniors, people
with disabilities, single head of households, and young adults. To foster the development of
affordable housing, the County utilizes HOME resources to expand housing opportunities.
Provide an assessment of units expected to be lost from the affordable housing inventory for
any reason, such as expiration of Section 8 contracts.
There are no anticipated losses of affordable housing inventory. Some affordable housing units have
been lost due to the vast changes in the housing market. Homes lost to foreclosure or those that are
short sold may be acquired by a bank or investor. Many times, these are resold with no homebuyer
assistance or for rental properties, so the owner-occupied market has changed as a result. This makes
affordable homeowner units a scarcity. At this time, none of the publicly funded and assisted units
are anticipated to be lost during the 5-year Consolidated Plan period extending through 2021.
Does the availability of housing units meet the needs of the population?
Consultations with housing service providers and community meetings revealed that there
remains a need for one-bedroom units for individuals exiting homelessness as well as two- and
three-bedroom apartments for very low and extremely low-income families.
Describe the need for specific types of housing:
There is a need for safe, sanitary, accessible, and affordable housing throughout the County.
Specifically, there is a strong need for housing affordable to households earning less than 50%
of the median income, and practical options are needed to ensure the availability of accessible
units for the elderly and people with physical disabilities. The type of housing that is needed,
includes varied options, whether those be single family detached or multifamily units, are needed to
meet the demands of the population as well as to address the forecasted growth.
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MA-15 Housing Market Analysis: Cost of Housing - 91.210(a)
Introduction
The following tables reflect the cost of both owner and renter-occupied housing in Collier County.
These tables use 2011-2015 ACS data from HUD’s eCon Software. There have been significant
changes in housing prices in recent years which are not fully captured in this data and will be
discussed at the end of this section.
In Collier, the 2020 Fair Market Rent (FMR) for a two-bedroom apartment was $1,381. In order
to afford this level of rent and utilities, without paying more than 30% of income on housing, a
household must earn $4,603 monthly or $55,240 annually. Assuming a 40-hour work week, 52
weeks per year, a resident must work at least 124 hours per week at minimum wage to afford a
two-bedroom unit. The monthly rent affordable at minimum wage for a 40-hour work week in
the County is $406, less than half of the actual Fair Market Rent.
The table reflecting the amount of rent paid by residents of the County demonstrates that 49.7%
of rental units rent for between $500 and $999 per month, while 14.1% of rental units rent for
less than $500 per month. The Housing Affordability table also shows that there were 1,275 units
available to households earning below 30% of the county’s HUD Area Median Family Income
(HAMFI).
Cost of Housing
Base 2015 2019 % Change
Median Home Value $315,000 $370,800 17.7%
Median Contract Rent $1,177 $1,397 18.6%
Table 27 – Cost of Housing
Data
Source:
2005-2009 ACS (Base Year), 2015-2019 ACS (Most Recent Year)
2019 Rent Paid Number %
Less than $500 1,576 4.5%
$500-999 5,085 14.4%
$1,000-1,499 14,317 40.5%
$1,500-1,999 9,694 27.4%
$2,000 or more 4,692 13.2
Total 33,788 100%
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Table 28 - Rent Paid
Data Source: 2015-2019 ACS
Housing Affordability
% Units affordable to
Households earning
Renter Owner
30% HAMFI 1,275 No Data
50% HAMFI 4,455 5,350
80% HAMFI 18,220 15,901
100% HAMFI No Data 23,541
Total 23,950 44,792
Table 29 – Housing Affordability
Data
Source:
2011-2015 CHAS
Monthly Rent
Monthly Rent ($) Efficiency (no
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent 900 1,126 1,381 1,812 2,026
High HOME Rent 900 983 1,182 1,357 1,495
Low HOME Rent 721 772 926 1,070 1,193
Table 30 – Monthly Rent
Data
Source:
HUD FMR and HOME Rents, 2020
Is there sufficient housing for households at all income levels?
There is not a sufficient supply for low- and moderate-income households in Collier County. This
is evident through cost burden data that considers median household income as compared to
median rental rates and home values. A significant lack of affordable housing exists particularly
for the approximately one in four households that are at the low or very-low-income levels. The
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table above shows that there is insufficient housing for extremely low- and low-income
households in the County. Based on 2019 ACS data there are an estimated 6,273 very-low-
income households in Collier, but only 1,275 affordable rental units at 30% HAMFI.
Collier County conducts an apartment study quarterly to look at pricing trends and needs.
Additionally, the County also produces a housing demand model annually to keep a pulse on the
number of units needs within the County. Below is a snapshot of the report.
How is affordability of housing likely to change considering changes to home values and/or
rents?
Affordability in Collier County has decreased because the cost of housing continues to increase
and the availability of land decreases. According to Zillow (2021), the typical home value of
homes in Collier County is $381,207. This value is seasonally adjusted and only includes the
middle price tier of homes. When compared to the 2019 ACS estimates, the County’s median
value was $370,800, which is a 2.8% increase. According to the National Low Income Housing
Coalition’s 2020 Out of Reach Report, the County’s Fair Market Rent for a two-bedroom was
$1,381 when compared to the 2019 ACS estimates the median rent was $1,397, which is a slight
decrease of 1.14%. Another compounding factor adversely affecting affordability is unit vacancy
rate. According to the 2019 ACS, the rental unit vacancy rate for Collier County was 7.1% while
the owner-occupied unit vacancy rate was 3.5%. It should be noted that production of new units
became available in the high-end rental market which could cause the vacancy rate to trend
higher than normal overall, but the vacancy rate in the low-income rental market is less 3%
according to the Quarterly Apartment Survey, conducted by Community and Human Services
staff.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact
your strategy to produce or preserve affordable housing?
As actual rental rates have continued to rise, they are outpacing the HUD-established fair market
rents (FMRs). The FMR and HOME high rents are substantially below the 2019 median rental
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rates as reported by Zillow. As reflected in the following charts, the 2020 High HOME rents and
Fair Market Rents for efficiencies, one-, two-, and three-bedroom units in the Naples-Immokalee-
Marco Island, Florida MSA are the similar as the Area Median Rent, and comparable for four-
bedroom units. However, as detailed above, housing costs in the County are increasing at higher
rates than incomes. As housing construction and rehabilitation costs rise, it will be increasingly
difficult to produce much needed affordable housing.
Rent Reasonableness allows Collier County to provide housing for units up to 10% over the Fair
Market Rent rate.
HOME Rent Limits
Discussion
As housing costs continue to rise, so does the demand for housing that is affordable to low-
income households, particularly rental housing for the very low and extremely low-income
households. The County will need to consider new and innovative ways to meet this demand.
MA-20 Housing Market Analysis: Condition of Housing – 91.210(a)
Introduction
The age and condition of a county’s housing stock are important variables in assessing the overall
characteristics of the local housing market. This section will review important data about the
county’s housing stock. The older housing stock, particularly older rental housing often has code
and deferred maintenance issues that can impact the longevity of the housing structure which in
turn impacts the housing supply in terms of accessibility and affordability.
Definitions
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Standard Condition: No major structural defects; adequate plumbing and kitchen facilities;
appearance which does not create a blighting influence; and the house meets additional, more
stringent, local standards and building codes, including lead-based paint clearance. Such units
may be eligible for housing rehabilitation funding if interior conditions are such that the HUD
Section 8 Housing Quality Standards or other standards are not met. Examples of ways in which
the interiors of such homes might be rehabilitated include the replacement of heating systems,
electrical system repairs or upgrades, plumbing system repairs or upgrades, energy efficiency
improvements, and accessibility improvements.
Substandard Condition but Suitable for Rehabilitation: This category describes dwelling units that
do not meet standard conditions but that are both financially and structurally feasible for
rehabilitation. Such units may be lacking complete plumbing or kitchen facilities and/or may have
exterior elements in need of repair (e.g., a roof in need of replacement, siding in need of repair
or replacement, or a missing/failing foundation), and the unit value must exceed the cost of the
repairs or upgrades required to bring it to standard condition.
Substandard Condition but Suitable for Rehabilitation: The nature of the substandard condition
makes rehabilitation both financially and structurally feasible. Such units will typically have an
improvement value that is less than the cost of addressing the habitability and exterior elements
that cause its classification as “substandard,” or will be considered to be unoccupiable for reasons
of safety by the county’s building official.
Housing Conditions: Condition of units is assessed using the same criteria as in the Needs
Assessment. This includes: 1) lacks complete plumbing facilities, 2) lacks complete kitchen
facilities, 3) more than one person per room, 4) cost burden (amount of income allocated to
housing) is greater than 30%, and 5) complies with applicable building code standards.
Condition of Units
Condition of Units Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 22,585 29% 15,530 47%
With two selected Conditions 839 1% 2,210 7%
With three selected
Conditions 25 0% 50 0%
With four selected Conditions 0 0% 0 0%
No selected Conditions 54,760 70% 15,135 46%
Total 78,209 100% 32,925 100%
Table 31 - Condition of Units
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Data
Source:
2011-2015 ACS
Year Unit Built
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 25,049 32% 9,025 27%
1980-1999 40,975 52% 16,525 50%
1950-1979 11,674 15% 7,093 22%
Before 1950 509 1% 277 1%
Total 78,207 100% 32,920 100%
Table 32 – Year Unit Built
Data
Source:
2011-2015 CHAS
Risk of Lead-Based Paint Hazard
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied
Number % Number %
Total Number of Units Built Before 1980 12,183 16% 7,370 22%
Housing Units build before 1980 with children
present 10,416 13% 4,893 15%
Table 33 – Risk of Lead-Based Paint
Data
Source:
2011-2015 ACS (Total Units) 2011-2015 CHAS (Units with Children present)
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Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 0 0 81,711
Abandoned Vacant Units 0 0 0
REO Properties 0 0 0
Abandoned REO Properties 0 0 0
Table 34 - Vacant Units
Need for Owner and Rental Rehabilitation
The age of the housing stock in Collier County will continue to have a significant impact on general
housing conditions in the area. The 2019 ACS data shows that only 16.73% of the county’s
housing stock was built prior to 1970. Owner and renter households, especially those located in
low-income target neighborhoods will be in need of rehabilitation assistance to maintain their
homes. As housing ages, maintenance costs rise, which can present significant costs for low- and
moderate- income homeowners. This also poses a threat to low- and moderate- income tenants
who are not able to maintain close communications with their landlords or property managers
who may be out of state when repairs are needed.
Estimated Number of Housing Units Occupied by Low- or Moderate-Income Families with LBP
Hazards
Exposure to lead-based paint represents one of the most significant environmental threats from
a housing perspective. Lead is a highly toxic metal that may cause a range of health problems for
adults, and especially for children. The major source of lead exposure comes from lead-
contaminated dust found in deteriorating buildings. Many residential properties built before
1978 contain lead-based paint. Unfortunately, measuring the exact number of housing units with
lead-based paint hazards is difficult. HUD regulations regarding lead-based paint apply to all
federally assisted housing. Low-income households that earn between 0-50% Median Family
Income (MFI) are least able to afford well maintained housing and, therefore, are often at greater
risk of lead poisoning.
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MA-25 Public and Assisted Housing – 91.210(b)
Introduction
Collier County Housing Authority (CCHA) provides housing assistance to low-income residents
through the management of the areas Housing Choice Voucher Program - Section 8. This program
is income based and the eligibility requirements are set by HUD. The CCHA has been committed
to providing safe, decent, and affordable housing to low-income residents in Collier County since
1966. The CCHA administers a number of programs, such as the Far Worker Housing, the Housing
Choice Voucher Program, and the Family Self-Sufficiency Program, to promote self-sufficiency
and economic opportunity for local residents.
The data tables presented in this section were pre-populated by the HUD eCon Planning Suite. In
many instances, the data is either incorrect or out of date; however, no changes can be made.
Where data were available, supplemental tables are provided.
Totals Number of Units
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-
based.
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units
vouchers
available
0 0 0 440 0 0 0 0 0
# of
accessible
units
0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing
Home Transition
Table 35 – Total Number of Units by Program Type
Data
Source:
PIC (PIH Information Center)
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Describe the supply of public housing developments:
The CCHA owns and manages four public housing developments: 276 units of low-income
housing in Farm Worker Village, 315 units of farm labor housing also in Farm Worker Village, 30
units of farm labor housing known as Collier Village and a 192-bed dormitory known as Horizon
Village. In addition, CCHA serves an over 3,100 persons through the administration of the Section
8 rental assistance program and Family Self Sufficiency Program to provide support services to
low, elderly, disabled, and homeless persons living in Collier County.
Describe the number and physical condition of public housing units in the jurisdiction,
including those that are participating in an approved Public Housing Agency Plan:
HUD's Real Estate Assessment Center conducts physical inspections of properties that are owned,
insured, or subsidized by HUD, including public housing and multifamily assisted housing.
However, because the public housing units in Collier County are funded by USDA and not HUD,
they are neither inspected by the Real Estate Assessment Center nor are they covered by a Public
Housing Agency Plan. The Housing Choice Vouchers are tenant-based and the properties at which
the vouchers are used vary significantly in physical condition.
Public Housing Condition
Public Housing Development Average Inspection Score
n/a n/a
Table 36 - Public Housing Condition
Describe the restoration and revitalization needs of public housing units in the jurisdiction:
The CCHA was awarded a SHIP Rental Acquisition grant to buy properties in Naples to rent to
low-income families. This project will be financed in part by the State Housing Initiative Program
(SHIP) and the Collier County Community and Human Services Division. The CCHA has also applied
for rehabilitation grant through the Collier County Community and Human Services Division to
rehab older units. Additionally, the Housing Authority also receive money from the HOME and
CDBG program to add HVAC units in Immokalee.
Describe the public housing agency's strategy for improving the living environment of low-
and moderate-income families residing in public housing:
The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents
improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary
self-sufficiency programs that provide participating families the opportunity to identify needs,
improve skill sets, and work towards life goals, economic independence, and housing self-
sufficiency programs provide families with:
• A plan specifically tailored to their family or individual goals.
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• A link to community organizations geared towards education, job training and placement
programs, computer and financial literacy, and increased self-sufficiency.
• An advocate and supporter to help residents work through barriers preventing self-
sufficiency.
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MA-30 Homeless Facilities and Services – 91.210(c)
Introduction
Collier County partners with the Hunger & Homeless Coalition of Collier County to address the
needs of the homeless individuals and families or at risk of homelessness. There are multiple
organizations providing services in Collier County, such as homeless assistance providers, victim
service providers, nonprofit organizations, public housing agencies, mental health agencies and
government-based organizations. The Hunger & Homeless Coalition of Collier Coalition is a
working group whose mission is to “support the planning, delivery and coordination of high-
quality services to the hungry, homeless, and those at risk of homelessness in our community.”
The group also works to provide programs and services related to housing, mental and physical
health, nutrition, clothing, and education. Data for the HUD-formatted table below was taken
from the available information from the CoC that follows.
Facilities and Housing Targeted to Homeless Households
Emergency Shelter Beds Transitional
Housing
Beds
Permanent Supportive
Housing Beds
Year-
Round
Beds
(Current &
New)
Voucher /
Seasonal /
Overflow
Beds
Current &
New
Current &
New
Under
Development
Households with
Adult(s) and
Child(ren)
92 0 54 0 0
Households with
Only Adults 140 0 132 30 0
Chronically
Homeless
Households
0 0 0 0 0
Veterans 0 0 0 0 0
Unaccompanied
Youth 23 0 8 0 0
Table 37 - Facilities and Housing Targeted to Homeless Households
Describe mainstream services, such as health, mental health, and employment services to the
extent those services are used to complement services targeted to homeless persons
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Many social service agencies in Collier County provide benefits to homeless individuals and
families to address homelessness. These services are essential to facilitate the process and serve
the needs of those who have already become homeless. These organizations provide many
services to their clientele, including but not limited to counseling, case management, life skills
training, financial literacy classes, and victim advocacy, all of which help residents to develop the
skills and knowledge to transition into permanent housing or independent living and to maintain
steady employment. The goal of providing supportive services is self-sufficiency.
While case management services do exist within programs, some stakeholders noted that
tenancy supports are underfunded and are not available on the scale needed to serve people in
PSH and RRH. Robust tenancy supports would improve housing-related outcomes across the
system. Discussions are also ongoing regarding hiring FTE staff including case managers, licensed
mental health case managers, peer specialist and licensed substance abuse case managers to
coordinate services or provide onsite services.
List and describe services and facilities that meet the needs of homeless persons, particularly
chronically homeless individuals and families, families with children, veterans and their
families, and unaccompanied youth. If the services and facilities are listed on screen SP-40
Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe
how these facilities and services specifically address the needs of these populations.
Collier County has a broad network of homeless providers offering emergency shelter,
transitional housing, employment services, legal services, food, veteran’s services, medical
services, financial assistance, eviction prevention services, and assistance with alcohol and drug
dependency. The following agencies listed provide services specifically for homeless people:
The Shelter for Abused Women and Children in Naples is the only domestic violence center in
Naples. It includes emergency shelter (where stays average 29 days) and a transitional housing
program (where residents can live for up to 2 years). Other services include a confidential hotline,
safety planning, counseling and support groups in English and Spanish, court advocacy and
assistance with daily needs such as food, clothing, toiletries, and household items.
St. Matthew’s House operates several facilities in Collier County, including emergency and
transitional housing in Naples, an emergency shelter in Immokalee (Immokalee Friendship
House), and transitional supportive apartments for persons with substance abuse or mental
health needs. Other services include a food pantry, thrift store, counseling and case
management, and access to referrals for medical, mental health, and substance abuse needs
through partnerships with other organizations in Collier County.
The Salvation Army and St. Vincent De Paul provides financial assistance for food, shelter, and
other aid to Collier County residents who meet certain income criteria.
Youth Haven is a 24-hour residential shelter for children removed from their homes due to abuse,
neglect, or abandonment. In addition to a 23-bed emergency shelter, Youth Haven offers a child
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and family counseling center, in-home parenting classes, case management, and a teen drop-in
center with showers, laundry facilities, and meals. Typical length of stays range from 45 to 60
days until children are placed in foster care or with a relative.
Providence House provides a faith-based, transitional housing and self-sufficiency program for
motivated women with young children who are homeless or at risk of being homeless. These
women lack the long-term support necessary to acquire the assets foundational to re-
establishing their families. The two-year accountability program not only encourages the
development of self-efficacy, but it also provides women and their children with resources that
they need to become independent. Providence House also offers case management, life skills
training, and counseling referrals.
Wounded Warriors assists with the needs of Veterans and their families, with the focus on
education, housing, and mental health. The Hunger and Homeless Coalition of Collier
County estimates that there are 80-90 homeless Veterans in Collier County. Wounded Warriors
of Collier County is dedicated to ending Veteran homelessness in Collier County by employing
various housing models.
MA-35 Special Needs Facilities and Services – 91.210(d)
Introduction
This section describes the housing and social service needs of Collier County’s special populations
including:
• Elderly,
• frail elderly,
• domestic violence victims,
• residents with diagnosis of HIV/AIDS,
• residents with substance abuse, mental health, or disability diagnosis.
The special needs population includes individuals having mobility impairments, disabilities, or
that require supportive services.
Typically, this population has a severe or persistent mental illness, development, and physical
disabilities. Several organizations provide facilities and services for special needs populations in
Collier County.
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental),
persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public
housing residents and any other categories the jurisdiction may specify, and describe their
supportive housing needs
The supportive housing needs of Collier County’s special needs sub-populations (the elderly, frail
elderly, persons with disabilities, persons with HIV/AIDS and their families, persons with alcohol
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or drug addiction, victims of domestic violence, and persons with a criminal record and their
families) mirrors the housing needs of the general population. Their needs include affordable and
accessible housing opportunities, job centers, access to transportation, and most importantly to
these subpopulations is social and supportive services to assist them in accessing programs
available to them. Services for these populations include counseling, case management, ADL
support, and education regarding fair housing rights and actions that can be taken in the event
those rights are violated.
Elderly and Frail Elderly - Much of the elderly population in Collier County need a range of
community-based services, i.e., social, physical, mental health, case management, chronic
disease management, supportive housing, and other services that assist people to remain living
in the community. Community-based long term care services include in-home supportive
services; home health care; adult day services; paratransit services; home-delivered meals;
supportive services in a hotel; care in residential care facilities, including board and care and
assisted living; and other health and social services. Long term care and supportive services can
be provided in home and community-based settings, as well as in institutional settings,
depending on need and choice. Collier County also has a comprehensive meals program that
provides congregate, and home delivered meals. The case management services for seniors
program also allows seniors to participate in the EHEAP for the elderly to help with electric
services.
Persons with Disabilities - Persons with disabilities often require accessible features and ground
floor housing units and support animals. Available housing for this subpopulation is limited within
Collier County, thus limiting housing choice. Units are available for this population; however,
there is greater demand for units for people with chronic mental illness for units for people with
physical or developmental disabilities. Funding from the State Housing Incentive Partnership
(SHIP) programs allows Community Assisted & Supported Living (CASL) and ROOF Collier County
to create supported living homes for adults with disabilities.
Persons with Drug Addiction and Criminal Records may be disqualified from housing
opportunities public housing or Section 8 rental assistance, and accordingly, assistance with
housing for low-income members of this subpopulation must be provided by other
nongovernmental organizations.
Survivors of Domestic Violence need safe housing, removal of barriers to relocation, and
protection from perpetrators. Housing providers need to be aware of and adhere to protocols
outlined in the Violence Against Women’s Act.
Persons with HIV/AIDS and their families supportive housing needs include housing developed
with HOPWA funding and other dedicated resources. Persons living with HIV/AIDS often have
medical concerns that can severely impact their ability to earn wages sufficient to maintain
adequate housing. HOPWA funding is not received directly in Collier County.
Public Housing Residents need supportive social services to aid families in becoming self-
sufficient. These services include financial counseling, housing counseling, credit counseling,
down-payment assistance programs, job training and placement, and access to transportation.
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Describe programs for ensuring that persons returning from mental and physical health
institutions receive appropriate supportive housing
Public systems or institutions (i.e., jails, prisons, hospitals, child welfare, mental health facilities,
etc.) often release individuals directly into homelessness. Supportive housing has been identified
as one of the greatest needs for special needs subpopulations after being discharged from mental
and physical health institutions. In Collier County, housing referrals are often made to the David
Lawrence Center a nonprofit that owns and operates treatment programs and supportive
housing for people with mental health and substance abuse disorders. Community members
reported a need for community-living, group home type housing for those transitioning from
inpatient care to more independent living situations. One such agency providing that service is
Community Assisted & Supported Living (CASL).
Specify the activities that the jurisdiction plans to undertake during the next year to address
the housing and supportive services needs identified in accordance with 91.215(e) with respect
to persons who are not homeless but have other special needs. Link to one-year goals.
91.315(e)
Collier County will prioritize increasing the supply of affordable housing that includes supportive
services for special needs subpopulations which include families with children, seniors, ex-
offenders, people with HIV/AIDS, victims of domestic violence, people with drug and alcohol
addictions, people who are evicted or foreclosed, people with physical and mental disabilities,
veterans, youth and young adults, and youth aging out of foster care. The county will give
preference to projects that are rich in amenities and opportunity to include proximity to grocery
stores, public transportation, and job centers. Additionally, Collier County will continue to
support programs that provide rental subsidies to low-income housing households to make
existing units affordable; providing down payment assistance to eligible low and moderate-
income homebuyers; and supporting community efforts to fund the affordable housing trust
fund. However, there is not a consistent revenue stream to support funding the trust fund. Collier
County also will focus on increasing the supply of accessible units for persons with disabilities. To
address special housing and supportive needs, Collier County has identified the following one-
year goals and plans to fund Tenant-Based Rental Assistance, supporting new construction of
rental and homeowner housing, and providing assistance to homebuyers. HOME funds will be
directed to projects that address the needs of persons who have an identified special need.
HOME and CDBG funds have been utilized to support a range of developments to support special
needs populations.
For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to
undertake during the next year to address the housing and supportive services needs identified
in accordance with 91.215(e) with respect to persons who are not homeless but have other
special needs. Link to one-year goals. (91.220(2))
Collier County will prioritize increasing the supply of affordable housing that includes supportive
services for special needs subpopulations. The county will give preference to projects that are
rich in amenities and opportunity to include proximity to grocery stores, public transportation,
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and job centers. Since many services available to special needs populations are offered through
nonprofit agencies within the community, there is a need for these agencies to strengthen
collaboration among service providers across the region to ensure appropriate delivery of
services. To address special housing and supportive needs, Collier County has identified the
following one-year goals and plans to fund Tenant-Based Rental Assistance, supporting new
construction of rental and homeowner housing, and providing assistance to homebuyers. As it
relates to housing, Collier County has allocated HOME funds for future development of affordable
housing. Projects will be solicited through an application process and are strongly encouraged to
include a set-aside for special needs populations. Collier County will continue our SHIP home
repair programs that are frequently used by elderly persons, persons with disabilities, veterans,
and families with children. As it relates to supportive services, the County will continue to provide
CDBG funds for human services related to food assistance, social services, and assistance for
victims of domestic violence and children at risk of child abuse.
MA-40 Barriers to Affordable Housing – 91.210(e)
Negative Effects of Public Policies on Affordable Housing and Residential Investment
The Collier County Land Development Code, as amended through November 20, 2020, and the
Naples Land Development Code, as amended through December 16, 2020, were each reviewed
and evaluated against a list of common fair housing issues. The zoning regulations are permissive
and allow for flexibility as to the most common fair housing issues. Neither jurisdiction received
a high-risk score on any of the fair housing issues evaluated. However, the County and Naples
received medium risk scores on certain issues where the zoning regulations still have the
potential to negatively impact fair and affordable housing, and where improvements to the rules
and policies could be made to protect the fair housing rights of the County’s residents more fully.
On paper, the residential zoning criteria for the jurisdictions surveyed are not inherently
prohibitive, and yet there is general consensus among residents, planning officials, housing
advocates, and other stakeholders that Collier County and Naples suffer from an affordability gap
for both affordable and workforce housing. This problem will only grow as rent and home prices
are expected to continue to trend upward. Based on 2015 projections provided by the University
of Florida’s Shimberg Center for Housing Studies, the County’s Affordable Housing Advisory
Committee estimates that 43% of Collier households pay more than 30% of their income (the
limit considered financially healthy) on housing related expenses, and 22% of households spend
more than half of their income on housing.
There are some development costs that local governments simply cannot control, such as
materials and labor costs. However, there are other costs which government regulations directly
impact: for example, raw land costs (via minimum lot size requirements), permitting costs, and
impact fees. By reducing these costs, the hope is that there would be a trickle-down effect which
would in turn make development of affordable housing more feasible. In the context of the area’s
already costly rental and housing market, development standards may be a barrier to obtaining
workforce and affordable housing for low to moderate income families and should be evaluated
and tailored to the area’s estimation of affordability, that is the extent to which enough housing
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units of different costs can be developed to provide each household with a unit it can afford
(based on HUD’s 30%-of-income standard).
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MA-45 Non-Housing Community Development Assets – 91.215 (f)
Introduction
In determining priorities for the allocation of federal funds, the Collier County has recognized the
need to foster a competitive local economy that expands economic opportunities for present and
future residents. A unique economic development trend in Collier County is the high number of
seasonal residents who own property in the area. This phenomenon can cause data to trend in
ways that do not truly reflect the economy year-round. This section describes the local workforce,
the nature of current employment, and activities that coordinate economic development activities
across local and regional agencies.
Economic Development Market Analysis
Business Activity
Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Agriculture, Mining, Oil & Gas
Extraction 3,969 4,573 3 4 1
Arts, Entertainment, Accommodations 24,234 24,862 21 22 1
Construction 10,554 11,915 9 10 1
Education and Health Care Services 17,850 19,482 16 17 1
Finance, Insurance, and Real Estate 6,972 6,368 6 6 -1
Information 1,522 1,382 1 1 0
Manufacturing 3,326 3,164 3 3 0
Other Services 5,299 5,613 5 5 0
Professional, Scientific, Management
Services 7,525 6,333 7 6 -1
Public Administration 0 0 0 0 0
Retail Trade 17,653 16,551 16 15 -1
Transportation and Warehousing 1,866 1,284 2 1 -1
Wholesale Trade 3,817 3,696 3 3 0
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Business by Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs
%
Jobs less
workers
%
Total 104,587 105,223 -- -- --
Table 38 - Business Activity
Data
Source:
2011-2015 ACS (Workers), 2015 Longitudinal Employer-Household Dynamics (Jobs)
Labor Force
Total Population in the Civilian Labor Force 146,855
Civilian Employed Population 16 years and
over 135,345
Unemployment Rate 7.85
Unemployment Rate for Ages 16-24 20.22
Unemployment Rate for Ages 25-65 5.21
Table 39 - Labor Force
Data
Source:
2011-2015 ACS
Occupations by Sector Number of People
Management, business and financial 27,350
Farming, fisheries, and forestry occupations 6,120
Service 18,358
Sales and office 34,130
Construction, extraction, maintenance, and
repair 16,960
Production, transportation, and material
moving 5,985
Table 40 – Occupations by Sector
Data
Source:
2011-2015 ACS
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Travel Time
Travel Time Number Percentage
< 30 Minutes 82,289 67%
30-59 Minutes 34,824 28%
60 or More Minutes 6,520 5%
Total 123,633 100%
Table 41 - Travel Time
Data
Source:
2011-2015 ACS
Education:
Educational Attainment by Employment Status (Population 16 and Older)
Educational Attainment In Labor Force
Civilian
Employed
Unemployed Not in Labor
Force
Less than high school graduate 16,669 2,084 6,458
High school graduate (includes
equivalency) 30,610 2,064 10,135
Some college or Associate's degree 28,220 2,264 8,455
Bachelor's degree or higher 31,780 1,404 9,355
Table 42 - Educational Attainment by Employment Status
Data
Source:
2011-2015 ACS
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Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 678 3,615 3,605 6,625 5,299
9th to 12th grade, no diploma 3,765 3,503 3,552 4,269 4,114
High school graduate, GED, or
alternative 8,899 9,663 9,969 23,170 22,075
Some college, no degree 6,984 5,179 4,975 15,770 17,695
Associate's degree 1,268 3,017 3,087 6,923 5,385
Bachelor's degree 1,331 6,110 5,975 15,235 18,920
Graduate or professional degree 14 1,874 3,135 10,195 16,160
Table 43 - Educational Attainment by Age
Data
Source:
2011-2015 ACS
Educational Attainment – Median Earnings in the Past 12 Months
Educational Attainment Median Earnings in the Past 12 Months
Less than high school graduate $22,483
High school graduate (includes equivalency) $31,255
Some college or Associate's degree $37,184
Bachelor's degree $51,407
Graduate or professional degree $64,551
Table 44 – Median Earnings in the Past 12 Months
Data
Source:
2011-2015 ACS
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Based on the Business Activity table above, what are the major employment sectors within
your jurisdiction?
Collier County’s largest employment sectors are:
• Sales and Office (34,130)
• Management, Business, and Finance (27,350)
• Service (18,358)
Describe the workforce and infrastructure needs of the business community:
Collier County’s workforce needs is heavily dependent on the hospitality industry with more than
20% of the County’s workforce employed in that industry. Education and healthcare represent the
second largest sector of jobs in Collier County. The local economy will depend on a strong labor
pool skilled in these industries. The County should continue job training and employment services
and seek to increase community college attendance among residents in poorer areas including
Immokalee, Bayshore residents, and residents residing in the RCAP/ECAP region.
Describe any major changes that may have an economic impact, such as planned local or regional
public or private sector investments or initiatives that have affected or may affect job and
business growth opportunities during the planning period. Describe any needs for workforce
development, business support or infrastructure these changes may create.
The County’s travel and tourism industry was hard hit with the effects of the Coronavirus Pandemic.
Prior to the pandemic the County had a strong business climate with many successful CEOs, low
property tax rates, wealthier citizens with high median incomes, and the state of Florida has high
ranking for a strong business environment. Residents will need skills in business development and
management and job training and skills in various service industries including health care,
education. While the arts, entertainment, tourism, and food services industries were the hardest
hit during the pandemic, additional job training in new fields will become apparent as the County
continues to recover from mandatory closures.
How do the skills and education of the current workforce correspond to employment
opportunities in the jurisdiction?
A skillful and well-educated workforce is essential to attracting and retaining employers and
growing the County’s economy. Residents with a bachelor’s degree or higher were less likely to be
unemployed or not in the labor force than residents with less educational attainment. It is also
important to note that while educational attainment shows that most county residents have
educational attainment above a high school diploma, but most jobs are in sectors that do not
require degrees. It will be important for the county to strengthen its ability to attract companies
to open, relocate, or expand in Collier County.
Describe any current workforce training initiatives, including those supported by Workforce
Investment Boards, community colleges and other organizations. Describe how these efforts will
support the jurisdiction's Consolidated Plan.
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Career Source Southwest Florida provides individuals with career development resources in an
effort to provide skilled workforce for businesses. The organization offers various assessments,
workshops, and services to equip job seekers with the necessary skills to achieve self-sufficient
employment. The work of Career Source Southwest Florida supports the Consolidated Plan by
increasing job readiness and job opportunities in priority neighborhoods, encouraging microenterprise,
and offering job skills and work programs to youth.
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
The Southwest Florida Regional Planning Council prepares a CEDS (the current CEDS is 2018- 2022)
to document economic development goals and priorities of the Southwest Florida region.
If so, what economic development initiatives are you undertaking that may be coordinated with
the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact
economic growth.
Major program goals for the 2017-2022 goals are divided into six key areas: talent supply and
education, quality of life & quality places, infrastructure and growth leadership, civic and governing
systems, business climate & competitiveness, and innovation & economic development.
CEDS goals include, but are not limited to:
• Collier County has instituted a one cent sales tax to construct a high-tech center.
• Provide sufficient funding and encourage flexibility to allow regional stakeholders to
address local needs in education, training, and workforce development.
• Ensure educational systems and workforce training that support innovation and creativity.
• Protect natural resources to support quality environment and eco-tourism.
• Develop projects that improve the region’s quality of life.
• Increase the supply of workforce housing in the region.
• Expand arts and cultural identity.
• Develop transportation systems to support a prosperous, globally competitive economy
while minimizing impacts to the natural environment.
• Promote available ready-sites and buildings.
• Improve public/private/civic cooperation, collaboration, and communication of the
Region’s economic strategies.
• Improve regional coordination of economic development, land use, infrastructure, water,
and natural resource decision making.
• Support the region’s growing elderly population.
• Develop projects and programs that support existing and new business.
• Increase investment in business development and placement in the Region.
• Monitor CEDS Performance Measures.
• Provide funding for ongoing economic development activities.
• Provide technical assistance and use new technology to promote job growth.
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• Build seamless information technology infrastructure.
• Encourage alternative energy production and green product industries.
• Brand the region as a hub to attract and retain entrepreneurs.
MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a
definition of "concentration")
As show in the map, the highest concentrations of low-income households (greater than 80%) with
severe problems are Immokalee, and there are two targeted CRAs in the Bayshore-Gateway
Triangle Area and Immokalee. There are significantly higher percentages of low-income
households located in census tracts 0104.05, 0104.18, and 0104.20 within Collier County.
Collier County -% of LI Households with Any of 4 Severe Housing Problems
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
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Collier County Census Tracts
Source : www.geomap.ffiec.gov
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Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families
are concentrated? (include a definition of "concentration")
An area of racial or ethnic concentration is defined as one in which the minority population share
is 20% higher than the group’s Countywide average. There are a significant higher percentage of
White residents throughout the County.
White Population Concentration
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
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What are the characteristics of the market in these areas/neighborhoods?
Collier County targets resources in low-moderate income census block groups to meet regulatory
requirements for CDBG grant funds and to target areas with the highest level of needs. These areas
are considered “target areas” for use of HUD grant funds for area improvements, such as public
infrastructure or facility improvements. HUD funds may also be spent outside of these targeted
areas, as long as they provide services, improvements, affordable housing, or other benefits for
low- and moderate-income households or special needs populations.
Collier County - Median Home Value
Source: HUD CPD Maps, https://egis.hud.gov/cpdmaps/
Are there any community assets in these areas/neighborhoods?
The Collier Resource Center exists solely to help families and adults obtain assistance to navigate
the maze of health and human service organizations. They provide information and referrals in
many areas and make every effort to match residents with the most appropriate and adequate
resources by providing personalized case management. There are resources for fundamental
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necessities, medical and mental health services, services for people with disabilities, elderly and
assistance for children, youth, and families.
Are there other strategic opportunities in any of these areas?
The Strategic Plan provided below identifies priority needs and geographic focus areas for
community development and housing efforts in Collier County over the next five years. These
priorities are based on findings from the need’s assessment and market analysis, along with public
input received through a variety of engagement methods. The County will continue to concentrate
CDBG, ESG, and HOME spending on public safety activities, housing initiatives, and public service
activities. Projects and programs funded using CDBG, ESG, and HOME funds will meet program
eligibility requirements, generate long term improvements for low- and moderate-income
residents and communities, and help address federal, state, and local priorities, such as expanding
fair housing choice and sustainability.
This Strategic Plan also identifies market conditions which may influence the use of HUD grant
funds, the resources expected to be available to meet community needs, and the structure in place
for delivering services. Strategies for addressing public housing, homelessness, lead-based paint
hazards, and poverty are summarized. Finally, the Plan outlines barriers to housing affordability in
Collier County and will provide a plan to monitor performance and compliance for the CDBG, ESG,
and HOME programs.
The Strategic Plan will guide the use of CDBG and HOME in Collier County over the next five years
and is guided by HUD’s three overarching goals that are applied according to the County’s needs.
These goals are:
• To provide decent housing by preserving the affordable housing stock, increasing the
availability of affordable housing, reducing discriminatory barriers, increasing the supply of
supportive housing for those with special needs, and transitioning homeless persons and
families into housing.
• To provide a suitable living environment through safer, more livable neighborhoods,
greater integration of low- and moderate-income residents throughout the County,
increased housing opportunities, and reinvestment in deteriorating neighborhoods.
• To expand economic opportunities through more jobs paying self-sufficient wages,
homeownership opportunities, development activities that promote long-term community
viability, and the empowerment of low- and moderate-income persons to achieve self-
sufficiency.
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MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income
Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and
moderate-income households and neighborhoods.
For many Americans, access to computers and high-speed Internet connections in an integral part
of their everyday lives. As most of information, services, and resources have transitioned to online
access, digital inequality has a direct impact on low-income household’s social inequality.
According to HUD’s Office of Policy Development, in the Digital Inequality and Low-Income
Households Report, the disparate access to broadband can correlate with the inequality of income,
education, race, and ethnicity.
As part of the 2008 Broadband Data Improvement Act, the U.S. Census Bureau began asking about
computer and Internet use in the 2018 American Community Survey (ACS). Federal agencies use
these statistics to measure and monitor the nationwide development of broadband networks and
to allocate resources intended to increase access to broadband technologies, particularly among
groups with traditionally low levels of access. No longer a luxury, high speed internet access is
relied upon for residents to fully engage in an expanding array of employment, education, training,
financial and healthcare services. Internet access is relatively high but not universal for all
households in Immokalee.
Computer and Internet Use in the Collier County
2017 2018 2019
Estimate % Estimate % Estimate %
Total: 144,354 (x) 144,172 (x) 140,578 (x)
Has a computer: 133,979 92.8% 134,294 93.1% 134,309 95.5%
With dial-up Internet
subscription alone 124,560 86.3% 125,339 86.9% 125,181 89%
With a broadband
Internet subscription 123,909 85.8% 125,151 86.8% 124,786 88.8%
Without an Internet
subscription 19,794 13.7% 18,833 13.1% 15,397 11%
No computer 10,375 7.2% 9,878 6.9% 3,269 4.5%
Source: American Community Survey Reports, U.S. Census Bureau, www.data.census.gov
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Describe the need for increased competition by having more than one broadband Internet
service provider serve the jurisdiction.
Throughout the United States, there is a significant digital divide; a gap between those who have
ready access to the internet and computers and those who do not. The divide is perpetuated by
limitations that are geographical as well as financial, where persons cannot afford to pay a monthly
service fee for Broadband service (an internet connection fast enough to stream a video).
Nationwide, less than half of households living on or under $20,000 are connected. This lack of
internet access in communities supports a deficit in opportunity, education, and other prospects.1
The figure below shows the number of fixed broadband providers.
While the figure shows
the number of providers
available, it does not
reflect the household level usage of broadband. From a fair housing
perspective, ensuring that residential broadband is available to
housing projects both within and in the outskirts of the county will support community viability
and improve the quality of life for residents.
1 Vick, Karl. March 2017. The Digital Divide: A Quarter of the Nation is Without Broadband. Time. Available at:
https://time.com/4718032/the-digital-divide/
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Fixed Broadband Deployment, 2021, https://broadbandmap.fcc.gov/
There are multiple broadband providers in Collier, including Orlando Telephone Company,
Comcast, Century Link, Inc, Viasat, and Hughes Network.
MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
According to the County’s 2020 Multi-Jurisdictional Local Mitigation Strategy, Collier County is
threatened by several different types of natural, technological, and manmade hazards. These
hazards endanger the health and safety of the people of the county, jeopardize its economic
vitality, and imperil the quality of the natural environment. All lands bordering the Gulf Coast are
susceptible to tidal effects and flooding. Due to the relative flatness of Collier County’s topography,
historical water flow has always been shallow overland sheet flow during the wet season.
Hurricanes and tropical storms can occur anywhere within the Collier County planning area. While
coastal areas are most vulnerable to hurricanes, their wind and rain impacts can be felt hundreds
of miles inland. All of Collier County is vulnerable to hurricane and tropical storm surge, but to
varying degrees, with areas closer to the coast and water bodies that drain into the coast facing
greater risk.
Describe the vulnerability to these risks of housing occupied by low- and moderate-income
households based on an analysis of data, findings, and methods.
Over 95% of Collier County falls within the Special Flood Hazard Area (SFHA). By definition of the
100-year flood event, SFHAs are defined as those areas that will be inundated by the flood event
having a 1-percent chance of being equaled or exceeded in any given year. Low-income properties
located in these areas have a 26% chance of flooding over the life of a 30-year mortgage. According
to NCEI, 35 recorded flood events affected the Collier County area from 2000 to 2019 causing an
estimated $6,534,500 in property damage, with no fatalities, injuries, or crop damage. Debris also
poses a risk both during and after a flood to all residents including low-income households. During
a flood, debris carried by floodwaters can cause physical injury from impact. The second type of
health problem arises after most of the water has gone. Stagnant pools can become breeding
grounds for mosquitoes, and wet areas of a building that have not been properly cleaned breed
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mold and mildew. A building that is not thoroughly cleaned becomes a health hazard, especially
for small children and the elderly. Much of the housing that is affordable to lower income
households is naturally occurring – meaning older and less desirable housing. Many of these older
units, built to less stringent standards, may be at increased risk to natural hazards.
The County has identified housing-related vulnerabilities of low- and moderate-income residents:
• Most residents lack the savings and/or insurance required to weather significant economic
challenges.
• Economic shocks due to natural hazards, unexpected health expenses, or national
economic conditions can very quickly translate into housing instability and foreclosure.
• There is currently very little, if any, excess housing stock in the Collier County area.
Lower income households are also more likely to lack rental insurance to recover from a disaster
and will have greater difficulty affording the cost of installing and operating cooling systems if
temperatures continue to rise.
Strategic Plan
SP-05 Overview
Strategic Plan Overview
The Strategic Plan provided below identifies priority needs and geographic focus areas for
community development and housing efforts in the Collier County for the next five years. This Plan
will identify the County’s anti-poverty initiatives, market conditions, available resources, and the
plan to monitor performance and compliance for each HUD program for which it receives funds.
The priorities identified are based on the information received from needs assessment surveys,
market analysis, stakeholder meetings, and public comments. Collier County is anticipating over
$18 million in federal funds over this 5-year Consolidated Plan period. Collier County Community
& Human Service Division will administer these grant funds. The Community and Human Services
Division will partner with county departments, nonprofit partners, developers, community housing
development organizations, and the local housing authority to expend these funds on eligible
activities that address the strategic priorities listed in this Plan.
CDBG, HOME, and ESG allocations will be leveraged to generate long term improvements for low
and moderate-income residents and communities while helping to address various federal, state,
and local priorities, such as affordable housing, fair housing choice, economic development,
homelessness, and lead-based paint hazards.
The county will concentrate CDBG, HOME, and ESG spending on community facilities,
infrastructure projects, and public service activities. HOME funds will be utilized on the
development or rehabilitation of single and multi-family housing units, tenant-based rental
assistance activities, and homebuyer activities. Additionally, the County will focus on rapid re-
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housing, homelessness prevention, emergency shelter, and essential services for the homeless
with the ESG grant.
The County currently has 97 Census Block groups that are classified as low/moderate income.
These tracts were defined by the U.S. Department of Housing and Urban Development (HUD) as
low/moderate-income and are shown on the map below and table below.
FY 2020 ACS 5-Year 2011-2015 Low- and Moderate-Income Summary Data
Tract Blckgrp Low Lowmod Lmmi Lowmoduniv Lowmod_pct
010510 2 385 480 645 940 51.06%
010412 3 100 1065 1470 2065 51.57%
010506 1 555 670 955 1290 51.94%
010105 1 85 550 815 1045 52.63%
010505 2 635 1445 1905 2730 52.93%
010601 1 445 500 580 940 53.19%
010108 2 145 415 505 775 53.55%
010300 2 180 615 865 1135 54.19%
010701 4 295 510 880 925 55.14%
010419 2 675 985 1395 1730 56.94%
010411 3 1185 1770 2240 3030 58.42%
010605 1 160 555 810 950 58.42%
010506 3 1540 1690 2150 2880 58.68%
010507 1 1650 2055 2655 3475 59.14%
011301 3 505 870 1100 1455 59.79%
010110 4 360 860 975 1435 59.93%
010411 1 1425 2150 2720 3535 60.82%
010803 1 480 1055 1300 1730 60.98%
011102 3 510 640 785 1045 61.24%
010701 2 350 500 670 815 61.35%
010701 1 545 980 1380 1585 61.83%
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011400 1 780 1070 1440 1730 61.85%
010417 3 155 630 715 1015 62.07%
010509 2 350 690 900 1105 62.44%
010211 1 230 535 700 840 63.69%
011105 2 630 735 800 1130 65.04%
011302 3 1475 2045 2915 3115 65.65%
011400 3 1090 1115 1460 1675 66.57%
010803 3 530 965 1175 1430 67.48%
010110 3 370 865 940 1260 68.65%
010419 1 875 1520 1820 2205 68.93%
010702 1 780 1120 1385 1620 69.14%
010420 2 1255 2270 2695 3260 69.63%
011301 2 2045 2990 3665 4180 71.53%
010508 1 1125 2415 2760 3375 71.56%
010701 3 175 330 370 450 73.33%
011204 1 575 855 1150 1150 74.35%
010410 2 815 1390 1775 1835 75.75%
011102 2 835 860 940 1135 75.77%
010604 3 290 975 1205 1260 77.38%
010605 3 570 960 1035 1240 77.42%
010601 2 935 1140 1370 1470 77.55%
010410 1 1995 3195 3805 4075 78.40%
000700 1 865 1125 1280 1425 78.95%
010420 3 755 1270 1310 1600 79.38%
011103 2 880 1135 1325 1395 81.36%
011205 1 715 965 1080 1165 82.83%
010410 3 2135 3550 3860 4180 84.93%
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010420 1 1050 1725 1900 2015 85.61%
011302 1 890 1690 1830 1955 86.45%
010802 4 870 1075 1225 1225 87.76%
010802 3 1170 1940 2120 2145 90.44%
011400 2 580 1085 1140 1195 90.79%
011204 2 1795 1900 2045 2045 92.91%
011302 2 1275 1650 1765 1765 93.48%
011205 2 1185 1275 1290 1340 95.15%
011204 3 715 775 775 810 95.68%
011301 1 590 850 850 880 96.59%
SP-10 Geographic Priorities – 91.215 (a)(1)
Geographic Area
Collier County is an urban area that relies on widely accepted data such as American Community
Survey (ACS), HUD low and moderate-income summary data, and Federal Financial Institutions
Examinations Council (FFIEC) data to determine areas throughout the community with
concentrations of low and moderate-income communities. Program resources are allocated
county-wide based on low-mod areas, which often coincide with areas of minority concentration.
Over the next five years, the County intends to utilize CDBG, HOME, and ESG funds in areas where
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51% or more of residents have low or moderate household incomes) are shown in the map below:
Collier County and the City of Naples participate together in the Urban County CDBG Program.
Marco Island, an incorporated city within the County, opted out of participation in 2012.
Table 45 - Geographic Priority Areas
General Allocation Priorities
Describe the basis for allocating investments geographically within the jurisdiction (or within the
EMSA for HOPWA)
Collier County receives a direct entitlement of CDBG, HOME, and ESG funds from the U.S.
Department of Housing and Urban Development to address the needs in the community. The
needs identified during the Needs Assessment process were not exclusive to any specific
geographic area within the County. Collier County has opted to undertake projects that will benefit
income-eligible households throughout the County rather than identifying a target area. Program
Target Area Description
Target Area Name: Countywide
Target Area Type: Countywide
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resources are allocated countywide based on low-mod areas, which often coincide with areas of
minority concentration.
The following map depict the low- and moderate-income block groups within Collier County. The
low-income block groups identified in the map below will generally be prioritized for allocation of
Consolidated Plan resources, however, individual low- and moderate-income persons residing
anywhere in Collier County may be eligible beneficiaries of CDBG funds.
Source: HUD CPD Mapping Tool, https://egis.hud.gov/cpdmaps/
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SP-25 Priority Needs - 91.215(a)(2)
Priority Needs
Through the Consolidated Planning process, the County has evaluated needs and assessed the market to determine gaps in services
and needs in the community. Through the evaluation and findings of other studies focused on community development along with
the needs and concerns established throughout the public participation process, a set of seven (7) priority needs have been identified
to guide the use of community development funds throughout the next five years.
1
Priority Need Name Housing Affordability
Priority Level High
Population
Extremely Low Income
Low-Income
Moderate Income
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
- New Construction, Rehabilitation, or Acquisition of Housing for Homeownership
- New Construction, Rehabilitation, or Acquisition of Housing for Homeownership Rental
Housing
- Homebuyer Assistance
- CHDO Set-Aside
- Tenant Based Rental Assistance
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Description
- Provide down-payment assistance (principal reduction and closing cost reduction) to eligible
low- and moderate-income homebuyers.
- Provide rental subsidies (TBRA) to low-income households to make existing units affordable
for elderly, frail elderly, disabled persons, and veterans.
- Support the development of affordable rental and owned housing, including projects located
near job centers that will be affordable to service employees and other low-wage members
of the workforce.
- Support homeownership opportunities for households through down payment or closing cost
assistance.
Basis for Relative Priority
The need for affordable housing for target populations was shown to be in great need in the
Housing Market Analysis, and Community Needs Survey. As demonstrated in the Housing
Needs Assessment many families suffer from substandard conditions, overcrowding, and have
a severe housing cost burden.
2
Priority Need Name Homelessness & Homelessness Prevention
Priority Level High
Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
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Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
- Support Emergency Housing and Services for the Homeless
- HMIS Support
- Provide Rapid Re-Housing and Homelessness Prevention
Description
- Assist persons who are homeless through emergency, transitional, and permanent housing,
and supportive services.
- Assist households at risk of homelessness with short-term rental payment and other
assistance.
- Assist agencies in tracking homelessness services through a homeless management
information system.
Basis for Relative Priority
As demonstrated in the Homeless Needs Assessment section of this plan and the Community
Needs Survey, the homeless population in the Collier County continues to grow without the
increase of services to meet their needs. Interviews with community stakeholders, public
meeting comments, and survey data reveled through our strategic planning process that this
is a high priority,
3
Priority Need Name Public Facilities
Priority Level High
Population Extremely Low-Income
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Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Improve Public Facilities
- Improve Other Facilities
Description
- Support public facility improvements that benefit low/moderate income households and
persons, and persons with special needs to include community centers, health care facilities,
parks, and public safety stations/offices, as well as other allowable public facility projects.
- Improve existing deteriorated public facilities and infrastructure in low- and moderate-
income areas.
Basis for Relative Priority The need for facilities is shown through the continued expressed need from the Community
Needs Survey.
4
Priority Need Name Public Infrastructure Improvements
Priority Level High
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Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Public Infrastructure Improvements
Description
- Support public infrastructure improvements that benefit low/moderate income households
that eliminate blight, improve safety, and provide new affordable housing to include
demolition and redevelopment, sidewalk construction and repair, street improvements,
streetscaping, street lighting, crosswalks and pedestrian signaling systems, stormwater
improvements, and other allowable infrastructure improvements not listed here.
- Improve existing deteriorated infrastructure in low- and moderate-income areas.
Basis for Relative Priority
The need for infrastructure is shown through the continued demand for assistance from the
various programs and the expressed need from the Community Need Survey, interviews with
key community stakeholders, consultation with County staff, survey data, prior studies
conducted by the Collier Metropolitan Planning Organization.
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5
Priority Need Name Public Services
Priority Level High
Population
Extremely Low-Income
Low-Income
Moderate-Income
Disabled (Physical, Mental, Behavioral Health)
Elderly and Frail Elderly
Children and Youth
Homeless and At-Risk Populations
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Provide Public Service
Description
Fund projects that provide supportive services to low- and moderate-income households as
well as persons with special needs, specifically including but not limited to medical and dental
services, mental health and substance abuse services, services to persons with disabilities,
senior services, youth services, housing counseling, legal services, services for victims of
domestic violence, employment training, and other allowable public services not listed here.
Basis for Relative Priority Through the Community Needs Survey and interviews with key community stakeholders,
public meeting input, survey data.
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6
Priority Need Name Affirmatively Furthering Fair Housing Choice
Priority Level High
Population All
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals
Provide public services
Provide assistance and education to homebuyers
Description Support targeted fair housing activities such as fair housing education, complaint handling
services, and enforcement.
Basis for Relative Priority Impediment identified in AI
7
Priority Need Name Program Administration and Planning
Priority Level High
Population All
Geographic Areas Affected Countywide – Collier County, FL
Associated Goals - Program Administration
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Description Performance of administrative and planning requirements of CDBG, HOME, and ESG
programs.
Basis for Relative Priority Consultation with County staff
Table 46 – Priority Needs Summary
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SP-30 Influence of Market Conditions – 91.215 (b)
Influence of Market Conditions
Table 47 – Influence of Market Conditions
Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based
Rental Assistance
(TBRA)
TBRA is an important tool for families to maintain affordable housing.
Severe cost burden is the greatest predictor of homelessness risk, with
populations paying more than 50% of their income towards housing costs
or having incomes at or below 50% AMI at greatest risk of becoming
homeless
TBRA for Non-
Homeless Special
Needs
Lack of units with supportive services influences this program. Based
upon consultations with homeless housing and social service agencies, a
need for supportive housing has been identified as a priority. The special
needs households include those with disabilities, persons with mental
illness, elderly, frail elderly, veterans, as well as dysfunctional households
facing a variety of issues. Market characteristics impacting this priority
relate to the shortage of privately-owned housing units which are
available to provide supportive housing programs. This problem is
intensified by the lack of public funds.
New Unit
Production
Rents will not financially support the cost of new unit production. A
shortage of affordable, decent housing units is an identified need. The
market characteristics influencing this priority include the age and
condition of the existing housing stock without the rent levels to support
rehabilitation. New construction faces the same market conditions. The
HOME program can provide some resources to address this issue.
Rehabilitation Rents will not financially support the cost of major rehabilitation projects
similar to the new unit production priority discussed above, the
achievable rents and income levels in the County often result in
rehabilitation in the private marketplace to be financially infeasible. This
issue is intensified by the age and condition of the housing stock.
Acquisition,
including
preservation
Lack of funding available to finance projects. There are opportunities to
improve the conditions and affordability of housing by the acquisition of
vacant, deteriorating structures. These structures are for the most part
multi-unit in nature or previously nonresidential buildings appropriate for
conversion. The cost and complexity of acquisition and rehabilitation of
these structures usually requires implementations by an experienced
housing development entity and financial assistance. When structures are
of historic or architectural value, the cost can be increased. Similar to the
new unit production, the HOME program can provide the resources for
this type of development.
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SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2)
Introduction
Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the 2021
program year to meet underserved needs, foster decent affordable housing, develop institutional
structure, and enhance coordination between public and private housing and social service
agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure
includes $134,787.17 in prior year CDBG funds and $666,127.30 in prior year HOME funds that
will be reprogrammed for use this year. Additionally, this figure includes an estimated $20,000 in
program income, which the County anticipates receiving from its CDBG program for use in 2021.
Anticipated Resources
• Bond Financing: For multi-family affordable housing and single-family projects. A portion
of the bonds issued by a state, local government, or housing development agency may be
considered as HOME match.
• Collier County Housing Trust Fund: Administered by the County eligible activities include
predevelopment, acquisition, construction, and rehabilitation costs associated with low-
income housing development. The full amount of Collier Housing Trust Fund grants/loans
invested into the project is eligible as HOME match.
• Florida Affordable Housing Tax Credit Program: Administered by the State of Florida,
this program provides below-market interest rates for low-income housing projects. The
maximum interest rate reduction is approximately 4% below market, for a maximum
term of 20 years. HOME match is calculated by applying the present discounted cash
value to the total yield foregone by the lender.
• Affordable Housing Surtax: Passed by the voters in 2018 Property Tax Exemptions: Not
for profit developers may receive an exemption from property taxes have been awarded
on a project-by-project basis to low-income housing developments. Generally based on
the benefits provided to the community and the duration of the low-income housing
commitment.
• Volunteer Labor: Area non-profit housing developers have been successful in utilizing
volunteer labor in their developments. Architects, attorneys, and other professionals
have also contributed their services to non-profit housing developments in Collier.
Volunteer labor is eligible as HOME match.
• Private Contributions: Cash and materials have been contributed to the past by private
businesses, lenders, corporations, and foundations to assist in the development of low-
income housing in the County. It is expected that future contributions from private
sources will continue to provide needed assistance. Private contributions are eligible as
HOME match.
• Other Federal Resources Used at the Local Level: Federal Low-income Housing Tax
Credits are allocated by the State of Florida and are used to subsidize rental housing
developments that are affordable to persons with incomes below 60% AMI. Area projects
have typically applied for the 9% tax credits in order to serve a lower-income population.
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The 9% tax credits are more desirable but statewide demand greatly exceeds available
funding.
• Publicly owned land: The County has a history of utilizing public property for affordable
housing. Currently one property is under development for low-income affordable housing
in the County. The County does own land itself that could be put toward affordable
housing, but is looking at what it has, as well as land owned by other public agencies, to
determine whether certain properties are well suited for affordable housing.
• State Housing Initiatives Partnership program (SHIP): Provides funds to local
governments as an incentive to create partnerships that produce and preserve affordable
homeownership and multifamily housing. The program was designed to serve very low,
low- and moderate-income families.
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Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available Remainder
of Con Plan
$
Narrative
Description Annual
Allocation:
$
Program
Income: $
Prior Year
Resources:
$
Total:
$
CDBG Public –
Federal
- Public services
- Infrastructure and
facility
improvements
- Housing
- Economic
Development
- Administration
- Fair Housing
$2,774,274 $20,000 $134,787.17 $2,899,061.17 $11,596,244.68 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
HOME Public –
Federal
- Homebuyer
assistance
- Acquisition
- Rental or
homeowner rehab
- Rental or
homeownership
new construction
- Tenant-based
rental assistance
- Administration
$753,000 $31,571 $666,127.30
$1,450,698.30 $5,802,793.20 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
ESG Public –
Federal
- Shelter Operations
- Rapid Re-Housing
- Homelessness
Prevention
- HMIS
- Administration
$217,796 $0 $0 $217,796 $871,184.00 Anticipated Year 1
funding will include
entitlement grant
funds
Table 48 - Anticipated Resources
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Explain how federal funds will leverage those additional resources (private, state, and local
funds), including a description of how matching requirements will be satisfied.
Collier County leverages a combination of public and private funding to conduct activities
identified in this plan. During this Consolidated Plan period, the County will research
opportunities to apply for additional funding streams that are consistent with the goals of the
Consolidated Plan. Infrastructure improvements projects capitalize on the ongoing revitalization
efforts in the Bayshore Gateway Triangle and the Immokalee CRA. These areas were designated
by the Collier County Board of Commissioners to boost the local economy and uplift surrounding
communities. Additionally, the County works with several nonprofit organizations by granting
funding for facility improvements and services. These grant funds are leveraged by private
donations and other resources to provide services to clients or residents of Collier County.
The HOME program requires a 25% match of the total amount of funds drawn down during the
federal fiscal year. Collier County HOME subrecipients are required to submit a match log that
identifies the sources of match funds for each fiscal year. Match funds can be derived from
various sources to include: the value of sponsorships from local businesses; waived County fees;
donated land or improvements; volunteer hours; donated materials; or by other eligible methods
as provided in the HOME regulations. When necessary, the County also uses its SHIP funding to
match HOME funds. Historically, match amounts for HOME subrecipients have far exceeded the
25% annual contribution requirements stipulated by HOME program regulations.
The ESG program requires a 100% match for the total amount of funds drawn down during the
federal fiscal year. Collier County requires all ESG subrecipients to provide a dollar-for-dollar
match by calculating the value of volunteer hours, private donations, and salary not covered by
ESG, other grant funding, in-kind donations, or by other eligible methods as provided in the ESG
regulations. The County also provides match support for the ESG program from general funds.
If appropriate, describe publicly owned land or property located within the jurisdiction that
may be used to address the needs identified in the plan
County owned land will be used in in the development of 82 housing units at the Bembridge
property in partnership with McDowell Housing partners. There is no HUD funding in this
development.
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SP-40 Institutional Delivery Structure – 91.215(k)
Explain the institutional structure through which the jurisdiction will carry out its consolidated
plan including private industry, nonprofit organizations, and public institutions.
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Responsible Entity Responsible
Entity Type
Role Geographic
Area Served
Collier County Government CDBG, HOME, and ESG
Program Administration
Collier County
Able Academy Nonprofit
Organization
Public Service Collier County
Boys & Girls Club of Collier
County
Nonprofit
Organization
Public Service Collier County
Children's Advocacy Center
of Collier County
Nonprofit
Organization
Public Service Collier County
Collier County Housing
Authority
Housing
Authority
Homeownership/
Affordable Housing
Collier County
Collier County Hunger and
Homeless Coalition
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Collier Resource Center, Inc. Nonprofit
Organization
Public Service Collier County
Collier Senior Resources Nonprofit
Organization
Public Service Collier County
David Lawrence Centers for
Behavioral Health
Nonprofit
Organization
Public Service Collier County
Drug Free Collier Nonprofit
Organization
Public Service Collier County
Empty Bowls Naples, Inc Nonprofit
Organization
Public Service Collier County
Grace Place for Children and
Families
Nonprofit
Organization
Public Service Collier County
Habitat for Humanity of
Collier County
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Harry Chapin Food Bank Nonprofit
Organization
Public Service Collier County
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Hope for Families Ministry Nonprofit
Organization
Public Service Collier County
Immokalee CRA Nonprofit
Organization
Public Service Collier County
Immokalee Fair Housing
Alliance
Nonprofit
Organization
Homeownership/
Affordable Housing
Collier County
Legal Aid Service of Collier
County
Nonprofit
Organization
Public Service Collier County
Lighthouse of Collier Nonprofit
Organization
Public Service Collier County
Meals of Hope Nonprofit
Organization
Public Service Collier County
NAMI Collier County Nonprofit
Organization
Public Service Collier County
Naples Senior Center at JFCS Nonprofit
Organization
Public Service Collier County
Our Daily Bread Food Pantry
Incorporated
Nonprofit
Organization
Public Service Collier County
Residential Options of
Florida (ROOF)
Nonprofit
Organization
Public Service Collier County
St. Matthews House Nonprofit
Organization
Public Service Collier County
St. Vincent de Paul Society,
Naples
Nonprofit
Organization
Public Service Collier County
STARability Foundation Nonprofit
Organization
Public Service Collier County
The Immokalee Foundation Nonprofit
Organization
Public Service Collier County
The Salvation Army Naples Nonprofit
Organization
Public Service Collier County
The Shelter for Abused
Women & Children
Nonprofit
Organization
Public Service Collier County
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United Way of Collier and
the Keys
Nonprofit
Organization
Public Service Collier County
Wounded Warriors of Collier Nonprofit
Organization
Public Service Collier County
Youth Haven, Inc. Nonprofit
Organization
Public Service Collier County
Table 49 - Institutional Delivery Structure
Assess of Strengths and Gaps in the Institutional Delivery System
Collier County has a comprehensive network of service providers that is made up of nonprofits,
private sector developers, community-based development organizations, local housing
authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one
staff member per grant program that is administers. This allows both the staff and the service
providers to become subject matter experts in their grant programs. This expertise maximizes
both the efficiency and effectiveness of the programs administration and minimizes mistakes.
One of the greatest gaps in the Institutional Delivery System is the financial capacity of the
nonprofit partners. The funding Collier County provides is intended to be supplemental to the
operation of programs. For many of the nonprofits the County’s funding represents the majority
of the money expended for a program and limits the reach of the program beyond the amount
allocated by HUD. An additional gap has been identified since the release of the revised HOME
Final Rule. The final rule eliminated the ability of local housing authorities to serve as Community
Housing Development Organizations (CHDOs). While a new CHDO has been identified to take
the place of this housing authority some local institutional knowledge has been lost in the
transition.
Availability of services targeted to homeless persons and persons with HIV and mainstream
services.
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to
People with HIV
Homelessness Prevention Services
Counseling/Advocacy X X X
Legal Assistance X X X
Mortgage Assistance X
Rental Assistance X X
Utilities Assistance X X
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Street Outreach Services
Law Enforcement X
Mobile Clinics
Other Street Outreach
Services
X
Supportive Services
Alcohol & Drug Abuse X X X
Child Care X X X
Education X
Employment and
Employment Training
X
Healthcare X X X
HIV/AIDS X X X
Life Skills X X
Mental Health Counseling X X X
Transportation X
Other
Other
Table 50 - Homeless Prevention Services Summary
Describe how the service delivery system including, but not limited to, the services listed above
meet the needs of homeless persons (particularly chronically homeless individuals and
families, families with children, veterans and their families, and unaccompanied youth)
Collier County has a comprehensive network of service providers that is made up of nonprofits,
private sector developers, community-based development organizations, local housing
authorities, and coalitions. Additionally, Collier County has enough staff capacity to dedicate one
staff member per grant program that is administers. This allows both the staff and the service
providers to become subject matter experts in their grant programs. This expertise maximizes
both the efficiency and effectiveness of the programs administration and minimizes mistakes.
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One of the greatest gaps in the Institutional Delivery System is the financial capacity of the
nonprofit partners. The funding Collier County provides is intended to be supplemental to the
operation of programs. For many of the nonprofits the County’s funding represents most of the
money expended for a program and limits the reach of the program beyond the amount allocated
by HUD. An additional gap has been identified since the release of the revised HOME Final Rule.
The final rule eliminated the ability of local housing authorities to serve as Community Housing
Development Organizations (CHDOs). While a new CHDO has been identified to take the place
of this housing authority some local institutional knowledge has been lost in the transition.
Describe the strengths and gaps of the service delivery system for special needs population and
persons experiencing homelessness, including, but not limited to, the services listed above
The County has been successful at partnering with several agencies serving persons with special
needs via entitlement funding, and also has provided services and programs to persons with
special needs via the SHIP program, which aids in the production and preservation of affordable
homeownership and multifamily housing for very low, low, and moderate-income households.
Although the County has been successful at working with many of the non-profit organizations
in the community, gaps in service delivery include supportive services for homeless individuals,
persons with special needs, and supportive housing and transitional housing for residents with
substance and alcohol abuse issues.
Provide a summary of the strategy for overcoming gaps in the institutional structure and
service delivery system for carrying out a strategy to address priority needs.
The most significant gap in the service delivery system is identifying sufficient funding to meet
the needs identified. Collier County typically receives requests for four to five times the funding
available on an annual basis. Consequently, funding is allocated to as many high priorities needs,
and projects as is practicable. Given the limited HUD funding available to completely overcome
the gaps in the institutional structure, the County collaborates with various partners to ensure
that priority needs are addressed. For example, the County operates as the lead agency for the
Area Agency on Aging, which provides case management and other services for seniors and
oversees a daily nutritional program for seniors in the community. Also, the County seeks and
has been successful in receiving many other awards to address priority needs. These grants
include a SHIP award to assist with homeowner and rental opportunities and a state of Florida
Criminal Justice, Mental Health and Substance Abuse grant through which the County partners
with the Sheriff’s office and a local mental health facility to improve outcomes for persons in the
criminal justice system who have mental health issues. The development of social service
collaborations across the region to coordinate the work of social service organizations,
disseminate news and information, and spearhead community-wide solutions to local needs is
necessary to assist the community in overcoming gaps in services for the homeless and residents
with substance abuse issues.
Page 466 of 14062
Consolidated Plan COLLIER COUNTY 141
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-45 Goals Summary – 91.215(a)(4)
Goal Descriptions
• Provide Assistance and Education to Homebuyers - Funds will be used to assist low-income, first-time homebuyers with
down-payment assistance to purchase a home.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used
to support new construction, rehabilitation, or acquisition of affordable housing for homeownership.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new
construction, rehabilitation, or acquisition of affordable housing for rental housing.
• CHDO Set-Aside – Funds will be used to support new construction, rehabilitation, or acquisition of affordable housing for
housing developed by a CHDO.
• Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, persons with mental
illness, elderly, frail elderly, disabled, and veterans.
• Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and
permanent housing for homeless persons.
• HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless
individuals and families and persons at risk of homelessness.
• Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming
homeless.
Page 467 of 14062
Consolidated Plan COLLIER COUNTY 142
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Priority
Needs
Addressed
Funding Goal Outcome
Indicator
1 Administration
& Planning 2021 2025 Other Countywide
Provide
Administration
& Planning
CDBG: $2,773,270 ESG:
$81,678.50 HOME:
$392,123.70
Other: Planning &
Administration: CDBG:
5; HOME: 5; ESG: 5
2
Support New
Construction or
Rehabilitation
or Acquisition of
Affordable
Rental Housing
2021 2025 Affordable
Housing Countywide Housing
Affordability CDBG: $2,500,000 Rental Units
Constructed: 400
2 Improve Public
Infrastructure 2021 2025
Non-Housing
Community
Development
Countywide
Public
Infrastructure
Improvement
CDBG: $918,380
Public facility or
infrastructure
activities other than
low/moderate-income
housing benefit: 5,625
3
Improve Public
and Other
Facilities
2021 2025
Non- Housing
Community
Development
Countywide Public
Facilities CDBG: $672,751.32
Public facility or
infrastructure
activities other than
low/moderate-income
housing benefit: 900
4
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2025 Affordable
Housing Countywide Housing
Affordability
CDBG: $5,395,000.00
HOME: $2,000,000.00
Rental Units
Rehabilitated Assisted:
260
Rental Units Acquired:
5
5 Provide Public
Services 2021 2025 -Community
Development Countywide Public Services CDBG: $1,741,755.85 Number of persons
assisted: 1100
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Consolidated Plan COLLIER COUNTY 143
OMB Control No: 2506-0117 (exp. 09/30/2021)
6
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Housing for
Homeownership
2021 2025 Affordable
Housing Countywide Housing
Affordability
HOME: $1,245,058.60 Other: Rental Units
Acquired: 5
7 CHDO 2022 2025 Affordable
Housing Countywide Housing
Affordability
CHDO Set-aside:
$451,800
Rental Units
Constructed: 20
8
Support
Emergency
Housing and
Services for the
Homeless
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $500,000.00 Homeless Person
Overnight Shelter: 600
9 HMIS Support 2021 2025 Other Countywide
Homelessness
&
Homelessness
Prevention
ESG: $200,000.00 Other: HMIS Support
10
Homeless
Prevention &
Rapid
Rehousing
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $307,306.50
Homelessness
Prevention: 25
persons
11
Tenant Based
Rental
Assistance
2021 2025 Homeless Countywide
Homelessness
&
Homelessness
Prevention
HOME: $500,000
Tenant-based Rental
Assistance/ Rapid
Rehousing: 20
Table 51 – Goals Summary
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Consolidated Plan COLLIER COUNTY 144
OMB Control No: 2506-0117 (exp. 09/30/2021)
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide
affordable housing as defined by HOME 91.315(b)(2)
Over the next five years, Collier County anticipates providing affordable housing for an estimated 25 extremely low-income, low-
income, or moderate-income families through CHDO activities, and support for new construction, rehabilitation, or acquisition of
affordable rental or for-sale housing using HOME funds.
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Consolidated Plan COLLIER COUNTY 145
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-50 Public Housing Accessibility and Involvement – 91.215(c)
Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary
Compliance Agreement)
The Collier County Housing Authority (CCHA) is an independent authority established under state
law, is separate from the general control of the County, and operates no HUD-funded public
housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary
Compliance Agreement to increase the number of accessible units.
Activities to Increase Resident Involvements
The Collier County Housing Authority undertakes a variety of initiatives to increase resident
involvement which include established programs that represent all residents living in Housing
Authority developments. The Collier County Housing Authority coordinates programs, activities,
and services offered to residents, including:
Family Self Sufficiency Program - designed to assist residents with achieving self-
sufficiency. This effort is accomplished through goal setting, intervention, advocacy, and
community collaboration. When entering the program, the residents meet with a Family
Self Sufficiency (FSS) Program Coordinator to discuss their needs and to set goals.
Residents can receive assistance with seeking employment, job training, and educational
opportunities.
Is the public housing agency designated as troubled under 24 CFR part 902?
The Collier County Housing Authority is not designated as troubled and is considered a high
performer.
Plan to remove the ‘troubled’ designation
Not applicable
SP-55 Barriers to affordable housing – 91.215(h)
Barriers to Affordable Housing
The inventory of affordable housing in Collier County is not sufficient to meet the demand for
affordable units. One of the primary challenges to creating and preserving affordable housing in
Collier County is that household income is failing to keep up with rising housing costs. The local
economy is focused on retail, hospitality, services, and agriculture; however, high housing costs
have priced out much of the workforce needed for the county to function.
Strategy to Remove or Ameliorate the Barriers to Affordable Housing
Page 471 of 14062
Consolidated Plan COLLIER COUNTY 146
OMB Control No: 2506-0117 (exp. 09/30/2021)
Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing
affordable housing units. With a wider range of housing options, Collier County would be better
equipped to tackle the affordable housing problem. The effort requires comprehensive strategies
and a variety of tools that can be used alone or in combination to reduce costs and increase
availability.
During this consolidated plan period, Collier County will continue to Review and Revise the Land
Development Code which, if done well will make it easier to implement necessary changes to
encourage housing affordability. The current Land Development Code (LDC) does not consistently
support and encourage growth in already existing urbanized areas of the county (those areas
generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale,
planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment
and infill sites in already developed areas of the county are challenging to consolidate, may need
to address adjacent uses and neighborhood concerns, and often require additional density to
make them financially feasible. Collier County can also consider reducing parking standards to
achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging
smart-site infrastructure, and identify strategic opportunity sites.
SP-60 Homelessness Strategy – 91.215(d)
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
Collier County, through its nonprofit partners, provides services for the homeless by allocating
ESG funding. The network of services providers refers clients to one another for assistance on an
ad hoc basis. They work to build trusting relationships with homeless persons living on the streets
and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform
assessments for homeless persons and those at risk of homelessness to link them to shelter and
other supportive services that are appropriate to meet their needs. All subrecipients funded
through the County’s ESG will participate in coordinated entry.
Additionally, the County also continues to provide funding for salaries and operating costs to
shelters in the community including the Shelter for Abused Women and Children. The County
also supports facility improvements at local emergency shelter locations. Collier County also
participates in the Point in Time Count to identify the number of homeless persons in the County
and to appropriately allocate funding to address homelessness and human trafficking victims.
Addressing the emergency and transitional housing needs of homeless persons
Collier County currently awards its ESG entitlement funds to subrecipients for the operation of
emergency shelters, provision of hotel/motel vouchers, financial assistance through rapid re-
housing to become stably housed and homeless prevention programs to serve individuals and
families. Some emergency shelters and homeless prevention programs are designed to focus
their services to the needs of specific populations such as families, victims of domestic violence,
persons being evicted, and persons with severe mental health disorders or substance abuse
histories.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its
subrecipients are working together to prevent homelessness by helping families remain within
their communities and retain their current permanent housing or diverting people to permanent
housing solutions. The first step in this process was to streamline the intake of homeless families
seeking emergency shelter. The improved coordination will result in more families being diverted
away from homelessness and more families exiting homelessness and being rapidly re-housed in
permanent housing.
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again.
The County will continue to administer the Emergency Solutions Grants (ESG) and oversee
activities for homeless individuals and families. The County has identified rapid re-housing as a
priority during the next Consolidated Plan period. Obtaining permanent housing for homeless
individuals and families will shorten the length of time spent in emergency and transitional
shelters.
Collier County encourages collaboration with organizations to transition as many people as
possible into permanent housing as quickly as possible. The County also supports the
implementation of coordinated entry process to assess and direct the homeless and people with
mental illness to appropriate housing and services. Some families or individuals may require only
limited assistance for a short period of time, such as emergency food and shelter -- until a first
paycheck is received or a medical emergency has passed. Others will require more
comprehensive and long-term assistance, such as transitional housing with supportive services
and job training. Due to limited resources, it is important for agencies to eliminate duplication of
effort by local agencies, both in assessment procedures and in subsequent housing and
supportive services. The Homeless Management Information System (HMIS) can be improved
with common intake forms, shared data, effective assessment instruments and procedures, and
on-going coordination of assistance among community organizations.
Help low-income individuals and families avoid becoming homeless, especially extremely low-
income individuals and families who are likely to become homeless after being discharged from
a publicly funded institution or system of care, or who are receiving assistance from public and
private agencies that address housing, health, social services, employment, education, or youth
needs
Diversion to housing and services outside of the traditional homeless services system is an
integral part of helping families to avoid becoming homeless. Through a coordinated system,
service providers will work with families to identify other housing options available for the
household rather than accessing shelter through the homeless system. For example, family or
friends that the client may be able to stay with while stabilizing their housing situation, which
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may be more beneficial for the household and simultaneously reserves homeless shelter
resources for those with no other options.
SP-65 Lead based paint Hazards – 91.215(i)y
Actions to address LBP hazards and increase access to housing without LBP hazards
Collier County will continue to implement countermeasures to reduce lead-based paint hazards
by abating or removing lead-based paint hazards found in existing housing built prior to 1978.
Collier County educates the public on the hazards of lead-based paint and educates parents about
protecting their children. In response to lead-based paint hazards and the limited resources
available, the County will plan a steady, long-term response in accordance with Federal lead-
based paint standards, other applicable federal regulations, and local property standards.
The County will identify houses with lead-based paint through the various housing programs
undertaken by the County and will abate or remove lead hazards in high priority units.
Government assisted housing rehabilitation projects will include the completion of a lead-based
paint inspection according to HUD and Environmental Protection Agency (EPA) guidelines.
Policies and procedures for abatement of lead hazards have been established in Collier County,
which include determining cost effectiveness for abatement and procedures for assessing,
contracting, and inspecting post-abatement work. The policies and procedures also include
preparing work write-ups and costs estimates for all income eligible persons in Collier County
with identified lead-based paint hazards.
How are the actions listed above related to the extent of lead poisoning and hazards?
Lead poisoning is the leading environmental hazard to children, creating devastating and
irreversible health problems. The leading cause of lead-based poisoning is exposure to dust from
deteriorating paint in homes constructed before 1978. This is due to the high lead content used
in paint during that period, and particularly in homes built before 1950. Pre-1978 housing
occupied by lower income households with children offers particularly high risks of lead exposure
due to the generally lower levels of home maintenance among lower income households. This is
an important factor since it is not the lead paint itself that causes the hazards, but rather the
deterioration of the paint that releases lead-contaminated dust and allows children to peel and
eat lead-contaminated flakes.
How are the actions listed above integrated into housing policies and procedures?
Collier County policies and procedures call for full compliance with the lead-based paint
regulations at 24 CFR Part 35. Contractors, subrecipients, and other community partners are
advised of the lead-based paint regulations and the County works with them to ensure
inspection, testing, and abatement of lead hazards wherever necessary. Additionally, the County
distributes information and literature on lead hazards to households who may be at risk of
exposure.
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Consolidated Plan COLLIER COUNTY 149
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-70 Anti-Poverty Strategy – 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families
Collier County has a Business and Economic Division that provides help with business relocation
and expansion. This Division has partnered with several local economic development agencies,
including the Small Business Development Center, which helps with small business start-ups,
Career Source of Southwest Florida to help with job training and employment services, and
Naples Chamber of Commerce. The local community college provides additional classes and
training related to small business development and implementation and job training programs.
Life skills, employment, and job training activities are offered in areas with high concentrations
of low-income residents including Immokalee, and there are two targeted CRAs in the Bayshore-
Gateway Triangle Area and Immokalee.
How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this
affordable housing plan
Some of the jurisdiction’s poverty reduction programs and the affordable housing programs
detailed in this plan are managed by Collier County, allowing for strong coordination of program
offerings, performance goals, and policies.
SP-80 Monitoring – 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities
carried out in furtherance of the plan and will use to ensure long-term compliance with
requirements of the programs involved, including minority business outreach and the
comprehensive planning requirements
Subrecipients will receive information on federal and local regulations relating to their specific
activity, along with an explanation as to how they apply to the project. Specific performance
objectives will be outlined within each subrecipient agreement, giving measurable objectives for
the eligible activity to be carried out. Each project is monitored on an ongoing basis and all
preconstruction conferences are attended by division staff. Prior to any contracting, CHS staff
reviews program requirements with prospective subrecipients, including emphasis on conflict of
interest and special requirements for each subrecipient’s specific agreement. This process
ensures subrecipients are fully aware of program requirements. Documentation submitted with
reimbursement requests is reviewed for compliance with applicable regulations and measurable
objectives prior to issuing funds.
On-site monitoring of selected subrecipients is scheduled by the County and conducted by the
CHS Grant Monitoring Team using an enhanced monitoring checklist. The Monitoring Team is
typically composed of the Compliance Supervisor, the Project Grant Coordinator, the Monitoring
Operations Analyst, and a Senior Accountant. This team is charged with providing a progress
monitoring visit and evaluation and a second visit at final project closeout (the timing of which
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are subject to change based on current divisional policies). The specific number of monitoring
visits each funded entity receives is based on a risk evaluation, but every project will have a
closeout monitoring. Projects still under construction for more than a year are also monitored
until the project is complete. Projects are reviewed to ensure all aspects of the activity are carried
out in accordance with applicable regulations. After a monitoring visit, CHS sends a follow-up
letter to the subrecipient stating the outcome of the monitoring. Where required by the
monitoring outcome, Corrective Action Plans are developed and the subrecipient’s compliance
with the Corrective Action Plan is reviewed until the plan is satisfied. After the Corrective Action
Plan is satisfied and all monitoring findings are cleared, CHS closes out the monitoring with a
letter to the subrecipient identifying future compliance requirements and reporting
responsibilities.
In addition to the above, any subrecipient determined to be in need of and/or requesting
additional training on how to meet grantee and federal requirements receives technical
assistance (TA) in the form deemed most appropriate to the circumstances.
The County has developed written policies and procedures that are in place for all federal grant
programs. CHS continues to monitor and assist subrecipients to become aware of and
knowledgeable about all grant requirements. Additionally, CHS provides TA to achieve
compliance with all federal requirements and holds a quarterly partnership meeting with each
subrecipient to ensure successful project completion.
Page 476 of 14062
Consolidated Plan COLLIER COUNTY 151
OMB Control No: 2506-0117 (exp. 09/30/2021)
Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
Collier County Entitlement grant resources totaling $4,567,555.47 are anticipated for the FY2021 to meet underserved needs, foster
decent affordable housing, develop institutional structure, and enhance coordination between public and private housing and social
service agencies. Along with the County’s 2021 annual CDBG, HOME, and ESG allocations, this figure includes $134,787.17 in prior year
CDBG funds and $666,127.30 in prior year HOME funds that will be reprogrammed for use this year. Additionally, this figure includes
an estimated $29,000 in CDBG program income and $31,571 in HOME program income.
In the prior program year, the County received CDBG-CV and ESG-CV funds to assist eligible individuals and families facing hardships
due to the COVID-19 pandemic. CDBG-CV funds were allocated towards economic development activities such as small business loans
to assist businesses that have been negatively affected by the COVID-19 pandemic. CDBG-CV funds were also allocated to the purchase
of medical equipment such as personal protective equipment and testing. ESG-CV funds were utilized for expanded rapid re-housing
and homeless prevention activities. The County continues to assess the effectiveness of these allocated funds and will work to ensure
that the funds are utilized to optimal efficiency.
Additional resources available to Collier County in this program year include State Housing Initiative Partnership (SHIP) funding of
approximately $2,500,000 which is used for a wide range of rehabilitation, rental housing, and homeownership assistance.
Page 477 of 14062
Consolidated Plan COLLIER COUNTY 152
OMB Control No: 2506-0117 (exp. 09/30/2021)
Anticipated Resources
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder of Con
Plan
$
Narrative
Description Annual
Allocation:
$
Program
Income: $
Prior Year
Resources:
$
Total:
$
CDBG Public –
Federal
- Public services
- Infrastructure and
facility
improvements
- Housing
- Economic
Development
- Administration
- Fair Housing
$2,744,274 $29,000 $134,787.17 $2,908,061.17
$11,093,096 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
HOME Public –
Federal
- Homebuyer
assistance
- Rental or
homeowner rehab
- Rental or
homeownership
new construction
- Acquisition
- Tenant-based
rental assistance
- Administration
$753,000 $31,571 $666,127.30
$1,450,698.30 $3,138,284 Anticipated Year 1
funding will include
entitlement grant
funds, program
income, and prior
year unallocated
funds
ESG Public –
Federal
- Shelter Operations
- Rapid Re-Housing
- Homelessness
Prevention
- HMIS
- Administration
$217,796 $0 $0 $217,796.00 $871,184.00 Anticipated Year 1
funding will include
entitlement grant
funds
Table 52 - Expected Resources – Priority Table
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Explain how federal funds will leverage those additional resources (private, state, and local funds), including a description of how
matching requirements will be satisfied.
Projects selected for funding by Collier County leverage additional community resources, including public and private agency funds.
Although the CDBG program does not require a match from non-federal sources, monies dedicated to infrastructure improvements
capitalize on ongoing revitalization efforts by the Bayshore and Immokalee Community Redevelopment Agencies (CRAs). Facility
improvements for nonprofit organizations enhance their ability to provide services to their clients or residents. Public service funds
are granted to agencies with additional public and/or private funding streams that provide a variety of services in addition to those
supported by CDBG funds. For example, several nonprofits receive state funds through the Department of Children and Families to
support CDBG-funded programs. In recent years, subrecipients also had large private donors who made cash donations.
Both the HOME and ESG programs have matching funds requirements. The HOME program match will be provided from organizations
that receive HOME funding during FY2021 in in-kind contributions and other non-federal sources to fund the operations supporting
the HOME funded program. The County may also satisfy the HOME match through the State Housing Initiative Program (SHIP). The
ESG program requires the County provide a 1:1 match. The County plans to fund the Shelter for Abused Women and Children and the
subrecipient will provide match through payment of costs associated with shelter operations such as program staff salaries. NAMI’s
rapid re-housing and the HMIS activity will also provide required match. Additionally, the County pays the salaries of County staff to
contribute to match requirements form HUD.
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If appropriate, describe publicly owned land or property located within the jurisdiction that
may be used to address the needs identified in the plan
Florida Statues Section 125.379, Disposition of County property for affordable housing, requires
that counties create an inventory of real property with fee simple title appropriate for affordable
housing. Collier County maintains the inventory of County-owned surplus land through its Real
Property Division. Locally, the disposition of surplus land is governed by Resolution 2007-172 and
Resolution 2010-123, which direct the County to sell the land and use the proceeds to increase
financial resources set-aside for affordable housing.
The County identified two publicly owned parcels suitable for new housing construction and
released an RFP for their sale and development in fall 2018. One parcel, known as Bembridge,
released an Invitation to Negotiate for the development of affordable housing in spring 2019.
The Bembridge property developer will receive Florida Housing Finance Authority funding to
construct 82 new rental units in 2021. The project has completed all zoning activities required for
construction to begin. The project is expected to commence in late 2021.
In 2019, the County acquired 60+ acres in Golden Gate City. As part of this acquisition the County
has obligated 40ac to affordable housing. In 2020 the County released an RFP, and a nonprofit
developer was selected. This project includes a 10M private donation to support the project.
The County will contribute the land to project.
In addition, the County Board of Commissioners recently adopted Resolution 2018-39, which
encourages the co-location of housing and public facilities when the County acquires future
property.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-20 Annual Goals and Objectives
Goal Descriptions
• Support New Construction, Rehabilitation, or Acquisition of Affordable Housing for Homeownership – Funds will be used
to support new construction, rehabilitation, or acquisition of affordable housing for homeownership.
• Support New Construction, Rehabilitation, or Acquisition of Affordable Rental Housing – Funds will be used to support new
construction, rehabilitation, or acquisition of affordable housing for rental housing.
• Tenant Based Rental Assistance – Funds will be used to provide rental subsidies to low-income persons, elderly, frail elderly,
disabled, and veterans.
• Support Emergency Shelter and Services for the Homeless – Funds will be used to provide emergency shelter services and
permanent housing for homeless persons.
• HMIS Support – Funds will be used to collect client-level data and data on the provision of housing and services to homeless
individuals and families and persons at risk of homelessness.
• Provide Homelessness Prevention - Funds will be used to provide permanent housing to prevent persons from becoming
homeless.
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Goals
Summary
Information
Sort Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1
CDBG
Administration
& Planning
2021 2022 Other Countywide
Provide
Administration
& Planning
CDBG: $554,654 ESG:
$16,334.70 HOME:
$78,295.30
Other: Planning &
Administration:
CDBG: 1; HOME: 1;
ESG: 1
2
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2022 Affordable
Housing Countywide Housing
Affordability CDBG: $500,000 Rental Units
constructed: 80
3 Improve Public
Infrastructure 2021 2022
Non-Housing
Community
Development
Countywide
Public
Infrastructure
Improvements
CDBG: $183,676
Public facility or
infrastructure
activities other than
low/moderate-
income housing
benefit: 1,125
4
Improve Public
and Other
Facilities
2021 2022
Non- Housing
Community
Development
Countywide Public
Facilities CDBG: $248,380.00
Public facility or
infrastructure
activities other than
low/moderate-
income housing
benefit: 180
5
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Rental Housing
2021 2022 Affordable
Housing Countywide Housing
Affordability
CDBG: $1,079,000.00
HOME: $400,000.00
Rental Units
Rehabilitated: 52
Rental Units
Acquired: 1
Page 482 of 14062
Consolidated Plan COLLIER COUNTY 157
OMB Control No: 2506-0117 (exp. 09/30/2021)
6 Provide Public
Services 2021 2022 Community
Development Countywide Public Services CDBG: $348,351.17
Public service
activities for other
than Low/Moderate
Income Housing
Benefit: 260
7
Support New
Construction,
Rehabilitation,
or Acquisition of
Affordable
Housing for
Homeownership
2021 2022 Affordable
Housing Countywide Housing
Affordability HOME: $872,403 Homeowner Housing
Added: 8
8
Support
Emergency
Shelter and
Services for the
Homeless
2021 2022 Homeless Countywide
Homelessness
&
Homelessness
Prevention
ESG: $100,000.00
Homeless Person
Overnight Shelter:
120
9 HMIS Support 2021 2022 Other Countywide
Homelessness
&
Homelessness
Prevention
ESG: $40,000 Other: HMIS support
3
10
Provide
Homelessness
Prevention
2021 2022 Homeless
Special Needs Countywide
Homelessness
&
Homelessness
Prevention
ESG: $61,461.30 Homelessness
Prevention: TBD
11
Tenant Based
Rental
Assistance
2021 2022 Affordable
Housing Countywide
Homelessness
&
Homelessness
Prevention
HOME $100,000
Tenant-based Rental
Assistance/ Rapid
Rehousing:
4
Table 53 – Goals Summary
Page 483 of 14062
Consolidated Plan COLLIER COUNTY 158
OMB Control No: 2506-0117 (exp. 09/30/2021)
Projects
AP-35 Projects – 91.220(d)
Introduction
For FY 2021-2022, Collier County will fund a total of 12 projects under the CDBG, HOME, and ESG
programs, identified below with additional details provided in Section AP-38. Please note that
funding levels and goal outcome indicators are estimates for planning purposes. Payments to
subrecipients for individual projects and/or activities are not contingent on meeting annual
outcome indicators shown below. Subrecipient award amounts may not match those in the
applications submitted to the County, as not all projects were funded at requested levels.
Recommended activities are eventually finalized in a legal agreement approved by the Board of
County Commissioners and the subrecipients. The agreement is considered to contain the final
activity description including funding levels, scope elements, deliverables and beneficiaries and
supersedes any prior information such as the application or this action plan.
CDBG projects include public services, public facility, and public infrastructure improvements.
Under the HOME program, the County will fund, acquisition, and/or rehabilitation of affordable
housing and a tenant-based rental assistance program.
ESG activities include emergency shelter operations support and administration.
The administrative costs of the CDBG, HOME, and ESG projects are also included as projects and
represent 20%, 10%, and 7.5% of annual allocations, respectively.
In the event that any of the activities identified in the project list and descriptions do not perform
as anticipated and grant funds are returned, or in the event that additional funds become
available, the County reserves the right to reprogram those funds for use in a TBRA, Down
Payment and Closing Cost Assistance program for low- and moderate-income households.
Page 484 of 14062
Consolidated Plan COLLIER COUNTY 159
OMB Control No: 2506-0117 (exp. 09/30/2021)
Projects
# Project Name
1 CDBG Collier County CDBG Administration & Planning
2 CDBG Casa San Juan Diego - National Development
3 CDBG Sunrise Group
4 CDBG Collier County Housing Authority – HVAC Installation
5 CDBG Collier County Housing Authority – Rental Acquisition
6 CDBG Shelter for Abused Women & Children
7 CDBG City of Naples
8 CDBG Sunrise Group
9 CDBG Legal Aid
10 CDBG Project HELP
11 HOME Habitat for Humanity
12 HOME Collier County HOME Administration & Planning
13 HOME Wounded Warrior Project
14 ESG Shelter for Abused Women
15 ESG Collier County ESG Administration & Planning
Table 54 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved
needs.
The County has pursued a variety of strategies to impact the identified needs of the community,
the primary obstacle to meeting the underserved needs is the lack of sufficient financial
resources. Annually several project proposals may be unfunded or receive only partial funding
due to lack of available resources.
Allocation priorities for the FY 2021-2022 Action Plan are consistent with those outlined in the
Strategic Plan portion of the County’s 2021-2025 Consolidated Plan. The priorities were identified
through a review of market conditions as well as a needs assessment that analyzed affordable
housing, special need housing, homeless, and non-housing community development needs in
Collier County. Substantial participation by residents, local and regional organizations, and other
stakeholders also informed these priorities.
The Consolidated Plan and the Needs Assessment conducted as part of the Consolidated Planning
process identified affordable for-sale and rental housing as a top need in Collier County. Housing
affordability was the most common issue identified by interviewees and community meeting
participants throughout the county, including in Naples and Immokalee. Further, according to
Comprehensive Housing Affordability Strategy (CHAS) data, about 19% of all households in the
county spend more than 30% of their income on housing. For low- and moderate-income
households, about 75% of renters and 65% of owners spend over 30% of income on housing.
Page 485 of 14062
Consolidated Plan COLLIER COUNTY 160
OMB Control No: 2506-0117 (exp. 09/30/2021)
The County made its funding decisions for this Action Plan based on need, geographic priorities,
and opportunities to work with subrecipients and other partners that contribute additional
resources to leverage federal funds. The main obstacle to addressing underserved needs is the
shortage of financial resources to address Collier County’s priorities.
In the event of natural disasters, pandemics, and other worldwide crisis events (natural or manmade), the
County may substantially amend the projects in this Plan to meet the immediate needs of the community.
It is the responsibility of the County to plan ahead and be disaster prepared. For example, in the event of
hurricanes the County may reprioritize from normal activities to focus on infrastructure and facilities
improvements, or increase public services, where allowable, in the case of a pandemic or other natural
disaster. Under the State SHIP program, the county has an existing Disaster Assistance Strategy that goes
into effect when a disaster declaration has been declared by the President or the Governor. Collier County
will also take advantage of federal waivers that may be issued from time to time in the event of declared
disasters. In April 2020, the County identified HUD CDBG, ESG and HOME waivers that it was electing to
use in addressing the Coronavirus pandemic. Collier County will continue to take advantage of all
appropriate CDBG, ESG and HOME waivers as they become available
Page 486 of 14062
Consolidated Plan COLLIER COUNTY 161
OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-38 Project Summary
Project Summary Information
No. Project Goals Supported Geographic
Areas Needs Addressed Funding
1
Collier County CDBG Administration &
Planning CDBG Planning and Administration Countywide CDBG Planning &
Administration
CDBG:
$548,854.00
Description CDBG Program Administration & Planning
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
1
Location Description activities
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
County Wide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
CDBG funds will be used for administrative and planning activities.
2
Casa San Juan Diego - National
Development
Support New Construction,
Rehabilitation, or Acquisition of
Affordable Rental Housing
Countywide Housing Affordability CDBG:
$500,000.00
Description Subrecipient will utilize CDBG funds to support the development of 80 affordable housing rental
units in Immokalee
Target Date for Completion 9/30/2022
Page 487 of 14062
Consolidated Plan COLLIER COUNTY 162
OMB Control No: 2506-0117 (exp. 09/30/2021)
Estimate the number and type of
families that will benefit from the
proposed activities 80 low-mod households (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description activities
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
County Wide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Phase 1: Preliminary engineering, architectural design & permitting.
3
Sunrise Group Public Facility Improvement Countywide Public Facility
Improvement
CDBG:
$56,369.76
Description Subrecipient will utilize CDBG funds for facility improvements. The County will allocate prior year
CDBG funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 60 individuals with disabilities (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Public Facility Improvements
Page 488 of 14062
Consolidated Plan COLLIER COUNTY 163
OMB Control No: 2506-0117 (exp. 09/30/2021)
4
Collier County Housing Authority Affordable Housing: HVAC
Installation Countywide Housing Affordability CDBG:
$500,000.00
Description Subrecipient will utilize CDBG funds for public facility improvements: HVAC Installation
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
50 households
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for support affordable housing: HVAC Installation
5
Collier County Housing Authority Rental Acquisition Countywide Affordable Housing CDBG:
$579,000.00
Description Subrecipient will utilize CDBG funds for rental acquisition for low-income households
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
2 households
Location Description (additional
information for this discussion may be Countywide
Page 489 of 14062
Consolidated Plan COLLIER COUNTY 164
OMB Control No: 2506-0117 (exp. 09/30/2021)
available on the AP-36 Project Detail
screen)
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for rental acquisition for low-income households
6
Shelter for Abused Women &
Children Public Facility Improvement Countywide Public Facility
Improvement
CDBG:
$51,223.07
Description Subrecipient will utilize CDBG funds for security enhancement. The County will allocate prior year
funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
120 victims of domestic violence
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Security Enhancement
7 City of Naples Infrastructure & Improvement Countywide Public Facility CDBG:
$183,676.00
Page 490 of 14062
Consolidated Plan COLLIER COUNTY 165
OMB Control No: 2506-0117 (exp. 09/30/2021)
Description Subrecipient will utilize CDBG funds for streetlight replacement in Census Tract 0007.00. The
County will allocate prior year funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
1125 low-mod income persons.
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
City of Naples
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for streetlight replacement in low-income areas
8
Sunrise Group Public Services Countywide Public Services CDBG:
$98,000.00
Description Subrecipient will utilize CDBG funds for transportation.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities
60 persons with disabilities
Location Description (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Countywide
Planned Activities (additional
information for this discussion may be
available on the AP-36 Project Detail
screen)
Subrecipient will utilize CDBG funds for transportation of disabled persons.
Page 491 of 14062
Consolidated Plan COLLIER COUNTY 166
OMB Control No: 2506-0117 (exp. 09/30/2021)
9
Legal Aid Public Services Countywide Public Services CDBG:
$158,351.17
Description Subrecipient will utilize CDBG funds for services to victims
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 100 Victims Served (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize CDBG funds for legal services to victims. (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
10
Project HELP Public Services Countywide Public Services CDBG:
$92,000.00
Description Subrecipient will utilize CDBG funds for a mobile forensic unit.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 80 Persons Served (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
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Consolidated Plan COLLIER COUNTY 167
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Planned Activities
Subrecipient will utilize CDBG funds for a mobile forensic unit for victims of violence and
trafficking
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
11
Habitat for Humanity Affordable Housing Countywide Affordable Housing HOME:
$306,275.70
Description Subrecipient will utilize HOME funds to acquire scattered sites for new construction. The County
will allocate $566,127.30 in 2019 and 2020 prior year funding.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 8 units (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize HOME funds to acquire scattered sites for new construction.
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
13
Wounded Warriors Affordable Housing Countywide Affordable Housing HOME:
$400,000.00
Description Subrecipient will utilize HOME funds to fund veteran housing.
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities
1 household
Page 493 of 14062
Consolidated Plan COLLIER COUNTY 168
OMB Control No: 2506-0117 (exp. 09/30/2021)
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize HOME funds to acquire rental housing (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
14
Collier County HOME Administration
& Planning HOME Planning and Administration Countywide HOME Planning and
Administration
HOME:
$46,724.30
Description HOME Planning and Administration
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 1 (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
HOME Planning and Administration (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
15 Shelter for Abused Women Emergency Shelter Countywide Emergency Shelter ESG:
$100,000.00
Page 494 of 14062
Consolidated Plan COLLIER COUNTY 169
OMB Control No: 2506-0117 (exp. 09/30/2021)
Description Subrecipient will utilize ESG funds for emergency shelter operations
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 120 victims of domestic violence (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
Subrecipient will utilize ESG funds for emergency operations (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
16
Collier County ESG Administration &
Planning ESG Administration & Planning Countywide ESG Administration &
Planning
ESG:
$16,335.70
Description ESG Administration & Planning
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities 1 (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities ESG Administration & Planning
Page 495 of 14062
Consolidated Plan COLLIER COUNTY 170
OMB Control No: 2506-0117 (exp. 09/30/2021)
(additional information for this
discussion may be available on the AP-
36 Project Detail screen)
17
ESG Uncommitted HMIS/Homeless Prevention and
Rapid Re-housing Countywide
HMIS/Homeless
Prevention and Rapid Re-
housing
ESG:
$101,460.30
Description HMIS/Homeless Prevention and Rapid Re-housing
Target Date for Completion 9/30/2022
Estimate the number and type of
families that will benefit from the
proposed activities TBD (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Location Description
Countywide (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Planned Activities
HMIS/Homeless Prevention and Rapid Re-housing (additional information for this
discussion may be available on the AP-
36 Project Detail screen)
Page 496 of 14062
Consolidated Plan COLLIER COUNTY 171
OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and
minority concentration) where assistance will be directed.
Collier County is an urban county that relies on widely accepted data such as American
Community Survey (ACS), HUD low and moderate-income summary data, and Federal Financial
Institutions Examinations Council (FFIEC) data to determine areas throughout the community
with concentrations of low and moderate-income communities. Program resources are allocated
County-wide based on low-mod areas which often coincide with areas of minority concentration.
Over the next year, the County intends to utilize CDBG, HOME, and ESG funds in unincorporated
parts of the County and the City of Naples. Marco Island, an incorporated city within the County,
opted out of participation in 2012. Over the next program year, the County anticipates spending
96% of its CDBG funds and in Immokalee HVAC improvements to rental housing and
infrastructure development and 4% in Naples undertaking , street light replacement, Countywide
project include rental acquisitions, shelter security enhancements, transportation services,
victim services, acquisition of affordable housing and veteran housing.
Geographic Distribution
Target Area Percentage of Funds
City of Naples 4%
Immokalee 18%
Collier County- Countywide 78%
Table 55 - Geographic Distribution
Rationale for the priorities for allocating investments geographically.
Collier County targets resources in low-moderate income census block groups to meet regulatory
requirements for CDBG grant funds and to target areas with the highest level of needs. Maps provided
show Collier County block groups where 51% or more of the population have incomes at or below 80% of
the area median income. These areas are considered “target areas” for use of HUD grant funds for area
improvements, such as public infrastructure or facility improvements. HUD funds may also be spent
outside of these targeted areas, as long as they provide services, improvements, affordable housing, or
other benefits for low- and moderate-income households or special needs populations. The following
map depict the low- and moderate-income block groups within Collier County. The low-income
block groups identified in the map below will generally be prioritized for allocation of
Consolidated Plan resources, however, individual low- and moderate-income persons residing
anywhere in Collier County may be eligible beneficiaries of CDBG funds.
The 2017 Tax Cut and Jobs Act established the Opportunity Zone program. Opportunity zones are low-
income census tracts nominated by the Governor of the state to spur private investment for economic
Page 497 of 14062
Consolidated Plan COLLIER COUNTY 172
OMB Control No: 2506-0117 (exp. 09/30/2021)
development and job creation in the designated tracts. Collier County has five census tracts that are
certified by the State as Opportunity Zones (census tracts 104.11, 108.02, 112.05, 113.01, and 114). HUD
encouraged grantees to consider using their CDBG, HOME, and ESG funds for eligible activities in
Opportunity Zones in CPD-19-01: Guidance on Submitting Consolidated Plans and Annual Action Plans.
The County's Opportunity Zones overlap with census tracts within two of the CDBG target areas. For FY
2020-2021, the County anticipates funding two public facility projects in these census tract target areas.
As the Opportunity Zone program regulations are finalized, the County will explore how the CPD funds
can be used to leverage Opportunity Zone funding to these areas.
Source: HUD
CPD Mapping
Tool,
https://egis.hud.gov/cpdmaps/
Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
Collier County partners with the Collier County Housing Authority (CCHA) and several non-profit
agencies to assist in projects designed to provide affordable rental and homeowner housing,
Page 498 of 14062
Consolidated Plan COLLIER COUNTY 173
OMB Control No: 2506-0117 (exp. 09/30/2021)
including assistance to people with disabilities and homeless individuals and families. The special
needs population will be served through grants to local service providers. The homeless
population will be served through assistance grants to local service providers. To address these
needs, the County will use HOME, ESG, and CDBG funds to support the development of new
affordable units and the rehabilitation of existing units.
One Year Goals for the Number of Households to be
Supported
Homeless 120
Non-Homeless 25
Special-Needs 3
Total 150
Table 56 - One Year Goals for Affordable Housing by Support Requirement
One Year Goals for the Number of Households Supported
Through
Rental Assistance 0
The Production of New Units 4
Rehab of Existing Units 50
Acquisition of Existing Units 3
Total 57
Table 57 - One Year Goals for Affordable Housing by Support Type
Discussion: Rent Reasonableness allows Collier County to provide housing for units up to 10%
over the Fair Market Rent rate.
AP-60 Public Housing – 91.220(h)
Introduction
The Collier County Housing Authority (CCHA) is an independent authority established under state
law, is separate from the general control of the County, and operates no HUD-funded public
housing units. The Collier County Housing Authority is not required by a Section 504 Voluntary
Compliance Agreement to increase the number of accessible units. The CCHA owns and manages
Page 499 of 14062
Consolidated Plan COLLIER COUNTY 174
OMB Control No: 2506-0117 (exp. 09/30/2021)
public housing developments, including low-income and farm labor housing at Farm Worker Village, farm
labor housing at Collier Village, a 192-bed dormitory called Horizon Village, and some scattered site
housing.
Farm Worker Village is a multi-family low-income and farm labor housing development in Immokalee
built under the USDA 514/516 Program. The development includes 176 total acres with 591 housing
units, ranging from single-family homes to duplexes and quadraplexes. Farm Worker Village has a main
office, convenience store, laundromat, community center, playground, and two daycare centers.
Horizon Village offers 192 beds for unaccompanied migrants and seasonal farmworkers in dormitory-
style efficiency units, each with space for 8 people, a common kitchen area with appliances, and two
bathrooms. A meeting room is available to provide social and educational programs.
The Housing Authority also administers approximately 440 Section 8 Housing Choice Vouchers. Unlike
most public housing authorities, CCHA has no HUD-funded public housing units. Their primary funding is
from USDA.
Actions planned during the next year to address the needs to public housing.
The CCHA has also applied for rehabilitation grant through the Collier County Community and
Human Services Division to rehab older units located at Farmworker Village. This project will
provide HVAC to 50 units. In 2019-2020, CCHA received a HOME grant to rehabilitate 52 units at
Farm Worker village. In addition, CCHA has been awarded funds for the acquisition of rental
property to support 2 households during this grant cycle.
Actions to encourage public housing residents to become more involved in management and
participate in homeownership.
The CCHA also sponsors and supports self-sufficiency programs focused at helping their residents
improve their economic situation and quality of living. The programs, ROSS and FSS, are voluntary
self-sufficiency programs that provide participating families the opportunity to identify needs,
improve skill sets, and work towards life goals, economic independence, and housing self-
sufficiency programs provide families with:
• A plan specifically tailored to their family or individual goals.
• A link to community organizations geared towards education, job training and placement
programs, computer and financial literacy, and increased self-sufficiency.
• An advocate and supporter to help residents work through barriers preventing self-
sufficiency.
If the PHA is designated as troubled, describe the manner in which financial assistance will be
provided or other assistance.
The Collier County Housing Authority is not designated as troubled and is considered a high
performer.
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OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-65 Homeless and Other Special Needs Activities – 91.220(i)
Introduction
Collier County’s 2021-2025 Consolidated Plan identifies increasing housing options for homeless
and at risk of homelessness as a strategic priority. Long-term objectives include supporting
emergency housing and supportive services, and the implementation of a coordinated entry
system.
The 2021 ESG allocation will fund emergency shelter and prevention services that are projected
to assist homeless and at-risk of homeless beneficiaries. The identified projects target homeless
individuals and families who lack the resources to independently regain stable housing. Programs
are designed to connect clients with the services necessary to ensure they move from emergency
shelter to transitional or permanent housing.
Describe the jurisdictions one-year goals and actions for reducing and ending homelessness
including
Collier County will utilize Emergency Solutions Grants funding for Emergency Shelter,
Homelessness Prevention, Rapid Re-Housing, HMIS administration, and ESG program
administration. Funding for these programs is projected to benefit homeless persons and those
at risk of homelessness. Projects selected for funding are designed to help shorten the period the
client experiences homelessness, improve their ability to secure stable housing, and prevent
recurrent homeless episodes.
Reaching out to homeless persons (especially unsheltered persons) and assessing their
individual needs
Collier County funds subrecipients that administer homelessness projects under the ESG
program. They work to build trusting relationships with homeless persons living on the streets
and in shelters as well as at-risk populations to remain stably housed. The subrecipients perform
assessments for homeless persons and those at risk of homelessness to link them to shelter and
other supportive services that are appropriate to meet their needs. All subrecipients funded
through Collier County ESG will participate in coordinated entry. These organizations provide
emergency shelter, rental and utility assistance, food and clothing, and other homeless services
to individuals, families with children, veterans, unaccompanied youth, and including persons with
HIV.
Addressing the emergency shelter and transitional housing needs of homeless persons
Collier County currently awards its ESG entitlement funds to subrecipients for the operation of
emergency shelters, financial assistance through rapid re-housing to become stably housed, and
homeless prevention programs to serve individuals and families. Some emergency shelters and
homeless prevention programs are designed to focus their services to the needs of specific
populations such as families, victims of domestic violence, human trafficking victims, persons
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being evicted, and persons with severe mental health disorders or substance abuse histories.
In response to the HEARTH Act and 24 CFR part 576, Collier County, in collaboration with its
subrecipients are working together to prevent homelessness by helping families remain within
their communities and retain their current permanent housing or diverting people to permanent
housing solutions. The first step in this process was to streamline the intake of homeless families
seeking emergency shelter. The improved coordination will result in more families being diverted
away from homelessness and more families exiting homelessness and being rapidly re-housed in
permanent housing. Other than the funds available through this process, emergency shelter and
transitional housing needs may be addressed through grant funding opportunities, such as the
competitive Continuum of Care process, or through other state or local funding streams.
Helping homeless persons (especially chronically homeless individuals and families, families
with children, veterans and their families, and unaccompanied youth) make the transition to
permanent housing and independent living, including shortening the period of time that
individuals and families experience homelessness, facilitating access for homeless individuals
and families to affordable housing units, and preventing individuals and families who were
recently homeless from becoming homeless again
The County will continue to administer the Emergency Solutions Grants Program and oversee
activities for homeless individuals and families. The County has identified rapid re-housing as a
priority during the next Consolidated Plan period. Obtaining permanent housing for homeless
individuals and families will shorten the length of time spent in emergency and transitional
shelters.
Collier County encourages collaboration with organizations to transition as many people as
possible into permanent housing as quickly as possible. Some families or individuals may require
only limited assistance for a short period of time, such as emergency food and shelter -- until a
first paycheck is received or a medical emergency has passed. Others, however, will require more
comprehensive and long-term assistance, such as transitional housing with supportive services
and job training. Due to limited resources, it is important for agencies to eliminate duplication of
effort by local agencies, both in intake and assessment procedures, and in subsequent housing
and supportive services. The Homeless Management Information System (HMIS) can be
improved with common intake forms, shared data, effective assessment instruments and
procedures, and on-going coordination of assistance among community organizations.
Helping low-income individuals and families avoid becoming homeless, especially extremely
low-income individuals and families and those who are: being discharged from publicly funded
institutions and systems of care (such as health care facilities, mental health facilities, foster
care and other youth facilities, and corrections programs and institutions); or, receiving
assistance from public or private agencies that address housing, health, social services,
employment, education, or youth needs
Collier County will continue to operate its rental assistance program in 2021-2022 to assist
families and individuals to avoid becoming homeless. This program seeks to prevent
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homelessness by providing up to a year of short-term rental assistance (including up to 6 months
of rental arrearage), rental security deposits and last month’s rent, and/or costs such as rental
application fees and utilities.
AP-75 Barriers to affordable housing – 91.220(j)
Introduction:
The inventory of affordable housing in Collier County is not sufficient to meet the demand for
affordable units. One of the primary challenges to creating and preserving affordable housing in
Collier County is that household income is failing to keep up with rising housing costs. The local
economy is focused on retail, hospitality, services, and agriculture; however, high housing costs
have priced out much of the workforce needed for the county to function.
Actions it planned to remove or ameliorate the negative effects of public policies that serve
as barriers to affordable housing such as land use controls, tax policies affecting land, zoning
ordinances, building codes, fees and charges, growth limitations, and policies affecting the
return on residential investment
Collier County faces a burgeoning issue in trying to identify, quantify and qualify new and existing
affordable housing units. With a wider range of housing options, Collier County would be better
equipped to tackle the affordable housing problem. The effort requires comprehensive strategies
and a variety of tools that can be used alone or in combination to reduce costs and increase
availability.
During this consolidated plan period, Collier County will continue to Review and Revise the Land
Development Code which, if done well will make it easier to implement necessary changes to
encourage housing affordability. The current Land Development Code (LDC) does not consistently
support and encourage growth in already existing urbanized areas of the county (those areas
generally west of Collier Parkway). Many of the LDC’s ordinances are geared toward large-scale,
planned-unit developments (PUDs) on greenfield sites. Conversely, smaller-scale redevelopment
and infill sites in already developed areas of the county are challenging to consolidate, may need
to address adjacent uses and neighborhood concerns, and often require additional density to
make them financially feasible. Collier County can also consider reducing parking standards to
achieve affordability, permitting guest houses as accessory dwelling rental unit, encouraging
smart-site infrastructure, and identify strategic opportunity sites.
AP-85 Other Actions – 91.220(k)
Introduction:
In addition to the programs and activities described on the prior sections of this plan, the County
and its subrecipients intend to undertake a number of other actions to address housing needs
and problems in Collier County. These include efforts to reduce the hazards of lead-based paint
in housing; efforts to improve the physical condition and management of public housing,
promote greater resident involvement in public housing management and create opportunities
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for homeownership by public housing residents; and modify or mitigate the impact of any public
policies which act as barriers to public housing, improvements to the institutional delivery
structure to address any gaps or weaknesses identified in the Consolidated Plan.
Actions planned to address obstacles to meeting underserved needs
Collier County will collaborate with community leaders, stakeholders, and local non-profit
agencies to help remove obstacles to better meet the needs of the underserved population and
improve service delivery. The County will coordinate the work of non The County relies on
agencies on nonprofit agencies to provide social services, disseminate news and information, and
spearhead community-wide solutions to local needs. Collier County will also support the
expansion of HMIS technology beyond homeless service providers as a way to link the various
categories of services provided by our partner non-profit organizations and standardize
performance measures. The County will also review and analyze the work of its various
departments and divisions to find opportunities for collaboration between similar programs.
Program staff will also ensure that all fair housing education materials are current and compliant
with the Affirmatively Furthering Fair Housing Final Rule.
Actions planned to foster and maintain affordable housing.
Collier County will actively work to address the need for more decent and affordable housing by
continuing to prioritize the investment of funds into all its housing programs. In the interest of
preserving affordable housing, the County will continue to support the use of HOME program
funds for activities such as: down-payment assistance, land acquisition, TBRA, and
single/multifamily acquisitions and rehabilitation. Additionally, the County will continue to utilize
CDBG program funds to rehabilitate owner-occupied homes. To promote fair housing choice, the
County will encourage and support fair housing rights for all and provide program funds to
conduct outreach and education regarding the Fair Housing Law act of 1968.
Actions planned to reduce lead-based paint hazards.
Collier County will continue to implement countermeasures to reduce lead-based paint hazards
by abating or removing lead-based paint hazards found in existing housing built prior to 1978.
Individuals who reside in properties built prior to 1978 and receive assistance through CDBG,
ESG, or HOME grant programs are required to be inspected for lead-based paint hazards. These
inspections are completed by a HUD Certified Inspector in accordance with HUD and
Environmental Protection Agency (EPA) guidelines. Collier County educates the public on the
hazards of lead-based paint and how to protect children and the elderly. In response to lead-
based paint hazards and the limited resources available, the County has planned a steady, long-
term response in accordance with Federal lead-based paint standards, other applicable federal
regulations, and local property standards. Policies and procedures for abatement of lead hazards
have been established in Collier County, which include determining cost effectiveness for
abatement and procedures for assessing, contracting, and inspecting post-abatement work. The
policies and procedures also include preparing work write-ups and costs estimates for all income
eligible persons in Collier County with identified lead-based paint hazards.
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Actions planned to reduce the number of poverty-level families
Collier County will continue to increase its efforts to implement anti-poverty strategies for the
citizens of Collier. The County will strive to increase its efforts in assisting homeowners and
renters with housing rehabilitation and renovation of affordable housing to decrease the
financial burden on low-to-moderate-income persons.
The County will employ the following strategies to reduce the number of poverty-level families:
1. Support the collaborative efforts of the service providers in Collier County to attract new
business and industry to Collier.
2. Support the efforts of the Chamber of Commerce to target certain segments of the
economy for business development/job creation.
3. Encourage nonprofit organizations to expand housing development programs to
incorporate job-training opportunities as a part of their operations.
4. Promote the use of referral services for the existing Human Service Centers which
involves a partnership with many human service agencies, including job referrals.
5. Provide assistance to the County’s CHDO to acquire and construct affordable rental
housing for low/moderate income persons.
6. Participate in the development of a regional social service collaborative to coordinate
the work of social service organizations, disseminate news and information, eliminate
duplication of efforts, and spearhead community-wide solutions to local needs.
7. Use enhanced accomplishment data as a criterion in the evaluation of applications for
ESG funding.
8. Support any expansion of local transit service and/or for express transit service.
Through the initiatives described above, and in cooperation with the agencies and nonprofit
organizations noted, the Community and Human Services Department will continue to assist low
and moderate-income persons of Collier County over the next five years.
Actions planned to develop institutional structure
The Community and Human Services Department administers, plans, and manages all facets of
the HUD grants for Collier County to ensure that all aspects of the grant programs perform in a
concerted manner. The department will work as the housing and community development liaison
between the county, local public housing, participating cities, state agencies, and non-profit and
community-based organizations. Collier County recognizes the need to maintain a high level of
coordination on projects involving other departments and/or non-profit organizations. This
collaboration guarantees an efficient use of resources with maximum output in the form of
accomplishments.
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Actions planned to enhance coordination between public and private housing and social
service agencies
The County will work to foster collaboration through dissemination of services, news, and
information across social service organizations, subcontractors, and public and private entities.
One way the County will accomplish this is through subrecipient meetings that bring together
affordable housing developers and social service agencies. Additionally, the countywide
Affordable Housing Plan over the next year will require input from and coordination of both
housing providers and social service agencies. The County will encourage community-based
solutions and regional partnerships and will continue to support and participate in the CoC,
whose membership includes both affordable housing and social service agencies.
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Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:
Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in
the Projects Table. The following identifies program income that is available for use that is
included in projects to be carried out.
1. The total amount of program income that will have been received before
the start of the next program year and that has not yet been reprogrammed.
$29,000
2. The amount of proceeds from section 108 loan guarantees that will be
used during the year to address the priority needs and specific objectives
identified in the grantee's strategic plan
$0
3. The amount of surplus funds from urban renewal settlements $0
4. The amount of any grant funds returned to the line of credit for which the
planned use has not been included in a prior statement or plan.
$0
5. The amount of income from float-funded activities $0
Total Program Income $0
Other CDBG Requirements
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1. The amount of urgent need activities $0
2. The estimated percentage of CDBG funds that will be used for activities
that benefit persons of low and moderate income.
Overall Benefit - A consecutive period of one, two or three years may be
used to determine that a minimum overall benefit of 70% of CDBG funds
is used to benefit persons of low and moderate income. Specify the years
covered that include this Annual Action Plan.
80%
HOME Investment Partnerships Program (HOME)
Reference 24 CFR 91.220(l)(2)
1. A description of other forms of investment being used beyond those identified in Section
92.205 is as follows:
Collier County does not use other forms of investment.
2. A description of the guidelines that will be used for resale or recapture of HOME funds
when used for homebuyer activities as required in 92.254, is as follows:
The County’s Recapture Provisions permit the original homebuyer to sell the property to any
willing buyer, at any price the market will bear, during the period of affordability while the
County is able to recapture all, or a portion of the HOME-assistance provided to the original
homebuyer.
Collier County utilizes a recapture policy in compliance of 24 CFR 92.254. The affordability
period is determined based upon the amount of HOME Investment Partnerships Program
funds invested into an individual project. HOME Regulations set three minimum tiers of
affordability periods.
When a homeowner chooses to sell or use the property for non-eligible HOME Program
activities during the Period of Affordability, the full amount of the HOME Program Direct
Subsidy shall be recaptured and repaid to Collier County provided that net proceeds are
sufficient. If net proceeds are insufficient to repay the total HOME investment due, only the
actual net proceeds will be recaptured. In the event that net proceeds are zero (as is usually
the case with foreclosure), the recapture provision still applies. Recaptured funds shall be
returned to the Collier County to reinvest in other affordable housing projects for low- to
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moderate-income persons.
The County’s Resale Provisions shall ensure that, when a HOME-assisted homebuyer sells or
otherwise transfers his or her property, either voluntarily or involuntarily, during the
affordability period:
1) The property is sold to another low-income homebuyer who will use the property as
his or her principal residence.
2) The original homebuyer receives a fair return on investment, (i.e., the homebuyer’s
down payment plus capital improvements made to the house); and
3) The property is sold at a price that is “affordable for a reasonable range of low-income
buyers.”
The County’s Recapture and Resale Provisions are included in full in the Appendix.
3. A description of the guidelines for resale or recapture that ensures the affordability of units
acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows:
Development Subsidy – a development subsidy is defined as financial assistance provided by
the County to offset the difference between the total cost of producing a housing unit and
the fair market value of the unit. When provided independently and absent any additional
subsidy that could be classified a direct subsidy, development subsidy triggers resale.
Direct Subsidy – a direct subsidy is defined as financial assistance provided by the County that
reduces the purchase price for a homebuyer below market value or otherwise subsidizes the
homebuyer [i.e., down-payment loan, purchase financing, assistance to CHDO to develop and
sell unit below market or closing cost assistance]. A direct subsidy triggers recapture.
Net Proceeds – the sales price minus superior loan repayment (other than HOME funds) and
any closing costs.
The County’s Recapture and Resale Provisions are included in full in the Appendix.
4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that
is rehabilitated with HOME funds along with a description of the refinancing guidelines
required that will be used under 24 CFR 92.206(b), are as follows:
Not applicable. Collier County has no plans to use HOME funds to refinance existing debt
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secured by multifamily housing rehabilitated with HOME funds.
Emergency Solutions Grants (ESG)
Reference 91.220(l)(4)
a) Include written standards for providing ESG assistance (may include as attachment)
Collier County’s ESG Policy and Procedures Manual is attached as an appendix to this Plan.
b) If the Continuum of Care has established centralized or coordinated assessment system
that meets HUD requirements, describe that centralized or coordinated assessment
system.
Coordinated Entry is a streamlined system designed to efficiently match people
experiencing homelessness or those at-risk of homelessness to available housing, shelter,
and services. It prioritizes those who are most in need of assistance and provides crucial
information that helps the Continuum of Care strategically allocate resources. Anyone
seeking homelessness or homelessness prevention services in Collier County will complete
a coordinated entry assessment which is subsequently evaluated for services.
c) Identify the process for making sub-awards and describe how the ESG allocation available
to private nonprofit organizations (including community and faith-based organizations).
The County provides a competitive process for awarding all entitlement funding. This is
widely advertised formally, via email, and at partnership meetings. A review and ranking
committee reviews applications for merit and compliance. The CoC is provided an
opportunity to support or not support an application. Eventually, the recommended
awardees are noted in the Annual Action Plan. All public comment requirements are
followed. The Annual Action Plan is presented to the Board of County Commissioners for
approval, and then to HUD. The process is as follows:
1. Identification of community development issues, needs, and concerns through community
meetings and citizen input.
2. Formulation of community development goals and preliminary strategies, i.e., staff and
citizens.
3. Dissemination of Grant Funds information to agencies and individuals
4. Submission of Project applications; and
5. Project Selection: Review of project applications by review committee ii. Present
recommendations to the Board of County Commissioners, Public Hearing and Final Selection
sent to HUD
d) If the jurisdiction is unable to meet the homeless participation requirement in 24 CFR
576.405(a), the jurisdiction must specify its plan for reaching out to and consulting with
homeless or formerly homeless individuals in considering policies and funding decisions
regarding facilities and services funded under ESG.
Collier County meets the homeless participation requirement found in 24 CFR 576.405(a)
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through the Continuum of Care, which is led by the Collier County Hunger and Homeless
Coalition. The CoC comments on funding applications and considers policies regarding
homeless facilities and services. Other organizations representing the homeless provided
input for the Consolidated Planning process, and a focus group was held at the Shelter for
Abused Women and Children to gather input about housing and community development
priorities. The County will continue to secure consultation with homeless or formerly
homeless individuals, along with local organizations that represent and provide services to
the homeless.
e) Describe performance standards for evaluating ESG.
Performance standards provide a measure for Collier County to evaluate the effectiveness
of each ESG service provider in the areas of: (a) Targeting those who need assistance most;
(b) Reducing the number of people living on the streets or in emergency shelters; (c)
Reducing the time people spend homeless; and (d) Reducing clients’ housing barriers or
housing stability risks.
In addition, the County evaluates the success of ESG programs by reviewing Homeless Management
Information System (HMIS) data . Sub recipients are required to submit regular reports which are
reviewed by staff. These reports are used to ensure ESG compliance with regulations and local written
standards as well as confirming that program goals are being met. ESG programs are also subjected
to “on-site monitoring.” The County has a Monitoring Group to monitor the ESG programs. This group
has participated in over 100 federal grant evaluation designs, evaluation projects, and
implementation of evaluation plans. The basis for monitoring is to address findings and provides
recommendations for program improvements
Collier County will also evaluate each ESG service provider’s performance based on the
following standards:
a) Subrecipients will develop and adhere to priorities for service delivery by need.
b) Subrecipients will assist clients in rapid movement to permanent housing from
shelters or from the street.
c) Subrecipients will ensure that clients have easy access to services.
d) Subrecipients will provide comprehensive case management to address a spectrum
of needs for each client.
Appendix - Alternate/Local Data Sources
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1 Data Source Name
2010-2014 ACS
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
The American Community Survey is an ongoing statistical survey that samples a small
percentage of the U.S. population every year, thus providing communities with more
current population and housing data throughout the 10 years between censuses. ACS
data is compiled from an annual sample of approximately 3 million addresses rather than
an actual count.
What was the purpose for developing this data set?
This dataset is more current than Census 2010 data and available for more geographic
areas than the ACS 1-Year Estimates.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
2010-2014 ACS 5-year estimates are based on data collected from January 1, 2010 to
December 21, 2014.
What is the status of the data set (complete, in progress, or planned)?
Complete
2 Data Source Name
2010 Census, 2015 & 2019 American Community Survey
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
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Provide a brief summary of the data set.
This dataset contains what is known as “100% data,” meaning that it contains the data
collected from every household that participated in the 2010 Census and is not based on
a representative sample of the population.
What was the purpose for developing this data set?
This data provides basic characteristics such as age, sex, and race for a variety of
geographic levels with most data obtainable down to the census tract or block group
level.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
Data was collected in April 2000.
What is the status of the data set (complete, in progress, or planned)?
Complete
3 Data Source Name
2011-2015 CHAS
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
To assess housing need, HUD receives a special tabulation of data from the U.S. Census
Bureau’s American Community Survey that is largely not available through standard
Census products. This data, known as the Comprehensive Housing Affordability Strategy
(CHAS) data, counts the number of households that fit certain combinations of HUD-
specified criteria, such as housing needs by income level, race, and ethnicity.
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What was the purpose for developing this data set?
To assess housing need based on HUD-specified criteria such as income level, race,
ethnicity, and household type.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
The 2011-2015 CHAS data is based on American Community Survey data collected from
January 1, 2011 to December 21, 2015.
What is the status of the data set (complete, in progress, or planned)?
Complete
4 Data Source Name
2013 Longitudinal Employer-Household Dynamics
List the name of the organization or individual who originated the data set.
U.S. Census Bureau
Provide a brief summary of the data set.
The Longitudinal Employer-Household Dynamics (LEHD) data provides statistics on
employment, earnings, and job flows by geography and industry for different
demographic groups.
What was the purpose for developing this data set?
This dataset describes demographic characteristics and commute patterns of workers and
jobs to help state and local authorities make informed economic decisions.
How comprehensive is the coverage of this administrative data? Is data collection
concentrated in one geographic area or among a certain population?
National
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What time period (provide the year, and optionally month, or month and day) is
covered by this data set?
2013
What is the status of the data set (complete, in progress, or planned)?
Complete
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PETITIONS:
PL20230016340 –341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT (GMPA); AND
PL20230016342 –341 SABAL PALM ROAD RESIDENTIAL
PLANNED UNIT DEVELOPMENT (PUDZ)
August 18, 2025, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
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PROJECT TEAM:
•SWJR Naples I, LLC – Applicant
•Richard D. Yovanovich, Esq., Land Use Attorney – Coleman, Yovanovich & Koester, P.A.
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC
•Norman J. Trebilcock, AICP, PTOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions
•Tim Hall, Environmental Consultant - Turrell , Hall & Associates, Inc.
*Please note, all information provided is subject to change until final approval by the governing authority.
2
INTRODUCTION
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3
LOCATION MAP
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4
ZONING AND LOCATION MAP
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ZONING: Existing: A(Agricultural)/ST (Special Treatment) (RFMUO-NRPA-Sending)
Proposed: 341 Sabal Palm Road Residential Planned Unit Development (RPUD)
Overall Project Acreage: 169.19+/- acres
PROPOSED REQUEST:
•Modify the FLU map to add the 341 Sabal Palm Road Residential Subdistrict
•Rezone from the A/ST (RFMUO-NRPA-SENDING) Zoning District to the 341 Sabal Palm Road RPUD
•To allow up to 423 residential dwelling units of which 328 units are anticipated to be single-family dwellings and approximately 95 units are proposed to be townhomes.
•Restrict 15% of the dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines.
PROJECT INFORMATION
5
Existing:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, Sending Lands
Proposed:Agricultural/Rural Designation, Agricultural/Rural Mixed Use District, 341 Sabal Palm Road Residential Subdistrict
FUTURE LAND USE (FLU) DESIGNATION:
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OVERVIEW
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7
FUTURE LAND
USE MAP - EXISTING
2,034 +/- feet
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8
FUTURE LAND
USE MAP - PROPOSED
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9
PROPOSED SUBDISTRICT LANGUAGE
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10
PROPOSED PUD MASTER PLAN
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AERIAL OVERLAY
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PROPOSED DEVIATIONS
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PROPOSED PERMITTED USES
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PROPOSED DEVELOPMENT
STANDARDS
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15
COMMUNITY STORMWATER FLOW
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16
SABAL PALM ROAD
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ENVIRONMENTAL SUMMARY
17
Enhanced Water Quality – On-site stormwater retention and treatmentEnhanced Hydrology – Provisions to allow flow under Sabal Palm Road
-Elimination of agricultural pumping
-Re-establish more natural hydroperiodEnhanced Wading bird foraging – Consolidation of littoral area into a larger “marsh” within flow-wayIncreased and Enhanced onsite native areas – Native vegetation on-site will be retained in accordance with the requirements of CCME Policy 6.1.2 and Section 3.05.07 of the LDC. Envoronmental staff recommends approval of the proposed petition.
-Native habitat actually increased from 2.56 to 10.44 acres
-Elimination of exotic vegetation
-Restoration of native plantings
-Conservation easements. Separation of development from adjacent conservation areas – 30-foot landscaped buffer, 10-foot-tall perimeter wall, flow-way
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PUBLIC BENEFITS
18
•Provision of 63 for-sale income restricted homes.
•Flowway restoration and enhancement.
•Sabal Palm Road improvements to county standard and extension of sidewalk on south side of
Sabal Palm Road.
•Site will provide 90% preservation of native vegetation and provide a natural reservation area
along the east and south property lines where abutting NRPA lands.
•Open space meets the County standard of 60%
•Density is 2.5 du/ac resulting in a total of 423 total units which is consistent with the adjacent
Urban Residential Fringe Subdistrict
•The Developer will pay its proportionate share toward a traffic signal at the intersection of
Sabal Palm Road and Collier Boulevard, and take the lead in permitting the signal, subject to
approval by Collier County of the signal. The proportionate share cost will include the County’s
portion of the cost of the design, permitting and installation of the signal.
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DEVELOPER / AFFORDABILITY
About PulteGroup
•Highly reputable developer of residential communities throughout Collier County and Southwest Florida
•Attention to design and providing an exceptional quality of life for residents
•Committed to ensuring all community members can achieve the dream of homeownership
•First developer, outside of nonprofit developers, in Collier County to offer homes for sale as part of an affordable housing commitment
Housing for Hometown Heroes
•63 townhomes will be set aside as Hometown Hero Housing for families making up to 120% of Collier AMI, or $136,320 annually for a family of four
•Townhomes will include the same high-quality finishes and features PulteGroup is known for
•Townhomes will feature:
o 3 bedrooms
o 2.5 bathrooms
o Ample living space
o Private patios
o Paver driveways
o 1 car garages
o High-quality finishes
•Hometown Hero townhomes will be priced below market rate for qualified buyers and include deed restrictions for 30 years to ensure homes remain affordable
•PulteGroup will also offer downpayment assistance to teachers, nurses, first responders, and active and retired military members who purchase a new Pulte home in the new community 19Page 534 of 14062
CONCEPTUAL RENDERINGS
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SUMMARY
•No objection related to the GMPA from the State agencies listed below
•Office of Intergovernmental Programs of the Florida Department of Environmental Protection
(Department)
•Division of Historical Resources
•Florida Fish and Wildlife Conservation Commission (FWC )
•Florida Department of Transportation - District 1
•Florida Department of Commerce (FloridaCommerce)
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NEXT STEPS
•CCPC and BCC Hearing Notices mailed by Collier County to adjacent property owners within
1,000 feet of the subject property.
•CCPC and BCC Hearing sign posted on property advertising hearing dates.
•HEARING DATES:
•CCPC – September 18, 2025, 9:00 a.m., Collier County Government Center, 3299 Tamiami
Trail East, 3rd floor BCC Chamber, Naples, FL, 34112
•BCC – October 28, 2025, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail
East, 3rd floor BCC Chamber, Naples, FL, 34112
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Project information and a copy of this presentation can be found online:
WWW.GRADYMINOR.COM/PLANNING
Collier County Growth Management Department (GMD) Public Portal:
https://cvportal.colliercountyfl.gov/CityViewWeb/Planning/Locator
Petition Numbers: PL20230016340 and PL20230016342
SABAL PALM INFORMATIONAL WEBSITE - SABALPALMCOLLIER.COM
CONTACTS:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144, Ext. 4249
•Collier County Staff: Parker Klopf; Parker.Klopf@colliercountyfl.gov, (239) 252-2471 Laura DeJohn; Laura.DeJohn@colliercountyfl.gov, (239) 252-5587
PROJECT DOCUMENTS AND INFORMATION
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Wayne Arnold: 00:00:03 So just to get started, my name is Wayne Arnold, and I'm with GradyMinor and Associates. This is Sharon Umpenhour. Sharon is recording our meeting and operating the audiovisual. And so we have a lot of people in attendance, this isn't the best microphone system in town, so appreciate it if everybody can be considerate of each other. And when we get to the Q&A at the end, we'd appreciate if you can come up to the microphone to ask any questions that you may have. 00:00:25 So let me... with the other introductions. We have a full team of folks here to help answer some questions, but we also have representatives from the developer, from Pulte Homes, who are going to be the developer of the homes here. So we have Mike Hueniken, Pat Butler and Glenn Hasenfus, all from Pulte Homes, who are here to try to answer any questions you may have specifically. We have Jeremiah DeForge, who is a project engineer. Tim Hall is the environmental consultant. Norm Trebilcock, our traffic consultant, and Rich Yovanovich is our land use counsel. 00:00:59 So we're here for two items. We have a comprehensive plan amendment and a PUD rezoning that are tracking through the system. You all probably recall that we were here about a year ago and had a neighborhood informational meeting. And we're required to do them if we've been in the system for more than a year, and that comp plan process typically does take us more than a year, so that's why we're back before you. 00:01:20 But one of the things that we told the commissioners when they voted to transmit this to the state for their consideration was that we would notice everybody within a mile of the project. So that's why the notice, I don't remember how many notices, but many of you that live in Verona Walk and Winding Cypress received notification for the meeting tonight that you might not otherwise have. 00:01:40 So anyway, the project is the Orange Grove- Attendee: 00:01:43 I have a question. We live in Verona Walk and we know a lot of people... Only 10 people in Verona Walk received the letters. Wayne Arnold: 00:01:49 No, ma'am, that's not correct. Attendee: 00:01:50 Yes, it is.
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Wayne Arnold: 00:01:52 No. I'm not going to argue with you. We noticed everybody within a mile of the project. If you lived within a mile, you'll receive public notice. Attendee: 00:02:00 [inaudible 00:01:58]. 00:02:00 I didn't either. Wayne Arnold: 00:02:00 So the project is about 169 acres. It's an existing orange grove. There are two small areas that are vegetated on site. Those will remain as our preservation areas. And a little closer in picture, maybe you can see the relationship... Sharon Umpenhour: 00:02:09 Would that be an alarm? Attendee: 00:02:09 [inaudible 00:02:26]. Wayne Arnold: 00:02:09 Do you know what that is? Hang on a moment. Sharon Umpenhour: 00:02:09 It's a pointer [inaudible 00:02:29] Wayne Arnold: 00:02:09 What's that? Norman Trebilcock: 00:02:09 Do you need a pointer? Wayne Arnold: 00:02:09 I've got one right here, Norm. Sharon Umpenhour: 00:02:09 [inaudible 00:02:45] Wayne Arnold: 00:02:44 What is that? What is that? Is that a amber alert or something that's going on? Norman Trebilcock: 00:02:46 Yeah. Yeah. Sharon Umpenhour: 00:02:48 Yes. Wayne Arnold: 00:02:50 Somebody's amber alert went off, apologize for that. 00:02:52 So again, our property you can see, and I'll point out the two areas that are the preservation areas or the vegetative areas on the site, you have here and another one at Sabal Palm Road. And you can see that the distance between Verona Walk's boundary here were separated from you by the Hacienda Lakes Conservation Area. 00:03:18 So project information, so we're proposing a comp plan amendment to take this from an agricultural designation into a more urban designation that would allow up to 423 homes.
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And so we have the zoning case that's pending. We also have a comp plan that's pending. 00:03:36 But the bottom line is, out of the 423 homes, we're proposing to restrict 15% of those for sale product by Pulte Homes, and they would build townhouses for sale for people who are income qualified. And we'll get into a little bit more of that later. But I think that's an important feature, because I think that most of us realize that helping those, as we call them, PulteGroup Hometown Heroes, those are the people who work here, they're our nurses, they're our firefighters, police officers, etc. 00:04:10 So overview, this highlights a lot of the things that we've talked about as we've gone through the review process, and I'm going to go through a little bit more of this in detail later. But for instance, the hometown hero aspect of this, they're targeting 63 of these homes that would be income qualified for people that make $136,000 plus or minus and less per year. And all those town homes would have three bedrooms, two and a half baths, high quality features. They wouldn't be distinguishable from any of the other town homes that will be built in the community. 00:04:48 Again, we have to create a series of maps for the county. Again, it highlights location of the property. We have to create our own comprehensive plan language. So this is language that talks about the affordability factor. So we could have the 423 units, but then it makes the commitment for the... 00:05:07 You can see the affordability language that is in there. That's key to the comp plan language, where we commit to those 63 affordable town house units. And again, those are for sale, it's not a rental product. 00:05:23 This is our zoning master plan, and just to orient you, make sure we're all on the same page. Sabal Palm Road is here on the top of the page. Our two project entrances, one serving the primary part of the residential community and then a separate entrance for the town home community. That's over on the far eastern side of the project. 00:05:46 The two preserve areas that I've talked about. We've asked for some deviations to allow them to be separated. The county requires you to have preserves that are contiguous. But those vegetated areas don't occur naturally contiguous to each other so we had to request deviations for that.
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00:06:01 We'll also ask- Attendee: 00:06:01 Will you hold the microphone closer please, it's hard to hear you. Wayne Arnold: 00:06:05 Yes, I'll try to speak up. Attendee: 00:06:06 Thank you, dear. Wayne Arnold: 00:06:08 So you can see, our designation, that's where all the residential homes will be located. We have a large amenity area located here in the central part of the community. A separate amenity area for the town house community up here. 00:06:20 And then of course these are the lake areas that would be dug. And then we have buffers adjacent to our neighbors to the east, which is a preservation area. This gives you a sense of what it looks like on an ariel with those tracts identified. 00:06:37 Again, these were our deviations that we were highlighting. And then under the zoning part of this, we've asked for permitted uses, and you can see we've only asked for three types of uses, single family, two family and town homes. And those are all for sale product. 00:06:55 We also have to establish development standards. Those are all consistent for single family, two-family and town house. And then of course some standards for our amenity areas. So we've heard from several of you during the public hearing process that drainage was an issue for you. 00:07:12 Some of you I know had issues in Tamarindo, but others in Verona Walk and other places have questioned the drainage. So Jeremiah DeForge and his group have prepared this exhibit. I know it's got a lot of lines. I'm going to try to walk you through what those mean. 00:07:25 So the arrows are the direction of the water movement. So the Tamarindo, for instance, their flows are collected internally and routed south onto your Sabal pond and discharged to the canal. The Verona Walk project all collects its drainage internally and it discharges in one location to the south, down here, into a preserve that's part of the Hacienda Lakes project. 00:07:54 We're collecting flows from all these other agricultural areas to the north. They'll flow down to Sabal Palm Road. We're
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going to be installing culverts in Sabal Palm Road as well as making improvements to Sabal Palm Road to collect those flows and make the flow better north-south. So that Sabal Palm Road cross section gets rebuilt to county standard and we'll have culverts that meet county code and the flows will do better. 00:08:19 Some of you questioned how we were going to make the drainage worse. But the reality is, all the flows that come onto the site today, they're going to be passed through our series of lakes and preserved and then discharged to the south, into that same preserve that flows on down south into this large wetland area. 00:08:38 So, from a standpoint of drainage, we actually will be making some substantial improvements to the area. One of the other things that's probably important to say. Right now, it's almost unregulated drainage for an agricultural operation. They pump water off site to keep themselves dry. We'll have a regulated system that's under the control of the water management district. 00:09:01 So, Sabal Palm Road, I mentioned that we're going to be making improvements. The county has assigned that their county maintenance stops here. We're going to be extending the roadway and building the sidewalk on the south side just as the Verona Walk folks did when Pulte and DiVosta built that community. 00:09:18 From an environmental standpoint, I know we also heard folks concerned that what we're doing to the environment. And from an environmental standpoint, I know a lot of you don't fully understand this concept, but an agricultural operation is not good for the environment. So we'll be putting in controls for the water management, that I already mentioned, but we're going to be preserving and creating wading bird habitat for instance. And we're going through a review process with the water management district and the Army Corps of Engineers, and they'll have operating conditions on our project as well. 00:09:52 There are several public benefits that we've identified and talked to the planning commission and the board of commissioners about, and again, provision for the 63 townhouse units that'll be restricted income, our flow-way enhancements and drainage enhancements that I talked about, the Sabal Palm Road improvements, 90% preservation of the native vegetation that's on site that exceeds the county standard.
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00:10:17 We'll be providing a total of the 423 units. And then the developer's agreed to pay a proportionate share for a future traffic signal at Collier Boulevard and Sabal Palm Road should the county authorize us to have the signal. So they've agreed to pay the prop share cost of even what Collier County would pay. And they think the Tamarindo PV has a commitment to pay for a proportionate share for that future signal as well. But I think those are some significant public benefits here. 00:10:49 Again, I mentioned Pulte and their hometown hero program. And this just identifies a little bit more information. And many of you probably know PulteGroup, but they have a very strong reputation. This is a program they're very proud of to talk about the hometown heroes. And they're here if anybody has more specific questions about that program. 00:11:07 But again, these are for sale product. And I think, as far as I know, Pulte, this may be the only developer outside of Habitat for Humanity that's delivered for sale affordable product. So we think that we've got some substantial benefits. We've got a great developer on board. And I think it's going to be an asset to the community. 00:11:28 Here's just some conceptual renderings of the finish for town homes. And you can see they're very well appointed, high ceilings, nice features. Attendee: 00:11:34 Microphone, can't hear you. Wayne Arnold: 00:11:36 And just to go into a little bit more of the process. We have been through the review process from the county. We had a transmittal of our comprehensive plan amendment to the state. They came back and had no objections to the project. So we think that's also very positive that the state has looked at this. 00:11:53 We had one potential archeological site on site. We met with the archeological board last week. And it was determined that there was incorrect mapping. And the state has since going through the process to correct their maps. Attendee: 00:12:05 Can't hear you. Wayne Arnold: 00:12:08 So our next step is, we've got public hearing dates have been set for the projects. Both of them will come together, the PUD and the comp plan. So we're scheduled for September 18th before the planning commission. And then we're scheduled for October 28 for the final review by Collier County
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government, by the board of county commissioner. Those are our dates. 00:12:28 And we've got conclusion slide. This is information that if you want to take a photo of that, that's all of our contact information. It takes you to a link to the county's website, a link to our website. We update the information in real time. So whatever the county sees, you can see. 00:12:46 And I didn't introduce them, but Parker Klopp, is county representative, is here tonight. He's handling the comp plan. And Lars John unfortunately was out of town today and couldn't give attendance. But in a nutshell, that's what we're doing. It's a recap. And we're happy to answer questions. 00:13:01 But like I said, we need to have the questions that are audible, and so if you could come to the microphone if you have a question. And if we have a lot of repetitive comments, I'd prefer that you just say the same issue and we don't spend a lot of time rehashing the same issues. 00:13:18 So anybody want to come? Just raise your hand and then we'll make sure you get the microphone. Yes, ma'am. Attendee: 00:13:23 Could you just show that last slide please with the meeting date? 00:13:26 The meeting in September. 00:13:29 And then- Wayne Arnold: 00:13:29 So again, it's September 18th for a planning commission date and board of county commissioners is October 28th. 00:13:40 Yes, sir, come on up. Attendee: 00:13:49 I live in Tamarindo. And I'm wondering how we're going to get out of Sabal Palm Road once you've got 400 houses more on that road. Wayne Arnold: 00:14:01 Well, one of the things that we've pledged to do is to help pay for a traffic signal. So we think that solves a lot of the problem. Right now it's a right-in, right-out only. And obviously if the traffic signal's installed it would be full movements. That's subject to approval by the county. But Pulte and the developer are willing to do its part to make that happen.
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Attendee: 00:14:20 I drove down near the orange grove this weekend, and all I see is standing water. The area looks like a swamp to me. How are you not going to have the same problems we've got in Tamarindo with water? We've got water drainage problems. Wayne Arnold: 00:14:38 So part of what we're doing is rebuilding a portion of Sabal Palm Road. That's going to have bigger culverts in it and more culverts, that'll move that water north to south. And they'll move it through our project and discharge farther south. 00:14:54 Yes, ma'am. Attendee: 00:14:54 I just wanted to ask- Wayne Arnold: 00:14:55 No, please come up to the microphone so we can... Right here. Attendee: 00:15:07 There was a significant brush fire at the orchard- 00:15:15 Can't hear. 00:15:15 I don't think it's on. 00:15:15 Right here. Wayne Arnold: 00:15:15 It's on. You just have to speak really close to it. Attendee: 00:15:15 Hi. There was a significant brush fire in April down at the orange grove. What happens to people when that happens? How are we going to all evacuate? I mean, Tamarindo almost had to evacuate. That's kind of scary when there's only one way in and out. Wayne Arnold: 00:15:30 That's one of the agency comments. We'll have to probably come up with an evacuation plan that a lot of other projects do. Attendee: 00:15:39 Isn't there a way that you can have another road go out, maybe to 41 East, from behind all the development behind Verona Walk? Wayne Arnold: 00:15:48 No, there's no other access other than Sabal Palm Road. Attendee: 00:15:51 Preserve- Wayne Arnold: 00:15:51 Ma'am, please. We're trying to record this.
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Attendee: 00:15:55 Well, that was my question. I mean, brush fires scare the heck out of me. And being east of Collier Boulevard, we're like a sitting target anyway. Wayne Arnold: 00:16:02 [inaudible 00:16:04]. Attendee: 00:16:03 And that was very scary in April. Wayne Arnold: 00:16:06 Thank you. Yes, ma'am. Attendee: 00:16:13 It's our report. 00:16:13 Could you be a little bit more specific about the traffic study that you have done so far? 00:16:14 Can't hear you. 00:16:16 Could you be a little bit more specific about the traffic study that you have done so far? For example, how many lanes are you going to add? The flow rate of traffic you expect on Sabal Palm Road, on Collier Boulevard versus what's going on now? Besides adding traffic lights. Wayne Arnold: 00:16:33 Sure. Norm, do you want to come up. This is Norm Trebilcock. Norm did the traffic analysis for the project. And can tell you a little bit more about some of the details. Norman Trebilcock: 00:16:43 Thank you, Wayne. Hi, my name is Norman Trebilcock and I'm a professional engineer, certified planner, and we prepared the traffic study. In preparing the traffic study, we follow the county's traffic guidelines for that. 00:16:58 So we create what's called the trip generation for the Institute of Transportation Engineers, they use for trip generation for single family, multi-family units. And we base it on the units that are going to be there. And then the county has a background of traffic, they have what's called an annual update and inventory report where they keep track and they count the traffic every year, and they also look at what they call our vested trips. 00:17:28 They have somewhat of we call it check bank concurrency where they look at developments that are going to come online, and they have what's called a trip bank, and you include those trips in the system that you're dealing with. 00:17:42 And based on that, what we do is we look at a trip cap for the project based on the units that we're going to develop. And
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so then we look at the trips that are going to occur on Sabal Palm Road that we're going to add to that roadway. And that's also going to add to Collier Boulevard as well. 00:18:01 And so there is a traffic study that we prepared that has a lot of these details in there. And that is available as part of the record. So in looking at the documents for the project, that's available. 00:18:15 But in terms of the trip cap, we have a trip cap set at... It's under, well, it'll be based on 436 units. It was 365 PMP power trips, which will be reduced based on the 424 units, I believe, right, is what were there. But we do look at the impacts on the road network and what we call is we look at significance. The roads that were nearby that were having significant impacts on to see what the level of service is, and so that's what we've analyzed along the way on the project. 00:18:55 So we looked at Collier Boulevard, Davis Boulevard and Tamiami Trail as well and those segments. And that's all in the traffic study that we prepared under the review of the county for that. And in addition, as what Wayne had mentioned, is potentially if a signal is wanted at the intersection of Sabal Palm Road and Collier Boulevard, that we would prepare a proportionate share for that signal. But also would take the lead in getting that signal constructed. 00:19:30 And so what would happen there is you would actually have more lanes entering on Sabal Palm Road. Sabal Palm Road itself is a two-lane roadway. This project wouldn't change whether it needs to be a two-lane roadway. It doesn't need to be expanded based on that based on the traffic there. 00:19:48 But at the intersection with Collier Boulevard, we would have an additional lane so that you have full movements at that intersection. So that's kind of an overview of the traffic for the project. Wayne Arnold: 00:20:01 That's good. Thanks, Norm. Norman Trebilcock: 00:20:03 Thank you. Wayne Arnold: 00:20:07 Anybody else? We have some people online on Zoom. And we have somebody who's asked if they can ask a question. Are they going to ask live or are you going to chat the answer to us, Sharon? Sharon Umpenhour: 00:20:15 He can ask, he's unmuted.
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Wayne Arnold: 00:20:20 Sir, you're unmuted, do you have a question? You're on Zoom. Attendee: 00:20:24 This is John Appleton that you're talking to. I'm assuming you can hear me? Sharon Umpenhour: 00:20:31 Yeah. Wayne Arnold: 00:20:32 We're trying. Hang on just one second, sir, we're trying to increase your volume. Sharon Umpenhour: 00:20:36 Yeah, hold on, our settings are... Attendee: 00:20:36 I'm unmuted. Sharon Umpenhour: 00:20:36 Yeah. Attendee: 00:20:36 But you're not acknowledging me. Sharon Umpenhour: 00:20:45 Can you hear us? Attendee: 00:20:46 No. 00:20:46 Nope. No. 00:20:51 Hello? Sharon Umpenhour: 00:20:51 Hello. Can you hear us? Attendee: 00:20:54 No. Sharon Umpenhour: 00:20:55 Not you, the guy. Wait a minute. Wayne Arnold: 00:20:59 We have somebody online that we're trying to get them to bring their volume up. Attendee: 00:21:03 Repeat. 00:21:03 I can hear you. Sharon Umpenhour: 00:21:03 Okay, just a second. Wayne Arnold: 00:21:09 Why doesn't he ask the question and I'll repeat it? I can hear him. If you can ask the question, I'll repeat it for the audience. Attendee: 00:21:15 I think the man answered it. My concern was about traffic flow. And he said, my question is, are you going to put additional left-hand, right-hand, no left-hand, but additional
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right-hand turns? Because it'll be four years, five years before the county puts a light there. 00:21:29 Look at Isles of Capri, they're still waiting for a light on 41. And they've been going for, what, almost seven years now. So it's going to be a while before we get a light there if we ever get a light there. 00:21:40 So my question is, what advantages are we going to have? Plus we already have commercial traffic on that road, early mornings, late afternoons. And they back up. And we'll be backed up four or five cars on that intersection trying to make a right-hand turn in the mornings, because there's commercial traffic there with the landscapers. So you got to do something else there to make sure traffic flows, doesn't back up and people can get out. Norman Trebilcock: 00:22:08 Yes. Thank you. Again, Norman Trebilcock. So what would happen there at Sabal Palm Road, right now it's what we call a single-lane approach coming to Collier Boulevard. And so if a signal's warranted there, and you have a full movement there so you can have a left-out, what you do is you would add an additional approach lane there. And that's kind of addressing what he's talking about. 00:22:33 Right now, all the cars when you're leaving, you have to make a right-out to leave. And then what you do is if you want to go south, you go up to the next directional median opening, which I believe is Amity, and you turn there. Now what we've analyzed is, if it is not permitted to put in the signal, if the county determines it's not warranted, we would extend the left turn lane at Amity to allow for the storage based on our project's impacts. 00:23:03 But either case, the developer is willing to take the lead if the county's agreeable to warranting a signal at that location to go ahead and make that happen. And then to take care of their proportionate share and also with what's called the public proportionate share for that signal as well for that. So I think that answers. Wayne Arnold: 00:23:25 Thanks, Norm. Thank you. Yes, ma'am, you had a question. Attendee: 00:23:29 So you want to build 423 homes, so then we're talking 900 to a thousand people all the way at the end of Sabal Palm. And again, as you said, it's two lanes. This is not conducive for this. This project cannot go there because it doesn't work.
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00:23:46 So I understand something has to go on that land, it can't stay free. But why don't you keep it as farmland. And it'll be lucrative as well. You can do cannabis, you can do fruits and vegetables. There's other things that can go there. But 900 to 1000 people all the way down to Sabal Palm is not the answer. I don't see it. I really don't. It's going to be nothing but trouble. Wayne Arnold: 00:24:07 Thank you. Yes, ma'am. Attendee: 00:24:13 I have two comments. The first one relates to the traffic study. I think any traffic study done at this moment in time is going to be very inaccurate, because there's no taking into account all of the additional traffic that's going to pour onto Collier Boulevard from all of those additional units that have been built between Verona Walk and up to 75. 00:24:39 I'm predicting that there's going to be a half an hour ride just to get to 75 going down that road. So for people trying to get out of Sabal Palm, that just adds to the congestion. And to me would be a nightmare if you live down there. 00:24:53 The second thing is that affordable housing is something that I'm definitely in favor of. But I feel like a pittance is being devoted to that. When you're looking at 63 units out of 423, how much are we really helping the people who are "hometown heroes?" 00:25:16 I think it's interesting that we're calling them heroes, and then you're relegating them to a separate section of this entire property where they have their own entrance and their own tiny little amenities thing compared to the rest of the community. It seems to me that our heroes deserve the respect of not only more affordable housing but being integrated amongst the entire community. Wayne Arnold: 00:25:37 Anybody else have a thought, question? Attendee: 00:25:38 Jeanie Condal, I live in Verona Walk. I have three short questions. 00:25:55 Speak up, please. 00:25:56 Environmentally, can you share with us any details of the environmental impact study that was done, was there one done?
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Wayne Arnold: 00:26:07 Yes, ma'am, there was. Tim Hall with Turrell, Hall and Associates prepared the environmental analysis that the county has reviewed. Tim, I don't know if you want to come up and just share with them a little bit of what you do. 00:26:17 But again, this site is a farm field, it's orange groves for the most part. So we're starting from that point of view, which is not that conducive for the environment. Tim, I'll let you take over. Tim Hall: 00:26:28 Hi, as Wayne said, my name is Tim Hall with Turrell, Hall and Associates, I'm a wildlife ecologist. As part of this- Attendee: 00:26:35 We can't hear you. Tim Hall: 00:26:37 As part of the study, we looked at the number of species that are clearly utilizing the site. We do surveys at different times of the year to see panthers, bonneted bats, caracaras, wood storks, gopher tortoises, indigo snakes. All of the different state and federally listed species are included in our survey methodology. So when we're out there on the site looking around, we're looking for evidence that those species are there. 00:27:09 And when we see documented evidence, then we note where that is, which species it is. And that goes into a report that gets provided to the state and federal wildlife agencies, the Conservation Commission and the Fish and Wildlife Service, which then they use in their analysis of the project as well. 00:27:29 For certain species like panthers, even if there's no presence on the site, the agencies look at the habitat that's provided by the project area. And for panthers, and I'll just be specific with panthers, there's a numerical value for different types of habitat, like high quality, pristine oak hammocks are worth nine points per acre. And you get down to something that's 100% exotic, that's worth three points per acre. 00:28:03 And so they look at the score of the area that you're impacting and they assign some corrective factors for it and all. And so then you have to provide mitigation in another location that provides at least the same value of habitat for that species. And so in this case, when we're looking at panthers, the orange groves get scored out, the exotic vegetation gets scored out, the two acres of native habitat gets scored out. And in some cases, like with our preserves, even though we're preserving those areas, because they're being surrounded by the development, they're counted as
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impacted even though they're being preserved as far as the habitat calculation goes. 00:28:50 So that mitigation then gets done at one of the panther conservation banks that's located in areas where either there are bigger populations of panthers and they're preserving lands up there or in areas where they want the population to expand. There's a couple of banks that go up close to the Caloosahatchee River where they're trying to get the ability for the cats to go back and forth across the river. So that habitat gets mitigated for in those other areas. Attendee: 00:29:20 Specifically talking about panthers, we all know how much territory that they require, and how much they might pass through on their way to somewhere else. People in Verona Walk have cameras that have documented the panthers in our community quite frequently. So would they not be using that property even if it doesn't score a high number on the scale that you spoke of? Tim Hall: 00:29:42 Absolutely, yeah. They can pass through the property. Even if they're not passing through, you might have deer or raccoons or prey species to those that also help that can pass through those properties. So taking that into account, that's part of the evaluation and the analysis that gets done. And if a property is determined to be too valuable for the species, then the state or federal agencies can deny the ability to do that because they feel it would be detrimental to them. Attendee: 00:30:16 So with all of those species combined, including bears and wild Osceola turkeys, it still isn't considered that valuable as far as wildlife goes? Tim Hall: 00:30:27 Areas that have been impacted as long as this one has and been in that agricultural production just are not looked at as valuable from a habitat standpoint to the state and federal agencies for most species. There are some species that can do better in habitats like this, especially like in central Florida, the orange groves in central Florida are great for gopher tortoises. They keep them mowed, they keep them open, the tortoises can move around. 00:31:00 This site has a water table that's so high, we found no evidence of any gopher tortoises on this property. I know that there are some further east as you get into some of the higher areas in Picayune and some of the old roadways along Miller Boulevard, there's a population there. This used to be a historic flow way for red-cockaded woodpeckers.
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00:31:26 But that colony, there was a colony to the north and a little bit east of this property, they only live in pine flat wood areas. So if you don't have pines then the habitat for woodpeckers just isn't there anymore. Attendee: 00:31:45 Thank you. I'm not going to monopolize the microphone. I would like you to put up a slide again before you leave of the drainage area. I think we'd all like to see that one again, went by pretty quickly, with all the arrows showing where it goes. And we're really curious as to how the Southwest Water Management Company has ruled on that and has been involved. 00:32:05 Last point, two-lane road, not really going to be improved much except at the entrance culverts for the infrastructure. But what about shoulders? Right now we have ditches that are filled with water. Thank you. Wayne Arnold: 00:32:21 So Jeremiah DeForge is here, and he might want to come up while we've got the slide, JD, and do you want to just maybe talk a little bit more about some of the road improvements we're making. Because we'll be elevating part of Sabal Palm Road as part of this project. And just so you know, the swales are doing their job when they have water in them, that means they're not on our streets and in our yards. Jeremiah DeForg...: 00:32:44 Jeremiah DeForge with BlueShore Engineering, I'm a licensed civil engineer. So drainage right now on Sabal Palm Road, it utilizes roadside swales on the north and the south side of the road. There's a dividing line where the two arrows in the middle of Sabal Palm Road. 00:33:05 So portions of Sabal Palm Road drain westerly towards the 951 canal system, and portions drain easterly and then outfall into the Hacienda Preserve to the south. There are drainage flows, these purple drainage flows, basically drain south, southerly. And then there's a series of crossing culverts that allows the flow from the north side of Sabal Palm Road enter into Hacienda Preserve and a little bit of Verona Walk Preserve right here to the south. 00:33:52 Our property, the proposed improvements for the citrus grove include using a portion of Sabal Palm Road and discharging directly into the lake system that we are proposing. Treating it for water quality, nitrogen and phosphorus reduction. And then also as a final polishing effect on the south side of our proposed outfall into Hacienda, aquatic plantings in [inaudible 00:34:20] zone.
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00:34:20 We're also reducing the discharge from the citrus grove. We're going to reduce the discharge into the flow way by 75%. Right now, the grove pumps water into the Hacienda Preserve. We're going to reduce that significantly. 00:34:43 We're also going to increase the, there's an existing ditch, you can see the remnant ditch here on the south side of Hacienda, it continues all the way up, and then there's a crossing culvert right about here. We're going to widen that ditch from 30 feet to the smallest area right here is going to be about 140 feet. And then it actually gets bigger before it discharges into Hacienda Preserve by about 300 or 400 feet. Wayne Arnold: 00:35:12 JD, you want to talk a little bit about the road improvements you're making, what's at Sabal Palm? Attendee: 00:35:16 How many detention ponds are going to be built in there? Jeremiah DeForg...: 00:35:21 There's going to be, let's see, there's one, two, three, there's four wet detention links that are going to be proposed. And then the flow way here is also going to be widened. 00:35:40 You have a question? Attendee: 00:35:43 So I live in Verona Walk. And several months ago, engineers, civil engineers, water experts, came to Verona Walk representing Tamarindo, because they have a flooding problem. And they did the same studies I'm sure that you folks did. Until the rubber hits the road, you don't really know how the water flows are going to impact the community, especially Verona Walk. 00:36:09 Remember, you're going to be putting asphalt and concrete. Water does not absorb into those areas, and from what I can see on the map, you're going to have a big impact where you're going to have runoff that you can't control. And living in Verona Walk, we had a serious problem last year or the year before where FEMA wanted to put us on a flood map. And we fought it tooth and nail. 00:36:37 And I don't want that to be repeated, because of your proposal that seems great on paper, but once it's built, things change, especially the diagram is all well and good. But as I said, until you actually build it you don't really know. Thank you. 00:37:04 My name's Pete Monte. I'm a CDD supervisor at Verona Walk. We had an involvement with the folks from Tamarindo
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recently, referencing the conversation that this gentleman just brought up. And there are a couple of things here that are missing from this map that disturb me. 00:37:23 First of all, you know that the Faka Union weir was built north of this whole thing. And the Faka Union weir was designed to reroute sheet flow of water across all of this land in the back. And to date that weir hasn't been tested yet because we haven't had a hurricane. So we don't really know what the impact of that's going to be. 00:37:50 Secondly, so this map doesn't fully represent the water flow, it only represents what's going on within the communities and not the significant water that's going to be coming to us north of our community. Secondly, we were approached by the Tamarindo people to discuss their problem. And that was a significant flooding problem that they have a bunch of houses that still don't have their occupancy permits because of the water there. 00:38:18 One of you guys mentioned earlier that the high water table in our area is a significant problem. In fact, I asked their engineers, "Why wasn't the water table taken into consideration when they did it?" Their answer was, "That's not part of the law so we didn't have to look at it." Great. 00:38:38 Guys that bought those houses probably aren't satisfied with that answer. We weren't satisfied with that answer at the CDD. Tamarindo asked us if they could drain their ponds into our ponds using our exits then to discharge into the wetlands behind our property. 00:38:57 Well, we declined that. They've gone back now to the water management district and made another proposal. And their proposal, and I'm sure you guys are aware of this, or you certainly should be, is to route that water down Sabal Palm and discharge it into the field over here. 00:39:19 I don't know how far they plan on coming up, whether they're going to try to do that in front of your property or at these culverts. But they're talking about eight cubic feet per second to provide adequate drainage because they're only at eight feet above sea level. We're at 12. 00:39:39 So we come away with these discussions totally unsatisfied that anybody truly has a handle on what's going to happen should we experience another Irma event. Our pond almost reached 12 feet, they came up to 10 and a half feet, which is unusual, typically they're six feet lower than that, during
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Irma. We put the Faka Union water through our property, we put the Tamarindo water through the back part of the preserve, making it more difficult to discharge water out of the ponds there, and now you want to add additional. 00:40:22 This is to us sounds like a very bad idea. And everything we've heard about modeling so far is designed to comply with the law, not designed to comply with nature. None of us are very thrilled with this approach. 00:40:38 Hi, I'm also a resident of Verona Walk. And I wanted to add to what Pete just said. I was at the CDD meeting when Tamarindo and the engineering crew came and presented. They said that the county had turned them down of flowing this water into Henderson Creek. 00:41:06 You show the diagram as their water going into Henderson Creek. And they said that had not been approved by the county at the time they presented to Verona Walk. Jeremiah DeForg...: 00:41:24 I can clarify a little bit. So Tamarindo is two drainage basins. There's a dividing line right about here, so portions of Tamarindo do discharge currently into that 951 canal. The eastern drainage basin here discharges currently into Sabal Palm. 00:41:42 And they are in the process of permitting, through the water management district, an extension to pump the water into the preserve. I can't remember if it's the Verona Walk Preserve or it's the Hacienda Preserve, but they want to pipe it and then pump the water into the preserve area directly. Attendee: 00:42:02 That hasn't been granted. Wayne Arnold: 00:42:03 Hang on. Attendee: 00:42:03 Microphone. Wayne Arnold: 00:42:05 So one of the other things I'd just like JD, while he's standing up here, to clarify, trying to summarize the water management system, it's still under review by the water management district. But JD, can you talk about that you do evaluate the water table, it's certainly a factor in our lake design. Jeremiah DeForg...: 00:42:21 Sure. So the water table is determined based on soil [inaudible 00:42:28] that we take that are specific to the site. So we do it in the wet season, the worst case scenario right
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now, rainy season. And we measure that water table and that's where we base our design off of. Attendee: 00:42:39 And I have another comment, it's not about the water table. My other comment is, when I see all the development, I ask myself what benefit is it to the people who live in the area? Right now, I see there would be a benefit of 63 town houses to first responder, worker-type families, which we definitely need in Collier County. 00:43:05 However, 263 of these units will just be regular for-profit houses. So the developer is going to benefit, the county will benefit through a tax base. But how many of those of us who live in the area will benefit from this development? And I'd be curious, how many people in the room are in favor of this development? Is anyone in favor of it in the room? 00:43:30 No. Wayne Arnold: 00:43:30 Hang on, hang on, people, hang on. Attendee: 00:43:37 I'm just curious about that because really there's tons of real estate on the market. The days on market's high. There's a lot of real estate that isn't selling at all. So why do we need more vacant development when the real estate we have is a huge supply, big inventory, and more to come without this. Wayne Arnold: 00:44:07 The reality is there's not a huge supply of... As you look around, the reason that this site was approachable by the development team is because it doesn't have a lot of the same environmental concerns as you find on whether it's land on Sabal Palm, [inaudible 00:44:18] Road, along Collier Boulevard. There are not 160-acre tracts, I can assure you. Rich and I do this all the time. Attendee: 00:44:24 I knew it. Wayne Arnold: 00:44:25 And there are not plentiful 160-acre tracts of land available. But again, the public benefits, they may not accrue to you in Verona Walk exactly, but the fact that we're going to bring water and sewer, we're going to rebuild the road, we're going to pay for a traffic signal if the county will let us. So there are- Attendee: 00:44:41 [inaudible 00:44:42] Wayne Arnold: 00:44:41 Hang on, please, people, please, [inaudible 00:44:47] Attendee: 00:44:47 We don't need it.
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Wayne Arnold: 00:44:47 Hang on. Attendee: 00:44:49 My name is Bonnie, I live in the Tamarindo community. And I looked some stuff up a couple of months ago for the commissioner's meeting. And what I found out, in the 34114 zip code, at that time we currently had 1,113 homes for sale. The new developments that we have, we have 480 homes in Echo, which is a low restricted senior living facility. 00:45:11 We also had Creative Commons, a 107 senior living community. We have Songbird by Habitat with 52 single family homes. My question is, the zip code that I live in, 34114, has all this stuff. Why can't we move your place somewhere else? I mean, it's crazy, these homes aren't selling. Wayne Arnold: 00:45:32 I can tell you that the real estate market cycles up and down. There's a long-term growth plan for Collier County. Pulte Homes would not be willing to invest millions and millions of dollars making roadway improvements, signal improvements, fill costs to fill on this land. Attendee: 00:45:50 That's if, if they. When we went to the commissioner's, they said they would never put a light on that road. That was asked six months ago. Never. So your big if is there's not going to be a light because they've already said no. 00:46:02 You're not allowed to stand park on 41 either. Wayne Arnold: 00:46:12 Yes, sir. Attendee: 00:46:12 [inaudible 00:46:13] Who owns the property right now? Wayne Arnold: 00:46:13 The Smith family, that's the orange groves right now. Attendee: 00:46:16 What? Wayne Arnold: 00:46:17 The Smith family. Attendee: 00:46:19 Is it the people who own the citrus grove store are the owners? Wayne Arnold: 00:46:21 Yes, sir. Attendee: 00:46:21 And when is the proposal to purchase? Wayne Arnold: 00:46:23 I don't know the closing date, sir.
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Attendee: 00:46:28 So there is a closing date? 00:46:28 So the original closing date to the property, is still not been sold, is that correct? Wayne Arnold: 00:46:32 The property has not been sold. Attendee: 00:46:35 What I see is a few things. You said that citrus grove is not- Sharon Umpenhour: 00:46:40 Microphone. Attendee: 00:46:41 ... conducive for the environment. But your development would be. My opinion is that it should be all preserved. Look to the north of your proposal, look to the east, look to the south, look to the west, it's all preserves. If that became a preserve, no development, including the citrus grove, it would be beneficial to the East Naples community. And let me say this to you, the first statement- 00:47:05 Microphone. 00:47:05 Microphone. 00:47:05 [inaudible 00:47:11]. 00:47:05 I'm sorry. 00:47:05 Just hold it. Yeah. Wayne Arnold: 00:47:05 Hold it closer. Attendee: 00:47:17 The reason we're here today is not the developer's fault. It's not GradyMinor's fault. It's the dangerous precedent set by the county commissioners for unchecked development in East Naples, that's the problem. You wouldn't be here today without their unchecked, unprecedented disregard for the people who live in this area. You're proposing to send this area from a sending area to receiving area, is that correct? Wayne Arnold: 00:47:51 No, sir. No, sir. We're creating our own comprehensive plan- Attendee: 00:47:55 Are you trying to change the RFMUD? Wayne Arnold: 00:47:58 Yes, sir. Attendee: 00:47:59 And that RFMUD, is that this land as it currently is and has been for many, many years, at least 25 years, not for growth, is that correct? As it is now, is that correct?
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Wayne Arnold: 00:48:12 That's correct. Attendee: 00:48:13 So why we want it here? Wayne Arnold: 00:48:15 Because we think, and part of the premise, and it's in a lot of the documentation we've submitted to the county, and obviously staff has concurred with our analysis, that this is not land that should have ever been categorized as sending land because it was already cleared. The orange growers who were there, they weren't the sophisticated guys that were land developers, they were growing oranges. 00:48:37 The county changed these rules without going to them saying, "We're going to change the rules." And they did. They changed the rules and limited their amount of development they can put on it. Attendee: 00:48:45 And you're not? 00:48:45 Someone else brought up earlier about the hometown hero affordable housing aspect of the proposed community, and it's around 15% of it. Wayne Arnold: 00:48:57 It's 15%, yes, sir. Attendee: 00:48:59 And the developer is Pulte? Wayne Arnold: 00:49:02 Yes, sir. Attendee: 00:49:03 Is Pulte guaranteeing that the 15% is only for teachers, firemen and policemen? Wayne Arnold: 00:49:08 It's going to be income qualification, but those are the types of people that they're program tries to- Attendee: 00:49:13 Sir, with all due respect, that's not the... My question is, is it guaranteed in writing that the people who are going to get those homes are one of those three categories? Wayne Arnold: 00:49:22 No, sir. Attendee: 00:49:22 Thank you. Thank you very much. People brought up Tamarindo before. I have people trying to get out of there due to flooding. They're trying to send the water to Verona Walk due to the flooding. Nothing that I see in your development is going to improve anything on Sabal Palm Road. And I wish you wouldn't go forward. Thank you.
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00:49:55 I'm fifth generation Collier County. And I'm not concerned about water. We grew up with water in the road [inaudible 00:50:04]- 00:49:59 [inaudible 00:50:07]. 00:49:59 Anyway, water is not a factor to my concern. We built in '70 and again in 2000 off of Morgan Road. Underneath all this is shelf rock. I seen the lakes dynamited, broke up our house, it was all over. Verona Walk will probably have the biggest problem if they're going to dynamite for those retention ponds or are you going to control the dynamiting to a reasonable level? Wayne Arnold: 00:50:37 I don't even know if it's been determined that we'll be dynamiting. Probably not. The county really doesn't authorize the use of dynamite and blasting for those water management lakes these days. Attendee: 00:50:47 Well, when I had a concern and called the county, they really didn't care. They went out and checked. And when they went there, all the dynamiting was very low level. When they left, it went back up. So I had to call the state to get it to stopped. That's a big concern. I've tried to get my house some water. Wayne Arnold: 00:51:07 Thank you. Yes, sir. Attendee: 00:51:15 Nathan Jareka, 316 Morgan. 00:51:15 [inaudible 00:51:16]. 00:51:15 Nathan Jareka, 316 Morgan. What is the current zoning, what does it say? Wayne Arnold: 00:51:23 It's zoned agriculture. Attendee: 00:51:25 That's it? Wayne Arnold: 00:51:26 That's it. Attendee: 00:51:27 And it's outside of the urban fringe, right? Wayne Arnold: 00:51:29 That's correct. Attendee: 00:51:30 Will this be the first case in the Naples history where this zoning is changed to residential? Wayne Arnold: 00:51:37 No, sir.
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Attendee: 00:51:38 So, there's precedents? Wayne Arnold: 00:51:40 There's precedent, but the county doesn't really look at it as a precedent. We have to make our case on each individual project that we work on. Attendee: 00:51:48 So what about the gentleman before me, he was talking about prior commissioners or county teams were working to make up this map, to leave a urban fringe, suburban fringe and leave all these areas not to be touched. And they spent millions of dollars, tens of thousands of hours working on this map. And now we're going to move it, we're going to change it? Wayne Arnold: 00:52:21 Well, that's every landowner's prerogative to ask for changes to their zoning in their comp plan. Attendee: 00:52:27 So can I ask [inaudible 00:52:29] Parker or somebody from county to say what's the likelihood of this? Why are we breaking what the commissioners had put together 10, 15 years ago? Wayne Arnold: 00:52:40 Sir, I really don't think it's appropriate that staff weighs in, because this is our remit to have information with you. Parker's with the county and he's written a staff report. He's got to make his position known to the county commission and the planning commissioners. Attendee: 00:52:54 But people want to know. Wayne Arnold: 00:52:55 Yes, they recommended approval of the project. Attendee: 00:52:57 [inaudible 00:52:57]. 00:52:57 So they're okay with that? Wayne Arnold: 00:53:00 The staff has made a recommendation for approval. And the board makes the final decision. Attendee: 00:53:12 All right. 00:53:12 All right. Thank you very much. I appreciate the time. I know everybody's trying to get through this. Some people want to make some money, they want to build some houses. And I understand it's going to happen. 00:53:24 Progress always happens. And I go back to the traffic and I look at that. I survived the building of the Verona Walk. And
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we were the construction entrance off of Sabal Palm for it. There is no back entrance now, everything's going to come through Sabal Palm to that. 00:53:40 What have we made for arrangements for traffic for the two years or whatever it takes to pull all that fill in, all that gravel, all that wood, all that mulch? On one two-lane road that historically when it was two-lane on 951 and two-lane on Sabal Palm was the highest traffic accident area before they four-laned it from Vitalis. And we're going to have dump trucks roaring down that road. We had that problem with Southern Sand and Stone at the end of it, we couldn't slow them down. 00:54:07 They were about running over residents, killing dogs, anything else walking down the street. It's a narrow road and it's not going to support that kind of construction stuff going up and down the road. We have enough trouble with the dump trucks from Southern Sand and Stone before and what was going in Tamarindo. Backed up 15 cars trying to get out on it. 00:54:25 You're not going to put a light. You know why you're not putting a light? Because there'll be four lights in a row and it'll be a snail's crawl going north or south on Collier Boulevard you don't want. 00:54:34 Somebody should have planned ahead and put an access road, like Trail Boulevard is on the North Road or over by Livingston, the access road on the side instead of having this sidewalk that nobody uses parallel on the other side of the ditch. So we can come out and go to one of the lights and go north or south without having to cross traffic. That's all I got to say. Thank you. Wayne Arnold: 00:54:54 Thank you. Attendee: 00:55:00 Hi, I live at the back end of Verona Walk, which is on the preserve. We don't have a fence behind us or a wall, in the rainy season it gets all flooded back there. And that scares me because my street abuts that. So if that's going to be an issue, my house is going to flood. And everybody on my street. 00:55:31 Good evening, sir. Thanks for the presentation. My name's David. I live in Azure, east on Rattlesnake, a little bit north of this project. I don't know if y'all can hear me? 00:55:44 No.
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00:55:45 You have to go to the mic. 00:55:45 I don't know if you can hear me? But there is a public record of the staff report from the planning commission drawn by one of the individuals in the comprehensive planning commission for the county. Now this whole thing started under the growth management community development. 00:56:09 Let me put my glasses on, screwed this all up. It started under the growth management community development ordinances that we have. And because this property is zoned agricultural, the developer needs a zoning change to allow residential. It happens to be located, to my understanding, in a buffering zone or feathering zone where you have a state forest, Picayune State Forest on one side and the Verona Walk development on the other. 00:56:43 So the whole idea of the current growth management plan is to feather in, if the county allows it, some sort of residential development that does not interfere with the preservation aspects that the county's looking for also. So the plan commission did a report for... consistent with the public hearing on April 17, 2025. 00:57:07 This is public record. If you go into the county website, you can find it, it's a very lengthy report. Well done, well written. But I have an issue though with... There's been a few comments regarding this affordable housing issue here in Collier County. 00:57:25 I'd like to know how that arises or how does it start? This development wants 68 affordable housing units, 15%. I've heard folks say that it's probably not enough, this and that. Why is it segregated to a small corner with its own point of access and so on and so forth. 00:57:43 But as I understand the state statutes, the state of Florida requires that if you're going to have a major zoning change, something contrary to your existing growth management plan, public benefits have to be offered by the developer. I guess, it's Pulte, that's going to do the building? Wayne Arnold: 00:58:04 Yes, sir. Attendee: 00:58:06 I drift a little bit, but how does the applicant get involved with this, something, something something LLC, I suppose they're going to-
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Wayne Arnold: 00:58:13 Right, that would be a contract purchaser. Pulte would actually be the home builder. Attendee: 00:58:18 So anyway, to get back to my point. I'm reading this staff report in the meeting on April 17th, and it suggests that this property should be one building for 40 acres as we start. Maybe the county will consider 1.5 buildings, residential units, I guess, per acre. Your client is suggesting 2.66 units per acre. 00:58:48 But when you get into the horse-trading, how do we do this? I'm reading a staff report to suggest the plan commission staff doesn't like your proposal. But if you horse-trade, you'd throw in maybe a little more affordable housing, maybe it'll pass muster and the county board might approve it. 00:59:08 So I'm trying to figure out how in the world does this affordable housing thing start in Collier County? I can tell you, I did a lot of business up in the city of Chicago. The first thing you do in the city of Chicago when you're looking for a zoning change, you go to the alderman's office, if anybody's ever lived in Chicago, and you ask the alderman, "Are you going to bless this project or not?" If the alderman says no, you're not going to get it. The alderman says, "Yeah, let's do it, it'll work." 00:59:34 So I guess what I'm getting at is, did your client, the applicant or the developer, Pulte, go to the county board some afternoon and sit down with our Commissioner LoCastro and say, "What do you think of this? And do you want affordable housing? And if so, how much do you want?" How does that work? In other words, if you have to give a public benefit, why not give a couple of new fire trucks or a few squad cars for the county sheriff? Wayne Arnold: 01:00:03 Well, sir, I don't like the insinuation, where you're headed because Mr. LoCastro has not taken a position on the project. Attendee: 01:00:08 You're not answering my question. Was he involved preliminarily before you spent all this money for plans and hiring you? Wayne Arnold: 01:00:15 No, sir. No. Attendee: 01:00:17 No? So how did you come up with 68 affordable housing units and the county apparently wants more? How does that work?
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 29 of 37
Wayne Arnold: 01:00:26 The easy answer is that the last couple of years when we've been doing comprehensive plan amendments, staff as well as commissioners when we get to them, have been asking us to provide affordable housing. It's the number one issue facing Collier County right now. Attendee: 01:00:38 [inaudible 01:00:39]. Wayne Arnold: 01:00:39 So they said, "If you want to play in this arena, let's make some strides towards affordable housing." That's how it happens. Attendee: 01:00:44 So the county does seek, the county is asking for more and more affordable housing? Wayne Arnold: 01:00:51 Absolutely. Attendee: 01:00:53 Thanks. Wayne Arnold: 01:00:54 Thank you. Attendee: 01:00:54 Thank you. Wayne Arnold: 01:01:00 We need to wrap up. We need to wrap up in the next few minutes so we can get out of the room around seven. So if you think you have something that hasn't been addressed yet, we're happy to hear from you. Attendee: 01:01:07 Thank you. Wayne Arnold: 01:01:07 Thank you. Attendee: 01:01:10 Can you clarify for me, you say that Collier County has approved this? Wayne Arnold: 01:01:18 No, sir, no, ma'am, I'm sorry. Attendee: 01:01:20 I thought you said- Wayne Arnold: 01:01:22 Collier County staff evaluates our applications and they have recommended approval of the project. The planning commission has heard the project and they have recommended tentatively approval. And they'll hear this again on the dates that we set for final action and recommendations.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 30 of 37
01:01:40 So the planning commission makes a recommendation, board of county commissioners makes the final decision. And no decision has been made yet. Attendee: 01:01:47 And the change in zoning, how is that handled? Wayne Arnold: 01:01:53 It's a companion with the comprehensive plan amendment. So they're tracking the same direction. They get split up, the comp plan amendment goes to the state for review, but they're coming back together at the hearing dates that we've shared with you, and the planning commission and the board of county commissioners. Attendee: 01:02:07 So they have forwarded it on to the state for approval, is that right? Wayne Arnold: 01:02:09 Yes, ma'am. Attendee: 01:02:18 That's all I wanted. 01:02:18 Just a question about semantics. You said the county recommended approval. But we attended the last meeting, which was held roughly a month or so ago, LoCastro and the other commissioners went out of their way to say, "We're not recommending approval at this point, we are only recommending that the documents be forwarded to the state for their review." 01:02:42 Now, when did approval get slipped into this process? Because they vigorously denied that anything was approved at the last meeting. Wayne Arnold: 01:02:49 Right. And he is correct. Attendee: 01:02:50 So I am right? Wayne Arnold: 01:02:51 You're correct. Attendee: 01:02:52 So you don't have approval? Wayne Arnold: 01:02:53 I said staff has recommended approval. Attendee: 01:02:56 Staff's approval doesn't mean anything if the commissioners turn it down. So the commissioners have not approved it. The only thing that's happened to this date is that they accepted the proposal for forwarding to the state for the state's review. Is that correct?
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 31 of 37
Wayne Arnold: 01:03:12 That's correct. Attendee: 01:03:18 Thank you. 01:03:19 Thank you. 01:03:19 [inaudible 01:03:24] 01:03:19 I'd like to begin with a question. When I researched this previously, I did not see any reference to Pulte, was there another builder that was initially interested or what happened? Wayne Arnold: 01:03:41 Pulte, since we've been in the process, has stepped up and decided that they would like to be the builder here. Attendee: 01:03:45 So there was another builder and they pulled out? Wayne Arnold: 01:03:48 Well, the contract purchaser also builds homes, but Pulte Homes has stepped up and would like to build the homes here. Attendee: 01:03:55 I would suggest that since this is right next to the Picayune Forest, it is adjacent to the panther corridor, there are so many problems that the residents who live in this area have brought to your attention, that why won't the commissioners look at what they did with the Williams Reserve property in 2024, where they put out $23 million in connection with Conservation Collier to buy land and to keep it as a preserve. 01:04:36 And by the way, they also put some parks in and some affordable housing. So I would think that if you did a representative survey, which one member of our group did by asking who's in favor of this and no one raised their hand, you would see that there would be much more support and perhaps even donations. And Pulte could take the lead with that. 01:05:02 And we have appreciation for Pulte because we're in Verona Walk, but we know that the developer doesn't always have the best interests in mind. Let me just give one example. 01:05:17 Pulte and Rawak planted 1,920 oak trees in verges that they knew were too narrow for them. And they did that to save money. They knew what the verges were deemed to be, but they ignored that.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 32 of 37
01:05:35 And at that time, the Collier County Commissioners cared enough about shade that they required two oak trees per plot. All of a sudden last November because developers seemed to be, sadly, and no offense to you, running the show behind the scenes, only one oak tree is required. 01:05:57 So it is very hard to have confidence in developers. That's my comments. But I was asked to read something for someone else who's on Zoom and wasn't sure whether she could get through. Wayne Arnold: 01:06:15 Somebody just ended up again in star lights. Go ahead and speak, ma'am. We're running short on time. Attendee: 01:06:22 I'm speaking on behalf of Susan Scott, a snow bird deeply committed to Collier County's future. In her words, Susie's words, the proposed development next to Picayune Strand State Forest, part of the wildlife corridor, threatens our wildlife and our Naples heritage that draws people here because of things like Rookery Bay and Corkscrew Sanctuary. 01:06:53 This area is home to the critically endangered Florida panther. Only 120 to 230 remain according to Florida Fish and Wildlife estimates. A data set records 112,719 panther telemetry points along Sabal Road. That's over a 100,00 records of panthers on that road. Just last week, as you probably know, two 3.5 month old female panther kittens were killed by vehicles in Naples along this busy area that's being wildly developed. Development driven habitat fragmentation forces panthers onto busy roads. Protecting this grove is critical to preserving them. 01:07:48 This project lies within US fish life and wildlife service consultation zones for multiple endangered and threatened species. Construction here would fragment habitats, abate flooding, and wildfire risks. As someone mentioned earlier, in April 2025, it took days to contain a 250 acre fire. 01:08:16 Frankly, I wouldn't want to buy a house in this new place. If it is so good for the environment, why has Brad Cornell of the Audubon Society consistently warned of habitat destruction and spoke against it? This is, according to Susie, one of Collier colony's last citrus groves, maybe the last one. 01:08:45 Florida's citrus acreage has dropped 67%. This grove mitigates floods for Tamarindo and Verona Walk. Losing it would erase both agricultural and ecological heritage. Thank you for listening to Susie.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
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Wayne Arnold: 01:09:11 Thank you. Yes, sir. Come on up. Attendee: 01:09:15 Hello. Just a quick question on your Hacienda Preserve. Wayne Arnold: 01:09:20 Yes, sir. Attendee: 01:09:21 Is that going to always stay a preserve after that got developed? Wayne Arnold: 01:09:23 Yes, it is a recorded conservation easement. Attendee: 01:09:31 So is that going to become part of the state like the Picayune Strand? So it's a separate? Wayne Arnold: 01:09:37 No, sir. It's a separate easement that's probably written in favor of South Florida Water Management District. And that's got turned over as part of their process. Attendee: 01:09:43 And what's the agenda of the preserve, just for water flow? Wayne Arnold: 01:09:48 It is the mitigation for all of Hacienda Lake's development up to the north. So this is part of the preserve, this is part of the preserve. Attendee: 01:09:58 And that is going to stay a preserve? Wayne Arnold: 01:09:59 Yes, sir. Attendee: 01:10:01 How do we know that? 01:10:03 All right. Wayne Arnold: 01:10:04 Thank you. Attendee: 01:10:07 I just have a question regarding the area next to the Hacienda Lake's conservation and then your property. Do you have anything in there for a road easement that is going to be heading from 75 down to 41? Wayne Arnold: 01:10:23 No, I think the Benfield Road easement, as it's known, is actually located somewhere in this portion. Norm, is that correct? Attendee: 01:10:34 I have a copy of the 2050 long range plan and it shows it going alongside your property. Wayne Arnold: 01:10:41 No, ma'am.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 34 of 37
Norman Trebilcock: 01:10:43 Can you go back to that aerial? Did I do that? Wayne Arnold: 01:10:45 Yeah. Norman Trebilcock: 01:10:46 Sorry about that. Wayne Arnold: 01:10:48 The red button if you want the aerial. Attendee: 01:10:51 Would you like to see the picture I have? Norman Trebilcock: 01:10:52 No. Hi, Norm Trebilcock, I can show you. Within the Hacienda development- Attendee: 01:11:00 Yeah, I'm well aware. Norman Trebilcock: 01:11:03 ... Hacienda Boulevard is right here, and you can see there is an alignment for that- Attendee: 01:11:09 Have you seen the new 2050 long range plan? Norman Trebilcock: 01:11:09 They're just draft stuff for it, it's not adopted. Attendee: 01:11:09 Because it does not show going there anymore. Norman Trebilcock: 01:11:19 I'm just telling you what this is here. This was made by the Hacienda development here. The county, what they look at in terms of designing that would be, they would have to go through a PD&E study to figure out where that alignment would go. The long-range transportation plan does provide you a corridor area for it, but that's not necessarily ultimately what it would be through a PD&E study to determine exactly where it's going to go. Attendee: 01:11:48 Because the 2045 did show it originally there. Norman Trebilcock: 01:11:52 Correct. Attendee: 01:11:53 But now 2050 has now moved it. Norman Trebilcock: 01:11:55 There's an older Benfield Road study that's out there, and you'll see several alignments, this one and then further ones. Attendee: 01:12:06 Right. But I don't want to be lost on the property. Norman Trebilcock: 01:12:07 Yeah. So that again is a long-range plan. And really what would happen is you'd go through studies and the such, that's well outside of the planning horizon say of this project or anything like that.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 35 of 37
Attendee: 01:12:17 So you don't have anything built into your end of your property showing anything about a roadway [inaudible 01:12:23]? Norman Trebilcock: 01:12:23 Correct. Yes, ma'am. Wayne Arnold: 01:12:23 Thanks, Norm. Norman Trebilcock: 01:12:23 Yep. Wayne Arnold: 01:12:27 Yes, sir. Attendee: 01:12:27 Can you better articulate about how much of Sabal Palm Road is going to be developed, you didn't really talk about that, how far down the road is it going to be developed? Wayne Arnold: 01:12:42 You mean by other people besides my client? Attendee: 01:12:45 By your client. Wayne Arnold: 01:12:46 Well, our client only controls and is proposing development on the orange grove, 169 acres right here. He doesn't own, control anything else. Attendee: 01:12:56 So the road will be developed to the community? Wayne Arnold: 01:13:00 Probably, the county will require us to extend it to the entrance, which is all the way on the east side of the road. Attendee: 01:13:05 And then what's your projected timeframe for completion of this project? Wayne Arnold: 01:13:10 If all goes well with the environmental permitting, it's probably construction starting in, could, if everything goes well and we get approval by the county commission, and then we get our approvals by the Corps of Engineers, there could be development in 2027, I would think. Attendee: 01:13:25 How close is the Picayune to that? Wayne Arnold: 01:13:28 The Picayune State Forest is located in this vicinity- Attendee: 01:13:31 Right next to it, right next to it. Wayne Arnold: 01:13:32 There's an intervening parcel that's not the Picayune but it's just to our east.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 36 of 37
01:13:38 Anybody else who hasn't articulated a question that we haven't addressed? Attendee: 01:13:42 I've got one question. Wayne Arnold: 01:13:44 Come up to the microphone, please. Attendee: 01:13:46 How does the flow from the Hacienda Lakes going right now? Wayne Arnold: 01:13:48 So just so everybody understood, I think the question was the flows from Hacienda, where are they flowing now? Attendee: 01:13:55 Yeah. Wayne Arnold: 01:13:55 JD, do you want to come and address that? Jeremiah DeForg...: 01:14:11 Sure. Flows from Hacienda currently run into a culvert on the east side of the project. There's a culvert right here that goes through the project, and then there's three or four culverts that run in this area right here. We're proposing to upgrade all of the culverts, increase the size of them by 50% or more. And again, we're going to reduce the discharge from our site by 75% what the grove is discharging now. Wayne Arnold: 01:14:39 So I think with regard to Hacienda, their preserve areas are flowing through Sabal Palm from north to south and we're collecting and we'll continue that water flow. Jeremiah DeForg...: 01:14:47 Yes. Wayne Arnold: 01:14:49 Anything else? Attendee: 01:14:49 [inaudible 01:14:52]. Wayne Arnold: 01:14:52 I appreciate everybody coming out tonight. We've heard some good feedback and appreciate all your comments. Thank you. Attendee: 01:14:56 Thank you. Wayne Arnold: 01:14:56 I guess we should probably put those chairs away. Attendee: 01:14:56 Is your PowerPoint available? Thank you. Wayne Arnold: 01:15:15 It is. It's on our website. Attendee: 01:15:26 Thank you.
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341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
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Wayne Arnold: 01:15:26 [inaudible 01:15:26]. Attendee: 01:15:26 [inaudible 01:15:26]. Automated: 01:15:26 Recording stopped.
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RESOLUTION NO. 2025- 1 1 5
A RESOLUTION OF THE BOARD OF COUNTY COMMISSIONERS
PROPOSING AMENDMENT TO THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, ORDINANCE 89-05, AS AMENDED,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND
FUTURE LAND USE MAP AND MAP SERIES TO CHANGE THE LAND USE
DESIGNATION FROM AGRICULTURAL/RURAL DESIGNATION, RURAL
FRINGE MIXED USE DISTRICT-SENDING LANDS TO
AGRICULTURAL/RURAL DESIGNATION, AGRICULTURAL/RURAL
MIXED USE DISTRICT, 341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT TO ALLOW UP TO 423 OWNER-OCCUPIED DWELLING
UNITS WITH AFFORDABLE HOUSING AND PROVIDING FOR
TRANSMITTAL OF THE AMENDMENT TO THE FLORIDA DEPARTMENT
OF COMMERCE. THE SUBJECT PROPERTY IS 169.19 ACRES AND
LOCATED ON THE SOUTH SIDE OF SABAL PALM ROAD
APPROXIMATELY 1.4 MILES EAST OF COLLIER BOULEVARD IN
SECTION 14,TOWNSHIP 50 SOUTH,RANGE 26 EAST,COLLIER COUNTY,
FLORIDA. [PL20230016340]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act of
1985, was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Petitioner, SWJR Naples I, LLC, has initiated this amendment to the Future
Land Use Element and Future Land Use Map and Map Series of the Growth Management Plan;
and
WHEREAS, on April 17, 2025, the Collier County Planning Commission considered the
proposed amendment to the Growth Management Plan pursuant to the authority granted to it by
Section 163.3174,F.S.,and has recommended approval of said amendment to the Board of County
Commissioners; and
WHEREAS, on May 28, 2025, the Board of County Commissioners at a public hearing
approved the transmittal of the proposed amendment to the state land planning agency in
accordance with Section 163.3184, F.S.; and
Words underlined are additions; Words struck through are deletions
are a break in text
24-CMP-01225]104
341 Sabal Palm Rd/PL20230016340
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Page 576 of 14062
WHEREAS, upon receipt of Collier County's proposed Growth Management Plan
Amendment, various State agencies and the Department of Commerce have thirty (30) days to
review the proposed amendment and the Department of Commerce must transmit, in writing, to
Collier County its comments within said thirty (30) days pursuant to Section 163.3184, F.S.; and
WHEREAS, Collier County, upon receipt of the written comments from the Department
of Commerce must adopt,adopt with changes or not adopt the proposed Growth Management Plan
Amendment within one hundred and eighty (180) days of such receipt pursuant to Section
163.3184, F.S.; and
WHEREAS, the Department of Commerce, within five (5) days of receipt of Collier
County's adopted Growth Management Plan Amendment, must notify the County of any
deficiencies of the Plan Amendment pursuant to Section 163.3184(3), F.S.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
The Board of County Commissioners hereby approves the proposed Growth Management
Plan Amendment, attached hereto as Exhibit "A" and incorporated by reference herein, for the
purpose of transmittal to the Department of Commerce and other reviewing agencies thereby
initiating the required State evaluation of the Growth Management Plan Amendment prior to final
adoption; and
BE IT FURTHER RESOLVED that the Board of County Commissioners hereby directs
that as to this Growth Management Plan amendment and any companion zoning change
application, that the geographic notification area for sending any required mailed notices to
property owners, is hereby expanded to one mile.
THIS RESOLUTION ADOPTED after motion, second and majority vote this 27th day of
May, 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
a
titi BY:
vA t 1 rk B.. '`
CC,;.ture
y C e 4g,./%;e4-4,40A--
aunders, Chairman
d a 9
Approv•a .+'t i i • add legality:
Its.- i1
Jeffrey ' la
T.
A•w, County Attorney
Attachme t: g i ibit A—Text and Map Amendments
Words underlined are additions;Words struck through are deletions
are a break in text
24-CMP-01225]104
341 Sabal Palm Rd/PL20230016340
5/28/25 Page 2 of 2
Page 577 of 14062
Exhibit A
SECTION I:Amend Future Land Use Map Series,beginning on page vi as follows:
FUTURE LAND USE MAP SERIES
Text break***************
Belle Meade Hydrologic Enhancement Overlay Map
341 Sabal Palm Road Residential Subdistrict Map
SECTION II:Amend"II.IMPLEMENTATION STRATEGY",Policy 1.6 beginning on page 10 as
follows:
Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use Districts
and Subdistricts for:
A.AGRICULTURAL/RURAL—MIXED USE DISTRICT
1.Rural Commercial Subdistrict
2.Corkscrew Island Neighborhood Commercial Subdistrict
3. Basik Drive Storage Commercial Subdistrict
4. 341 Sabal Palm Road Residential Subdistrict
SECTION III:Amend"II.AGRICULTURAL/RURAL DESIGNATION",beginning on page 79 as
follows:
A.Agricultural/Rural Mixed Use District
Text break *** *** *** *** ***
4. 341 Sabal Palm Road Residential Subdistrict
The 169.19-acre subdistrict,as depicted on the 341 Sabal Palm Road Residential Subdistrict
map, is located at 341 Sabal Palm Road approximately 1.4 miles east of Collier Boulevard.
The intent of this subdistrict is to allow for a maximum of 423 residential dwelling units to
promote low density residential development,including income restricted for sale dwelling
units.The development of this subdistrict will be governed by the following criteria:
a. Development shall be in the form of a PUD.
b. The maximum density shall be 423 dwelling units.
c. Usable open space shall be a minimum of 60%of the overall site area.
d. The littoral shelf planting area shall be established within the flow way adjacent to and
as part of the preserve area totaling seven percent(7%) of the wet detention pond area
with in the surface water management system. The littoral areas shall be designed to
provide wading bird habitat.
Page 1 of 4
Page 578 of 14062
e. A 30 foot wide Type'A'landscape buffer with a minimum 10 foot high wall/fence shall
be provided along the project perimeter except where abutting the project flowway,
preserve or Sabal Palm Road.
f. Affordable Housing Commitment:
1. Sixty-three (63) affordable units will be sold to households whose initial certified
incomes are up to and including 120%of the Area Median Income (AMI)for Collier
County.
2. The 63 income restricted units will be constructed as townhouse dwellings in the
area depicted on the Residential Planned Unit Development Master Plan.
3. These units will be committed for a period of 30 years from the date of the issuance
of the certificate of occupancy and sold to households that qualify for the designated
income thresholds.
4. Households shall occupy the property as their primary residence as evidenced by
maintenance of homestead exemption.
5. Prior to the initial sale of any of the affordable units, the owner and developer will
record a restrictive covenant in the public records of Collier County identifying the
affordable units and the income threshold pertaining to each unit.The covenant will
state that each unit will be initially sold and subsequently sold to qualifying
households for a period of 30 years from the issuance of the Certificate of
Occupancy for each unit. The covenant will also state that at least 30 days prior to
the initial sale or subsequent sale of any unit,the County's Community and Human
Services Division, or its designee, will be notified in writing and provided
documents for income verification and certification on forms acceptable to Collier
County.The closing on the sale may occur after the County,or its designee,confirms
that the household qualifies for the designated income thresholds.
6.For the purposes of this Ordinance, income verification, and certification shall be
based on the most recent year's filed income tax return for each occupant who had
filed and will occupy the affordable housing unit. Income verification and
certification for households or household members who had not filed the most
recent year's tax return may be based on written verification to verify all regular
sources of income to the household member.The written verification shall include,
at a minimum, the purpose of the verification, a statement to release information,
employer verification of gross annual income or rate of pay, number of hours
worked, frequency of pay, bonuses, tips, and commissions and a signature block
with the date of verification.The verification shall be valid for up to 90 days prior
to occupancy. Upon expiration of the 90-day period, the information may be
verbally updated from the original sources for an additional 30 days, provided it
has been documented by the person preparing the original verification. After this
time,a new verification form must be completed.
7. As part of the annual PUD monitoring report, the developer will include an annual
report that provides the progress and monitoring of occupancy of the income-
restricted units in a format approved by the Collier County Community and Human
Services Division.The developer agrees to annual on-site monitoring by the County,
or its designee.
Page 2 of 4
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EXHIBIT A PL20230016340
05icos341SabalPalmResidentialSubdisrict
COLLIER COUNTY,FLORIDA
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Subject Site
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ADOPTED-XXXX
0 500 1,000 2,000 Feet LEGEND
I F I I} 1 1
Ord. No.xxxx)
PREPARED BY:BETH YANG,AICP 341 Sabal Palm Residential
GROWTH MANAGEMENT DEPT. SubdisrictFILE:341 SABAL PALM RESIDENTIAL SUBDISTRICT SITE
WA
LOCATION DRAFT.MXD
DATE 0129/25
Page 3 of 4
Page 580 of 14062
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C,Rff*Count!
Growth Management
Community Development Department
WAIVERAPPLICATION FROM REQUIRED HISTOR]CAL
AND ARCHAEOLOGICAL SURVEY AND ASSESSMENT
LDC Subsection 2.03.07 E 2.i.
SUBMITTAL DATE:ASSIGNED PTANNER:
pRoJEcrxlss6. 341 Sabal Palm Road RPUD
LOCATION: (Common Description)
SUMMARY OF WAIVER REQUEST:
See attached
(Properties locoted within an oreo of Historicol ond Archoeologicol Probobility but with o low
potentiol for historicol/orchoeologicol sites moy petition the Growth Monogement
Community Development to woive the reguirement Jor o Historicol/Archoeologicol Survey
ond Assessment. Once the woiver opplicotion hos been submitted, it sholl be reviewed ond
octed upon within live (5) working days. The woiver request sholl adequotely demonstrote
that the oreo hos low potentiol for historicol/orchoeologicol sites.)
Waiver of History Survey Application (HDW\ 4lOBl24
Plsnning and Zoning DMsion . 2EOO Norlh Horsoshoe Drive . NadB, FLS1O4, 239252-2400
www.colliercountvf .oov/
Page 1 of 5
Need Help?
GMCD Public Portal
Online Payment Guide
E-Permittino Guides
pEIIoN NUMBER ASsoctArED WtrH wAtvER: pL20230016342
South side of Sabal Palm Road at 341 Sabal Palm Road
Page 582 of 14062
APPLICANT CONTACT INFOR}{ATION
Name of App ticantif differentthanowner: SWJR Naples l, LLC
Address: 430 Bayfront Place City . Naples state: FL :l]P.34114
Teleph one.239-262-0441 ceil.
E_Mait Address: jon@lotusnaples.com
Name of Age n,. D. Wayne Arnold, AICP / Richard D. Yovanovich, Esq.
Firm: Q. Grady Minor and Associates, LLC / Coleman, Yovanovich & Koester, P.A
Address: 3800 Via Del Rey a,,,. Bonita Springs State .FL rltP.34134
Telephone:239-947-1144 Cell:
Property I.D. Number 00438400007
Section/Township/Range: 25 l50 126
Suhdivision: N-A.
Plat Book N A Page #N.A.
Metes & Bounds Descripti or. See attached legal description
lf the applicant includes multiple contiguous parcels, the legol description may describe the
perimeter boundary of the total area, and need not describe each individual parcel, except
where dfferent zoning requests are made on individual parcels. A boundory sketch is also
required. Collier County has the right to reject any legal description, which is not
sufficiently detailed so as to locate said property, and may require a certified suryey or
boundary sketch to be submitted.
Waiver of History Survey Application IHDW) 4lOBl24 Page 2 of 5
Name Of property Owner(S),e6ry4 xq$. H6,vr J.d,b. o.."" s,",". J.,'vr s''{.. Jot'" H sni.. .,vcEs-,. Rob..r J sons."d p.i*. sd'
E-Mail AddreSS: w.mord@s6dymino,.com / ryovanovich@cykrawfm.com
stock: N.A. Lot, N.A.
LEGAL DESCRIPTION
Page 583 of 14062
I N FO R M A TI o N A N D R E 0 U I R E M E N T s
Size of Property. lrregular ,,. * lrregularr,.Total Sq. ft.7,369,916 169.19+/-Acres
Width Along Roadway:3533.72+l-Dept n.lrregular
Present zonins ctassification: ffST (RFM UO-N RPA-SENDI NG)
Present Use of Property . Residential and Citrus Grove
REQUIREO NOT
REQUIRED
narrative statement detailing the reason for the waiver
request
Cover Letter with
x
pl ()
mCo ete d a I cation with UIpp re ad mettach nts down Ireqoad est I nVC TS o X
srgIIAAVdofituAothzntaoIn n de na nd otar ized
shi rePeD xCurrent aerial photograplx
boundary and, if vegetated
(available from
, FLUCFCS Code
Property Appraiser) with project
s with legend included on aerial.IN
Any other conditions in previousl y approved development order(s).E E
Other:
Waiver of History Survey Applicataon (HDW) 4/08/24 Page 3 of 5
PROPERTY
REQUIREMENTS
E n
Page 584 of 14062
WAIVERCRITERIA
Note: This provision is lo cover instances in which it is obvious that any archaeological or
historic resource that may have existed has been desfioyed. Examples would be
eyidence that a major building has been constntcted on the site or that an area has
been excavated.
A. Waiver Request Justification.
l. Interpretation of Aerial Photograp h Aerial Photos included demonslrate that most of
property has been in cultivated agricultural production for decades. The on ly vegetated areas
on-site will be retained
2. Historical Land Use Descripti On. The property has been in active citrus produclion and
operated as the South Naples Citrus Grove. The property has been in active agricultural use
since 1978
-1. Land, cover, formation and vegetation descripti On. Please see the Environmental
Report prepared by Turrell-Hall and Associales which contains land use and land cover maps
and analysis.
potential impacts to archeological and historical resources. his report provides that a mapping
error incorrectly identifies an archeological sjte on the subject property
The County Manager or designee may deny a waiver, grant the waiver, or grant the
waiver with conditions. He shall be authorized to require examination of the site by an
accredited archaeologist where deemed appropriate. The applicant shall bear the cost
of such evaluation by an independent accredited archaeologist. The decision of the
County Manager or designee regarding the waiver request shall be provided to the
applicant in writing. Inthe event ofadenial ofthe waiver request, written notice shall
be provided stating the reasons for such denial. Any party aggrieved by a decision of
the County Manager or designee regarding a waiver request may appeal to the
Preservation Board. Any party aggrieved by a decision of the Preservation Board
regarding a waiver request may appeal that decision to the Board of County
Commissioners.
B
Waiver oI History Survey Application (HDw) 4lo8l24 Page 4 of 5
4. Other: The attached Turrell Hall Environmental Analysis includes a discussion about the
Page 585 of 14062
CERTIFICATION
A.
B.
C.
The applicant shall be responsible for the accuracy and completeness of this
application. Any time delays or additional expenses necessitated due to the submittal
of inaccurate or incomplete information shall be the responsibility of the applicant.
All information submitted with the application becomes a part of the public record and
shall be a perrnanent part of the file.
All attachments and exhibits submitted shall be of a size that will fit or conveniently
fold to fit into a legal size (8 Yz" x 14") folder.
Signature of or Agent
D. Wayne Arnold, AICP
Printed Name of Applicant or Agent
TO BE COMPLETED BY THE COMMUNITY DEVELOPMENT SERVICES DIVISION-
NOTICE OF DECISION
The County Manager or designee has made the following determination:
X Approved on: *- s- ^q d:*,.u-^a-:-By:'o
n Approved with Conditions on
(see attached)
By:
Denied on:
(see attached)
By:
Waiver of History Survey Application (HDW) 4108124 Page 5 of 5
Page 586 of 14062
Maria Hyde
124 ROSE LN., NAPLES, FL 341 14
June 20, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. This project will increase pollution
and noise levels with cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam.
The area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Maria Hyde
Page 587 of 14062
1
LauraDeJohnVEN
-----Original Message-----
From: Lisa <MLO367@comcast.net>
Sent: Monday, September 8, 2025 9:23 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save our wildlife
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Mr. Bosi,
Please say no to 341 Sabal Palm Rd rezoning from agricultural to residential.
Too many panthers and other precious wildlife are losing their habitat.
Stop the greed and do the right thing. These animals don’t have voices we need to speak for them.
Thank you,
Lisa M. Odierno
Sent from my iPhone
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 588 of 14062
Antonio Maxwell
3387 POINCIANA ST., NAPLES, FL 34105
June 20, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. This project will increase pollution
and noise levels with cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam.
The area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Tony Maxwell
Page 589 of 14062
att.InlVZrFTUXwaLkFu9HfQxjqx-2683PA6gxvaC5b-Aac.MP4
From: Brenda Midolo <midolobrenda@gmail.com>
Sent: Wednesday, September 10, 2025 7:00 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Orange grove on Sabal Palm Road
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
Good Morning Sir, My name is Brenda Midolo. I have lived at 7832 Umberto Ct in Veronawalk for 20 years. We chose Umberto Ct due to the proximity to
the Picayune Strand. I love the wildlife that I see in the back of the community. I was a veterinary technician for over 20 years, and I love all creatures great
and small. My friend ,Ellen ,recently shared the attached video that her Ring camera captured from her lanai, which faces out to the Picayune Strand. What
she told me next, shocked me. In my 20 years here, I have never had the good fortune to see a panther myself. They have had numerous panthers captured
on that Ring camera. These big cats have a real struggle to survive. Humans are taking the land to build and build, squeezing them out. No wonder vehicle
strikes to these beautiful creatures is up. I find this incredibly sad. Step up and do the right thing. Stop the orange grove build. Let these panthers have the
land they need to survive. This is critical. Make it critical!
Search your conscience, Sir. Do the right thing. Thank you for your time. Sincerely, Brenda Midolo
Sent from my iPhone
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 590 of 14062
Mary Nowicki
7585 ROZZINI LN., NAPLES, FL 34114
June 23, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of
bears, deer and coyotes inside VeronaWalk since several communities have been
built along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Mary Nowicki
Page 591 of 14062
From:Angela Osceola
To:Rick LoCastro
Cc:Dan Kowal; Chris Hall; Bill McDaniel; Burt Saunders; Parker Klopf; Jaime Cook;
kathynell.crotteay@colliercountyfl.gov
Subject:Tamarindo(my community) proposed development on Sabal Palm PL202330016340
Date:Wednesday, May 7, 2025 1:39:18 PM
Attachments:Location-map-e1744997195420.jpg
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good afternoon commissioner Rick LoCastro,
My community and myself are highly concerned with the proposed development (see link
below) that is off the same road Sabal Palm that Tamarindo is located on. The reason for our
concern as you may already have been made aware of is that we have a terrible drainage issue
that we discovered last hurricane season. It has been a back and fourth with SFWD and county
with DR Horton regarding proposal of how to fix this ongoing issue that our entire community
has been affected by and out of our control. Of which has put a CO hold on the remainder of
30 plus houses. Thankfully we have had Jamie Cook to implement this so that DR Horton
would be held accountable and not sell out the rest leaving us vulnerable to a flood into our
home with the growing amount of hurricanes that is quickly approaching once again. Nothing
has been concluded, rectified or approved on how this issue will find a resolve, how they will
fix their screw up or pay for it. Besides the traffic that will highly increase with no road
expansion and property value drop it will have on our community. The main concern is the
storm water proposed for this development into an area that we as Tamarindo were not
approved to have our water drain into and only other area for it to go is into the same canal
that runs along 951. All of our lakes are connected to each other and to that canal that can not
hold the storm water our community already disburses. The water was already over the top of
the pipe during the rainy season which leaves our community with standing water.Leaving us
to leave our car out front in a higher area or community center and walk in on foot through
water to reach our home if the car is not high enough to get through the flooded areas that are
near drains. One happens to be the worst for in front of my home.
The next question is who is going to be held accountable and liable, the people who approved
this disaster with the county and permitting, DR Horton, RWA (the private civil engineering
company who did our community) or four star etc?
It surely is not us as homeowners that should not have to continue to deal with the threat of
flooding, the continual propery value decline (ours more then others) and the non ability to be
able to sell our home.
The paperwork process as we know takes time upwards of a few years or more and then to
implement this has its own time constraints. We have not been apprised by DR Horton on this
issue leaving us to have to dig on our own to find out information and wait for a resolve that is
not happening anytime soon.
In conclusion my request is for our community to get a meeting with you who is in our district
to our community center at Tamarindo ASAP or at your office if that is more convenient to
voice our concerns individually. To discuss with you how this will impact us if you approve
this development March 27th at the vote that you and the other commissioners will have the
influence and opportunity to do. Therefore moving a project ahead for a developer to take
Page 592 of 14062
advantage of tax break and not consider our standpoint and what threatens our homes and
access to our homes during high levels of rain wind etc. Would be furthering a problem we did
not create or was aware of when we purchased these homes. We collectively because we don’t
even have our own board yet are trying to figure out what to do and how far we need to take
this issue in order to get action and a resolve.
Please consider my community and the impact this will have on us when you submit your
vote. As of now I’m requesting for our community an in person meeting by you well before
the meeting on the 27th of this month. I feel that is not the time and place to grand stand and
last min show our evidence or voice our concerns while you are in a public fashion, amongst
others who are not impacted how we will be if this advances.
Thank you and all of you for your time effort and understanding of what I know is a very
serious situation.
Collier Planning Commission
recommends amendment to allow
423 homes on citrus grove
gulfshorebusiness.com
Kind regards,
Angela Osceola
440 polihale way
Tamarindo
Page 593 of 14062
Gwen Ransone
7550 ROZZINI LANE, NAPLES, FL 34114
June 17, 2025
Dear Parker and Laura,
I am writing to object to the building project on Sabal Palm rd., petition
number- PL20230016340 and PL20230016342. Or any new construction on
Sabal Palm rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of
life. Sabal Palm is a single lane road for each direction and the housing is to
occupy up to 450 people. The road is not conducive to managing this amount
of traffic. Let alone the noise that will disrupt the quiet neighborhood.
Veronwalk is on the other side of Sabal Palm. I can hear the traffic. This
project will increase pollution and noise levels with cars and 450 people.
Picayune Strand State Forest Trail is a few miles from the planned housing
and will interfere with the bears, deer, wild turkeys, panthers etc. that should
be protected. Their land will be occupied with homes instead of food and land
to roam.
Our area already has issues with power outages and low water pressure
without hurricane interruptions. There are plenty of run-down shopping
centers that are vacant in Collier County. The solution is to build on these
properties and leave nature and beautiful open land alone. Enough building
has been done since Covid. It is time to preserve the land and peaceful
lifestyle we love here.
Best regards,
Gwen Ransone
Page 594 of 14062
From:Tiffany Roarty
To:Parker Klopf; LauraDeJohnVEN
Subject:SAVE THE SOUTH NAPLES CITRUS GROVE/PROMOTE CONSERVATION AND STOP OVERDEVELOPMENT
Date:Wednesday, June 18, 2025 10:28:25 AM
Attachments:image001.png
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good morning Parker and Laura:
I have attached a letter regarding the residential development and rezoning of 341 Sabal Palm Rd
from agricultural “sending” to residential “receiving.” Please leave the South Grove Citrus Orchard,
which has existed since 1979, intact and investigate selling the rest to Conservation Collier for
wildlife protection.
We need to protect Tamarindo and VeronaWalk communities from flooding. New home sales are
halted in Tamarindo because of unresolved flooding issues. VeronaWalk detention ponds presently
drain onto the Sabal Palm property. Additional development will intensify flooding. To protect our
community, wildlife, and infrastructure, I respectfully request that the Florida Department of
Commerce and Collier County Board of Commissioners reject Petition PL20230016340.
Thank you,
Tiffany Roarty
VeronaWalk Resident
7338 Salerno Ct.
signature_2614654225
Page 595 of 14062
Tiffany Roarty
7338 SALERNO CT., NAPLES, FL 34114
June 18, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of bear,
deer and coyotes inside VeronaWalk since several communities have been built
along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on these properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Tiffany Roarty
Page 596 of 14062
1
LauraDeJohnVEN
From:S <shalom246@yahoo.com>
Sent:Tuesday, September 16, 2025 11:12 AM
To:LauraDeJohnVEN
Subject:My letter for Petition Nos. PL20230016340 and PL20230016342 – 341 Sabal Palm Road
Residential Project (October 2, 2025, CCPC Hearing)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Good morning, Planning Commission and Environmental Advisory Council. My name is Susan Scalf,
a resident near 341 Sabal Palm Road. I urge you to recommend denying the rezoning of 169 acres
from agricultural, allowing four homes, to a development permitting 423 units, due to threats to
wildlife, flooding, and wildfire risks.
This site is in the Primary Florida Panther Focus Area, critical for the 120 to 230 remaining panthers.
Telemetry data from the Florida Wildlife Corridor Foundation confirms nearby panther activity, yet
Turrell, Hall & Associates’ assessment claims no on-site presence and offers inadequate off-site
mitigation. This endangers habitat connectivity to Picayune Strand State Forest, risking Endangered
Species Act violations. Brad Cornell of Audubon Florida warns of harm to wood storks, red-cockaded
woodpeckers, and Everglades snail kites. Pulte Homes’ 2021 guilty plea in Marion County for
destroying 22 gopher tortoise burrows questions their environmental reliability.
Flooding is a severe issue, especially for Tamarindo, where stormwater failures have halted home
sales and construction. The South Florida Water Management District rejected proposed drainage
fixes, leaving residents vulnerable. County flood maps confirm wetlands covering approximately 51
acres, requiring an unissued Army Corps of Engineers permit. Development would worsen runoff,
overburdening Tamarindo’s drainage and threatening VeronaWalk in the same watershed.
Wildfire risks are significant near Picayune Strand State Forest, with a 250-acre blaze in May 2025
and a 100-acre fire in April 2025 threatening structures. Adding 423 homes would increase ignition
risks and hinder suppression, endangering safety.
The proposed affordable housing does not outweigh these risks and contradicts the Growth
Management Plan’s rural preservation goals. Please recommend denial to protect our wildlife,
prevent flooding, and reduce wildfire threats.
Thank you, Susan Scalf
Page 597 of 14062
2
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From: S <shalom246@yahoo.com>
Sent: Monday, September 15, 2025 6:25 PM
To: LauraDeJohnVEN <Laura.DeJohn@collier.gov>; Parker Klopf <Parker.Klopf@collier.gov>
Subject: Submission for Petition Nos. PL20230016340 and PL20230016342 – 341 Sabal Palm Road
Residential Project (October 2, 2025, CCPC Hearing)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
I’m sorry I think the attachment did not show up in my last email.
Susan Scalf
7616 Garibaldi Court, Naples, FL
Shalom246@yahoo.com
September 15, 2025
Dear Mr. Klopf and Ms. DeJohn,
I am writing to submit my public comments for inclusion in the agenda packet for the October 2, 2025,
Collier County Planning Commission public hearing on Petition Nos. PL20230016340 (Growth
Management Plan Amendment) and PL20230016342 (Planned Unit Development Rezone) for the
proposed residential development at 341 Sabal Palm Road. As a resident with property near the site, I
strongly oppose the rezoning of 169 acres from agricultural zoning (permitting approximately four
dwelling units) to a residential planned unit development allowing up to 423 units.
My concerns focus on the significant threats to endangered wildlife, increased flooding risks, and
heightened wildfire dangers in this sensitive area. I request the letter below be distributed to the
Commission members in advance.
Page 598 of 14062
From: S <shalom246@yahoo.com>
Sent: Thursday, September 4, 2025 9:51 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Re: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening
attachments or clicking links.
Dear Mr. Bosi,
Thank you for your response regarding the 341 Sabal Palm Road rezoning (PL20230016340). I’m submitting materials for staff evaluation, including
the attached petition text, signed by approximately 2,000 VeronaWalk residents, opposing the rezoning due to its violation of GMP density
restrictions under the Future Land Use Element (per Amber Crooks, Conservancy of Southwest Florida). The proposed 423-home PUD threatens
endangered species, including Florida panthers and gopher tortoises, as noted by Kristen Nowak (Florida Wildlife Corridor Foundation) and Brad
Cornell (Audubon Florida). A panther was recorded in VeronaWalk on August 28, 2025, with a loud vocalization suggesting a family presence,
supported by the telemetry map I sent previously. Pulte Homes’ 2021 prosecution for destroying 22 gopher tortoise burrows in Marion County
highlights the environmental risks. Flooding concerns in our area further justify denying this PUD.
Please include these materials in the CCPC and BCC packets and confirm receipt. Could you clarify the specific GMP density restriction violated, as
referenced by Amber Crooks, to help us provide additional relevant data?
Sincerely,
Susan Scalf
On Sep 4, 2025, at 8:11 AM, Michael Bosi <Michael.Bosi@colliercountyfl.gov> wrote:
Ms. Scalf,
The petitions are scheduled for the 10-2-25 CCPC public hearing and the 11-10-25 BCC hearing. Any material submitted would need to be
received two weeks prior to each meeting date for the staff to evaluate the material.
Sincerely,
mike
From: S <shalom246@yahoo.com>
Sent: Wednesday, September 3, 2025 9:34 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Re: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments
or clicking links.
Dear Mr. Bosi,
Thank you for your response, confirming that our concerns about the 423-home development at 341 Sabal Palm Road
(PL20230016340) will be included in materials for the CCPC and BCC.
As Amber Crooks of the Conservancy of Southwest Florida noted, this PUD request violates the GMP’s density restrictions under the FLUE,
threatening the CCME’s protections for endangered species. Kristen Nowak, Conservation Coordinator at the Florida Wildlife Corridor
Foundation, emphasized the site’s critical role in the Florida Wildlife Corridor, where I am attaching a map of telemetry data for collared
panthers, including many sightings in my VeronaWalk community. On August 28, 2025, a resident’s camera captured a panther at 5:00 AM, with
reports of a kitten and a loud vocalization, likely the mother, in a nearby field, indicating an active panther family presence.
Brad Cornell, Southwest Florida Policy Associate for Audubon Florida, warned that developments threaten endangered species, including gopher
tortoises, wood storks, and red-cockaded woodpeckers. At a recent commissioners’ meeting on this property, Commissioner Paul Shea expressed
that rezoning wasn’t a good idea due to wildlife concerns. At a VeronaWalk meeting with approximately 100 residents we had a meeting with
Commissioner LoCastro, all opposing this rezoning.
Pulte Homes, prosecuted in 2021 for destroying 22 tortoise burrows in Marion County—setting a legal precedent for environmental violations, is
behind this project, risking further harm. Our 2,000 petitions’ signatures opposes rezoning.
Is PL20230016340 on the September 18, 2025, CCPC agenda? What specific data (e.g., EIS, ERP details) should we submit to ensure the Planning
and Zoning Division recommends denying this GMP amendment and PUD to protect our wildlife?
Sincerely,
Susan
Page 599 of 14062
On Sep 3, 2025, at 5:30 PM, Michael Bosi <Michael.Bosi@colliercountyfl.gov> wrote:
Ms. Scalf,
Thank-you for the e-mail and expressing you position on the proposed GMP-amendment, as well as Planned Unit Development (PUD) request. Your e-mail
will be included with the materials that are provided to both the CCPC and BCC. Staff will review all submittal materials from state reviewing agencies, the
applicant, as well as the public to arrive upon a multi-discipline recommendation for the CCPC and BCC to consider at the upcoming public hearings. Any
additional data and analysis that supports your position will be considered as part of the staff evaluation process.
Sincerely,
mike
From: S <shalom246@yahoo.com>
Sent: Wednesday, September 3, 2025 9:05 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear Mr. Bosi,
The proposed 423-home development at 341 Sabal Palm Road violates the Collier County Growth Management Plan’s density
restrictions, as confirmed by Amber Crooks of the Conservancy of Southwest Florida. At a VeronaWalk meeting with ~100 residents, we
raised concerns about endangered gopher tortoises (~700,000 in Florida) and Florida panthers (120–230 remaining), including a
panther family sighted on Karina Court in VeronaWalk but felt Commissioner LoCastro was dismissive. Pulte Homes, prosecuted in 2021
for destroying 22 tortoise burrows in Marion County, is behind this project, risking the Florida Wildlife Corridor. An ecological
assessment (January 22, 2025) confirms these species on-site, and we’re reporting panther sightings to https://app.myfwc.com/hsc/
panthersightings/. Our 2,000+ signature petitions opposes rezoning. What additional actions can our community take to ensure the
Planning and Zoning Division recommends denying this GMP amendment to protect our wildlife?
Sincerely,
Susan Scalf
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records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 600 of 14062
1
LauraDeJohnVEN
From: pawielands@comcast.net <pawielands@comcast.net>
Sent: Tuesday, September 9, 2025 12:15 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save the Panthers
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
According to Wink News another panther was killed in Collier County, making it the 14 th panther to be killed during the
2025 year. Help us to Save the Panthers by voting no to the rezoning of 341 Sabal Pam Road from agricultural to
residential. Panther habit needs to be preserved while we still have Panthers to protect.
Thanks for your help!
Sandra Wieland
Verona Walk Resident
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public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 601 of 14062
From:Michael Bosi
To:Parker Klopf; LauraDeJohnVEN
Subject:FW: Save the Panthers
Date:Tuesday, September 9, 2025 1:01:49 PM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
For the Record.
mike
Michael Bosi AICP
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@colliercountyfl.gov
From: pawielands@comcast.net <pawielands@comcast.net>
Sent: Tuesday, September 9, 2025 12:15 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save the Panthers
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
According to Wink News another panther was killed in Collier County, making it the 14th panther to be killed during the 2025 year.
Help us to Save the Panthers by voting no to the rezoning of 341 Sabal Pam Road from agricultural to residential. Panther habit needs
to be preserved while we still have Panthers to protect.
Thanks for your help!
Sandra Wieland
Verona Walk Resident
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 602 of 14062
Lisa Vincent
7554 ROZZINI LANE
NAPLES, FL 34114
June 23, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of
bears, deer and coyotes inside VeronaWalk since several communities have been
built along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Lisa Vincent
Page 603 of 14062
October 1, 2025 sent via email
Randy Sparrazza, randysoundman@mac.com
Charles Colucci, chapcolucci@aol.com
Chuck Schumacher, manager@seapointnc.com
Michelle McLeod, Michelle.McLeod@colliercountyfl.gov
Michael Petscher, mike.petscher@gmail.com
Paul Shea, paul.shea@colliercountyfl.gov
Joseph Schmitt, jschmitt@comcast.net
Amy Lockhart, lockha@collierschools.com
RE: Sabal Palm Residential Development, PL20230016340
Dear Chair and Commissioners of the Planning Commission,
The Conservancy of Southwest Florida on behalf of its 4,500 supporting families and members is
writing to oppose amending the Growth Management Plan of Collier County to allow the Sabal
Palm Residential Development.
The Conservancy has a long history in protecting the lands within and around the Picayune
Strand State Forest (also known as Southern Golden Gate Estates and Belle Meade). One of our
historical contributions to southwest Florida has been working to assemble this area into public
conservation, and to further the restoration of the Everglades ecosystem through rehydration of
these critical lands and waters. Thus, we must object to the proposed amendment.
The petition seeks to establish a new Subdistrict designation on ±169.19 acres in the Future Land
Use Element (FLUE) by creating the 341 Sabal Palm Residential Subdistrict with a maximum of
423 residential dwelling units or a density of 2.5 units an acre.
Page 604 of 14062
Sabal Palm Residential Development
pg. 2
The subject property is on the western side of the Picayune Strand State Forest and is surrounded
by preserve and mitigation lands. In fact, this parcel has been identified as a Forest outparcel,
and has been identified by the state’s Florida Forever program as an “essential parcel”
(Attachment A). This parcel would be better suited for inclusion as conserved public lands and
restored.
The property was designated Sending Lands during the creation of the Subdistrict, which is one
of the three Rural Fringe Subdistricts, in the Rural Fringe Mixed-Use (RFMU) Overlay. The land
is also designated as Primary Zone for the endangered Florida panther, meaning that this habitat
is important for the survival and recovery of the population. Florida black bear is commonly
found in this area and may also present a challenge for human-wildlife coexistence, when
increasing human presence in this area.
This land is sensitive habitat in an important location. That is why it was designated as Sending
Lands. We don’t believe this designation was an error. The RFMUD has been relatively
successful because landowners who want to intensify must do so on Receiving Lands, and to get
their additional density, they must secure the Transfer of Development Rights (TDRs) from
Sending Lands. If, all of a sudden, density can be increased not by acquiring TDRs, but instead
through creating new ‘exceptions’ and subdistricts in the RFMUD, this undermines the very
foundation of the program and could jeopardize future participation in the RFMUD.
The reasons presented by the applicant for the proposed Future Land Use change centers around
commitments to owner-occupied affordable housing, roadway improvements along Sabal Palm
Road, stormwater drainage improvements, and vegetative landscape buffering between preserve
lands and residential development. However, most of these improvements – roadway and
stormwater and a buffer – are only needed because of the development. The applicant shouldn’t
get credit or points or be found to be providing a benefit when solving problems they are creating
by their proposed development.
The inclusion of affordable housing in any project is a community benefit; however, the
question is whether this singular benefit outweighs all of the problems with this application and
proposal including undermining the basis of the RFMUD.
This isn’t about property rights, and the applicant doesn’t have the right to build this
development. Their development rights are for building up to 4 units. Increasing density and
building 423 units is not an entitlement. The Conservancy believes one of the most important
functions of the Planning Commission is to uphold the integrity of the Comprehensive Plan.
Therefore, we ask that you deny this application as being not in the best interest of Collier
County.
Page 605 of 14062
Sabal Palm Residential Development
pg. 3
Thank you for considering our comments.
Sincerely,
Julianne Thomas
Senior Environmental Planning Specialist
(239) 262-0304 x 252
juliannet@conservancy.org
Cc: GradyMinor - Sharon Umpenhour, sumpenhour@gradyminor.com
Parker Knopf, Collier County Growth Management Depatment,
Parker.Klopf@colliercountyfl.gov
Heidi Ashton-Cicko, Collier County Attorney, heidi.ashton@colliercountyfl.gov
Page 606 of 14062
Sabal Palm Residential Development
pg. 4
Attachment A
Page 607 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Subject:FW: Please deny the Sabal Palm Residential Development (GMP amendment)
Date:Sunday, October 5, 2025 11:42:56 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
From: Alice on Comcast <Arusevic@comcast.net>
Sent: Saturday, October 4, 2025 1:22 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Please deny the Sabal Palm Residential Development (GMP amendment)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Dear Members of the Board,
I urge you to deny the proposed Sabal Palm Residential Development and its requested GMP amendment. On
October 2, the Planning Commission split 2–2 and the motion to recommend approval failed after extensive public
testimony—reflecting serious, unresolved risks.
Key concerns:
· Wildlife corridors & listed species: The site and surrounding area function as habitat and movement corridors for
the Florida panther and Big Cypress fox squirrel. My submitted telemetry data shows regular panther use
despite consultant surveys that happened to record “no tracks that day.”
· Hydrology & flood risk: Converting 169 acres of historic orange grove and adjacent wetlands to 423 homes
threatens regional water recharge, increases downstream flooding, and degrades wetlands linked to
Everglades restoration (including benefits to Picayune Strand State Forest).
· Public safety & infrastructure: Added traffic on Sabal Palm Road will worsen already-strained conditions, with
evacuation and emergency response implications.
· Public interest: Independent experts (including Audubon representatives) and the Conservancy of Southwest
Florida have raised substantial, science-based objections.
Given these impacts, the project is inconsistent with the public interest and resource protection goals. Please place
this emai into the public record and vote to deny the amendment.
Respectfully
Page 608 of 14062
Alice Rusevic
8539 Julia Lane
Naples, FL 34114
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 609 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Cc:Michael Bosi
Subject:FW: Sabal Palm Development
Date:Sunday, October 5, 2025 11:42:32 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
-----Original Message-----
From: Barbara <therestivos5@gmail.com>
Sent: Saturday, October 4, 2025 2:17 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Sabal Palm Development
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
Dear Chair and Commissioners,
I am writing to urge you to deny the Sabal Palm Residential Development GMP amendment. On October 2, the Planning Commission split 2–2 and the
motion to approve failed—for good reason. This proposal would bulldoze 169 acres of historic orange grove next to Everglades-adjacent wetlands to build
423 homes, fragmenting Florida panther corridors and habitat used by Big Cypress fox squirrels, while worsening flood risk and traffic on Sabal Palm Road.
Independent experts laid out the wildlife impacts at the hearing. The applicant’s “no panther tracks that day” field notes ignore consistent telemetry sightings
included in your packets. The Conservancy of Southwest Florida urges denial to protect Picayune Strand State Forest, Everglades restoration goals, and our
groundwater recharge.
This project is not a “good housing” solution when it degrades life-safety (flooding), transportation, and irreplaceable habitat. Please vote NO on the Sabal
Palm GMP amendment and preserve the ecological integrity and flood resilience on which our community depends.
Respectfully,
Barbara and Richard Restivo
8673 Querce Ct
Naples, FL
Sent from my iPhone
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 610 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Subject:FW: Controversial Orange Grove Project - Sabal Palm Road
Date:Tuesday, October 7, 2025 9:34:27 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
From: Ian McKeag <ianmckeag@gmail.com>
Sent: Monday, October 6, 2025 9:56 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Controversial Orange Grove Project - Sabal Palm Road
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
We have reviewed the planning commissions’s deadlocked vote and offer our perspective:
The Collier Citizens Council opposes the rezoning of agricultural land and a growth plan amendment to an Orange Grove under the pretext and
ubiquitous banner of “promoting affordable housing.”
The 169 acre property is near Picayune Strand State Forest and in a Rural Fringe Mixed-Use District formed to protect agriculture and the environment
The developer’s underwhelming proposal is to reserve a modest 63 of 423 townhomes for families earning as much as $136,000 (County median
income x 1.20).
The planning commissioners are split on project approval. An opposed commissioner noted:
"I'm worried that we're nibbling away at our environmental boundaries in these areas that years ago we thought were very sacred…"
Question: What is the purpose of a growth management plan and restrictive zoning if nibbled away with “death by a thousand cuts.”
Ian McKeag, President
Collier Citizens Council
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 611 of 14062
From:Michael Bosi
To:Beth
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: South naples citrus
Date:Monday, November 24, 2025 7:56:43 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Ms. Hardt,
Your e-mail will be included within the packet for threw 1-13-26 BCC agenda.
Sincerely,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
-----Original Message-----
From: Beth <bmhpt7@gmail.com>
Sent: Friday, November 21, 2025 9:38 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: South naples citrus
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
It is absolutely horrifying to think of more homes in our already much overdeveloped county.
Please tell them NO and allow our wildlife to stay put.
Our infrastructure is beyond maxed out.
That grove has been here and withstood development.
I watched all the groves my grandparents took me too in the 80’s be destroyed for concrete and over developed land.
Please stop this.
Beth Hardt,PT
Physical Therapist
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 612 of 14062
From:Michael Bosi
To:Susan Baldaia
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: NO to REZONE!!!!!!
Date:Monday, December 8, 2025 7:49:28 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Mr. & Mrs. Baldaia,
Your e-mail will be included in the packet for the 1-13-26 BCC Hearing.
Sincerely,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: Susan Baldaia <susanbaldaia@gmail.com>
Sent: Friday, December 5, 2025 11:01 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: NO to REZONE!!!!!!
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
We oppose the Developers who want to rezone the 169-acre South Naples Citrus Grove on Sabal Palm Road from
agricultural to residential for 423 homes.
Susan and Peter Baldaia
6933 Autumn Woods Blvd
Naples, FL 34109
256 653 4633
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 613 of 14062
From:Michael Bosi
To:Jessica C.
Cc:LauraDeJohnVEN; Parker Klopf
Subject:RE: Keep it Ag! PL20230016340/PL20230016342
Date:Tuesday, December 2, 2025 2:08:09 PM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Ms. Connell,
Your e-mail will be included within the packet for the 1-13-26 BCC public hearing regarding the Sabal Palm GMP-A and PUD.
Sincerely,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: Jessica C. <jessicaroset@yahoo.com>
Sent: Tuesday, December 2, 2025 1:19 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: Keep it Ag! PL20230016340/PL20230016342
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Mr.Bosi,
Please save South Naples Citrus Grove- keep it zoned for agriculture.
The voters are catching on to who votes for what and people are tired of all the over development and loss of wildlife habitat!
(Gov. DeSantis realized how strongly the voters feel about this when he abandoned his plan (plot) to destroy or state parks.)
This working orchard since 1979 sits in the Florida Wildlife Corridor, a critical link for the federally endangered Florida panther (only
120–230 left, per FWC).
It would fragment panther habitat, raise vehicle strike risks, worsen wildfire danger (recent 70–250-acre blazes nearby), and aggravate
flooding in VeronaWalk and Tamarindo where dozens of homes sit vacant from drainage issues.
Your voters are paying attention, choose to save agriculture and wildlife.
Best Regards,
J.Connell, Florida Resident
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 614 of 14062
From:Michael Bosi
To:NancyLine
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: Sable Road
Date:Friday, November 21, 2025 9:48:24 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
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Morning Parker/Laura,
Please include Ms. Line’s e-mail within the packet of materials for the 1-13-26 public hearing.
Thank-you,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: NancyLine <tnline63@comcast.net>
Sent: Thursday, November 20, 2025 5:22 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: Sable Road
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
To Mr Bosi,
I am writing in protest of the new housing development on Sable road.
Please, include this letter in the protest packet.
All the development is making Collier county look tacky. We need to conserve much of the natural habitat in the county for the value
of nature and wild life!
We are so lucky to be in this wonderful area.
Please save this habitat and look into the future and see what Collier county consists of. Houses. Houses. Houses
People. People. People
Asphalt. Asphalt asphalt
Sincerely
Nancy Line
176 Queen Palm Drive
Naples Fl 34114
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 615 of 14062
From:Michael Bosi
To:Tamarin
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: PL20230016340/PL20230016342
Date:Friday, November 21, 2025 3:20:06 PM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Ms. Kirby,
Your e-mail will be included within the agenda packet for the 1-13-26 public hearing.
Sincerely,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
-----Original Message-----
From: Tamarin <kirbyy239@gmail.com>
Sent: Friday, November 21, 2025 2:57 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: PL20230016340/PL20230016342
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
Dear Michael,
I do not know if you were from Florida or born and raised here, but please just drive out there for yourself and take a look at the damage and destruction it
would cause. That is one percent of undeveloped land that nature still has. We can’t keep touching all the land here until it’s concrete.
I will be opposingDevelopers want to rezone the 169-acre South Naples Citrus Grove on Sabal Palm Road. I am a teacher here and Collier county I pay
taxes and I volunteer all over and a role model for many kids in our beautiful city.
It would fragment panther habitat, raise vehicle strike risks, worsen wildfire danger (recent 70–250-acre blazes nearby), and aggravate flooding in
VeronaWalk and Tamarindo where dozens of homes sit vacant due to unresolved stormwater issues.
Act now: Email Michael.Bosi@collier.gov (ref: PL20230016340/PL20230016342) to oppose and include my letter in the commissioner packet.
I know one email might not change anything but please please please leave something for future generations. There is a beautiful trail out there that is home
to so many animals. I have seen it with my own eyes. I hope others feel the same.
Thank you
Tamarin Kirby
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 616 of 14062
From:Michael Bosi
To:christine black
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: No to Rezone
Date:Friday, November 21, 2025 2:30:21 PM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Mr. Black,
Your e-mail will be included in the packet to the BCC for the 1-13-26 public hearing agenda.
Have a great weekend,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: christine black <cblack2112@gmail.com>
Sent: Friday, November 21, 2025 1:31 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: No to Rezone
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
ref: PL20230016340/PL20230016342)
We oppose the Developers who want to rezone the 169-acre South Naples Citrus Grove on Sabal Palm Road from agricultural to
residential for 423 homes.
Scott Martin
Christine Black
cblack2112@gmail.com
(919) 302-8101
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 617 of 14062
From:Michael Bosi
To:beth
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: (ref: PL20230016340/PL20230016342....Protect the Florida Wildlife Corridor
Date:Friday, November 21, 2025 11:58:47 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
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Ms. Williams,
Thank you for the e-mail, it will be included within the agenda packet for the Board hearing on the 13th of January.
Sincerely,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: beth <beth@greenerywizard.com>
Sent: Friday, November 21, 2025 11:55 AM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: (ref: PL20230016340/PL20230016342....Protect the Florida Wildlife Corridor
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Dear Sir,
Developers want to rezone the 169-acre South Naples Citrus Grove on Sabal Palm Road from agricultural to residential for 423 homes.
This working orchard since 1979 sits in the Florida Wildlife Corridor, a critical link for the federally endangered Florida panther (only
120–230 left, per FWC).
It would fragment panther habitat, raise vehicle strike risks, worsen wildfire danger (recent 70–250-acre blazes nearby), and aggravate
flooding in VeronaWalk and Tamarindo where dozens of homes sit vacant due to unresolved stormwater issues.
Please do not give in to greedy developers.
Sincerely,
Beth Williams
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 618 of 14062
Maria Hyde
124 ROSE LN., NAPLES, FL 341 14
June 20, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. This project will increase pollution
and noise levels with cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam.
The area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Maria Hyde
Page 619 of 14062
1
LauraDeJohnVEN
-----Original Message-----
From: Lisa <MLO367@comcast.net>
Sent: Monday, September 8, 2025 9:23 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save our wildlife
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Mr. Bosi,
Please say no to 341 Sabal Palm Rd rezoning from agricultural to residential.
Too many panthers and other precious wildlife are losing their habitat.
Stop the greed and do the right thing. These animals don’t have voices we need to speak for them.
Thank you,
Lisa M. Odierno
Sent from my iPhone
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public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 620 of 14062
Antonio Maxwell
3387 POINCIANA ST., NAPLES, FL 34105
June 20, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. This project will increase pollution
and noise levels with cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam.
The area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Tony Maxwell
Page 621 of 14062
att.InlVZrFTUXwaLkFu9HfQxjqx-2683PA6gxvaC5b-Aac.MP4
From: Brenda Midolo <midolobrenda@gmail.com>
Sent: Wednesday, September 10, 2025 7:00 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Orange grove on Sabal Palm Road
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
Good Morning Sir, My name is Brenda Midolo. I have lived at 7832 Umberto Ct in Veronawalk for 20 years. We chose Umberto Ct due to the proximity to
the Picayune Strand. I love the wildlife that I see in the back of the community. I was a veterinary technician for over 20 years, and I love all creatures great
and small. My friend ,Ellen ,recently shared the attached video that her Ring camera captured from her lanai, which faces out to the Picayune Strand. What
she told me next, shocked me. In my 20 years here, I have never had the good fortune to see a panther myself. They have had numerous panthers captured
on that Ring camera. These big cats have a real struggle to survive. Humans are taking the land to build and build, squeezing them out. No wonder vehicle
strikes to these beautiful creatures is up. I find this incredibly sad. Step up and do the right thing. Stop the orange grove build. Let these panthers have the
land they need to survive. This is critical. Make it critical!
Search your conscience, Sir. Do the right thing. Thank you for your time. Sincerely, Brenda Midolo
Sent from my iPhone
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request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 622 of 14062
Mary Nowicki
7585 ROZZINI LN., NAPLES, FL 34114
June 23, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of
bears, deer and coyotes inside VeronaWalk since several communities have been
built along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Mary Nowicki
Page 623 of 14062
From:Angela Osceola
To:Rick LoCastro
Cc:Dan Kowal; Chris Hall; Bill McDaniel; Burt Saunders; Parker Klopf; Jaime Cook;
kathynell.crotteay@colliercountyfl.gov
Subject:Tamarindo(my community) proposed development on Sabal Palm PL202330016340
Date:Wednesday, May 7, 2025 1:39:18 PM
Attachments:Location-map-e1744997195420.jpg
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good afternoon commissioner Rick LoCastro,
My community and myself are highly concerned with the proposed development (see link
below) that is off the same road Sabal Palm that Tamarindo is located on. The reason for our
concern as you may already have been made aware of is that we have a terrible drainage issue
that we discovered last hurricane season. It has been a back and fourth with SFWD and county
with DR Horton regarding proposal of how to fix this ongoing issue that our entire community
has been affected by and out of our control. Of which has put a CO hold on the remainder of
30 plus houses. Thankfully we have had Jamie Cook to implement this so that DR Horton
would be held accountable and not sell out the rest leaving us vulnerable to a flood into our
home with the growing amount of hurricanes that is quickly approaching once again. Nothing
has been concluded, rectified or approved on how this issue will find a resolve, how they will
fix their screw up or pay for it. Besides the traffic that will highly increase with no road
expansion and property value drop it will have on our community. The main concern is the
storm water proposed for this development into an area that we as Tamarindo were not
approved to have our water drain into and only other area for it to go is into the same canal
that runs along 951. All of our lakes are connected to each other and to that canal that can not
hold the storm water our community already disburses. The water was already over the top of
the pipe during the rainy season which leaves our community with standing water.Leaving us
to leave our car out front in a higher area or community center and walk in on foot through
water to reach our home if the car is not high enough to get through the flooded areas that are
near drains. One happens to be the worst for in front of my home.
The next question is who is going to be held accountable and liable, the people who approved
this disaster with the county and permitting, DR Horton, RWA (the private civil engineering
company who did our community) or four star etc?
It surely is not us as homeowners that should not have to continue to deal with the threat of
flooding, the continual propery value decline (ours more then others) and the non ability to be
able to sell our home.
The paperwork process as we know takes time upwards of a few years or more and then to
implement this has its own time constraints. We have not been apprised by DR Horton on this
issue leaving us to have to dig on our own to find out information and wait for a resolve that is
not happening anytime soon.
In conclusion my request is for our community to get a meeting with you who is in our district
to our community center at Tamarindo ASAP or at your office if that is more convenient to
voice our concerns individually. To discuss with you how this will impact us if you approve
this development March 27th at the vote that you and the other commissioners will have the
influence and opportunity to do. Therefore moving a project ahead for a developer to take
Page 624 of 14062
advantage of tax break and not consider our standpoint and what threatens our homes and
access to our homes during high levels of rain wind etc. Would be furthering a problem we did
not create or was aware of when we purchased these homes. We collectively because we don’t
even have our own board yet are trying to figure out what to do and how far we need to take
this issue in order to get action and a resolve.
Please consider my community and the impact this will have on us when you submit your
vote. As of now I’m requesting for our community an in person meeting by you well before
the meeting on the 27th of this month. I feel that is not the time and place to grand stand and
last min show our evidence or voice our concerns while you are in a public fashion, amongst
others who are not impacted how we will be if this advances.
Thank you and all of you for your time effort and understanding of what I know is a very
serious situation.
Collier Planning Commission
recommends amendment to allow
423 homes on citrus grove
gulfshorebusiness.com
Kind regards,
Angela Osceola
440 polihale way
Tamarindo
Page 625 of 14062
Gwen Ransone
7550 ROZZINI LANE, NAPLES, FL 34114
June 17, 2025
Dear Parker and Laura,
I am writing to object to the building project on Sabal Palm rd., petition
number- PL20230016340 and PL20230016342. Or any new construction on
Sabal Palm rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of
life. Sabal Palm is a single lane road for each direction and the housing is to
occupy up to 450 people. The road is not conducive to managing this amount
of traffic. Let alone the noise that will disrupt the quiet neighborhood.
Veronwalk is on the other side of Sabal Palm. I can hear the traffic. This
project will increase pollution and noise levels with cars and 450 people.
Picayune Strand State Forest Trail is a few miles from the planned housing
and will interfere with the bears, deer, wild turkeys, panthers etc. that should
be protected. Their land will be occupied with homes instead of food and land
to roam.
Our area already has issues with power outages and low water pressure
without hurricane interruptions. There are plenty of run-down shopping
centers that are vacant in Collier County. The solution is to build on these
properties and leave nature and beautiful open land alone. Enough building
has been done since Covid. It is time to preserve the land and peaceful
lifestyle we love here.
Best regards,
Gwen Ransone
Page 626 of 14062
From:Tiffany Roarty
To:Parker Klopf; LauraDeJohnVEN
Subject:SAVE THE SOUTH NAPLES CITRUS GROVE/PROMOTE CONSERVATION AND STOP OVERDEVELOPMENT
Date:Wednesday, June 18, 2025 10:28:25 AM
Attachments:image001.png
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Good morning Parker and Laura:
I have attached a letter regarding the residential development and rezoning of 341 Sabal Palm Rd
from agricultural “sending” to residential “receiving.” Please leave the South Grove Citrus Orchard,
which has existed since 1979, intact and investigate selling the rest to Conservation Collier for
wildlife protection.
We need to protect Tamarindo and VeronaWalk communities from flooding. New home sales are
halted in Tamarindo because of unresolved flooding issues. VeronaWalk detention ponds presently
drain onto the Sabal Palm property. Additional development will intensify flooding. To protect our
community, wildlife, and infrastructure, I respectfully request that the Florida Department of
Commerce and Collier County Board of Commissioners reject Petition PL20230016340.
Thank you,
Tiffany Roarty
VeronaWalk Resident
7338 Salerno Ct.
signature_2614654225
Page 627 of 14062
Tiffany Roarty
7338 SALERNO CT., NAPLES, FL 34114
June 18, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of bear,
deer and coyotes inside VeronaWalk since several communities have been built
along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on these properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Tiffany Roarty
Page 628 of 14062
1
LauraDeJohnVEN
From:S <shalom246@yahoo.com>
Sent:Tuesday, September 16, 2025 11:12 AM
To:LauraDeJohnVEN
Subject:My letter for Petition Nos. PL20230016340 and PL20230016342 – 341 Sabal Palm Road
Residential Project (October 2, 2025, CCPC Hearing)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Good morning, Planning Commission and Environmental Advisory Council. My name is Susan Scalf,
a resident near 341 Sabal Palm Road. I urge you to recommend denying the rezoning of 169 acres
from agricultural, allowing four homes, to a development permitting 423 units, due to threats to
wildlife, flooding, and wildfire risks.
This site is in the Primary Florida Panther Focus Area, critical for the 120 to 230 remaining panthers.
Telemetry data from the Florida Wildlife Corridor Foundation confirms nearby panther activity, yet
Turrell, Hall & Associates’ assessment claims no on-site presence and offers inadequate off-site
mitigation. This endangers habitat connectivity to Picayune Strand State Forest, risking Endangered
Species Act violations. Brad Cornell of Audubon Florida warns of harm to wood storks, red-cockaded
woodpeckers, and Everglades snail kites. Pulte Homes’ 2021 guilty plea in Marion County for
destroying 22 gopher tortoise burrows questions their environmental reliability.
Flooding is a severe issue, especially for Tamarindo, where stormwater failures have halted home
sales and construction. The South Florida Water Management District rejected proposed drainage
fixes, leaving residents vulnerable. County flood maps confirm wetlands covering approximately 51
acres, requiring an unissued Army Corps of Engineers permit. Development would worsen runoff,
overburdening Tamarindo’s drainage and threatening VeronaWalk in the same watershed.
Wildfire risks are significant near Picayune Strand State Forest, with a 250-acre blaze in May 2025
and a 100-acre fire in April 2025 threatening structures. Adding 423 homes would increase ignition
risks and hinder suppression, endangering safety.
The proposed affordable housing does not outweigh these risks and contradicts the Growth
Management Plan’s rural preservation goals. Please recommend denial to protect our wildlife,
prevent flooding, and reduce wildfire threats.
Thank you, Susan Scalf
Page 629 of 14062
2
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From: S <shalom246@yahoo.com>
Sent: Monday, September 15, 2025 6:25 PM
To: LauraDeJohnVEN <Laura.DeJohn@collier.gov>; Parker Klopf <Parker.Klopf@collier.gov>
Subject: Submission for Petition Nos. PL20230016340 and PL20230016342 – 341 Sabal Palm Road
Residential Project (October 2, 2025, CCPC Hearing)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
I’m sorry I think the attachment did not show up in my last email.
Susan Scalf
7616 Garibaldi Court, Naples, FL
Shalom246@yahoo.com
September 15, 2025
Dear Mr. Klopf and Ms. DeJohn,
I am writing to submit my public comments for inclusion in the agenda packet for the October 2, 2025,
Collier County Planning Commission public hearing on Petition Nos. PL20230016340 (Growth
Management Plan Amendment) and PL20230016342 (Planned Unit Development Rezone) for the
proposed residential development at 341 Sabal Palm Road. As a resident with property near the site, I
strongly oppose the rezoning of 169 acres from agricultural zoning (permitting approximately four
dwelling units) to a residential planned unit development allowing up to 423 units.
My concerns focus on the significant threats to endangered wildlife, increased flooding risks, and
heightened wildfire dangers in this sensitive area. I request the letter below be distributed to the
Commission members in advance.
Page 630 of 14062
From: S <shalom246@yahoo.com>
Sent: Thursday, September 4, 2025 9:51 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Re: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening
attachments or clicking links.
Dear Mr. Bosi,
Thank you for your response regarding the 341 Sabal Palm Road rezoning (PL20230016340). I’m submitting materials for staff evaluation, including
the attached petition text, signed by approximately 2,000 VeronaWalk residents, opposing the rezoning due to its violation of GMP density
restrictions under the Future Land Use Element (per Amber Crooks, Conservancy of Southwest Florida). The proposed 423-home PUD threatens
endangered species, including Florida panthers and gopher tortoises, as noted by Kristen Nowak (Florida Wildlife Corridor Foundation) and Brad
Cornell (Audubon Florida). A panther was recorded in VeronaWalk on August 28, 2025, with a loud vocalization suggesting a family presence,
supported by the telemetry map I sent previously. Pulte Homes’ 2021 prosecution for destroying 22 gopher tortoise burrows in Marion County
highlights the environmental risks. Flooding concerns in our area further justify denying this PUD.
Please include these materials in the CCPC and BCC packets and confirm receipt. Could you clarify the specific GMP density restriction violated, as
referenced by Amber Crooks, to help us provide additional relevant data?
Sincerely,
Susan Scalf
On Sep 4, 2025, at 8:11 AM, Michael Bosi <Michael.Bosi@colliercountyfl.gov> wrote:
Ms. Scalf,
The petitions are scheduled for the 10-2-25 CCPC public hearing and the 11-10-25 BCC hearing. Any material submitted would need to be
received two weeks prior to each meeting date for the staff to evaluate the material.
Sincerely,
mike
From: S <shalom246@yahoo.com>
Sent: Wednesday, September 3, 2025 9:34 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Re: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments
or clicking links.
Dear Mr. Bosi,
Thank you for your response, confirming that our concerns about the 423-home development at 341 Sabal Palm Road
(PL20230016340) will be included in materials for the CCPC and BCC.
As Amber Crooks of the Conservancy of Southwest Florida noted, this PUD request violates the GMP’s density restrictions under the FLUE,
threatening the CCME’s protections for endangered species. Kristen Nowak, Conservation Coordinator at the Florida Wildlife Corridor
Foundation, emphasized the site’s critical role in the Florida Wildlife Corridor, where I am attaching a map of telemetry data for collared
panthers, including many sightings in my VeronaWalk community. On August 28, 2025, a resident’s camera captured a panther at 5:00 AM, with
reports of a kitten and a loud vocalization, likely the mother, in a nearby field, indicating an active panther family presence.
Brad Cornell, Southwest Florida Policy Associate for Audubon Florida, warned that developments threaten endangered species, including gopher
tortoises, wood storks, and red-cockaded woodpeckers. At a recent commissioners’ meeting on this property, Commissioner Paul Shea expressed
that rezoning wasn’t a good idea due to wildlife concerns. At a VeronaWalk meeting with approximately 100 residents we had a meeting with
Commissioner LoCastro, all opposing this rezoning.
Pulte Homes, prosecuted in 2021 for destroying 22 tortoise burrows in Marion County—setting a legal precedent for environmental violations, is
behind this project, risking further harm. Our 2,000 petitions’ signatures opposes rezoning.
Is PL20230016340 on the September 18, 2025, CCPC agenda? What specific data (e.g., EIS, ERP details) should we submit to ensure the Planning
and Zoning Division recommends denying this GMP amendment and PUD to protect our wildlife?
Sincerely,
Susan
Page 631 of 14062
On Sep 3, 2025, at 5:30 PM, Michael Bosi <Michael.Bosi@colliercountyfl.gov> wrote:
Ms. Scalf,
Thank-you for the e-mail and expressing you position on the proposed GMP-amendment, as well as Planned Unit Development (PUD) request. Your e-mail
will be included with the materials that are provided to both the CCPC and BCC. Staff will review all submittal materials from state reviewing agencies, the
applicant, as well as the public to arrive upon a multi-discipline recommendation for the CCPC and BCC to consider at the upcoming public hearings. Any
additional data and analysis that supports your position will be considered as part of the staff evaluation process.
Sincerely,
mike
From: S <shalom246@yahoo.com>
Sent: Wednesday, September 3, 2025 9:05 AM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Oppose 341 Sabal Palm Road Rezoning to Protect Endangered Species
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear Mr. Bosi,
The proposed 423-home development at 341 Sabal Palm Road violates the Collier County Growth Management Plan’s density
restrictions, as confirmed by Amber Crooks of the Conservancy of Southwest Florida. At a VeronaWalk meeting with ~100 residents, we
raised concerns about endangered gopher tortoises (~700,000 in Florida) and Florida panthers (120–230 remaining), including a
panther family sighted on Karina Court in VeronaWalk but felt Commissioner LoCastro was dismissive. Pulte Homes, prosecuted in 2021
for destroying 22 tortoise burrows in Marion County, is behind this project, risking the Florida Wildlife Corridor. An ecological
assessment (January 22, 2025) confirms these species on-site, and we’re reporting panther sightings to https://app.myfwc.com/hsc/
panthersightings/. Our 2,000+ signature petitions opposes rezoning. What additional actions can our community take to ensure the
Planning and Zoning Division recommends denying this GMP amendment to protect our wildlife?
Sincerely,
Susan Scalf
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records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 632 of 14062
1
LauraDeJohnVEN
From: pawielands@comcast.net <pawielands@comcast.net>
Sent: Tuesday, September 9, 2025 12:15 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save the Panthers
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
According to Wink News another panther was killed in Collier County, making it the 14 th panther to be killed during the
2025 year. Help us to Save the Panthers by voting no to the rezoning of 341 Sabal Pam Road from agricultural to
residential. Panther habit needs to be preserved while we still have Panthers to protect.
Thanks for your help!
Sandra Wieland
Verona Walk Resident
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 633 of 14062
From:Michael Bosi
To:Parker Klopf; LauraDeJohnVEN
Subject:FW: Save the Panthers
Date:Tuesday, September 9, 2025 1:01:49 PM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
For the Record.
mike
Michael Bosi AICP
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@colliercountyfl.gov
From: pawielands@comcast.net <pawielands@comcast.net>
Sent: Tuesday, September 9, 2025 12:15 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Save the Panthers
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
According to Wink News another panther was killed in Collier County, making it the 14th panther to be killed during the 2025 year.
Help us to Save the Panthers by voting no to the rezoning of 341 Sabal Pam Road from agricultural to residential. Panther habit needs
to be preserved while we still have Panthers to protect.
Thanks for your help!
Sandra Wieland
Verona Walk Resident
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 634 of 14062
Lisa Vincent
7554 ROZZINI LANE
NAPLES, FL 34114
June 23, 2025
Dear Parker and Laura,
I am writing this letter to object to the building project on Sabal Palm Rd.,
petition number- PL20230016340 and PL20230016342 or any new construction
on Sabal Palm Rd.
The reasons for this objection are wildlife, infrastructure, noise, and quality of life.
Sabal Palm is a single lane road from each direction and the housing is to occupy up
to 450 people. The road is not conducive to managing this amount of traffic. Let alone
the noise that will disrupt the quiet neighborhood. Veron aWalk is on the South side of
Sabal Palm Rd. Traffic can be heard especially when residents on Sabal Palm are
driving commercial vehicles. This project will increase pollution and noise levels with
cars and 450+ people.
Picayune Strand State Forest Trail is a few miles from the planned housing and will
interfere with the wildlife there that should be protected. Their land will be occupied
with homes instead of food and land to roam. We have already seen an influx of
bears, deer and coyotes inside VeronaWalk since several communities have been
built along Collier Blvd. north of Sabal Palm Rd.
Our area already has issues with power outages and low water pressure without
hurricane interruptions. There are plenty of run-down shopping centers that are
vacant in Collier County. The solution is to build on those properties and leave
nature and beautiful open land alone. Enough building has been done since Covid.
It is time to preserve the land and peaceful lifestyle we love here.
Best regards,
Lisa Vincent
Page 635 of 14062
October 1, 2025 sent via email
Randy Sparrazza, randysoundman@mac.com
Charles Colucci, chapcolucci@aol.com
Chuck Schumacher, manager@seapointnc.com
Michelle McLeod, Michelle.McLeod@colliercountyfl.gov
Michael Petscher, mike.petscher@gmail.com
Paul Shea, paul.shea@colliercountyfl.gov
Joseph Schmitt, jschmitt@comcast.net
Amy Lockhart, lockha@collierschools.com
RE: Sabal Palm Residential Development, PL20230016340
Dear Chair and Commissioners of the Planning Commission,
The Conservancy of Southwest Florida on behalf of its 4,500 supporting families and members is
writing to oppose amending the Growth Management Plan of Collier County to allow the Sabal
Palm Residential Development.
The Conservancy has a long history in protecting the lands within and around the Picayune
Strand State Forest (also known as Southern Golden Gate Estates and Belle Meade). One of our
historical contributions to southwest Florida has been working to assemble this area into public
conservation, and to further the restoration of the Everglades ecosystem through rehydration of
these critical lands and waters. Thus, we must object to the proposed amendment.
The petition seeks to establish a new Subdistrict designation on ±169.19 acres in the Future Land
Use Element (FLUE) by creating the 341 Sabal Palm Residential Subdistrict with a maximum of
423 residential dwelling units or a density of 2.5 units an acre.
Page 636 of 14062
Sabal Palm Residential Development
pg. 2
The subject property is on the western side of the Picayune Strand State Forest and is surrounded
by preserve and mitigation lands. In fact, this parcel has been identified as a Forest outparcel,
and has been identified by the state’s Florida Forever program as an “essential parcel”
(Attachment A). This parcel would be better suited for inclusion as conserved public lands and
restored.
The property was designated Sending Lands during the creation of the Subdistrict, which is one
of the three Rural Fringe Subdistricts, in the Rural Fringe Mixed-Use (RFMU) Overlay. The land
is also designated as Primary Zone for the endangered Florida panther, meaning that this habitat
is important for the survival and recovery of the population. Florida black bear is commonly
found in this area and may also present a challenge for human-wildlife coexistence, when
increasing human presence in this area.
This land is sensitive habitat in an important location. That is why it was designated as Sending
Lands. We don’t believe this designation was an error. The RFMUD has been relatively
successful because landowners who want to intensify must do so on Receiving Lands, and to get
their additional density, they must secure the Transfer of Development Rights (TDRs) from
Sending Lands. If, all of a sudden, density can be increased not by acquiring TDRs, but instead
through creating new ‘exceptions’ and subdistricts in the RFMUD, this undermines the very
foundation of the program and could jeopardize future participation in the RFMUD.
The reasons presented by the applicant for the proposed Future Land Use change centers around
commitments to owner-occupied affordable housing, roadway improvements along Sabal Palm
Road, stormwater drainage improvements, and vegetative landscape buffering between preserve
lands and residential development. However, most of these improvements – roadway and
stormwater and a buffer – are only needed because of the development. The applicant shouldn’t
get credit or points or be found to be providing a benefit when solving problems they are creating
by their proposed development.
The inclusion of affordable housing in any project is a community benefit; however, the
question is whether this singular benefit outweighs all of the problems with this application and
proposal including undermining the basis of the RFMUD.
This isn’t about property rights, and the applicant doesn’t have the right to build this
development. Their development rights are for building up to 4 units. Increasing density and
building 423 units is not an entitlement. The Conservancy believes one of the most important
functions of the Planning Commission is to uphold the integrity of the Comprehensive Plan.
Therefore, we ask that you deny this application as being not in the best interest of Collier
County.
Page 637 of 14062
Sabal Palm Residential Development
pg. 3
Thank you for considering our comments.
Sincerely,
Julianne Thomas
Senior Environmental Planning Specialist
(239) 262-0304 x 252
juliannet@conservancy.org
Cc: GradyMinor - Sharon Umpenhour, sumpenhour@gradyminor.com
Parker Knopf, Collier County Growth Management Depatment,
Parker.Klopf@colliercountyfl.gov
Heidi Ashton-Cicko, Collier County Attorney, heidi.ashton@colliercountyfl.gov
Page 638 of 14062
Sabal Palm Residential Development
pg. 4
Attachment A
Page 639 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Subject:FW: Please deny the Sabal Palm Residential Development (GMP amendment)
Date:Sunday, October 5, 2025 11:42:56 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
From: Alice on Comcast <Arusevic@comcast.net>
Sent: Saturday, October 4, 2025 1:22 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Please deny the Sabal Palm Residential Development (GMP amendment)
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Dear Members of the Board,
I urge you to deny the proposed Sabal Palm Residential Development and its requested GMP amendment. On
October 2, the Planning Commission split 2–2 and the motion to recommend approval failed after extensive public
testimony—reflecting serious, unresolved risks.
Key concerns:
· Wildlife corridors & listed species: The site and surrounding area function as habitat and movement corridors for
the Florida panther and Big Cypress fox squirrel. My submitted telemetry data shows regular panther use
despite consultant surveys that happened to record “no tracks that day.”
· Hydrology & flood risk: Converting 169 acres of historic orange grove and adjacent wetlands to 423 homes
threatens regional water recharge, increases downstream flooding, and degrades wetlands linked to
Everglades restoration (including benefits to Picayune Strand State Forest).
· Public safety & infrastructure: Added traffic on Sabal Palm Road will worsen already-strained conditions, with
evacuation and emergency response implications.
· Public interest: Independent experts (including Audubon representatives) and the Conservancy of Southwest
Florida have raised substantial, science-based objections.
Given these impacts, the project is inconsistent with the public interest and resource protection goals. Please place
this emai into the public record and vote to deny the amendment.
Respectfully
Page 640 of 14062
Alice Rusevic
8539 Julia Lane
Naples, FL 34114
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 641 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Cc:Michael Bosi
Subject:FW: Sabal Palm Development
Date:Sunday, October 5, 2025 11:42:32 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
-----Original Message-----
From: Barbara <therestivos5@gmail.com>
Sent: Saturday, October 4, 2025 2:17 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Sabal Palm Development
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking
links.
Dear Chair and Commissioners,
I am writing to urge you to deny the Sabal Palm Residential Development GMP amendment. On October 2, the Planning Commission split 2–2 and the
motion to approve failed—for good reason. This proposal would bulldoze 169 acres of historic orange grove next to Everglades-adjacent wetlands to build
423 homes, fragmenting Florida panther corridors and habitat used by Big Cypress fox squirrels, while worsening flood risk and traffic on Sabal Palm Road.
Independent experts laid out the wildlife impacts at the hearing. The applicant’s “no panther tracks that day” field notes ignore consistent telemetry sightings
included in your packets. The Conservancy of Southwest Florida urges denial to protect Picayune Strand State Forest, Everglades restoration goals, and our
groundwater recharge.
This project is not a “good housing” solution when it degrades life-safety (flooding), transportation, and irreplaceable habitat. Please vote NO on the Sabal
Palm GMP amendment and preserve the ecological integrity and flood resilience on which our community depends.
Respectfully,
Barbara and Richard Restivo
8673 Querce Ct
Naples, FL
Sent from my iPhone
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 642 of 14062
From:Ray Bellows
To:LauraDeJohnVEN
Subject:FW: Controversial Orange Grove Project - Sabal Palm Road
Date:Tuesday, October 7, 2025 9:34:27 AM
Attachments:CountyLogo-FullColor_948165c4-9665-41b4-9162-fbb16abff557.png
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
Instagram_a8da4774-4b5b-4ad1-8d23-20e69b3b605d.png
X-Twitter_8d678efc-bd14-44ce-97cf-7fbab1003b00.png
Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
FYI
Ray Bellows
Manager - Planning
Zoning
Office:239-252-2463
2800 North Horseshoe Drive
Naples, Florida 34104
Ray.Bellows@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Ray.Bellows@collier.gov
From: Ian McKeag <ianmckeag@gmail.com>
Sent: Monday, October 6, 2025 9:56 PM
To: Ray Bellows <Ray.Bellows@collier.gov>
Subject: Controversial Orange Grove Project - Sabal Palm Road
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
We have reviewed the planning commissions’s deadlocked vote and offer our perspective:
The Collier Citizens Council opposes the rezoning of agricultural land and a growth plan amendment to an Orange Grove under the pretext and
ubiquitous banner of “promoting affordable housing.”
The 169 acre property is near Picayune Strand State Forest and in a Rural Fringe Mixed-Use District formed to protect agriculture and the environment
The developer’s underwhelming proposal is to reserve a modest 63 of 423 townhomes for families earning as much as $136,000 (County median
income x 1.20).
The planning commissioners are split on project approval. An opposed commissioner noted:
"I'm worried that we're nibbling away at our environmental boundaries in these areas that years ago we thought were very sacred…"
Question: What is the purpose of a growth management plan and restrictive zoning if nibbled away with “death by a thousand cuts.”
Ian McKeag, President
Collier Citizens Council
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records
request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 643 of 14062
December 17, 2025 sent via email
Commissioner Rick LoCastro, Rick.LoCastro@collier.gov
Commissioner Chris Hall, Chris.Hall@collier.gov
Commissioner Burt Saunders, Burt.Saunders@collier.gov
Commissioner Dan Kowal, Dan.Kowal@collier.gov
Commissioner William McDaniel, Bill.McDaniel@collier.gov
RE: Sabal Palm Residential Development, PL20230016340
Dear Chair and Commissioners,
The Conservancy of Southwest Florida on behalf of its 4,500 supporting families and members is writing to
oppose amending the Growth Management Plan of Collier County to allow the Sabal Palm Residential
Development.
The Conservancy has a long history in protecting the lands within and around the Picayune Strand State Forest
(also known as Southern Golden Gate Estates and Belle Meade). One of our historical contributions to
southwest Florida has been working to assemble this area into public conservation, and to further the restoration
of the Everglades ecosystem through rehydration of these critical lands and waters. Thus, we must object to the
proposed amendment.
The petition seeks to establish a new Subdistrict designation on ±169.19 acres in the Future Land Use Element
(FLUE) by creating the 341 Sabal Palm Residential Subdistrict with a maximum of 423 residential dwelling
units or a density of 2.5 units an acre.
The subject property is on the western side of the Picayune Strand State Forest and is surrounded by preserve
and mitigation lands. In fact, this parcel has been identified as a Forest outparcel, and has been identified by the
state’s Florida Forever program as an “essential parcel” (Attachment A). This parcel would be better suited for
inclusion as conserved public lands and restored, or for it to continue being used consistent with its current
zoning and allowance under the existing Comprehensive Plan designation.
The property was designated Sending Lands during the creation of the Subdistrict, which is one of the three
Rural Fringe Subdistricts, in the Rural Fringe Mixed-Use (RFMU) Overlay. The land is also designated as
Primary Zone for the endangered Florida panther, meaning that this habitat is important for the survival and
Page 644 of 14062
Sabal Palm Residential Development
pg. 2
recovery of the population. Florida black bear is commonly found in this area and may also present a challenge
for human-wildlife coexistence, when increasing human presence in this area.
This land is sensitive habitat in an important location. That is why it was designated as Sending Lands. We
don’t believe this designation was an error. The RFMUD has been relatively successful because landowners
who want to intensify must do so on Receiving Lands, and to get their additional density, they must secure the
Transfer of Development Rights (TDRs) from Sending Lands. If, all of a sudden, density can be increased not
by acquiring TDRs, but instead through creating new ‘exceptions’ and subdistricts in the RFMUD, this
undermines the very foundation of the program and could jeopardize future participation in the RFMUD.
We heard the Planning Commission’s concerns about eroding the urban boundary and cutting into the wild and
rural areas. We agree that these concerns are important and must be considered because the erosion of the urban
service boundary brings light pollution and traffic into areas not envisioned as urban. This is one of those areas
where urbanization is not appropriate or necessary.
The reasons presented by the applicant for the proposed Future Land Use change centers around commitments
to owner-occupied affordable housing, roadway improvements along Sabal Palm Road, stormwater drainage
improvements, and vegetative landscape buffering between preserve lands and residential development.
However, most of these improvements – roadway and stormwater and a buffer – are only needed because of the
development. The applicant shouldn’t get credit or points or be found to be providing a benefit when solving
problems they are creating by their proposed development.
The inclusion of affordable housing in any project is a community benefit; however, the question is whether
this singular benefit outweighs all of the problems with this application and proposal including undermining the
basis of the RFMUD.
This isn’t about property rights, as the applicant doesn’t have the right to build this development. Their
development rights are for building up to 4 units. Increasing density and building 423 units is not an
entitlement. The Conservancy believes one of the most important functions of the County Commission is to
uphold the integrity of the Comprehensive Plan. Therefore, we ask that you deny this application as being not
in the best interest of Collier County.
Thank you for considering our comments.
Sincerely,
Julianne Thomas
Senior Environmental Planning Specialist
(239) 262-0304 x 252
juliannet@conservancy.org
Cc: GradyMinor - Sharon Umpenhour, sumpenhour@gradyminor.com
Parker Knopf, Collier County Growth Management Depatment, Parker.Klopf@collier.gov
Heidi Ashton-Cicko, Collier County Attorney, heidi.ashton@collier.gov
Page 645 of 14062
Sabal Palm Residential Development
pg. 3
Attachment A
Page 646 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Monday, January 5, 2026 8:11 AM
To:S
Cc:Parker Klopf; LauraDeJohnVEN
Subject:RE: packet inclusion for Jan. 13 meeting
Parker, Laura,
Please include the below e-mail in the packet for the 1-13-26 BCC Hearing.
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: S <shalom246@yahoo.com>
Sent: Thursday, January 1, 2026 9:46 AM
To: Chris Hall <Chris.Hall@collier.gov>; Burt Saunders <Burt.Saunders@collier.gov>; Dan Kowal
<Dan.Kowal@collier.gov>; Bill McDaniel <Bill.McDaniel@collier.gov>; Rick LoCastro <Rick.LoCastro@collier.gov>
Cc: Michael Bosi <Michael.Bosi@collier.gov>
Subject: packet inclusion for Jan. 13 meeting
This email was sent to your old CollierCountyFL.gov email address. Please
contact the sender to change to your new email domain @Collier.gov
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
PL20230016340 and PL20230016342
Page 647 of 14062
2
Dear Commissioners,
I respectfully urge the Board to deny both petitions for the
proposed 423-home development on the 169-acre South
Naples Citrus Grove at 341 Sabal Palm Road.
This site is in the Primary Zone for our endangered state
animal, the Florida panther. With only an estimated 120 to 230
adults remaining statewide, every corridor matters. Vehicle
collisions are the leading cause of death, and in the last two
years, Collier County has recorded 22 panther fatalities, 15 in
2024 (leading the state) and 7 in 2025, nearly all from vehicle
strikes. This project would add approximately 4,000 daily
vehicle trips, increasing roadkill and fragmenting essential
habitat for panthers, black bears, gopher tortoises, and other
species.
Pulte Homes’ 2021 guilty plea in Marion County—paying fines
for illegally destroying 22 gopher tortoise burrows, raises
serious questions about their reliability in protecting listed
species on sensitive sites.
Flooding risks are severe in this watershed. Nearby Tamarindo
experienced major stormwater failures during the rainy season,
causing roadway flooding and halting home sales and
construction. This parcel’s wetlands and flow-way are integral to
the area's hydrology and directly influence downstream
communities, including VeronaWalk. Development would
increase impervious surfaces and runoff, further overburdening
the system and worsening flooding in an area already prone to
these issues.
Page 648 of 14062
3
Recent wildfires underscore additional dangers: a 250-acre fire
and a 100-acre fire in 2025 burned very close to Sabal Palm
Road. Adding hundreds of homes in this fire-adapted
ecosystem adjacent to Picayune Strand State Forest,one of
Florida’s largest prescribed burn areas, would increase human
ignition sources and complicate fire suppression.
The Conservancy of Southwest Florida, representing over 4,500
members, opposes this rezoning, stating it undermines the
foundation of the Rural Fringe Mixed-Use District program by
creating exceptions instead of requiring proper Transfer of
Development Rights from Sending Lands.
We wouldn't need road widening, new traffic signals, extensive
stormwater infrastructure, or buffers if this development weren't
proposed—these merely address problems the project itself
creates.
We have over 3,200 petition signatures in opposition to wildlife
impacts, traffic, flooding, loss of agricultural land, and
dangerous precedent.
By denying these petitions, you will uphold the Comprehensive
Plan, protect irreplaceable habitat and water resources,
preserve rural and agricultural character, and honor the clear
voice of the community.
I ask that you please review the materials in your packets: the
official FWC Florida Panther Telemetry Map showing
documented panther locations in and around this parcel; photos
of birds actively foraging on the property; and images of recent
wildfires burning very close to the grove.
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4
Please keep this grove agricultural.
Thank you for your time and thoughtful consideration.
Sincerely,
Susan Scalf
VeronaWalk Resident
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 650 of 14062
1
LauraDeJohnVEN
From:S <shalom246@yahoo.com>
Sent:Sunday, November 9, 2025 10:14 AM
To:Bradley Cornell; Julianne Thomas; Michael Bosi; Parker Klopf; LauraDeJohnVEN;
GrowthManagement@colliercountyfl.gov; Amber Crooks
Subject:Active Bird Habitat Inside 341 Sabal Palm Grove – For BCC Packet
Attachments:PastedGraphic-2.tiff
Follow Up Flag:Follow up
Flag Status:Flagged
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Brad, Julianne, and County Staff,
Attached are recent photos taken by Joey Waves at the 169-acre South Naples Citrus Grove at 341 Sabal
Palm Road. The grove sign is clearly visible in every image, confirming the exact location. These show
large flocks of wading birds actively using the ditches and ponds on the proposed development site
(PL20230016340 & PL20230016342).
Please include these photos in the BCC hearing packet alongside the FWC panther telemetry map
already submitted. They demonstrate that this parcel is not vacant agricultural land… it is functioning
wildlife habitat within the Picayune Strand corridor and BMHEO flowway.
Thank you for ensuring the Commissioners see the full picture before voting.
Best regards,
Susan Scalf
Susan,
Just incase you needed a few more. I was out again this morning
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Joey Waves
www.joeywaves.com www.islandmedia.group
Page 654 of 14062
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LauraDeJohnVEN
From:Michael Bosi
Sent:Monday, October 27, 2025 7:57 AM
To:Parker Klopf; LauraDeJohnVEN
Subject:FW: Inclusion of Materials for Nov 10, 2025, BCC Meeting – PL20250000314
For the record.
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: S <shalom246@yahoo.com>
Sent: Sunday, October 26, 2025 12:33 AM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: Inclusion of Materials for Nov 10, 2025, BCC Meeting – PL20250000314
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Dear Mr. Bosi and Honorable Collier County Commissioners,
I am writing to request that this letter and accompanying materials be included in the agenda packet for the Board of
County Commissioners’ meeting on November 10, 2025. I will email Mr. Bosi a complete set of photos today to support
this submission, documenting the recurring wildfires near Sabal Palm Road, approximately 1.0 mile from my home.
These images demonstrate why the proposed 423-home development on the former South Florida Citrus Groves site is
unsafe and unsustainable for our community.
The site lies adjacent to Picayune Strand State Forest, a preserved wetland and pine flatwoods ecosystem prone to
intense wildfires. In 2025 alone, three significant brush fires erupted within a 5-mile radius, fueled by severe drought
(Keetch-Byram Drought Index above 600), lightning strikes, La Niña-driven dry conditions, and residual hurricane debris.
These fires directly threatened homes and infrastructure, illustrating the area’s high risk:
Page 655 of 14062
2
- March 26, 2025 – Collier Regional Fire (10 acres, near I-75 and Wilshire Lakes): This rapidly spreading fire prompted
evacuations in Wilshire Lakes, closed North Collier Regional Park, and sent smoke across East Naples, impacting air
quality for miles.
- April 2, 2025 – Sabal Palm Road & Sanders Boulevard Fire (70 acres, grew to 250): Ignited by lightning near the
proposed development site, it caused heavy smoke along Collier Boulevard to I-75. Fire crews monitored nearby
structures, underscoring the area’s vulnerability.
- May 21, 2025 – East Naples Fire (250 acres, Picayune Strand State Forest): Starting just 1 mile from my home, this
fire—sparked by lightning and spread by spot blazes—threatened residences along Sabal Palm Road. It reached 90%
containment by May 23 with helicopter water drops and eight tractor-plows, but heavy smoke and ashfall, resembling
snow, blanketed nearby neighborhoods, creating hazardous conditions.
This pattern of wildfires is not new. The 2018 Greenway Fire (6,500 acres) and 2017 blaze (6,000 acres), both near Sabal
Palm Road, caused evacuations, destroyed homes, and closed major roads like I-75 and U.S. 41 due to smoke. The
Florida Forest Service frequently issues burn bans in Collier County, yet fires persist due to the area’s flammable ecology
and red-flag conditions (low humidity, high winds). Developing 423 homes here would endanger lives and property,
overwhelm evacuation routes like Collier Boulevard, and strain emergency resources, which required multi-agency
support (e.g., helicopters, out-of-county crews) in 2025. Additionally, the project would fragment critical Florida panther
habitat corridors along Sabal Palm Road, conflicting with Collier County’s Growth Management Plan. Persistent smoke
and ash pose health risks, particularly for respiratory conditions, and could reduce property values in surrounding
communities. Preserving this site for low-impact use, such as agriculture, is the only responsible path forward.
Please ensure this letter and the photos are included in the November 10, 2025, agenda packet to inform the
Commissioners’ deliberations on the proposed development. Mr. Bosi, could you confirm receipt and inclusion? Thank
you for your commitment to safe and sustainable growth in Collier County.
Sincerely,
Susan Scalf
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Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 664 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Tuesday, October 21, 2025 7:54 AM
To:S
Cc:Parker Klopf; LauraDeJohnVEN; Ray Bellows; Diane Lynch
Subject:RE: (PL20230016340), Urgent: Photos and Explanation for November 10 Sabal Palm
Hearing Packet
Parker, Laura,
Please add the below e-mail to the public comment portion for the December 9 th BCC agenda for the Sabal Palm GMP-A
and PUD petitions.
Thank-you,
Mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: S <shalom246@yahoo.com>
Sent: Monday, October 20, 2025 11:25 PM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: (PL20230016340), Urgent: Photos and Explanation for November 10 Sabal Palm Hearing Packet
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening
attachments or clicking links.
Dear Mike Bosi,
(PL20230016340), I urgently request that you include these new photos (taken directly on Sabal Palm Road) and the attached
explanation in the November 10 BOCC hearing packet for all Commissioners to review. This evidence is critical for their decision at
the hearing (9 AM, 3299 Tamiami Trail E, Naples).
Photo Explanation: These images show roseate spoonbills—a Florida Threatened species with only 3,000-5,000 breeding pairs—and
egrets, protected under the U.S. Migratory Bird Treaty Act, foraging in undisturbed wetlands on Sabal Palm Road. This demonstrates
active use by protected wildlife, supporting the parcel’s status as an "essential parcel" under Florida Forever, as confirmed by the
February 2022 map already in their packets and experts like Julianne Thomas (Senior Environmental Planning Specialist, Conser vancy
of Southwest Florida) and Brad Cornell (Southwest Florida Policy Associate, Audubon Florida), countering Commissioner LoCastro’s
claim it lacks environmental sensitivity.
Page 665 of 14062
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Please confirm receipt and ensure this is included alongside the existing Florida Forever map. Thank you for your assistance in
getting this before the Commissioners.
Best regards,
Susan Scalf
VeronaWalk Resident
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 666 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Tuesday, October 14, 2025 3:33 PM
To:S; LauraDeJohnVEN; Parker Klopf
Subject:RE: To include in the November 10 meeting regarding 341 Sable Palm development
Laura, Parker,
Please include the below e-mail within the public comments provided to the Board prior to the petition’s hearing.
Thanks,
mike
Michael Bosi
Division Director - Planning & Zoning
Zoning
Office:239-252-1061
Mobile:239-877-0705
2800 North Horseshoe drive
Naples, Florida 34104
Michael.Bosi@collier.gov
My email address has changed. Effective immediately, please update your contact
list to use this new address: Michael.Bosi@collier.gov
From: S <shalom246@yahoo.com>
Sent: Tuesday, October 14, 2025 11:07 AM
To: Michael Bosi <Michael.Bosi@collier.gov>
Subject: To include in the November 10 meeting regarding 341 Sable Palm development
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme
caution when opening attachments or clicking links.
Page 667 of 14062
2
Dear Mr. Bosi,
As a concerned Naples resident opposing the Sabal Palm development (423 homes on 169 acres at 341 Sabal Palm
Road), I’m submitting a telemetry map (attached) showing recent Florida panther sightings near the site, including
vocalizations and reported camera captures suggesting family groups in 2025. This map highlights the site’s critical role
in panther corridors near Picayune Strand State Forest and is essential for the November 10, 2025, Board of County
Commissioners meeting.
Please ensure this telemetry map is included in the agenda packet for the meeting to inform deliberations. The map
supports Brad Cornell’s testimony that the site is unsuitable “between the panther habitat, the wetlands and the fire
risks,” affecting panthers, red-cockaded woodpeckers, and preserve lands. Over 2,000 petition signatures back
preservation, and I’ve highlighted Pulte Homes’ 2021 guilty plea for destroying 22 gopher tortoise burrows in Ocala
($13,000 FWC fine), underscoring developer risks.
The site is not suitable for development due to these environmental hazards: the telemetry map confirms panther
presence, risking fragmentation and roadkill (13 deaths in 2025); wetlands and fire-prone areas threaten safety and
flooding; and the Pulte violation shows developer negligence toward state-threatened species. Preserving this site via
TDR is the better option.
Please confirm the map’s inclusion and let me know if further details are needed.
Thank you,
Susan Scalf
Page 668 of 14062
3
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
Page 669 of 14062
Oct. 8, 2025
To the Commissioners of Collier County,
In 1978 our family (parents and six children) invested in the purchase of approximately 640 acres,
Section 25 - Township 50 South - Range 26 East, where our property is presently located. In 1988 we sold
all but the current 169 acres. With prior experience of owning a citrus grove in the Rio Grande Valley of
Texas, coupled with growing and retailing fresh vegetables in season from our farm stand in the western
suburbs of Chicago, developing the Collier county citrus grove looked like a promising venture.
Soon after the purchase of the property, we surveyed the lay of the land seeking the most suitable location
to locate a citrus grove, which turned out to be the highest ground elevation, where pine trees were
growing. We investigated government regulations regarding environmental issues, such as the small area
of cypress trees growing in what is called "Special Treatment Areas" and did not clear that area, which
remains to this day. Farmers, per the USDA - Natural Resources Conservation Service, do not farm
wetlands.
We then cleared the remaining area of trees and brush, just as required for every farm in America, and
proceeded to shape the soil into beds, with swales and canals, and a dyke, to manage the water table to
allow a root zone of dry soil to support the growth of citrus trees. Within about 5 years, our hard work and
investment started paying off, as fresh fruit was growing, customers were coming to our grove, and we
were producing ample fruit to supply it wholesale to other retailers.
In 2002, after a lot of development near our grove, our property was apparently included in a new
"sending" zone to be conserved. We were never notified, contacted or consulted regarding this change,
and, because production and sales of citrus was thriving and we were very busy, we did not consider its
implications at the time. Then, around 2014 came the increasingly devastating effects of the greening
disease to Florida citrus groves. We were spared the first few years but eventually it was detected in our
grove as well. Despite our best efforts, the trees began to decline and eventually died. We kept replanting
in hopes that a cure could be found.
In 2023, we were all at or beyond retirement age. Having fought a losing battle against the greening
disease for years, and, considering the property’s close proximity to residential development, we realized
citrus farming on this property was not really possible, and decided to look for another use of the land. A
developer expressed interest, and was willing to pursue, on our behalf, the rezoning process and expense
needed for us to move on.
We are aware of the opposition to change the zoning on this property, which includes people who want it
redeveloped as native land. To answer a question that has been asked at previous Planning meetings, no
one has made an offer to purchase our investment property to restore it to its original condition and
maintain it that way.
As the family owning this property, we think this rezoning request is reasonable, and ask that you allow
changing the Growth Management plan to what it should probably have always been, and to approve the
PUD brought forth by the developer, which we think includes many positive improvements. We thank
you for the opportunity to hear our petition.
Sincerely,
John and Marygrace Smits, Jerry Smits, Henry and Beverly Smits Jacobs, Donna Smits, Robert and
Pamela Smits
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c`sc'rr coy/0.4,
rsP
Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel
Collier County, Florida
3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324
o o* Phone: (239) 252-2646
e.
Publication Confirmation
COLLIER COUNTY STATE OF FLORIDA
The attached copy of advertisement,
341 Sabal Palm Road Residential(Large Scale GMPA) &
PUDZ) (PL20230016340) &(PL20230016342) -BCC
01/13/2026 was published on the publicly accessible
website https://notices.collierclerk.com as designated by
Collier County, Florida on 12/23/2025.
THIS IS NOT AN AFFIDAVIT OF PUBLICATION.
Page 673 of 14062
NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County
Commissioners (BCC) at 9:00 A.M. on January 13, 2026, in the Board of County Commissioners
Meeting Room,third floor,Collier Government Center, 3299 Tamiami Trail East,Naples,FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS AMENDING
ORDINANCE 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH
MANAGEMENT PLAN, SPECIFICALLY AMENDING THE FUTURE LAND USE
ELEMENT AND MAPS TO CHANGE THE LAND USE DESIGNATION FROM
AGRICULTURAL/RURAL DESIGNATION, RURAL FRINGE MIXED USE DISTRICT-
SENDING LANDS TO AGRICULTURAL/RURAL DESIGNATION,
AGRICULTURAL/RURAL MIXED USE DISTRICT, 341 SABAL PALM ROAD
RESIDENTIAL SUBDISTRICT TO ALLOW UP TO 423 OWNER-OCCUPIED
DWELLING UNITS WITH AFFORDABLE HOUSING, AND FURTHERMORE
DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND
PROVIDING FOR AN EFFECTIVE DATE. THE SUBJECT PROPERTY IS 169.19±
ACRES AND LOCATED ON THE SOUTH SIDE OF SABAL PALM ROAD
APPROXIMATELY 1.4 MILES EAST OF COLLIER BOULEVARD IN SECTION 25,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
PL20230016340]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER
COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED
THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE
ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF
THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL(A)
ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED USE DISTRICT
OVERLAY-SENDING AREAS AND THE NATURAL RESOURCE PROTECTION
OVERLAY AND PARTLY IN THE SPECIAL TREATMENT OVERLAY TO A
RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR
THE PROJECT TO BE KNOWN AS THE 341 SABAL PALM ROAD RESIDENTIAL
PLANNED UNIT DEVELOPMENT (RPUD) TO ALLOW CONSTRUCTION OF UP TO
423 OWNER-OCCUPIED DWELLING UNITS WITH AFFORDABLE HOUSING; AND
BY PROVIDING AN EFFECTIVE DATE.THE SUBJECT PROPERTY CONSISTING OF
169.19± ACRES IS LOCATED ON THE SOUTH SIDE OF SABAL PALM ROAD
APPROXIMATELY 1.4 MILES EAST OF COLLIER BOULEVARD IN SECTION 25,
TOWNSHIP 50 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA.
PL20230016342]
Page 674 of 14062
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Copies of the proposed Ordinances are 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 intended 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.collier.gov/Calendar-Events-directory after the agenda is posted on the County
website. Registration should be done in advance of the public meeting, or any deadline specified within the public
meeting notice.Individuals who register will receive an email in advance of the public hearing detailing how they can
participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The
County is not responsible for technical issues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@u,collier.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining thereto
and therefore, may need to ensure that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding,you are
entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples,FL 34112-5356,(239)252-8380,at
least two(2)days prior to the meeting.Assisted listening devices for the hearing impaired are available in the Board
of County Commissioners Office.
Page 675 of 14062
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
DANIEL KOWAL,CHAIRMAN
CRYSTAL K.KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
Page 676 of 14062