Agenda 01/13/2026 Item # 9B (Ordinance - Rezoning real property from a Rural Agricultural Zoning District to Residential Planned Unit Development -PL20230016342)1/13/2026
Item # 9.B
ID# 2025-4348
Executive Summary
*** This Item to be heard at 1:00 PM ***
This item requires Commission members to provide ex-parte disclosure. Should a hearing be held on this item, all
participants are required to be sworn in. Recommendation to approve an Ordinance to rezone 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 the 341 Sabal Palm Road Residential
Planned Unit Development (RPUD) to allow up to 423 owner-occupied dwelling units with affordable housing. The
subject property is 169± acres 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 - Sabal Palm
PUDZ] (This item is a companion to Item 9A)
OBJECTIVE: To have the Board of County Commissioners (Board) review staff’s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above referenced
petition and render a decision regarding this PUD Rezone (PUDZ) petition; and ensure the project is in harmony with all
the applicable codes and regulations to ensure that the community’s interests are maintained.
CONSIDERATIONS: The site is 169± acres, located approximately 1.4 miles east of the intersection of Sabal Palm
Road and Collier Boulevard, and comprises one parcel identified as Parcel ID 00438400007. This site is currently used
for a produce/farm stand and citrus grove known as South Naples Citrus Grove, and one single-family home.
The maximum number of units allowed on the site per the current A/ST-RFMUO-Sending Lands-NRPA is one unit per
40 acres, which equates to four units. Sending Lands designated properties are encouraged to transfer development
rights from these lands to Receiving Lands in recognition of the Sending Lands' location in an environmentally sensitive
area. The affordable housing bonus density is not applicable to RFMUO-Sending Lands-NRPA-designated areas. The
petitioner seeks 419 additional units beyond the currently allowed limit, which can be approved only if the companion
GMP Amendment is approved to create a site-specific Future Land Use designation for the site.
Subject to approval of the companion GMP Amendment, the proposed rezoning to RPUD will allow for the
development of up to 423 dwelling units, resulting in a density of 2.5 units per acre. Affordable housing commitments
are proposed to dedicate 15% of all units constructed (up to 63 income-restricted townhouse units) to households
earning up to and including 120% of Collier County's Area Median Income (AMI).
The following affordability commitments are also outlined in Exhibit F of the Draft Ordinance:
- The income-restricted units will be committed for thirty (30) years from the date of issuance of the Certificate of
Occupancy.
- Households shall occupy the property as their primary residence, as evidenced by the maintenance of a homestead
exemption.
- The Developer shall make available $126,000 for down payment assistance for the 63 income-restricted units as part
of an Essential Service Personnel down payment assistance program. (commitment added during 10/2/2025 CCPC
hearing)
The PUD Master Plan depicts the majority of the site (96 acres) as a tract for single-family and two-family residential
use, and designates an 8.25-acre tract for townhouse use. One access point is depicted as a gated driveway for the single-
family and two-family residential tract; a second access is depicted for the townhouse tract. An emergency-only
vehicular access with a pedestrian connection is proposed for an internal connection of the two tracts. The petitioner's
affordable housing commitments indicate that the townhouses will be the 63 affordable units. Two amenity areas are
proposed. Two proposed native vegetation preserve areas total 10.44 acres.
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 archaeological site to be potentially eligible for listing in the National
Register of Historic Places (NRHP), and this was considered during the August 15, 2025, Collier County Historic &
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Item # 9.B
ID# 2025-4348
Archeological Preservation Board (HAPB) meeting. The HAPB approved the applicant's request for a Waiver from the
Required Historical and Archeological Survey and Assessment at its August 15, 2025, meeting. Exhibit F, List of
Development Commitments, included in the attached 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.
The petitioner proposes 60% of the site's total area as usable open space; this standard is set forth in the companion
GMP Amendment for this project.
The proposed maximum building height is 35 feet zoned / 45 feet actual for principal structures.
Guardhouses/gatehouses are proposed at a maximum height of 25 feet, zoned /30 feet actual.
Four deviations from the Land Development Code (LDC) are proposed:
1. To reduce the right-of-way width for local streets from 60 feet to 50 feet;
2. To allow a 5-foot-wide sidewalk on one side of the road terminating in a cul-de-sac in the location shown on the
Master Plan;
3. To allow noncontiguous preserves, and
4. To locate the required littoral planting area within a created flow-way instead of placing the littoral plantings in
the proposed lakes.
In addition to the companion GMPA-PL20230016340, Pre-Application meetings have been conducted for Construction
Plans for roadway improvements on Sabal Palm Road (CNST-PL20240012226) and for Subdivision Plans and Platting
(PPL-PL20240012224).
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
PUDZ- PL20230016342, 341 Sabal Palm Road RPUD, on October 2, 2025.
Members of the public spoke during the Planning Commission hearing, including one speaker who voiced support for
owner-occupied affordable housing, and others who objected to the change in use of the property, noting concerns about
environmental sensitivity in the area, traffic, drainage, and flooding.
The Planning Commission's motion to approve failed by a vote of 2-2. Planning 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.
Planning Commissioners Shea and Colucci were opposed, citing concerns about the County's urbanization into
environmentally sensitive areas.
During the meeting, the applicant made three commitments, which are reflected in the Ordinance attached to this
Executive Summary:
• The Developer shall make $126,000 in down payment assistance available for the 63 income-restricted units as
part of an Essential Service Personnel down payment assistance program. (new Affordable Housing
Commitment included in Exhibit F of the attached Ordinance).
• Pedestrian interconnection added between the Residential Single Family & Two Family Tract and the
Residential Townhouse Tract (shown on Exhibit C of the attached Ordinance).
• The owner will pay its proportionate share toward a traffic signal at the intersection of Sabal Palm Road and
Collier Boulevard and shall obtain the permits for the signal, subject to the County's approval of the signal. The
owner will additionally pay the County's proportionate share for the signal and associated design and
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ID# 2025-4348
permitting. (new Transportation Commitment included in Exhibit F of the attached Ordinance.)
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This project requires Environmental
Advisory Council (EAC) review, as it meets the EAC scope of land development project reviews identified in Section 2-
1193 of the Collier County Codes of Laws and Ordinances. Specifically, the project is requesting a deviation to allow
the preservation areas to be noncontiguous, as required by LDC Section 3.05.07.A.5. Additionally, the applicant seeks to
locate the required littoral planting area within a created flowway rather than placing the littoral plantings in the
proposed lakes. Environmental Services staff recommends approval of the proposed petition. The Planning Commission,
acting as the EAC, voted 2-2 on a motion to approve the petition, so the motion failed. Planning 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. Planning Commissioners Shea and Colucci were opposed, citing concerns about the County's
urbanization into environmentally sensitive areas.
Two Community Development Objectives: Implement prudent and inclusive policy development through effective
planning for transportation, land use, and growth management, and Support comprehensive affordable housing
opportunities.
FISCAL IMPACT: The rezoning, by itself, will have no fiscal impact on Collier County. There is no guarantee that the
project, at build-out, will maximize its authorized level of development. However, if the PUD Rezone is approved, a
portion of the land could be developed, and the new development will result in an impact on Collier County public
facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each
new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities.
Other fees collected prior to issuance of a building permit include building permit review fees. Please note that impact
fees and taxes collected were not included in the criteria used by staff and the Planning Commission to analyze this
petition.
GROWTH MANAGEMENT IMPACT: According to the Future Land Use Map (FLUM), the subject property is
designated as the Sending Subdistrict of the Rural Fringe Mixed Use District of the Agricultural/ Rural Designation. The
purpose of this Subdistrict is to provide a balanced approach, including both regulations and incentives, to protect
natural resources and private property rights, 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 with the
highest degree of environmental value and sensitivity, and generally include significant wetlands, uplands, and habitat
for listed species.
The site is also 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 — Naples Bay and Rookery Bay.
Naples Bay has been adversely impacted over the years by an abundance of fresh water from the Golden Gate Canal,
and Rookery Bay by increased salinity due to insufficient freshwater inflow. The Comprehensive Watershed
Improvement Plan is a county initiative designed to address these adverse impacts through a series of hydrologic
improvements to rebalance these two natural systems, rehydrating approximately 10,000 acres of land within and
adjacent to the Picayune Strand State Forest to reestablish historical flows through this area.
The FLUE language regarding the sending designation of the overlay discourages residential development within
sending designated areas and directs density that can be generated from sending designated areas through the creation of
Transfer of Development Rights (TDR) credits to be reallocated to more appropriate Receiving designated areas; the
maximum density allowed in Sending Lands is one unit per 40 acres or one unit per legal nonconforming lot less than 40
acres.
The petitioner proposes a large-scale Comprehensive Plan amendment to the FLU Element and Map to remove the
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Item # 9.B
ID# 2025-4348
property from the Agricultural/Rural – Rural Fringe Mixed Use District-Sending Lands, Natural Resource Protection
Area Overlay & Belle Meade Hydrologic Enhancement Overlay, and designate it as Agricultural/Rural – Mixed Use
District, 341 Sabal Palm Road Residential Subdistrict.
Based on the TIS and the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of the Transportation
Element of the Growth Management Plan. The Traffic Impact Statement (TIS) indicates that the adjacent roadway
network has sufficient capacity to accommodate this project within the 5-year planning period.
Environmental review staff have found this project to be consistent with the Conservation & Coastal Management
Element (CCME). The project site is 169± acres. A minimum of 90% of 3.01 acres of existing native vegetation is
required to be preserved; the applicant will preserve 10.44 acres, including a flowway area that will be replanted.
The proposed density is 2.5 units per acre (423 units/169± acres), which exceeds the allowable density of one unit per
40 acres. As such, this PUD petition may only be deemed consistent with the FLUE of the GMP if the companion
GMPA-PL20230016340 is approved and goes into effect, and the uses and intensities in this PUD align with those in the
GMPA.
LEGAL CONSIDERATIONS: This is a site-specific rezone to a Residential Planned Unit Development (RPUD)
Zoning District for a project which will be known as 341 Sabal Palm Road RPUD. The burden falls upon the applicant
to prove that the proposed rezone is consistent with all the criteria set forth below. The burden then shifts to the Board
of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary,
discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of
the listed criteria below.
Should this item be denied, Florida Statutes section 125.022(5) requires the County to provide written notice to the
applicant citing applicable portions of an ordinance, rule, statute, or other legal authority for the denial.
Criteria for PUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments
or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the
continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public
expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed RPUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions
on location of improvements, restrictions on design, and buffering and screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with RPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at
least equivalent to the literal application of such regulations.
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9. Will the proposed change be consistent with the goals, objectives, and policies, the future land use map, and the
elements of the Growth Management Plan?
10. Will the proposed RPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested RPUD Rezone result in the possible creation of an isolated district unrelated to adjacent
and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed
incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including
activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance
with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the County?
23. Consider: Whether it is impossible to find other adequate sites in the County for the proposed use in districts
already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be required
to make the property usable for any of the range of potential uses under the proposed zoning classification.
25. Consider: The impact of development resulting from the proposed RPUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance
[Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the RPUD rezone request that the Board of County
Commissioners shall deem important in the protection of the public health, safety, and welfare?
The Board must base its decision on competent, substantial evidence presented in the written materials supplied to it,
including, but not limited to, the Staff Report, Executive Summary, maps, studies, letters from interested persons, and
the oral testimony presented at the BCC hearing, as these items relate to these criteria. The County Attorney’s Office
prepared the proposed Ordinance. This item has been approved as to form and legality, and requires an affirmative vote
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ID# 2025-4348
of four for Board approval. – (HFAC)
RECOMMENDATION(S): To approve Petition PUDZ-PL20230016342, 341 Sabal Palm Road RPUD, and the
proposed Ordinance, subject to approval of the companion GMP Amendment (GMPA-PL20230016340) and with an
effective date linked to the effective date of the GMP Amendment.
PREPARED BY: Ray Bellows, AICP, Zoning Manager
ATTACHMENTS:
1. CCPC Staff Report (10-2 CCPC)
2. Att A - Ordinance - 122325 Sabal PUD
3. Att B - PL20230016342 CCPC Backup (10-2 CCPC)
4. Att C - HAPB Waiver (10-2 CCPC)
5. Att D - NIM Documents (10-2 CCPC)
6. Att E - Public Comment as of 9-9 (10-2 CCPC)
7. Att F - Conservancy of SWFL -SabalPalmCOSWFLDec2025
8. Letters of Objection PL20230016340 - PL20230016342 (10-2 CCPC)
9. Additional Correspondence (through 1-1-26)
10. Affidavit of Sign Posting (10-2 CCPC)
11. Affidavit of Sign Posting BCC 12-2025
12. Affidavit of Sign Posting 2025-26
13. legal ad - agenda IDs 25-4309 & 25-4348 - 341 Sabal Palm Road GMPA & PUDZ - 1.13.26 BCC
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PUDZ-PL20230016342 341 Sabal Palm Rd PUDZ Page 1 of 24
September 25, 2025
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: OCTOBER 2, 2025
SUBJECT: PUDZ-PL20230016342; 341 SABAL PALM RD RPUD
(Companion to GMPA-PL20230016340)
PROPERTY OWNER/AGENT:
Owners:
Jerry J. Smits Robert J. & Pamela Smits
122 W. Hilo Street 113 Jamaica Drive
Naples, FL 34113 Naples, FL 34113
John H. & Mary Grace Smits Henry J. and Beverly A. Jacobs
5920 Webster Street 15538 Calypso Lane
Downers Grove, IL 60516 Orland Park, IL 60462
Donna M. Smits, Trustee
Donna M. Smits Trust dated February 8, 2008
632 Burdette Avenue
Glendale Heights, IL 60139
Applicant/Purchaser:
SWJR Naples I, LLC
430 Bayfront Place
Naples, FL 34102
Agents:
D. Wayne Arnold, AICP
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey
Bonita Springs, FL 34134
Richard D. Yovanovich, Esq.
Coleman, Yovanovich & Koester, P.A.
4001 Tamiami Trail North, Suite 300
Naples, FL 34103
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September 25, 2025
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission consider rezoning
+169.19 acres from the Rural Agricultural Zoning District with Special Treatment Overlay and
Rural Fringe Mixed Use Overlay with Natural Resource Protection Area and Sending Lands
designation (A/ST-RFMUO- Sending Lands-NRPA) to Residential Planned Unit Development
(RPUD) for the 341 Sabal Palm Road RPUD to allow a maximum of 423 dwelling units, with a
commitment that 15% of all units constructed will be dedicated to households earning up to and
including 120% of Collier County’s Area Median Income (AMI).
A companion Growth Management Plan Amendment is requested (GMPA-PL20230016340) to
remove the property from the Agricultural/Rural – Rural Fringe Mixed Use District-Sending
Lands, Natural Resource Protection Area Overlay & Belle Meade Hydrologic Enhancement
Overlay and designate it as Agricultural/Rural – Mixed Use District, 341 Sabal Palm Road
Residential Subdistrict.
GEOGRAPHIC LOCATION:
The property is located at 341 Sabal Palm Road, approximately 1.4 miles east of the intersection
of Sabal Palm Road and Collier Boulevard, within Section 25, Township 50 South, Range 26
East, Collier County, Florida. (See location map below)
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PURPOSE/DESCRIPTION OF PROJECT:
The site is +169.19 acres located approximately 1.4 miles east of the intersection of Sabal Palm
Road and Collier Boulevard and is comprised of one parcel identified as Parcel ID
#00438400007. This site is currently used for a produce/farm stand, a citrus grove known as
South Naples Citrus Grove, and a single-family home. Two naturally vegetated Special
Treatment overlay areas are located on the site, identified as Parcel 25B and 25C. 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 identified the
archaeological site as potentially eligible for listing in the National Register of Historic Places
(NRHP). The Collier County Historic & Archeological Preservation Board (HAPB) approved
the applicant’s request for a Waiver from the Required Historical and Archeological Survey and
Assessment at its August 15, 2025, meeting. See Attachment C for the approved waiver.
The maximum number of units allowed on the site, as per the current A/ST-RFMUO-Sending
Lands-NRPA, is one unit per 40 acres, which equates to four units. Sending Lands designated
properties are encouraged to transfer development rights from these lands to Receiving Lands in
recognition of the Sending Lands' location in an environmentally sensitive area. Affordable
housing bonus density is not applicable to RFMUO-Sending Lands-NRPA designated areas.
The petitioner seeks 419 additional units than is currently allowed, which can only be approved
if the companion GMP Amendment is approved to create a site-specific Future Land Use
designation for the site.
Current Zoning Allowed Density/Units Proposed Zoning Proposed Density/Units
A/ST-RFMUO-Sending
Lands-NRPA
1 unit per 40 acres
4 units
RPUD 2.5 units per acre
423 units
The proposed rezoning to Residential Planned Unit Development (RPUD) is intended to allow
development of the site with up to 423 dwelling units, which calculates to a density of 2.5 units
per acre. Affordable housing commitments are proposed to dedicate 15% of all units
constructed (up to 63 income restricted townhouse units) to households earning up to and
including 120% of Collier County’s Area Median Income (AMI). For a family of four, this
roughly equates to a townhouse price in the range of up to $375,000.
The PUD Master Plan depicts the majority of the site (96 acres) as a tract for single family and
two-family residential use, and an 8.25-acre tract is designated for townhouse use. One access
point is depicted as a gated driveway for the single family and two-family residential tract; a
second access is depicted for the townhouse tract. An emergency only access is proposed for
limited internal connection of the two tracts. The petitioner’s affordable housing commitments
indicate that the townhouses will be the 63 affordable units. Two amenity areas are proposed.
Two proposed native vegetation preserve areas total 10.44 acres.
Proposed maximum building height is 35 feet zoned / 45 feet actual for principal structures.
Guardhouses/gatehouses are proposed at a maximum height of 25 feet, zoned / 30 feet actual.
Four deviations from the Land Development Code (LDC) are proposed:
1. To reduce the right-of-way width for local streets from 60 feet to 50 feet;
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September 25, 2025
2. To allow a 5-foot-wide sidewalk on one side of the road terminating in a cul de sac in
the location shown on the Master Plan;
3. To allow non-contiguous preserves; and
4. To locate the required littoral planting area within a created flow-way instead of placing
the littoral plantings in the proposed lakes.
The request also varies from the typical standards of the LDC related to development standards
for the single- and two-family development tract, the townhouse development tract, and littoral
plantings.
In addition to the companion GMPA-PL20230016340, Pre-Application meetings have also been
conducted for Construction Plans for roadway improvements on Sabal Palm Road (CNST-
PL20240012226) and Subdivision Plans and Platting (PPL-PL20240012224).
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding the proposed 341 Sabal Palm Road RPUD, which
is currently occupied by a single family home and the produce/farm stand and citrus grove
known as South Naples Citrus Grove, with a zoning designation of A/ST-RFMUO-Sending
Lands-NRPA.
North: Beyond Sabal Palm Road is the Hacienda Lakes DRI/PUD Preserve Tract
subject to Conservation Easement and Sending Land Severance Agreement.
East: Picayune Strand State Forest and a 40-acre parcel adjacent to the northeast of
the subject property with a Sending Land Severance Agreement.
South: Hacienda Lakes DRI/PUD Preserve Tract subject to Sending Land Severance
Agreement.
West: Hacienda Lakes DRI/PUD Preserve Tract subject to Sending Land Severance
Agreement.
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
According to the Future Land Use Map (FLUM), the subject property is designated as the
Sending subdistrict of the Rural Fringe Mixed Use District of the Agricultural/ Rural
Designation. The purpose of this Subdistrict is to provide a balanced approach, including both
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September 25, 2025
regulations and incentives, to protect natural resources and private property rights, 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 site is also 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 — Naples Bay and Rookery Bay. Naples Bay has been adversely impacted over
the years by an abundance of fresh water from the Golden Gate Canal and Rookery Bay, from
increased salinity caused by too little freshwater inflow. The Comprehensive Watershed
Improvement Plan is a county initiative designed to address these adverse impacts with a series
of hydrologic improvements to rebalance these two natural systems while rehydrating
approximately 10,000 acres of land within and adjacent to the Picayune Strand State Forest to
reestablish historical flows through this area.
The FLUE language regarding the sending designation of the overlay discourages residential
development within sending designated areas and directs density that can be generated from
sending designated areas through the creation of Transfer of development Rights (TDR) credits
to be reallocated to more appropriate Receiving designated areas; the maximum density allowed
in Sending Lands is one unit per 40 acres or one unit per legal nonconforming lot less than 40
acres.
The petitioner proposes a large-scale Comprehensive Plan amendment to the FLU Element and
Map to remove the property from the Agricultural/Rural – Rural Fringe Mixed Use District-
Sending Lands, Natural Resource Protection Area Overlay & Belle Meade Hydrologic
Enhancement Overlay and designate it as Agricultural/Rural – Mixed Use District, 341 Sabal
Palm Road Residential Subdistrict to allow a maximum of 423 residential dwelling units, with
15% or 63 townhouse units dedicated to be affordable to households earning 120% or less of the
Collier County AMI. For a family of four, this roughly equates to a townhouse price in the
range of $375,000.
The proposed density is 2.5 units per acre (423 units/169.19 acres), which exceeds the allowable
density of one unit per 40 acres. As such, this PUD petition may only be deemed consistent with
the FLUE of the GMP if the companion GMPA-PL20230016340) is approved and goes into
effect, and the uses and intensities in this PUD align with those in the GMPA.
Transportation Element: In evaluating this project, staff reviewed the applicant’s October 24,
2024, Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of
the Growth Management Plan (GMP) using the 2023 Annual Update and Inventory Reports
(AUIR).
Policy 5.1 of the Transportation Element of the GMP states:
“The County Commission shall review all rezone petitions, SRA designation
applications, conditional use petitions, and proposed amendments to the Future Land
Use Element (FLUE) affecting the overall countywide density or intensity of permissible
development, with consideration of their impact on the overall County transportation
system, and shall not approve any petition or application that would directly access a
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deficient roadway segment as identified in the current AUIR or if it impacts an adjacent
roadway segment that is deficient as identified in the current AUIR, or which
significantly impacts a roadway segment or adjacent roadway segment that is currently
operating and/or is projected to operate below an adopted Level of Service Standard
within the five year AUIR planning period, unless specific mitigating stipulations are
also approved. A petition or application has significant impacts if the traffic impact
statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic
is equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is considered to be significant up to the point
where it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff finding: According to the TIS provided with this petition, the proposed development will
generate a projected total of +/- 376 PM peak hour, 2-way trips on the adjacent roadway
segments of Collier Boulevard. The trips generated by this development will occur on the
following roadway links:
Link/Roadway Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected
P.M. Peak
Hour/Peak
Direction
Project Trips
(1)
2024 AUIR
Remaining
Capacity
2024 AUIR
LOS
(Level of
Service)
33.0/ Collier
Boulevard
I-75 to Davis
Boulevard
3,600/NB 27/NB 159 E (2)
34.0/Collier
Boulevard
Davis Blvd to
Rattlesnake
Hammock Rd
3,000/NB 36/NB (249) F (3)
35.0/Collier
Boulevard
Rattlesnake
Hammock Rd to
US-41
3,200/NB 82/NB 676 D
36.1/Collier
Boulevard
US-41 to Wal-
Mart
2,500/NB 32/NB (48) F (4)
75.0/Rattlesnake
Hammock Road
Collier Blvd to
Santa Barbara
Blvd
2,900/WB 32/NB 1,885 B
94.0/US-41
Tamiami Trail
East
Collier Blvd to
Triangle Blvd
3,000//EB 18/EB 1,187 C
95.1/US-41
Tamiami Trail
East
Collier Blvd to
Joseph Ln
3,100/EB 9/EB 1,651 B
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(1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the October 24, 2024, Traffic Impact
Statement provided by the petitioner.
(2) Trip Bank Expected Deficient in 2027. Deficiency is not due to proposed development. Planned improvements
at I-75 interchange and expansion of Collier Boulevard north of Golden Gate Canal are expected to improve the
road network.
(3) Existing Deficiency due to Trip Bank. Deficiency is not due to proposed development. Planned improvements
at I-75 interchange and expansion of Collier Boulevard north of Golden Gate Canal are expected to improve the
road network.
(4) Existing Deficiency in 2027. Trip Bank deficiency is not due to proposed development. This roadway link is
FDOT jurisdiction.
Based on the TIS and the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1
of the Transportation Element of the Growth Management Plan. The Traffic Impact Statement
(TIS) indicates that the adjacent roadway network has sufficient capacity to accommodate this
project within the 5-year planning period.
Conservation and Coastal Management Element (CCME): Environmental review staff have
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site is 169.19 acres. A minimum of 90% of the existing 3.01 acres of
native vegetation must be preserved; the applicant will preserve 10.44 acres, including a
flowway area that will be replanted.
GMP Conclusion: The GMP is the prevailing document to support land use decisions, such as
this proposed rezoning. Staff is required to make a recommendation regarding a finding of
consistency or inconsistency with the overall GMP as part of the recommendation for approval,
approval with conditions, or denial of any rezoning petition.
This petition cannot be approved until the companion GMPA is adopted and goes into effect
with an effective date linked to the effective date of the companion GMPA.
STAFF ANALYSIS: Staff has completed a comprehensive evaluation of this land use petition,
including the criteria upon which a recommendation must be based, specifically noted in LDC
Section 10.02.13.B.5, Planning Commission Recommendation (referred to as the “PUD
Findings”), and Section 10.02.08.F, Nature of Requirements of Planning Commission Report
(referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s
recommendation. An evaluation relative to these subsections is discussed below, under the
heading “Zoning Services Analysis.”
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. A minimum of 90% of the existing 3.01 acres of native vegetation
must be preserved; however, the Master Concept Plan provides for 10.44 acres of preserve
onsite. The subject property is adjacent to Hacienda Lakes PUD preservation lands to the west
and south and preservation land in Picayune Strand State Park on the eastern property boundary.
The environmental data indicates the proposed project is in an area that has the potential to
contain a variety of protected animal species. Listed wildlife species observed on the site
include American Alligator (Alligator mississippiensis), Little blue Heron (Egretta caerulea),
snowy egrets (Egretta thula), white ibis (Eudocimus alba), and Tricolored herons (Egretta
tricolor). Big Cypress Fox Squirrels were observed onsite, and two squirrel nests were
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September 25, 2025
observed on the subject property. These species are transient; therefore, follow-up evaluations
will need to occur to ensure appropriate protection.
The Environmental Data indicates the property is located inside the primary zone for Florida
Panther (Felis concolor coryi). There were no direct observations of panthers onsite; however,
telemetry data indicates Florida panthers have been documented within and around the
boundary of the proposed project. Consultation with the U.S. Fish & Wildlife Service (FWS) to
obtain panther mitigation will be required. The proposed project is located within the FWS
consultation area for Bonneted Bats (Eumops floridanus). Several trees with cavities were
observed; however, no evidence was found indicating Bonneted Bats were utilizing the trees.
The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the
presence of Black bear (Ursus americanus floridanus) in the area. A black bear management
plan must be included at PPL or SDP review. The property contains potential habitat for
caracaras (Caracara cheriway); however, no caracaras were observed on-site. The proposed
project is not located within the core foraging area (18.6-mile CFA) of Wood Stork (Mycteria
americana) colonies; the nearest colony is 18.6 miles from the subject property; no Wood
Storks were observed on-site. Additionally, the property contains potential habitat for the
Eastern indigo snake (Drymarchon corais couperi). Consultation with the US Federal Wildlife
Service (USFWS) and the Florida Fish and Wildlife Conservation Commission (FWCC)
regarding guidelines and permitting requirements will be required before construction. Finally,
Wild pine air plants (Tillandsia balbisiana) listed as a ‘Less Rare Plants,’ have been observed
on the property and will be protected per LDC 3.04.03.
Nest and cavity trees have been observed on the property, providing roosting habitat for
multiple listed species. Additional observations will need to be made before construction
activity can take place. Since Picayune Strand State Forest and Hacienda Lakes preservation
lands border the subject property, a combination of fence or wall must be installed to create a
buffer to the adjacent preservation lands and discourage large mammals from entering the
proposed development.
The petitioner included an alternative to LDC standards in the companion GMP Amendment
that littoral shelf planting area shall be established within the flowway designated area, totaling
7% of the wet detention pond area within the surface water management system. Environmental
staff recognizes the concentration of a restored preservation area as part of the water
management system will meet the intent of the littoral planting requirement. The proposed
water management system will be designed to recreate wetland function, maximize its habitat
value, and minimize maintenance efforts. The design is to improve water quality and provide
habitat for a variety of aquatic species and birds. Therefore, it is reasonable to allow for some
flexibility in the design and the location of the required littoral planting areas.
Transportation Review: The Transportation Planning staff has reviewed the petition for
compliance with the GMP and the LDC. Transportation Planning Staff recommends approval
of the proposed 341 Sabal Palm Road PUDZ.
Utility Review: The project lies within the regional potable water service area and the south
wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and
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September 25, 2025
wastewater services are available via existing infrastructure, and sufficient water and
wastewater treatment capacities are available.
Developer commitments are listed under the “General” section of “EXHIBIT F” of the attached
Draft Ordinance.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide
sufficient capacity to serve the project will be the responsibility of the owner/developer and will
be conveyed to the CCWSD at no cost to the County at the time of utilities acceptance.
Housing Policy & Economic Development Review: The development proposes to include 15%
of the residential units (63 units) as Owner-Occupied Affordable Housing, restricted to
households at or below 120% of the Area Median Income (AMI).
For reference, the 2025 Florida Housing Finance Corporation Income Limits are:
A Restrictive Covenant will be recorded on the affordable for-sale units, requiring them to be
initially and subsequently sold to qualifying households for a period of 30 years from the
Certificate of Occupancy of each unit.
The need for affordable housing units is great in Collier County, as the University of Florida
Shimberg Center for Housing reports that there are currently 51,368 cost burdened households
in Collier County, with 25,687 of those spending more than 50% of their monthly income on
housing expenses.
The Median home sales price in Collier County is $659,000 (Single Family Homes- $800,000,
Condos- $466,000). Prices in Naples have increased 73% from pre-COVID prices. 63% of sales
are cash deals. Source: NABOR Market Report, Feb 2025
Approval of this development will assist Collier County in addressing the continued need for
affordable housing.
Stormwater Management Review: Per current FEMA FIRM, this site is in approximate flood
zones AE 8.5 – 9.5. Building Finished Floor Elevations (FFE) shall be Base Flood Elevation
(BFE) plus one foot or the 100 year 3-day stormwater design flood elevation, whichever is
higher.
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The existing ground topography slopes toward the south; site grades vary in the approximate
range of 8.0 to 9.0 feet NAVD. The existing site includes significant interior surface drainage
works and ditches serving the current farm field operations. The site is flanked to the east and
west by shallow ditches, presumably conveying onsite and offsite drainage towards the south.
The site is within the existing SFWMD Environmental Resource Permit (ERP) #11-00201-S.
A new ERP will be required for the change of land use or proposed development; the existing
farming operational status based on the pumped system will have to be modified. Ultimate
discharge is into the Henderson Creek Canal and the adjacent undeveloped Belle Meade Basin
south. Allowable discharge rate is 0.04 cfs/ acre.
The future surface water management system will have to maintain any drainage connectivity
currently served by this basin. Any offsite drainage through the site from upstream areas north
of Sabal Palm Road will have to be maintained, particularly in locations served by existing
roadway cross-drainage. The hydrology of adjacent or surrounding wetlands cannot be
adversely impacted by proposed development.
Project water quality retention and detention criteria shall be one hundred and fifty percent
(150%) of the volumetric requirements provided in the ERP AH Vol II for use within the
geographic limits of the SFWMD (2014).
Allowable project off-site discharge rate shall not exceed discharge rate of Belle Meade South
Basin (0.04 cfs/ acre) and shall be computed using a storm event of 3-day duration and 25-year
return frequency.
Collier County Emergency Medical Services: Access to CR 951 leaving Sabal Palm Road is
right-turn only (northbound). Turning movements will be evaluated for EMS needs at time of
site development permit review.
Historic Preservation Review: Two naturally vegetated Special Treatment overlay areas are
located on the site, identified as Parcel 25B and 25C. 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 archeological site has been found by the Florida Division of Historical Resources to be
potentially eligible for listing in the National Register for Historic Places (NRHP).
The HAPB approved the applicant’s request for Waiver from Required Historical and
Archeological Survey and Assessment at its August 15, 2025, meeting. See Attachment C for
the approved waiver.
In order to protect historical or archeological resources should they be discovered during
construction, Land Development Code standards will apply to ensure protection. Exhibit F, List
of Development Commitments, included in the attached Draft 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.
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Zoning Services Review: Zoning Division staff has evaluated the proposed uses related to
intensity and compatibility. The density of the proposed development is 2.5 units per acre (423
units on 169.19 acres), which exceeds the allowable density of one unit per 40 acres and can
only be achieved if the companion GMP Amendment (PL20230016340) is approved.
The subject site lies approximately 1.4 miles east of Collier Boulevard and 0.4 miles east of the
limits of the Urban Residential Fringe Subdistrict. The site lies within the area designated on the
Future Land Use Map as Sending Lands of the Rural Fringe Mixed Use District and Natural
Resource Protection Area (NRPA) and Belle Meade Hydrological Enhancement Overlay
(BMHEO). Picayune Strand State Forest surrounds the site to the east, and Hacienda Lakes
Preserve Tracts are located to the north, west, and south. Because of this location and the
associated environmental value and sensitivity, including significant wetlands, uplands, and
habitat for listed species, County policies encourage development potential to be transferred
from the site (known as Transfer of Development Rights or TDRs) to more suitable locations
known as Receiving Lands.
West of the site along Sabal Palm Road toward the intersection of Collier Boulevard, the
development pattern includes a rural residential enclave, where homes typically occupy 5-acre
or 10-acre lots, Rockedge PUD (Tamarindo) approved for 266 dwelling units with density of
2.5 units per acre accomplished with Transfer of Development Rights, and Winding Cypress
PUD/DRI (Verona Walk) approved for 2,854 dwellings at a density of 1.48 units per acre. The
Hacienda Lakes DRI/PUD, which extends north of the subject site, is approved at an overall
project density of 0.78 units per acre, achieved through the Transfer of Development Rights.
The table below summarizes the nearby PUDs.
PUD
Future Land Use
designation
Density
Rockedge PUD (Tamarindo) Urban Residential Fringe
2.5 units per acre accomplished
with Transfer of Development
Rights
Winding Cypress PUD/DRI
(Verona Walk) Urban Residential Fringe 1.48 units per acre
Hacienda Lakes DRI/PUD
Urban Residential Fringe
& Rural Fringe-Sending-
NRPA
0.78 units per acre
accomplished with Transfer of
Development Rights
Proposed 341 Sabal Palm
Road RPUD
Rural Fringe-Sending-
NRPA-BMHEO
(GMP Amendment
proposes new site-
specific designation)
2.5 units per acre
The proposed development is more intense than the nearby rural residential enclave to the
northwest, where homes typically occupy 5-acre or 10-acre lots. It is also proposed at a greater
density than the nearest PUDs despite being located east of the urbanized area and the Urban
Residential Fringe.
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The Master Plan depicts a residential subdivision occupying the majority of the site, with a
designated flowway area and 10.44 acres of preserves. The site is not in an urbanized area. To
provide a transition from this development to adjoining environmentally sensitive Conservation
lands, the petitioner proposes a 30-foot-wide Type A landscape buffer with a 10-foot-high
wall/fence along the project perimeter, except where abutting the project flowway, preserve, or
Sabal Palm Road.
Per LDC Section 4.07.02.E. governing minimum dimensional standards for PUDs:
1. …dimensional standards within any tract or increment of the proposed PUD shall
conform to the minimum dimensional and other standards of the zoning district to which
it most closely resembles in type, density, and intensity of use. Where there is
uncertainty, the more restrictive standards shall apply.
2. Variation from these minimum dimensional standards may be approved if the PUD
demonstrates unique or innovative design. For purposes of this section, examples of
unique and innovative design may include, but are not limited to:
a. Providing usable common open space within individual tracts or increments to
offset and compensate for decreases in typical lot sizes or yard requirements.
b. Providing for public access to open space areas beyond the boundaries of the
property.
c. The use(s) occurring within the PUD are such that compatibility with surrounding
uses can be assured by applying different requirements than would be applicable
under another zoning district.
d. Providing places for public assembly, such as parks and plazas, which are linked
together and centrally located to ensure accessibility.
e. Siting buildings and dwelling units to provide optimum access to open space areas.
f. Providing for the integration and preservation of natural resources with
development, through conservation of natural resources such as streams,
lakes, flood plains, groundwater, wooded areas, and areas of unusual beauty or
importance to the natural ecosystem.
g. Providing certain personal services, offices and convenience shopping goods to
residents of the PUD having the effect of reducing the number of vehicular trips for
these purposes to destinations outside of the PUD.
h. Providing a suitable neighborhood park, as determined on a case-by-case basis by
the Board of County Commissioners.
The requested dimensional standards vary from the typical standards of the LDC for the single-
and two-family development tract and the townhouse development tract; however, the PUD
does not demonstrate unique or innovative design as required in LDC Section 4.07.02.E.2.
Below is an evaluation of these three variations in dimensional standards that would typically
apply compared to those proposed.
Dimensional standards for the single- and two-family development tract
The zoning district that most closely resembles the single- and two-family tract is the RMF-6
district. In the table below, standards for the RMF-6 district are compared to the proposed
standards for the 341 Sabal Palm Road RPUD found in the Development Standards Table I in
Exhibit B of the draft Ordinance (Attachment A).
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The proposed standards are significantly reduced from the most similar zoning district;
however, the reduction in standards has not translated to a unique or innovative design of the
PUD as described in LDC Section 4.07.02.E.2.; the development footprint spans all of the
169.19 acre site except for the 10.44 acres that are preserved and additional acreage required to
assist with maintaining the flowway.
Dimensional standards for the townhouse development tract
The County standards that most closely resemble the townhouse tract are found in LDC Section
5.05.07. In the table below, County standards for townhouse development are compared to the
proposed standards for the 341 Sabal Palm Road RPUD found in the Development Standards
Table I in Exhibit B of the draft Ordinance (Attachment A).
The proposed standards are significantly reduced from the County standards; however, the
reduction in standards has not translated to a unique or innovative design of the PUD as
described in LDC Section 4.07.02.E.2.; the development footprint spans all of the 169.19 acre
site except for the 10.44 acres that are preserved and additional acreage required to assist with
maintaining the flowway.
Development Standard
RMF-6 Standards
LDC Sec. 4.02.01
Proposed 341 Sabal Palm
Road RPUD
Min. Lot Area – Single family 6,500 s.f. 4,000 s.f.
Min. Lot Area – Duplex 12,000 s.f. n/a
Min. Lot Area – 2 Family n/a 3,500 s.f.
Min. Lot Width – Single family 60’ 40’
Min. Lot Width – Duplex 80’ n/a
Min. Lot Width – 2 Family n/a 35’
Min. Front Yard 25’
20’ (front facing garages
provide 23’ from the
sidewalk to the garage)
Min. Side Yard 7.5’ 5’
Min. Rear Yard 20’ 10’
Development Standard
LDC Sec. 5.05.07 Townhouse
Development
Proposed 341 Sabal Palm
Road RPUD
Min. Lot Area 2,500 s.f. 1,600 s.f.
Min. Lot Width 30’ 16’
Min. Front Yard 20’
20’ (front facing garages
provide 23’ from sidewalk to
the garage)
Min. Side Yard
0’, otherwise 10’ or ½ the sum
of the heights of walls facing
each other, whichever is greater 0’ if attached, 5’ if detached
Min. Rear Yard 10’ 10’
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Dimensional standards for open space
The petitioner proposes 60% of the total area of the site as usable open space, which is less than
the 70% required in the RFMUD (Receiving Lands) 1. The proposed 60% open space standard
is put forth in the companion GMP Amendment for this project. In the table below, Code
requirements for open space are compared to the proposed standard for the 341 Sabal Palm
Road RPUD per language in the GMP Amendment.
Usable Open Space Standards per LDC
Proposed 341 Sabal Palm Road RPUD
Open Space
RFMUO-Receiving: min.
70%
Min. 70%; 118.4 acres
min. 60%; 101.5 acres
RFMUO-Receiving with
affordable housing and
clustering: min. 50%
Min. 50%; 84.6 acres
Urban area RPUDs: min.
60%
Min. 60%; 101.5 acres
Alternatively, the project could align with the similar RMFUO-Receiving district conditions
that allow a minimum of 50% usable open space if the project provides affordability per the
standards of LDC Section 2.06.00, along with a clustered design. “Clustering” in land planning
terms is a land use pattern in which related activities are located close together, typically within
convenient walking distances. Cluster layouts preserve the rural character of land by retaining
stretches of open space and directing development away from natural and agricultural areas,
etc., by limiting development to a small footprint on the site. Furthermore, cluster developments
typically offer varied recreational opportunities, open space preservation, design flexibility, and
lower construction costs, for example, the extension of infrastructure (utilities and roads) is
limited throughout the site.
Below are the Collier County Land Development Code definitions for “cluster” and “cluster
development”:
Cluster: Concentrating or grouping buildings more closely than in conventional
arrangements, locating such buildings on a limited portion of a development site, in
order to allow for open space or preservation of natural features.
Cluster development: A design technique allowed within residential zoning districts or
where residential development is an allowable use. This form of development employs a
more compact arrangement of dwelling units by allowing for, or requiring as the case
may be, reductions in the standard or typical lot size and yard requirements of the
applicable zoning district, in order to: increase common open space; reduce the overall
1 The GMP was amended in May 2023 to allow increased density of up to 12.2 DU/AC with a minimum required
usable open space of 50% on Receiving Lands for affordable housing projects that employ clustering and adhere to the
affordable housing provisions in LDC Section 2.06.00. The proposed PUD is designated as Sending Lands (not
Receiving Lands) and does not employ clustering and does not adhere to all the affordable housing provisions in LDC
Section 2.06.00.
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development area; reduce alterations and impacts to natural resources on the site; to
preserve additional native vegetation and habitat areas; and, to reduce the cost of
providing services, including but not limited to central sewer and water.
The project site is uniquely positioned where RFMU-Sending Lands are designated and natural
preserved lands are to the north, south, east, and west. Considering the applicant intends for
residential development that exceeds the allowable units per Sending Lands policy, staff looks
to the RFMU-Receiving Lands policies as potentially comparable. The proposed PUD does not
align with the standard 70% open space requirement that typically applies in the RFMU-
Receiving Lands and does not meet criteria for the minimum 50% open space that typically
applies to affordable housing projects in the RFMU-Receiving Lands because the PUD does not
adhere to all the affordable housing provisions of LDC Section 2.06.00, and the Master Plan
does not demonstrate clustered development; instead the development area expands across a
majority of the site with a flowway designated area and 10.44 acres of preserves and two
separate amenity centers are proposed.
CONCURRENT LAND USE APPLICATIONS:
In addition to the companion GMPA-PL20230016340, the applicant has submitted Construction
Plans for roadway improvements on Sabal Palm Road (CNST-PL20240012226), and
Subdivision Plans and Platting (PPL-PL20240012224).
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08.”
1. The suitability of the area for the type and pattern of development proposed in relation
to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
The land is characterized by its location in a rural area where Hacienda Lakes DRI/PUD
conservation lands are to the west and south, and conservation land of Picayune Strand
State Forest is on the eastern property boundary. The environmental data indicates the
proposed project is in an area that has the potential to contain a variety of protected
animal species. 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 identified the archaeological site as potentially eligible for
listing in the National Register of Historic Places (NRHP), and this was considered
during the August 15, 2025, Collier County Historic & Archeological Preservation
Board meeting. The HAPB approved the applicant’s request for Waiver from Required
Historical and Archeological Survey and Assessment at its August 15, 2025, meeting.
See Attachment C for the approved waiver. Exhibit F, List of Development
Commitments, included in the attached Draft 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
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development activity should any archeological evidence be discovered during
construction.
The proposed development is more intense than the nearby rural residential enclave to
the northwest, where homes typically occupy 5-acre or 10-acre lots. It is also proposed
at a greater density than the nearest PUDs. While the dimensional standards are
reduced, the resulting plan of development does not demonstrate unique or innovative
design.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing operation
and maintenance of such areas and facilities that are not to be provided or maintained
at public expense.
The County Attorney’s Office reviewed documents submitted with the application and
demonstrate unified control.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the [GMP].
Comprehensive Planning staff finds that the proposed PUD will only be consistent with
the GMP upon adoption of the companion GMPA-PL20230016340.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
The site is not in an urbanized area. To provide transition from this development to
adjoining environmentally sensitive Conservation lands, the petitioner proposes a 30-
foot wide Type A landscape buffer with a 10-foot high wall/fence along the project
perimeter except where abutting the project flowway, preserve or Sabal Palm Road.
The proposed development is more intense than the nearby rural residential enclave to
the northwest, where homes typically occupy 5-acre or 10-acre lots. It is also proposed
at a greater density than the nearest PUDs. While the dimensional standards are
reduced, the resulting plan of development does not demonstrate unique or innovative
design.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The petitioner proposes 60% of the total area of the site as open space, which aligns with
the required minimum 60% open space that must be provided for residential only PUDs
per LDC Section 4.07.02 G.1. and less than the 70% required in the RFMUD (Receiving
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Lands) 2. The proposed 60% open space standard is put forth in the companion GMP
Amendment for this project.
6. The timing or sequence of development for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at the
first development order (SDP or Plat), at which time a new TIS will be required to
demonstrate turning movements for all site access points. The development must
comply with all other applicable concurrency management regulations when
development approvals, including but not limited to any plats and or site development
plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
Expansion is not feasible beyond the proposed PUD perimeter because the property is
bounded by Picayune Strand State Forest and lands that will be preserved in perpetuity
per Sending Land Severance Agreements.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
Four deviations are requested from the LDC in connection with this request to rezone to
RPUD. See the Deviations discussion beginning on page 21 of this staff report.
REZONE FINDINGS:
LDC Subsection 10.02.08 F. states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall
show that the planning commission has studied and considered the proposed change in relation
to the following when applicable.”
1. Whether the proposed change will be consistent with the goals, objectives, & policies
of the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff finds that the proposed PUD will only be consistent with
the GMP upon adoption of the companion GMPA-PL20230016340.
2 The GMP was amended in May 2023 to allow increased density of up to 12.2 DU/AC with a minimum required
usable open space of 50% on Receiving Lands for affordable housing projects that employ clustering and adhere to the
affordable housing provisions in LDC Section 2.06.00. The proposed PUD is designated as Sending Lands (not
Receiving Lands) and does not employ clustering and does not adhere to all the affordable housing provisions in LDC
Section 2.06.00.
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September 25, 2025
2. The existing land use pattern.
The surrounding land uses are described in the Surrounding Land Use and Zoning
section on page 4 of this staff report.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The rezoning will result in an isolated PUD surrounded by Picayune Strand State Forest
and lands that will be preserved in perpetuity per Sending Land Severance Agreements.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The property is agriculturally designated which corresponds to the historic use of the site
as a single family home, grove and market. The zoning designation of RFMUO-
Sending-NRPA was designated based on data and analysis that deemed land in this
location to be valuable for preservation, considering environmental, drainage, and
wildlife conditions.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary but is being requested in compliance with the
LDC provisions to seek such changes. The petitioner believes the rezoning is necessary
for the purpose of constructing a residential subdivision.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The neighborhood and living conditions are characterized by the rural and natural lands
in vicinity of the site, which include Hacienda Lakes DRI/PUD preservation lands to the
west and south of the site and preservation land in Picayune Strand State Forest on the
east side of the site. The proposed development is more intense than the nearby rural
residential enclave to the northwest, where homes typically occupy 5-acre or 10-acre
lots.
Any offsite drainage through the site from upstream areas north of Sabal Palm Road will
have to be maintained, particularly in locations served by existing roadway cross-
drainage. The hydrology of adjacent or surrounding wetlands cannot be adversely
impacted by proposed development.
Roadway improvements are proposed to bring the substandard segment of Sabal Palm
Road fronting the site to County standards as enumerated in Exhibit F, Transportation
Commitment B, of the attached Draft Ordinance.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
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The roadway infrastructure has adequate capacity to serve the proposed project at this
time as outlined above, i.e., GMP consistent at the time of rezoning, as evaluated as part
of the GMP Transportation Element consistency review. Operational impacts will be
addressed at the time of the first development order (SDP or Plat). Additionally, the
project’s development must comply with all other applicable concurrency management
regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
Ultimate discharge is into the Henderson Creek Canal and adjacent undeveloped Belle
Meade Basin south. Allowable discharge rate is 0.04 cfs/ acre. The future surface water
management system will have to maintain any drainage connectivity currently served by
this basin. Any offsite drainage through the site from upstream areas north of Sabal
Palm Road will have to be maintained, particularly in locations served by existing
roadway cross-drainage. The hydrology of adjacent or surrounding wetlands must not be
adversely impacted by the proposed development.
Project water quality retention and detention criteria shall be one hundred and fifty
percent (150%) of the volumetric requirements provided in the ERP AH Vol II for use
within the geographic limits of the SFWMD (2014).
Allowable project off-site discharge rate shall not exceed the discharge rate of Belle
Meade South Basin (0.04 cfs/ acre) and shall be computed using a storm event of 3-day
duration and 25-year return frequency.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated that this RPUD will reduce light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
area.
Transition from an agricultural zoning designation to a residential planned unit
development designation that allows for development of 423 dwelling units typically has
the effect of an increase in property value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
Existing regulations mandate preservation of adjacent lands and enhancement of
hydrologic conditions to restore natural flow ways and rebalance freshwater flows into
two natural systems — Naples Bay and Rookery Bay. The Comprehensive Watershed
Improvement Plan is a county initiative that involves a series of hydrologic
improvements to rebalance these two natural systems, thereby rehydrating
approximately 10,000 acres of land within and adjacent to the Picayune Strand State
Forest, and reestablishing historical flows through this area.
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To avoid adversely impacting these regulatory objectives, any offsite drainage through
the site from upstream areas north of Sabal Palm Road will have to be maintained,
particularly in locations served by existing roadway cross-drainage. The hydrology of
adjacent or surrounding wetlands cannot be adversely impacted by proposed
development.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
If the proposed development complies with the GMP, then that constitutes a public
policy statement supporting zoning actions when they are consistent with said
Comprehensive Plan. Should approval of the proposed GMP Amendment be granted,
the proposed change would not constitute a grant of special privilege. Consistency with
the FLUE is determined to be a public welfare relationship because actions consistent
with the County’s comprehensive plan are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The property is currently in use in accordance with the existing zoning.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
County objectives for the property are for preservation and hydrologic enhancement per
the site’s current designation in the Rural Fringe Mixed Use District-Sending Lands,
Natural Resource Protection Area Overlay & Belle Meade Hydrologic Enhancement
Overlay. The proposed development is more intense than the nearby rural residential
enclave to the northwest, where homes typically occupy 5-acre or 10-acre lots. It is also
proposed at a greater density than the nearest PUDs. The proposed project layout is
consistent with a suburban style PUD, typical of the County’s urban designated future
land use areas. The site is not in an urbanized area. To provide transition from this
development to adjoining environmentally sensitive Conservation lands, the petitioner
proposes a 30-foot wide Type A landscape buffer with a 10-foot high wall/fence along
the project perimeter except where abutting the project flowway, preserve or Sabal Palm
Road.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC. Staff does not
review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
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September 25, 2025
The site is currently an agricultural operation/grove. As with most development
projects, a significant amount of site alteration will be required to develop the proposed
residential subdivision.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The development will have to meet all applicable criteria set forth in the LDC regarding
Adequate Public Facilities. The project must also be consistent with all applicable goals
and objectives of the GMP regarding adequate public facilities. This petition has been
reviewed by county staff responsible for jurisdictional elements of the GMP as part of
the rezoning process, and staff have concluded that conditions of the PUD provide for
public facility adequacy.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
DEVIATION DISCUSSION
The petitioner seeks four deviations from the requirements of the LDC. The deviations are
directly extracted from Exhibit E of the attached Draft Ordinance. The petitioner’s rationale and
staff analysis/ recommendation are outlined below.
Proposed Deviation #1: (Local streets)
Deviation 1 seeks relief from LDC Section 6.06.01, “Street System Requirements” and
“Appendix B, Typical Street Sections and Right-of-Way Design Standards”. The LDC
establishes a minimum 60-foot right of way width for local streets. This deviation proposes to
instead allow for private roads within the site to be located in a 50-foot wide access easement or
Right-of-Way.
Petitioner’s Justification: Number of lanes, required lane width, and other infrastructure can
be accommodated within the proposed 50-foot access easements or rights of way and the
reduction in the minimum required width will provide for a more efficient and compact
development project.
Staff Analysis and Recommendation: Staff recommends APPROVAL, finding in compliance
with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be
waived without detrimental effect on the health, safety, and welfare of the community” and in
compliance with LDC section 10.02.13.B.5.h, the petitioner as demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of
such regulations.”
Proposed Deviation #2: (Sidewalks)
Deviation 2 seeks relief from LDC Section 6.06.02 A.2., Sidewalks, bike lane and pathway
requirements which requires sidewalks and bike lanes must be constructed within public and
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private rights-of-way or easements, which are internal to the site, as follows: Local/Internal
Access way: Sidewalks – both sides, 5 feet wide... to instead allow a sidewalk, 5 feet wide on
one side of an internal cul-de-sac as shown on the conceptual PUD master plan.
Petitioner’s Justification: The proposed roads are private, low speed, and internal to the site. A
sidewalk on one side of the cul-de-sac will provide sufficient pedestrian facilities and maintain
public safety.
Staff Analysis and Recommendation: Staff recommends APPROVAL, finding in compliance
with LDC section 10.02.13.A.3., the petitioner has demonstrated that “the element may be
waived without detrimental effect on the health, safety, and welfare of the community” and in
compliance with LDC section 10.02.13.B.5.h, the petitioner as demonstrated that the deviation
is “justified as meeting public purposes to a degree at least equivalent to literal application of
such regulations.”
Proposed Deviation #3: (Preservation interconnectivity)
Deviation 4 seeks relief from LDC Section 3.05.07.A.5, which establishes the preservation site
location criteria, “Preservation area shall be interconnected within the site and to adjoining off-
site preservation areas or wildlife corridors” to allow the onsite preserves to be non-contiguous.
Petitioner’s Justification: The deviation is warranted due to several factors. One, the site has
been previously impacted through the on-going citrus grove operations, which resulted in the
preservation of one wetland area near Sabal Palm Road consisting of approximately 2.5 acres
of native habitat and another small area less than .6 acre of native habitat located near the
western property boundary. The two areas are not contiguous today. The proposed master plan
identifies the preservation of the vegetated area near Sabal Palm Road. The plan proposes to
establish a marsh/flow-way along the western and southern portions of the site. This flow-way
area will be revegetated with wetland species and be contiguous to the off-site wetlands which
are presently in a conservation easement. The flow-way littoral area will meet the County
native habitat definition following the enhancement activities and is in itself of sufficient size to
meet the preservation acreage requirements under the LDC. The isolated wetland preserve near
Sabal Palm Road is also of sufficient size by itself to meet the native vegetation retention
requirements. Since either would be sufficient to meet the requirement on their own, the two
together are more than is required when, though they are not continuous.
Staff Analysis and Recommendation: Environmental staff recommend the APPROVAL of the
deviation request. The property has historically existed as a citrus farm and associated
agriculture uses. Since the locations of the existing vegetated area have been maintained in its
existing configuration, it prevents the required interconnectivity for the preserved areas required
by LDC Section 3.05.07.A.5. The removal of invasive exotic plants and enhancements will
improve the proposed preservation areas. Environmental Services staff support the deviation
request to allow the preservation areas to not be contiguous.
Proposed Deviation #4: (Littoral Shelf Planting Area)
Deviation 4 seeks relief from LDC Section 3.05.10.A.2, which requires the littoral shelf
planting area to be concentrated in a single location, preferably next to a preserve area, to
maximize habitat value and reduce maintenance, to instead allow the required littoral planting
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area to located in the flow way adjacent to and as part of the preserve area totaling seven
percent (7%) of the wet detention pond area within the surface water management system.
Petitioner’s Justification: All of the interconnected lakes within the stormwater management
system will be adjacent to residential lots, while the preferred location criteria of the LDC in
Sec. 3.05.10.A.2. suggests making littoral adjacent to a preserve area. Location littoral planting
adjacent to platted lots would cause maintenance and aesthetic issues. The surface water
management system will mitigate phosphorus and nitrogen nutrients to the pre-development
conditions according to the SFWMD requirements. Further, a Homeowner’s Association will be
established to adhere to the Stormwater Pollution Prevention Plan developed for the Surface
Water Management System. Concentrating the littoral areas at the end of the flow way adjacent
to the preserve will be beneficial by providing an additional level of nutrient treatment before
entering the preserve.
In addition to the secondary polishing effect, utilizing the preserved area as littoral area will
create a mixed marsh and prairie habitat for a wading bird foraging area. Mechanical grading
of the preserve to include depressions and low-lying areas will create forging opportunities and
support a freshwater marsh community, with some fringe areas being wet prairie community.
Mechanical clearing of the area will eliminate all exotics from the preserve area and after
grading, the shallow portions of the preserve will be planted with native wetland species, while
the deeper portions will remain unplanted so that foraging availability is not impacted by
competing vegetation.
Staff Analysis and Recommendation: Environmental staff recommend APPROVAL for this
deviation request because the concentration of a restored preservation area as part of the water
management system will meet the intent of the littoral planting requirement. The proposed
water management system will be designed to recreate wetland function, maximize its habitat
value, and minimize maintenance efforts. The design is to improve water quality and provide
habitat for a variety of aquatic species and birds. Therefore, it is reasonable to allow for some
flexibility in the design and the location of the required littoral planting areas.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The petitioner conducted two Neighborhood Information Meetings (NIMs).
The first NIM was on August 7, 2024, at the South Regional Library located at 8065 Lely
Cultural Parkway. The meeting was also broadcast via ZOOM. The meeting began at 5:30
p.m. and ended 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 will be gated, and the agent
indicated it will likely be gated. Concerns were raised about impacts to the wildlife that are
prevalent in the area. Attendees voiced concerns about traffic on Sabal Palm Road and
questioned whether the two-lane roadway would be adequate for the additional traffic caused by
the development. The petitioner’s representative advised 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 along Sabal Palm Road would be
Page 705 of 14062
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September 25, 2025
improved when the roadway is upgraded. Attendees inquired about the extension of water and
sewer services to the site and whether neighboring properties would be required to connect.
The second NIM was on August 18, 2025, at the South Regional Library located at 8065 Lely
Cultural Parkway. For this NIM, notices were mailed to property owners within one mile per
direction discussed during the May 27 BCC Transmittal Hearing for the companion GMPA.
The meeting was also broadcast via ZOOM. The meeting began at 5:30 p.m. Approximately
70 people were present. Attendees voiced concern about traffic, drainage, and impeding water
flow from the north, wildfire safety, and wildlife impacts. The petitioner representative advised
that the developer will pay a proportionate share of the cost if a traffic signal is warranted at the
intersection of Sabal Palm Road and Collier Boulevard.
See Attachment D for the NIM documentation.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW
This project requires Environmental Advisory Council (EAC) review, as it falls within the
scope of land development project reviews identified in Section 2-1193 of the Collier County
Codes of Laws and Ordinances. Specifically, the project is requesting a deviation to allow the
preservation areas not to be contiguous, as required by LDC Section 3.05.07.A.5. Additionally,
the applicant seeks to locate the required littoral planting area within a created flowway instead
of placing the littoral plantings in the proposed lakes. Environmental Services staff recommends
approval of the proposed petition.
HISTORIC ARCHEOLOGICAL PRESERVATION BOARD (HAPB) REVIEW
The HAPB approved the applicant’s request for a Waiver from the Required Historical and
Archeological Survey and Assessment at its August 15, 2025, meeting. See Attachment C for
the approved waiver.
COUNTY ATTORNEY'S OFFICE REVIEW:
This Staff Report was reviewed by the County Attorney’s office on September 10, 2025. –
HFAC
RECOMMENDATION:
Staff recommends that the Collier County Planning Commission (CCPC) forward Petition
PUDZ-PL20230016342, 341 Sabal Palm Rd PUDZ, to the Board of County Commissioners
(BCC) with a recommendation of approval, subject to approval of the companion GMP
Amendment and with an effective date linked to the effective date of the GMP Amendment.
Attachments:
A. Draft Ordinance
B. Application/Backup Materials
C. HAPB Waiver
D. NIM Documentation
E. Public Input
Page 706 of 14062
[24-CPS-02494/1992687/1] 158
341 Sabal Palm PUDZ / PL20230016342
12/23/25 1 of 2
ORDINANCE NO. 2026 -_____
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]
WHEREAS, D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC, and
Richard D. Yovanovich, Esq of Coleman, Yovanovich & Koester PA representing SWJR Naples
I, LLC, petitioned the Board of County Commissioners of Collier County, Florida, to change the
zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 25,
Township 50 South, Range 26 East, Collier County, Florida, is changed 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
Page 707 of 14062
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341 Sabal Palm PUDZ / PL20230016342
12/23/25 2 of 2
to a Residential Planned Unit Development (RPUD) for a 169.19± acre project to be known as
the 341 Sabal Palm Road RPUD, to allow development of up to 423 owner-occupied dwelling
units with affordable housing, in accordance with Exhibits A through F attached hereto and
incorporated by reference herein. The appropriate zoning atlas map or maps, as described in
Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are
hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. ________ becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of 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 F. Ashton-Cicko
Managing Assistant County Attorney
Exhibit A: List of Permitted Uses
Exhibit B: Development and Design Standards
Exhibit C: Master Concept Plan
Exhibit D: Legal Description
Exhibit E: Deviations
Exhibit F: Development Commitments
Page 708 of 14062
341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 1 of 13
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of this PUD shall be in accordance with the contents of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide development standards, then the provision of the specific sections of the LDC that are otherwise applicable shall apply.
PERMITTED USES: A maximum of 423 residential dwelling units (at a density of 2.5+/- units per acre) of which a minimum of 63 units and a maximum of 95 units will be Townhouse units, shall be permitted within the PUD. No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the following:
I. RESIDENTIAL TRACT: A. Principal Uses: 1. Residential Dwelling Units, including: a. Single family dwelling b. Two family dwelling c. Townhouse Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with the permitted principal uses and structures, including, but not limited to: 1. Carports and garages; and 2. Community administrative facilities and recreational facilities intended to serve residents and guests; and 3. Construction offices (during active construction only); and 4. Leasing offices and sales center; and 5. Model homes; and 6. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas; and 7. Screen enclosures; and 8. Swimming pools and spas for residents and their guests; and 9. Water management facilities to serve the project such as lakes.
Page 709 of 14062
341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 2 of 13
II. AMENITY AREA TRACT:
A. Principal Uses:
1. Clubhouses, community administrative facilities and recreational facilities, intended to serve residents and guests, including leasing and construction offices (during active construction only). 2. Any other principal use which is comparable in nature with the foregoing list of permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in the LDC. B. Accessory Uses: Accessory uses and structures customarily associated with the principal uses permitted in this RPUD, including but not limited: 1. Swimming pools and spas for residents and guests. 2. Open space uses and structures such as, but not limited to, boardwalks, nature trails, gazebos and picnic areas. 3. Water management facilities to serve the project such as lakes.
III. PRESERVE TRACT: A. Allowable Uses: 1. Nature trails and boardwalks that do not reduce the amount of required preserve area to be retained. 2. Mitigation for environmental permitting, as per LDC requirements. 3. Passive Recreation areas, as per LDC requirements. 4. Water management and water management structures, as per LDC requirements.
Page 710 of 14062
341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 3 of 13
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS The standards for land uses within the development shall be as stated in these development standard tables. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat.
TABLE I
PRINCIPAL STRUCTURES *2 SINGLE
FAMILY
TWO FAMILY TOWNHOUSE AMENITY
AREA Minimum Floor Area (per unit) 1,250 SF 1,500 SF 1,200 SF N/A Minimum Lot Area (per unit) 4,000 SF 3,500 SF 1,600 SF 5,000 SF Minimum Lot Width (per unit) 40 feet 35 feet 16 feet N/A Minimum Lot Depth 100 feet 90 feet 100 feet N/A Minimum Setbacks Front Yard *6 20 feet 20 feet 20 feet 20 feet Side Yard 5 feet 5 feet *7 5 feet *7 5 feet Rear Yard 10 feet 10 feet 10 feet 10 feet PUD Boundary 15 feet 15 feet 15 feet 15 feet Preserve 25 feet 25 feet 25 feet 25 feet Minimum Distance Between Buildings 10 feet 10 feet *3 10 feet *3 10 feet Maximum Building Height *5 Zoned Actual 35 feet 45 feet
35 feet 45 feet
35 feet 45 feet
35 feet 45 feet
ACCESSORY STRUCTURES *1 Minimum Setbacks Front Yard *6 SPS SPS SPS SPS Side Yard SPS SPS SPS SPS Rear Yard *4 5 feet 5 feet 5 feet 5 feet PUD Boundary 10 feet 10 feet 10 feet 10 feet Preserve 10 feet 10 feet 10 feet 10 feet Minimum Distance Between Buildings 10 feet 10 feet *3 10 feet *3 10 feet Maximum Building Height *5 Zoned Actual 25 feet 30 feet 25 feet 30 feet 25 feet 30 feet 35 feet 45 feet
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 4 of 13
SPS – Same as Principal Structure *1 – Does not apply to passive recreational uses such as trails/pathways, which may be located within internal open space areas. *2 – Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features, streetscape, passive parks and access control structures shall have no required internal setback, except as listed below, and are permitted throughout the PUD; however, such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or create site distance issues for motorists and pedestrians or where they would conflict with utility standards for required separation between utility infrastructure and buildings or structures. *3 – Zero feet if attached, 10 feet if detached. *4 – May be reduced to 0 feet where abutting an open space, water management or landscape buffer tract. *5 – Maximum Height for Guardhouses/Gatehouses: Zoned: 25’ Actual: 30’ *6 – Applies to attached or detached Garages. Front facing garages shall provide a minimum 23 feet from sidewalk to the garage. *7 – Zero feet if attached, 5 feet if detached.
Note: nothing in this PUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in the list of deviations in Exhibit E.
Page 712 of 14062
ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES
DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: HACIENDA LAKES DRI/MPUD
USE: CONSERVATION
ZONED: A (RFMUO-NRPA-SENDING)
USE: CONSERVATION
30' WIDE TYPE "A"
LANDSCAPE BUFFER
WITH 10' HIGH
WALL/FENCE
NO BUFFER REQUIREDNO BUFFER REQUIREDEMERGENCY ACCESS ONLY
/ PEDESTRIAN
INTERCONNECTION
20' WIDE TYPE "D"
LANDSCAPE BUFFER
SABAL PALM ROAD
AA
R
R
R R-TH
R-TH
R-THR
R
R
R
R
R
R
R
R
R
R
AA
TRACT A
(SEE EXHIBIT F,
AFFORDABLE HOUSING,
ITEM A.)
BUFFERS BETWEEN MF AND SF
TRACTS PER LDC
30' ROADWAY
EASEMENT
(OR 1333, PG 2161)
TO BE VACATED
20' FPL EASEMENT
(OR 2188, PG 145)
TO BE VACATED10' FPL EASEMENT
(OR 2453, PG 27)
TO BE VACATED
30' ROADWAY EASEMENT
(OR 759, PG 1696)
60' ROADWAY EASEMENT
(OR 759, PG 1696)
30' WIDE TYPE "A"
LANDSCAPE BUFFER
WITH 10' HIGH
WALL/FENCE
GradyMinor
a Pape-Dawson company
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, LLC
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
0 600'300'
SCALE: 1" = 600'
1
LEGEND:
R RESIDENTIAL (SINGLE FAMILY &
TWO FAMILY)
R-TH RESIDENTIAL (TOWNHOUSE)
AA AMENITY AREA
ACCESS
#DEVIATION
LAKES
PRESERVE
FLOWWAY
2
1
1
1
1
1
1
1
1
3
3
1
4
4
4
4
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GradyMinora Pape-Dawson companyCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, LLC3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380NOTES1.THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUETO AGENCY PERMITTING REQUIREMENTS AND LDC SECTION 10.02.13.DEVIATIONS (SEE EXHIBIT E)1.RELIEF FROM LDC SECTION 6.06.01, STREET SYSTEM REQUIREMENTS AND APPENDIXB, TYPICAL STREET SECTIONS AND RIGHT-OF-WAY DESIGN STANDARDS (SEE EXHIBITE1, TYPICAL ROW CROSS SECTION)2.RELIEF FROM LDC SECTION 6.06.02 A.2., SIDEWALKS, BIKE LANE AND PATHWAYREQUIREMENTS3.RELIEF FROM LDC SECTION 3.05.07 A.5., PRESERVATION STANDARDS4.RELIEF FROM LDC SECTION 3.05.10 A.2., LITTORAL SHELF PLANTING AREASITE SUMMARYTOTAL SITE AREA: 169.19± ACRESSABAL PALM ROW:4.31± ACRES (3%)RESIDENTIAL:104.22± ACRES (61%)SINGLE FAMILY AND TWO FAMILY (R)95.97± ACRES (56%)TOWNHOUSE (R-TH)8.25± ACRES (5%)AMENITY AREA (AA):6.04± ACRES (4%)BUFFERS:2.18± ACRES (1%)WATER MANAGEMENT:42± ACRES (25%)PRESERVES:10.44± ACRES (6%)RESIDENTIAL:MAXIMUM 423 RESIDENTIAL DWELLING UNITS OF WHICH A MINIMUM OF 63WILL BE TOWNHOUSE UNITS.SINGLE FAMILY:328 UNITSTWO FAMILY/TOWNHOUSE:95 UNITSOPEN SPACE:REQUIRED:60%PROVIDED:60%PRESERVE:REQUIRED: 0.75± ACRES (3.01 ACRES NATIVE VEGETATION X 90%)PROVIDED: 10.44± ACRESPage 714 of 14062
341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 7 of 13
EXHIBIT D
LEGAL DESCRIPTION
THAT CERTAIN LOT, PIECE OR PARCEL OF GROUND, SITUATED IN THE COUNTY OF COLLIER AND STATE OF FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: THAT PART OF SECTION 25, TOWNSHIP 50 SOUTH, RANGE 26 EAST, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A CONCRETE MONUMENT MARKING THE SOUTHEAST CORNER OF SAID SECTION 25, RUN N 00°13'20" E, 2722.27 FEET TO A CONCRETE MONUMENT MARKING THE EAST QUARTER CORNER OF SAID SECTION 25 FOR THE POINT OF BEGINNING OF THIS DESCRIPTION; THENCE N 89°16'34" W, 1822.92 FEET; THENCE N 00°33'02" W, 1130.79 FEET; THENCE S 88°56'47" W, 1582.03 FEET; THENCE N 03°18'24" W, 1451.30 FEET TO THE NORTH LINE OF SAID SECTION 25; THENCE EASTERLY ALONG THE NORTH LINE OF SAID SECTION 25 TO THE NORTHEAST CORNER THEREOF; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID SECTION 25 TO THE POINT OF BEGINNING. TOGETHER WITH AN EASEMENT FOR ROADWAY IN FAVOR OF GRANTEES AND THEIR RESPECTIVE HEIRS, SUCCESSORS AND ASSIGNS ON, OVER AND UNDER THE EAST THIRTY (30) FEET OF THE NORTHEAST QUARTER OF 25-50-26. TOGETHER WITH ALL OTHER EASEMENTS AND RIGHTS BENEFITING THE SUBJECT PROPERTY INCLUDING, BUT NOT LIMITED TO, THAT CERTAIN EASEMENT RECORDED IN OFFICIAL RECORDS BOOK 1342, PAGE 2372, IN AND FOR THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. CONTAINING 169.19 ACRES, MORE OR LESS
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 8 of 13
EXHIBIT E
LIST OF DEVIATIONS
Deviation #1: Relief from LDC Section 6.06.01, “Street System Requirements” and “Appendix B, Typical Street Sections and Right-of-Way Design Standards”. The LDC establishes a minimum 60-foot right of way width for local streets. This deviation proposes to instead allow for private roads within the site to be located in a 50-foot-wide access easement or Right-of-Way. See Exhibit E1, Typical ROW Cross Section
Deviation 2: Relief from LDC Section 6.06.02 A.2., Sidewalks, bike lane and pathway requirements which requires sidewalks and bike lanes must be constructed within public and private rights-of-way or easements, which are internal to the site, as follows: Local/Internal Access way: Sidewalks – both sides, 5 feet wide. To instead allow a sidewalk, 5 feet wide on one side of an internal cul-de-sac as shown on the conceptual PUD master plan. Deviation 3: Relief from LDC Section 3.05.07 A.5., “Preservation Standards”, which requires preservation areas shall be interconnected within the site and to adjoining off-site preservation areas or wildlife corridors, to allow the onsite preserves to be non-contiguous. Deviation 4: Relief from LDC Section 3.05.10.A.2, “Littoral Shelf Planting Area (LSPA)”, which requires the littoral shelf planting area to be concentrated in a single location preferably next to a preserve area to maximize habitat value and reduce maintenance, to instead allow the required littoral planting area to be located in the flow way adjacent to and as part of the preserve area totaling seven percent (7%) of the wet detention pond area within the surface water management system.
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GradyMinor
Civil Engineers ●Land Surveyors ●Planners ●Landscape Architects
Cert. of Auth. EB 0005151 Cert. of Auth. LB 0005151 Business LC 26000266
Q. Grady Minor and Associates, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
TYPICAL ROADWAY SECTION
N.T.S.
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 10 of 13
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
PURPOSE: The purpose of this Section is to set forth the development commitments for the development of this project.
GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until close-out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until close-out of the PUD. At the time of this PUD approval, the Managing Entity is SWJR Naples I, LLC, 430 Bayfront Place, Naples, FL 34102. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity, then it must provide a copy of a legally binding document that needs to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released of its obligations upon written approval of the transfer by County staff, and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts, the Managing Entity shall provide written notice to County that includes an acknowledgement of the commitments required by the PUD by the new owner and the new owner’s agreement to comply with the Commitments through the Managing Entity, but the Managing Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
B. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law.” (Section 125.022, FS)
C. All other applicable state or federal permits must be obtained before commencement of the development.
D. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined by the County Manager during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades.
E. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the water distribution/transmission system may be required to adequately handle the total estimated peak hour flow to the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined by the County Manager during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 11 of 13
installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades.
TRANSPORTATION:
A. The maximum total daily trip generation shall not exceed 376 two-way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval.
B. Prior to the issuance of the first residential certificate of occupancy, the owner or successors and assigns shall at its sole expense improve Sabal Palm Road to match the County maintained portion, including installation of a 5-foot-wide sidewalk from the existing improved roadway to the eastern boundary of the 341 Sabal Pam Road RPUD.
C. The Owner will pay its proportionate share toward a traffic signal at the intersection of Sabal Palm Road and Collier Boulevard, and shall obtain the permits for the signal, subject to approval by the County of the signal. The Owner will additionally pay the County’s proportionate share for the signal and associated design and permitting.
ENVIRONMENTAL: A. The RPUD Shall be required to preserve 90% of the native vegetation existing on-site. B. Before issuance of the first SDP and/or PPL, a listed species management plan is required for the management of the Florida panther (Puma concolor coryi), Black bear (Ursus americanus floridanus), and all other listed species.
C. The littoral shelf planting area shall be established within the flow way adjacent to the preserve area totaling seven percent (7%) of the wet detention pond area within the surface water management system. The littoral areas shall be designed to provide wading bird habitat. D. 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. E. The RPUD shall conform with “Dark Sky” lighting design principles, subject to public safety design standards for public areas, for both residential and commercial (nonresidential) development (flat panel, full cut-off fixtures-backlight, up light and glare [BUG] rating where U=0) to avoid light trespass onto adjacent property. Site lighting fixtures will be a 3000K maximum color temperature. F. All residents will be provided and required to acknowledge by signature a notice of prescriptive burns that will occur. G. Prior to issuance of PPL or Site Development Plan, the developer shall provide documentation of coordination with the Florida Division of Historic Resources regarding the proposed development in proximity to State designated archeological site 8CR879. Should any archaeological evidence be discovered during construction, the development activities at the specific site will be immediately halted and the appropriate agency notified. Development will be suspended for a sufficient length of
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 12 of 13
time to enable the County or a designated consultant to assess the find and determine the proper course of action.
AFFORDABLE HOUSING: A. 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. B. The 63 income restricted units will be constructed as townhouse dwellings in the area depicted on the Master Plan. C. 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. D. Households shall occupy the property as their primary residence as evidenced by maintenance of homestead exemption. E. 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 and 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. F. 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. G. 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.
H. By way of example, the 2025 Florida Housing Finance Corporation Income Limits are:
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341 Sabal Palm Road RPUD PL20230016342
October 7, 2025, CCPC Revisions
Page 13 of 13
I. The Developer shall make available $126,000 for down payment assistance for the 63 income restricted units as part of an Essential Service Personnel downpayment assistance program.
LANDSCAPING:
A. Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with LDC section 3.05.07. In the event that the preserve does not meet the buffer requirement after removal of exotics, supplemental planting will be provided in accordance with LDC 3.05.07 to meet the buffer requirement. The type, size and number of such plantings, if necessary, will be determined at time of initial SDP or plat and included on the landscape plans for the SDP or plat.
WILDFIRE PREVENTION AND MITIGATION:
A. At the time of SDP or Plat approval, the applicant shall have coordinated with the Florida Forest Service and provide Collier County a Wildfire Prevention and Mitigation Plan that includes standards which address the following: structural design and building materials; location of defensible space; plant selection within defensible space; and commitment to provide a copy of the homeowner(s) with of copy of the Wildfire Prevention and Mitigation Plan.
Page 721 of 14062
Civil Engineers Land Surveyors Planners Landscape Architects
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
341 Sabal Palm Road Residential PUD Rezone
PL20230016342
CCPC Hearing Backup
Application and Supporting Documents
Page 722 of 14062
Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
May 6, 2024
Amended June 20, 2024
Ms. Laura DeJohn, Senior Planner
Collier County Growth Management Department
2800 North Horseshoe Drive
Naples, FL 34104
RE: 341 Sabal Palm Road RPUD Rezone (PL20230016342), Submittal 1
Dear Ms. DeJohn:
An application for Public Hearing for a Planned Unit Development (PUD) rezone for property
located at 341 Sabal Palm Road. The PUD rezone proposes to rezone the 169.19± acre property
from the A/ST (RFMUO-NRPA-SENDING) Zoning District to the 341 Sabal Palm Road Residential
PUD to allow a residential development with a maximum of 340 single family and 110 multi-
family dwelling units with an affordable housing component.
A companion Growth Management Plan amendment (341 Sabal Palm Road Residential
Subdistrict PL20230016340) has been filed to authorize the proposed multi-family dwelling units.
Documents filed with submittal 1 include the following:
1. Cover Letter
2. Application for PUD Rezone
3. Property Owner List
4. Evaluation Criteria
5. Pre-Application meeting notes
6. Affidavit of Authorization
7. Property Ownership Disclosure
8. Covenant of Unified Control
9. Addressing Checklist
10. Warranty Deed(s)
11. Boundary Survey
12. Aerial Location Map
13. Environmental Data
Page 723 of 14062
Ms. Laura DeJohn, Senior Planner
RE: 341 Sabal Palm Road RPUD Rezone (PL20230016342), Submittal 1
May 6, 2024 Amended June 20, 2024
Page 2 of 2
14. Traffic Impact Statement
15. School Concurrency
16. Letter of Availability
17. PUD Exhibits A-F
18. Deviation Justification
19. GMPA Amended FLU Text
Please feel free to contact Rich Yovanovich at 435-3535 or me should you have any questions.
Sincerely,
D. Wayne Arnold, AICP
c: SWJR Naples I, LLC
Richard D. Yovanovich, Esq.
GradyMinor File (SPRPUD-23)
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November 10, 2023 Page 1 of 1
Property Owner List.docx
Q. Grady Minor & Associates, P.A.
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
341 Sabal Palm Road RPUD (PL20230016342)
Property Owner List
Property I.D. Number 00438400007, Owner Name and Address
• Henry J. Jacobs and Beverly A. Jacobs, husband and wife and tenants by entirety, 15538 Calypso Lane, Orland Park, Illinois 60462
• Jerry J. Smits, 122 W. Hilo Street, Naples, FL 34113
• John H. Smits and Mary Grace Smits, husband and wife and tenants by entirety, 5920 Webster Street, Downers Grove, Illinois 60516
• Robert J. Smits and Pamela Smits, husband and wife and tenants by entirety, 113 Jamaica Drive, Naples, FL 34113
• Donna M. Smits, as Trustee of the Donna M. Smits Trust dated February 8, 2008, 632 Burdette Avenue, Glendale Heights, Illinois 60139
Page 737 of 14062
341 Sabal Palm Road RPUD (PL20230016342)
Evaluation Criteria
July 15, 2024
Evaluation Criteria-r1.docx Page 1 of 8
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s analysis and recommendation to the Planning Commission, and the Planning Commission’s recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria. Provide a narrative statement describing the rezone request with specific reference to the criteria below. Include any backup materials and documentation in support of the request.
The applicant is proposing to rezone the 169.19+/- acre property from A/ST (RFMUO-NRPA-
SENDING) to a Residential PUD to permit up to 450 residential dwelling units of which 340
units are anticipated to be single-family dwellings and approximately 110 units are proposed
to be townhomes. All units within the Sabal Palm Road RPUD will be for-sale and the project
will not feature rental units. The applicant is proposing to restrict 15% of the dwelling units
as for-sale units to households meeting the 120% or less of the area median income
guidelines. A companion Growth Management Plan Amendment has been filed for the project,
creating the 341 Sabal Palm Road Residential Subdistrict.
a. The suitability of the area for the type and pattern of development proposed in relation to physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
The property is well suited for development of the proposed residential community.
Although it is located outside the current Urban designated area of Collier County, the
property has been largely cleared in support of an active citrus grove for the past several
decades. The property also has easy access to potable water and sanitary sewer services
which are available within the Sabal Palm ROW, approximately ½ mile west of the site. The
property is located within the Collier County Water-Sewer District boundaries. Sabal Palm
Road provides direct access to Collier Boulevard, which is a 6-lane arterial roadway with
capacity to serve the proposed 450 dwelling units. Sabal Palm Road is a 2-lane minor collector
roadway which will be improved within the existing ROW to meet current standards from the
eastern boundary of the Winding Cypress PUD to the entrance of the 341 Sabal Palm Road
RPUD. The proposed dwelling units will be for-sale product which is consistent with the other
properties that either directly abut or utilize Sabal Palm Road for their access.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other instruments, or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public expense. Findings and recommendations of this type shall be made only after consultation with the county attorney.
The applicant is the contract purchaser. All other properties surrounding the site are utilized
for conservation and/or mitigation and consist primarily of wetlands; therefore, they are not
developable properties. c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested
Page 738 of 14062
July 15, 2024
Evaluation Criteria-r1.docx Page 2 of 8
uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other provision.)
A companion growth management plan amendment has been filed which establishes a new
subdistrict which is tailored to this specific property and establishes the proposed intensity
of a maximum of 450 residential dwelling units. 15% of the proposed dwelling units will be
for-sale product, available to households meeting the 120% or less of the area median income
guidelines. The PUD is consistent with the proposed subdistrict.
Future Land Use Element
Policy 5.4 requires that all applications must be consistent with the Growth Management Plan
as determined by the Board of County Commissioners. A companion growth management plan
amendment has been filed which creates a new subdistrict providing for development of the
proposed 450 dwelling units. Upon approval of the Subdistrict, the project may be deemed
consistent with the Growth Management Plan.
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 proposed project is compatible with the
surrounding preservation lands through the design of the stormwater management system
which will treat surface water for water quality prior to discharge form the site. the project
will also design the stormwater management system to accept current off-site flows which
will be passed through the site in a created flow-way. 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.
Transportation Element
Please see the Traffic Impact Analysis prepared by which demonstrates compliance with the
Level of Service Standards for the surrounding roadways.
Conservation and Coastal Management Element
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July 15, 2024
Evaluation Criteria-r1.docx Page 3 of 8
Policy 6.1.1 requires preservation of 25% of the existing native vegetation on sites exceeding
20 acres in size. Out of the 169 acres comprising the RPUD only two areas of the site totaling
approximately 19+/- acres remain vegetated, only 3.01+/- acres of native vegetation exists
on-site. The applicant has proposed to retain 12.79+/- acres within the RPUD as preserve,
which will consist of retained and restored native vegetation. 2.45+/- acres of the 3.01+/-
acres of native vegetation will be retained.
Policy 6.2.5 is directed at reducing impacts to wetlands. There is a small area near the
northwestern portion of the site that has hydric soils and is potentially a wetland. This area
is proposed to be utilized as a part of the overall water management system for conveyance of
off-site flows. Please see the environmental assessment prepared by Turrell Hall & Associates
for a discussion on the vegetation.
Objective 7.1: Direct incompatible land uses away from listed animal species and their
habitats. The master plan utilizes portions of the site which have been previously cleared
and disturbed in support of the proposed dwelling units and site infrastructure. The
environmental assessment discusses the proximity to listed species and acknowledges that
the site will be developed with guideline of the Florida Wildlife Commission.
Housing Element
Objectives 1 and 2 promote the creation of affordable housing units in the County that address
the needs for various income levels. In addition to market rate for-sale dwelling units, the
RPUD includes a commitment to provide 15% of the dwelling units as for-sale dwellings units
available to households meeting the 120% or less of the area median income guidelines. This
application is the first RPUD that has committed to make available for-sale dwelling units
rather than providing for rental housing. d. The internal and external compatibility of proposed uses, which conditions may include restrictions on location of improvements, restrictions on design, and buffering and screening requirements.
The project as proposed is compatible both internally and externally. There are no nearby
dwelling units; however, the master plan and development standards have been designed to
be consistent with other residential PUDs which have been approved in the vicinity.
e. The adequacy of usable open space areas in existence and as proposed to serve the development.
The PUD will provide a minimum of 50% common open space which will consist of
recreational amenity areas, buffers, preserves and water management areas. The 50%
standard is consistent with the land development code requirement for planned unit
developments.
f. The timing or sequence of development for the purpose of assuring the adequacy of available improvements and facilities, both public and private.
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Evaluation Criteria-r1.docx Page 4 of 8
Adequate infrastructure must be in place to support future development on the site. There
are no known infrastructure capacity issues that will impact this project. Water and sewer
facilities exist will be extended to the property. g. The ability of the subject property and of surrounding areas to accommodate expansion.
The RPUD is surrounded by lands utilized for preservation and conservation uses. Expansion
of the PUD boundary is not feasible. h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular case, based on determination that such modifications of justified as meeting public purposes to a degree at least equivalent to literal application of such regulations.
The project as proposed is consistent with the LDC and meets all criteria for approval of a PUD.
The project has requested 4 deviations from the LDC.
1. Deviation 1 seeks relief from LDC Section 6.06.01, “Street System Requirements” and
“Appendix B, Typical Street Sections and Right-of-Way Design Standards”.
2. Deviation 2 seeks relief from LDC Section 3.05.10 A.1.a. and A.2., Littoral Shelf
Planting Area (LSPA).
3. Deviation 3 seeks relief from LDC Section 6.06.02 A.2., Sidewalks, bike lane and
pathway requirements.
4. Deviation 4 seeks relief from LDC Section 3.05.07 A.5., “Preservation Standards”.
These deviations will permit development of the project in a manner that will not create any
life, health or welfare issues to the residents of general public. The justifications provided in
the application materials further explains each deviation.
10.02.08 - Requirements for Amendments to the Official Zoning Atlas
F. Nature of requirements of Planning Commission report. When pertaining to the rezoning of land, the report and recommendations of the Planning Commission to the Board of County Commissioners required in LDC section 10.02.08 E shall show that the Planning Commission has studied and considered the proposed change in relation to the following findings, when applicable: 1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan.
Future Land Use Element
Policy 5.4 requires that all applications must be consistent with the Growth Management Plan
as determined by the Board of County Commissioners. A companion growth management plan
amendment has been filed which creates a new subdistrict providing for development of the
proposed 450 dwelling units. Upon approval of the Subdistrict, the project may be deemed
consistent with the Growth Management Plan.
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
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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 proposed project is compatible with the
surrounding preservation lands through the design of the stormwater management system
which will treat surface water for water quality prior to discharge form the site. the project
will also design the stormwater management system to accept current off-site flows which
will be passed through the site in a created flow-way. 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.
Transportation Element
Please see the Traffic Impact Analysis prepared by which demonstrates compliance with the
Level of Service Standards for the surrounding roadways.
Conservation and Coastal Management Element
Policy 6.1.1 requires preservation of 25% of the existing native vegetation on sites exceeding
20 acres in size. Out of the 169 acres comprising the RPUD only two areas of the site totaling
approximately 19+/- acres remain vegetated, only 3.01+/- acres of native vegetation exists
on-site. The applicant has proposed to retain 12.79+/- acres within the RPUD as preserve,
which will consist of retained and restored native vegetation. 2.45+/- acres of the 3.01+/-
acres of native vegetation will be retained.
Policy 6.2.5 is directed at reducing impacts to wetlands. There is a small area near the
northwestern portion of the site that has hydric soils and is potentially a wetland. This area
is proposed to be utilized as a part of the overall water management system for conveyance of
off-site flows. Please see the environmental assessment prepared by Turrell Hall & Associates
for a discussion on the vegetation.
Objective 7.1: Direct incompatible land uses away from listed animal species and their
habitats. The master plan utilizes portions of the site which have been previously cleared and
disturbed in support of the proposed dwelling units and site infrastructure. The
environmental assessment discusses the proximity to listed species and acknowledges that
the site will be developed with guideline of the Florida Wildlife Commission.
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Housing Element
Objectives 1 and 2 promote the creation of affordable housing units in the County that address
the needs for various income levels. In addition to market rate for-sale dwelling units, the
RPUD includes a commitment to provide 15% of the dwelling units as for-sale dwellings units
available to households meeting the 120% or less of the area median income guidelines. This
application is the first RPUD that has committed to make available for-sale dwelling units
rather than providing for rental housing.
2. The existing land use pattern.
The surrounding properties consist of undeveloped and conservation lands to the south, east
and west.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The PUD meets the standards for a PUD rezoning per the LDC and it is consistent with the
proposed planning subdistrict. The PUD zoning is not an isolated district.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change.
The PUD boundary represents a logical boundary and represents the entirety of property
controlled by the applicant.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
The site has been significantly impacted by active agricultural operations (citrus grove). The
application can provide a mix of market rate and affordable housing units as for-sale product
which will address the much-needed housing in Collier County. The companion GMPA
provides an assessment of the proximity of this property to existing employment
opportunities within a 10-mile radius. Within the 10-mile radius there are a number of public
and private schools, EMS/Fire/Sheriff stations, and hospitals which need nearby housing to
serve their employment needs within Collier County.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
The proposed rezone will not adversely influence living conditions in the neighborhood. The
proposed master plan and development standards will assure compatibility, and there are
no other dwelling units in close proximity to the proposed RPUD.
7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety.
The proposed residential dwelling units will not create or excessively increase traffic
congestion. The TIS prepared for the PUD rezoning application concludes that the project will
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not adversely impact the surrounding road network or cause any roadways to operate below
their adopted level of service. Sabal Palm Road will also be improved with appropriate turn
lanes and sidewalks to serve the RPUD. 8. Whether the proposed change will create a drainage problem.
The project will obtain a SFWMD permit for the surface water management system and will
have no impact on surrounding development. The applicant is proposed surface water
management features that will provide off-site and on-site benefits to the surrounding area. 9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed rezone will have no impact on light and air to adjacent areas. 10. Whether the proposed change will adversely affect property values in the adjacent area.
The proposed rezone will have no adverse impact on property values in the adjacent area. 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations.
The proposed rezone should enhance surrounding properties and will not deter improvement
or development of nearby properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare.
Any property owner may propose zoning changes subject to the requirements of the LDC. No
special privilege results from the PUD rezoning.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning.
The proposed PUD provides for an increase in the number of dwelling units above that
authorized by the current zoning. The current zoning is A/ST (RFMUO-NRPA-SENDING) and
would permit a maximum of 4 dwelling units. Given the demand for housing in Collier County,
underutilizing an impacted property is not logical. The applicant is proposing to provide 15%
of the dwelling units as for-sale units for households meeting the 120% or less of the area
median income guidelines. The rezoning and companion growth management plan
amendments are necessary to support the proposed use. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
The scale of the project is in scale with the needs of the community. 15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use.
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It is not impossible to find other sites in the County that permit a mix of market rate and
affordable residential development; however, this site has been previously disturbed in
support of active citrus grove operation. The site also has access to potable water and sanitary
sewer. The site has good access to other urban infrastructure and is not appropriately
designated for agricultural or preservation uses. 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification.
A majority of the property has been previously cleared and has been utilized as a citrus grove
for decades. Typical site alteration required for conversion to residential uses will include
construction of internal surface water management lakes, grading and filling and installation
of roadways and utilities.
17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as amended.
There are adequate roadways and utilities available in close proximity to the site. There are no
public facilities deficiencies at the present time, and none will occur as a result of this project. 18. Such other factors, standards, or criteria that the Board of County Commissioners shall deem important in the protection of the public health, safety, and welfare.
The project is consistent with the proposed Growth Management Plan amendment as
proposed, and it is compatible with surrounding development.
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 1 of 3
This is a required form with all land use petitions, except for Appeals and Zoning Verification
Letters.
Should any changes of ownership or changes in contracts for purchase occur subsequent to the
date of application, but prior to the date of the final public hearing, it is the responsibility of the
applicant, or agent on his behalf, to submit a supplemental disclosure of interest form.
Please complete the following, use additional sheets if necessary.
a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
common, or joint tenancy, list all parties with an ownership interest as well as the
percentage of such interest:
Name and Address % of Ownership
Henry J. Jacobs and Beverly A. Jacobs, husband and wife and tenants
by entirety, 15538 Calypso Lane, Orland Park, Illinois 60462
20%
Jerry J. Smits, 122 W. Hilo Street, Naples, FL 34113 20%
John H. Smits and Mary Grace Smits, husband and wife and tenants
by entirety, 5920 Webster Street, Downers Grove, Illinois 60516
20%
Robert J. Smits and Pamela Smits, husband and wife and tenants by
entirety, 113 Jamaica Drive, Naples, FL 34113
20%
b. If the property is owned by a CORPORATION, list the officers and stockholders and the
percentage of stock owned by each:
Name and Address % of Ownership
N.A.
c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
percentage of interest:
Name and Address % of Ownership
Donna M. Smits, as Trustee of the Donna M. Smits Trust dated February
8, 2008, 632 Burdette Avenue, Glendale Heights, Illinois 60139 20%
PROPERTY OWNERSHIP DISCLOSURE FORM
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 2 of 3
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
N.A.
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
SWJR Naples I, LLC, 430 Bayfront Place, Naples, FL 34102 100%
Jon Rubinton, Manager (ownership interest)
Date of Contract: 7/14/2023
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
N.A.
g. Date subject property acquired 2023
Leased: Term of lease years /months
If, Petitioner has option to buy, indicate the following:
Date of option:
Date option terminates: , or
Anticipated closing date: 10/14/2024
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Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
ww.colliercountyfl.gov
01/2023 Page 3 of 3
Any petition required to have Property Ownership Disclosure, will not be accepted without this form. Requirements
for petition types are located on the associated application form. Any change in ownership whether individually or
with a Trustee, Company or other interest-holding party, must be disclosed to Collier County immediately if such
change occurs prior to the petition’s final public hearing.
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is
included in this submittal package. I understand that failure to include all necessary submittal information may result
in the delay of processing this petition.
May 3, 2024
Agent/Owner Signature Date
D. Wayne Arnold, AICP
Agent/Owner Name (please print)
AFFIRM PROPERTY OWNERSHIP INFORMATION
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9/13/2023341SPRDDRAWN BY:CHECKED BY:JOB CODE:SCALE:DATE:FILE:SHEET:23-213-ALTA.DWGGradyMinorCivil Engineers●Land Surveyors●Planners●Landscape ArchitectsCert. of Auth. EB 0005151Cert. of Auth. LB 0005151Business LC 26000266Q. Grady Minor and Associates, P.A.3800 Via Del ReyBonita Springs, Florida 34134 Bonita Springs: 239.947.1144ZZZ.GradyMinor.coP Fort Myers: 239.690.4380LEGENDNOTES:1" = 150'DLSKJG1 of 1341 SABAL PALM ROADA PARCEL OF LANDLYING INSECTION 25, TOWNSHIP 50 SOUTH, RANGE 26 EASTCOLLIER COUNTY, FLORIDAPROPERTY DESCRIPTIONS 0°37'42" W 2750.98'N 89°16'34" W 1822.92'N 0°33'02" W 1130.79'S 88°56'47" W 1582.03'N 3°18'24" W 1451.21'POCPOBN 87°07'25" E 3533.72'SCHEDULE B-II EXCEPTIONSBOUNDARY SURVEYSABAL PALM ROADSABAL PALM ROADCERTIFIED TO:Page 810 of 14062
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Collier BLVDS abal Pal m R D
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Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
341 Sabal Palm Road
Residential Planned Unit Development (RPUD)
Location Map .
2,100 0 2,1001,050 Feet
LEGEND
Subject Property - 169.19+/- Acres
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E NVIRONMENTAL S UPPLEMENT
341 S ABAL P ALM R OAD
F OLIO #00438400007
N APLES, FL 34114
A UGUST 2024
Prepared by:
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Table of Contents
1 Introduction ....................................................................................................................................... 1
2 Existing Conditions Pre-Development ......................................................................................... 2
2.1 FLUCFCS Codes and Habitat Descriptions .......................................................................... 2
2.2 Vegetative Associations ........................................................................................................... 2
2.2.1 Fixed Single-Family Units ................................................................................................... 2
2.2.2 Citrus Grove .......................................................................................................................... 3
2.2.3 Cypress .................................................................................................................................. 3
2.2.4 Cypress (Exotics 25-50%)..................................................................................................... 3
2.2.5 Cypress (Exotics 75-100%)................................................................................................... 4
2.2.6 Hydric Pine Flatwoods (Exotics 75-100%) ........................................................................ 5
2.2.7 Disturbed Land – Berm ....................................................................................................... 6
2.2.8 Disturbed Land – Hydric .................................................................................................... 6
2.2.9 Roads and Highways ........................................................................................................... 6
2.2.10 Other Surface Waters ....................................................................................................... 6
2.2.11 Wetland Seasonal High-Water Table & Hydroperiod ................................................ 6
2.2.12 Jurisdictional Status of Wetlands ................................................................................... 7
2.3 Listed Plant and Animal Species ............................................................................................ 9
2.4 Soils ........................................................................................................................................... 10
2.4.1 2 – Holopaw fine sand, Limestone substratum .............................................................. 10
2.4.2 21 – Boca fine sand ............................................................................................................. 11
2.4.3 25 Boca, Riviera, Limestone substratum, and Copeland fine sands, depressional ... 13
2.4.4 49 – Hallandale and Boca fine sands ............................................................................... 14
2.4.5 103 – Cypress Lake-Riviera-Copeland fine sands, Frequently ponded-Urban Land
Association ........................................................................................................................................ 15
3 Proposed Conditions (Post-Development)................................................................................. 18
3.1 Proposed Project ..................................................................................................................... 18
3.2 Native Habitat ......................................................................................................................... 18
3.3 Project Impacts to Archaeological & Historical Resources ............................................... 18
3.4 Elimination and Reduction of Wetland Impact .................................................................. 19
3.4.1 Temporary Impacts ............................................................................................................ 19
3.4.2 Direct Impacts ..................................................................................................................... 19
3.4.3 Secondary Impacts to Wetlands and Water Resources ................................................. 19
3.4.4 Cumulative Impacts ........................................................................................................... 20
3.5 Project Impacts to Listed Species .......................................................................................... 20
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3.5.1 American alligator (Alligator mississippiensis) ............................................................. 20
3.5.2 Audobons’s crested caracara (Polyborus plancus audubonii)..................................... 20
3.5.3 Bald Eagle (Haliaeetus leucocephalus) ........................................................................... 20
3.5.4 Big Cypress fox squirrel (Sciurus niger avicennia) ........................................................ 21
3.5.5 Eastern indigo snake (Drymarchon couperi) ................................................................. 21
3.5.6 Everglade snail kite (Rostrhamus sociabilis plumbeus) ............................................... 21
3.5.7 Everglades mink (Neovison vison evergladensis) ........................................................ 22
3.5.8 Florida bonneted bat (Eumops floridanus) .................................................................... 22
3.5.9 Florida burrowing owl (Athene cunicularia floridana) ................................................ 22
3.5.10 Florida panther (Puma concolor coryi) ....................................................................... 22
3.5.11 Florida sandhill crane (Antigone canadensis pratensis) .......................................... 23
3.5.12 Gopher tortoise (Gopherus polyphemus) .................................................................. 23
3.5.13 Red-cockaded woodpecker (Picoides borealis) ......................................................... 23
3.5.14 Southeastern American kestrel (Falco sparverius Paulus) ....................................... 24
3.5.15 Various Listed Wading Birds ....................................................................................... 24
3.5.16 Wood stork (Mycteria americana) ............................................................................... 24
3.5.17 Listed Plant Species ....................................................................................................... 25
3.5.18 Florida Black Bear (Ursus americanus floridanus) ................................................... 25
4 Project Consistency with CCME .................................................................................................. 26
Goal 1: To plan for the protection, conservation, management, and appropriate use of the
County’s natural resources. ................................................................................................................ 26
Goal 2: To protect the county’s surface and estuarine water resources. ...................................... 26
Goal 3: To protect the County’s groundwater resources to ensure the highest water quality
practical. ................................................................................................................................................ 26
Goal 4: To conserve, protect, and appropriately manage the County’s Freshwater resources. 26
Goal 5: To protect, conserve, and appropriately use the County’s mineral and soil resources.
................................................................................................................................................................ 27
Goal 6: To identify, protect, conserve, and appropriately use native vegetative communities
and wildlife habitat. ............................................................................................................................. 27
Goal 7: to protect and conserve the County’s fisheries and wildlife. ........................................... 27
Goal 8: To maintain Collier County’s existing air quality .............................................................. 27
Goal 9: To appropriately manage hazardous materials and waste to protect the County’s
populous and natural resources and to ensure the highest environmental quality. .................. 27
Goal 10: To protect, conserve, manage, and appropriately use the County’s coastal barriers
including shorelines, beaches, and dunes and plan for, and where appropriate, restrict activities
where such activities will damage coastal resources. ..................................................................... 28
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Goal 11: To provide for the protection, reservation, and sensitive re-use of historic resources.
................................................................................................................................................................ 28
Goal 12: To make every reasonable effort to ensure the public safety, health, and welfare of
people and property from the effects of hurricane storm damage. .............................................. 28
Goal 13: To avoid unnecessary duplication of existing regulatory programs ............................ 28
5 Photos ................................................................................................................................................ 29
Appendix I: Project Exhibits
Appendix II: Listed Species Summary
Appendix II: Archaeological Exhibits
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
1
1 INTRODUCTION
The Sabal Palm Road property is approximately 169.18 acres in size, located at 341 Sabal Palm
Road in Naples, Florida 34114, which is within Section 25, Township 50 South, and Range 26 East
in Collier County and can be identified by folio number 00438400007.
The proposed development is a single-phase project that will include the construction of a multi-
family residential community, with associated infrastructure and stormwater management, as
well as preserve areas.
This document provides information concerning the proposed project site as it relates to natural
and environmental resources and will be submitted to Collier County in association with a rezone
request made by the applicant.
The document was compiled by Timothy Hall, senior Ecologist and Vice President of Turrell Hall
and Associates. Mr. Hall is a Wildlife Ecology graduate from University of Florida and had been
a practicing ecologist for 35 years, providing reports and assessments to Collier County for the
past 27 years.
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
2
2 EXISTING CONDITIONS PRE-DEVELOPMENT
The subject property is located approximately 1.50 miles east of Collier Boulevard on Sabal Palm
Road. The site is currently operated as an active citrus grove and is bordered by various
undeveloped lands and preserves on all sides. The project site is composed of 10 land cover or
land use types including; Fixed Single Family, Citrus Grove, Cypress, Cypress (Exotics 25-50%),
Cypress (Exotics 75-100%), Hydric Pine Flatwoods (Exotics 25-50%), Disturbed Land, Disturbed
Land – Berm, Disturbed Land (Hydric), Roads and Highways, and Other Surface Waters. The
historic soils mapped onsite were designated by the United States Department of Agriculture
(USDA) as “Holopaw fine sand, limestone substratum,” which is a hydric soil, “Boca fine sand,”
which is not a hydric soil, “Boca, Riviera, limestone substratum and Copeland fine sands,
depressional,” which is a hydric soil, and “Hallandale and Boca fine sands,” which is a hydric
soil.
2.1 FLUCFCS CODES AND HABITAT DESCRIPTIONS
The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual was used to
classify all vegetative communities occurring within the parcel boundaries. The attached
FLUCFCS exhibit shows the subject property together with its vegetative cover and depicts the
approximate limits of the wetland and upland areas. A general description is provided below in
Table 1.
Table 1: FLUCFCS Codes and Descriptions
FLUCFCS
Code
Description Acres Jurisdictional
Wetlands / OSW
111 Fixed Single-Family Units 1.46 No
221 Citrus Groves 107.30 No
621 Cypress 0.45 Yes
621E2 Cypress (Exotics 25-50%) 2.56 Yes
621E4 Cypress (Exotics 75-100%) 16.26 Yes
625E4 Hydric Pine Flatwoods (Exotics 25-50%) 2.82 Yes
740B Disturbed Land - Berm 4.93 No
740H Disturbed Land (Hydric) 6.82 Yes
814 Roads and Highways 0.41 No
OSW Other Surface Waters 26.17 Yes
Total: 169.18 55.08
2.2 VEGETATIVE ASSOCIATIONS
2.2.1 Fixed Single-Family Units
Areas in Florida designated as Fixed Single-Family Units are typically characterized by the
presence of single-family residences with maintained landscaping or turf lawns.
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
3
2.2.2 Citrus Grove
Florida communities designated as “Citrus Grove” are typically characterized by the presence of
a citrus crop. Groves generally occur in areas with a specific combination of soil qualities and
climatological parameters. Overall, the vegetation in this community is not dominated by
hydrophytic plants. The soil sampled in this community did not contain any hydric
characteristics, and no hydrologic indicators were observed.
2.2.3 Cypress
Vegetative communities in Florida designated as “Cypress” are defined by a dominance or
predominance of bald cypress (Taxodium distichum) or pond cypress (Taxodium ascendens). The
canopy of this community is mainly comprised of bald cypress as well as some cabbage palm
(Sabal palmetto). The onsite vegetation in this community is dominated by hydrophytic vegetation,
hydrologic indicators are present, and soils exhibit hydric characteristics. A list of observed
species within the Cypress community onsite can be found below in Table 2.
Table 2: Species Observed in the Cypress Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Bald cypress Taxodium distichum C OBL 35%
Pop ash Fraxinus caroliniana C, M, G OBL 19%
Cabbage palm Sabal palmetto C, M FAC 15%
Strangler fig Ficus aurea C, M FAC 11%
Swamp bay Persea palustris C, M OBL 10%
Coco plum Chrysobalanus icaco M FACW 3%
Swamp fern Telmatoblechnum serrulatum G FACW 85%
False nettle Boehmeria cylindrica G OBL 4%
Buttonbush Cephalanthus occidentalis G OBL 4%
Giant leather fern Acrostichum danaeifolium G OBL 3%
American burnweed Erechtites hieraciifolius G FAC 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.4 Cypress (Exotics 25-50%)
This community is similar to the Cypress community described above. However, this area is
characterized by its recruitment of exotic and invasive vegetation. The canopy of the Cypress
(Exotics 25-50%) habitat on this site consists of cypress, pop ash (Fraxinus caroliniana), cabbage
palm, Brazilian pepper (Schinus terebinthifolia), strangler fig (Ficus aurea), and swamp bay (Persea
palustris). Hydrologic indicators are present in this community in the form of morphological plant
adaptations, such as active cypress knees and buttressed tree bases. Elevated lichen lines and
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Collier County Environmental Supplement
341 Sabal Palm Road
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water marks were also observed on the vegetation in this community. The soil sample collected
within the community did exhibit hydric characteristics. A list of observed species within the
Cypress (Exotics 25-50%) community onsite can be found below in Table 3.
Table 3: Species Observed in the Cypress (Exotics 25-50%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Bald cypress Taxodium distichum C OBL 25%
Pop ash Fraxinus caroliniana C, M, G OBL 2%
Cabbage palm Sabal palmetto C, M FAC 15%
Brazilian pepper Schinus terebinthifolia C, M FAC 35%
Strangler fig Ficus auera C, M FAC 5%
Swamp bay Persea palustris C, M OBL 5%
Coco plum Chrysobalanus icaco M FACW 3%
Swamp fern Telmatoblechnum serrulatum G FACW 85%
Climbing fern Lygodium spp. V FAC 30%
Possum vine Cissus verticillata V FAC 10%
False nettle Boehmeria cylindrica G OBL 4%
Buttonbush Cephalanthus occidentalis G OBL 4%
Giant leather fern Acrostichum danaeifolium G OBL 3%
American burnweed Erechtites hieraciifolius G FAC 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.5 Cypress (Exotics 75-100%)
This community is also similar to the Cypress communities, which are described above. However,
this area is even more heavily invaded by exotic vegetation. The canopy of the onsite Cypress
(Exotics 75-100%) habitat consists of cypress, melaleuca (Melaleuca quinquenervia), cabbage palm,
Brazilian pepper, java plum (Syzygium cumini), and slash pine (Pinus elliottii). Hydrologic
indicators are present in this community in the form of morphological plant adaptations, such as
active cypress knees and buttressed tree bases. Adventitious rooting and water marks were also
observed on the vegetation in this community. The soil sample collected in the community did
exhibit hydric characteristics. A list of observed species within the onsite Cypress (Exotics 75-
100%) community is displayed in Table 4 below.
Table 4: Species Observed in the Cypress (Exotics 75-100%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Melaleuca Melaleuca quinquenervia C, M, G FAC 70%
Bald cypress Taxodium distichum C, M, G OBL 21%
Cabbage palm Sabal palmetto C, M, G FAC 8%
Slash pine Pinus elliottii C UPL 3%
Dahoon holly Ilex cassine M, G OBL 13%
Brazilian pepper Schinus terebinthifolia M, G FAC 7%
Myrsine Myrsine cubana M FAC 6%
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Java plum Syzygium cumini M FAC 3%
Laurel oak Quercus laurifolia M FACW 2%
Wax myrtle Morella cerifera M FAC 2%
Swamp fern Telmatoblechnum serrulatum G FACW 50%
Climbing fern Lygodium spp. V FAC 30%
Sawgrass Cladium jamaicense G OBL 10%
Dogfennel Eupatorium capillifolium G FAC 4%
Greenbrier Smilax sp. V FAC 3%
Coco plum Chrysobalanus icaco G FACW 2%
Virginia creeper Parthenocissus quinquefolia V FAC 2%
Erectleaf witchgrass Dichanthelium erectifolium G OBL 2%
Swamp bay Persea palustris G OBL 1%
Caesarweed Urena lobata G UPL 1%
False buttonweed Spermacoce sp. G UPL 1%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
2.2.6 Hydric Pine Flatwoods (Exotics 75-100%)
Vegetative communities in Florida designated as “Pine Flatwoods” are defined by a dominance
or predominance of longleaf pine (Pinus palustris) or slash pine. Common understory species
include saw palmetto (Serenoa repens), wax myrtle (Morella cerifera), and a variety of herbs and
shrubs. The onsite Pine Flatwoods community is characterized dominated by acute recruitment
of exotic and invasive vegetation. The canopy of this community is mainly comprised of slash
pine while cypress and cabbage palm are also present in lesser dominance. The vegetation in this
community is not primarily dominated by hydrophytic plants. However, hydrologic indicators
and hydric soils are both present, which is indicative of a hydric community type. A list of
observed species within the onsite Cypress community is displayed in Table 5 below.
Table 5: Species Observed in the Hydric Pine Flatwoods (Exotics 75-100%) Community
Common Name Scientific Name Strata/
Substrata
Wetland
Designation
Est. %
Coverage
Slash pine Pinus elliottii C UPL 20%
Brazilian pepper Schinus terebinthifolia M, G FAC 70%
Bald cypress Taxodium distichum C, M, G OBL 10%
Cabbage palm Sabal palmetto C, M FAC 16%
Melaleuca Melaleuca quinquenervia C FAC 15%
Coco plum Chrysobalanus icaco M, G FACW 27%
Myrsine Myrsine cubana M FAC 3%
Climbing fern Lygodium spp. G FAC 20%
Swamp fern Telmatoblechnum serrulatum G FACW 7%
C = Canopy M = Mid-story G = Groundcover V = Vine
OBL – Obligate Wetland FACW = Facultative Wetland FAC = Facultative
FACU = Facultative Upland UPL = Upland
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2.2.7 Disturbed Land – Berm
The “Disturbed Land – Berm” designates the ridge that extends throughout several areas along
the perimeter of the subject property as well as the perimeter of the southwestern forested
wetland. Vegetation along the berms is comprised primarily of slash pine with varying levels of
exotic infestation.
2.2.8 Disturbed Land – Hydric
The onsite “Disturbed Land – Hydric” communities are areas that were previously cleared, but
still retain hydrologic qualities. Vegetation is dominated by a monoculture of the invasive, exotic
species Paragrass (Urochloa mutica). Standing water and evidence of aquatic fauna, such as “Island
apple snail,” Pomacea maculata, was observed in these areas. The Disturbed Land – Hydric
communities can be found south of the onsite Fixed Single Family Units area.
2.2.9 Roads and Highways
Communities in Florida designated as transportation are utilized for the movement of people and
goods. In this case there is a portion of an existing road, Sabal Palm Road, on the property.
2.2.10 Other Surface Waters
Areas in Florida designated as “Other Surface Waters (OSW)” are typically characterized by the
presence of standing water, while not exhibiting other wetland characteristics (such as
hydrophytic vegetation). In this case, OSW refers to the agricultural ditches and swales observed
and associated with the Citrus Grove onsite. There is also a ditch running north to south between
the single family residence and the orange grove which conveys water from the north side of
Sabal Palm Road through a culvert under the road.
2.2.11 Wetland Seasonal High-Water Table & Hydroperiod
Standing water was present in the Disturbed Land – Hydric and Cypress (Exotics 75-100%)
communities at the time of the site inspection. During heavy rain events water clearly inundates
these portions of the property. Approximately three to five inches of water appears to remain in
places above the soil surface of the Disturbed Land – Hydric for several days at a time. Elevated
water marks are present approximately 9-inches above the soil surface throughout the Cypress
and other natural wetland communities onsite, a clear indication of hydrologic conditions. Due
to the adjacent agricultural activities, including the berms, ditches, and pumps, there is very little
naturally driven hydrology on the site. Water levels are controlled through the pumping
operations to move water out of or into the site as needed for the trees.
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2.2.12 Jurisdictional Status of Wetlands
Qualified Turrell, Hall and Associates (THA) environmental staff inspected the project lands for
the purpose of delineating wetlands and other surface waters. The wetland delineation
methodologies and criteria set forth by the state (in Chapter 62-340, FAC, Delineation of the
Landward Extent of Wetlands and Surface Waters) and the US Army Corps of Engineers
(USACE) {in accordance with 33 CFR Part 331, Regulatory Guidance Letter (RGL) No. 08-02
issued June 26, 2008 and subsequent guidance provided by the Wetlands Regulatory Assistance
Program Regional Supplement to the COE Wetland Delineation Manual: Atlantic and Gulf
Coastal Plain Region (ver. 2.0)} were followed in determining whether an area classified as a
wetland or other surface water and in delineating the limits (boundaries) of potential
jurisdictional wetlands and other surface waters.
THA ecologists flagged the boundaries of areas determined to classify as wetlands. There were
very few cases where it appeared wetland lines established based on the state methodology
would differ from those established based on the federal (USACE) methodology. Where this did
occur, the feature boundary was flagged based on the landward-most extent of the two methods,
in other words, the methodology that produced the greatest extent of wetlands was used to flag
the wetland line (the "safe uplands line" approach). The wetland boundaries flagged (or otherwise
marked) by staff ecologists were subsequently survey-located.
The wetlands definition in Chapter 62-340(19), F.A.C. states that wetlands are those areas
“inundated or saturated by surface water or ground water at a frequency and duration sufficient
to support, and under normal circumstances do support, a prevalence of vegetation typically
adapted for life in saturated soils.” The methodology used by the State of Florida to delineate a
wetland boundary, as described in Chapter 62-340, F.A.C., uses a series of tests in order to
determine the presence of a wetland. These tests were deemed positive on part of the subject
property.
In order to be considered a jurisdictional wetland, a community must display two out of three of
the following characteristics: hydrophytic vegetation, hydric soils, and hydrologic indicators.
These characteristics are defined in Chapter 62-340, F.A.C.
Approximately 114.10 acres of the subject property have been identified as uplands. The Fixed
Single-Family Units, Citrus Groves, Disturbed Land – Berm, and Roads and Highways
communities do not meet the definition of a wetland. Vegetation in these communities is not
primarily hydrophytic, no hydrological indicators are present, and soils do not contain any hydric
characteristics.
Approximately 28.91 acres of the subject property have been identified as wetlands. The Cypress,
Cypress E2, Cypress E4, Hydric Pine Flatwoods E2, and the Disturbed Land – Hydric
communities meet the definition of a wetland. Within the Cypress and Disturbed Land – Hydric
communities, vegetation is primarily hydrophytic, hydrologic indicators are present, and soils
contain hydric characteristics. Within the Hydric Pine Flatwoods community, vegetation is not
primarily hydrophytic. However, both hydrologic indicators and hydric soils are present.
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All of the wetlands identified are assumed to be jurisdictional to both the state and federal
regulatory agencies.
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2.3 LISTED PLANT AND ANIMAL SPECIES
Endangered species are as any species of plant, insect, or wildlife naturally occurring in Florida,
whose prospects of survival are in jeopardy due to modification or loss of habitat; over-utilization
for commercial, sporting, scientific or educational purposes; disease; predation; inadequacy of
regulatory mechanisms; or other natural or manmade factors affecting its continued existence
(F.S. 372.072).
Threatened species include any species of plant or wildlife naturally occurring in Florida, which
may not be in immediate danger of extinction, but which exist in such small populations as to
become endangered if it is subjected to increased stress as a result of further modification of its
environment.
Several surveys for listed animal and plant species were conducted within the project area by
THA biologists. The threatened and endangered species survey efforts and their results are
outlined in the attached Listed Species Survey report. The Listed Species report describes the
approximate locations where listed animal species were observed on and near the project area
during the referenced surveys. During the survey events, four listed animal species were
observed onsite.
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2.4 SOILS
According to the USDA Natural Resources Conservation Service (NRCS), five soil types mapped
at the subject property: (1) “Holopaw fine sand, limestone substratum,” which is a hydric soil; (2)
“Boca fine sand,” which is a hydric soil; (3) “Boca, Riviera, limestone substratum and Copeland
fine sands, depressional,” which is a hydric soil, (4) “Hallandale and Boca fine sands,” which is
not a hydric soil, and (5) “Hallandale and Boca fine sands,” which is not a hydric soil. The
following sub-section provides a brief description of the soil map unit identified on the project
lands. Information is provided about the soil's landscape position (i.e., its typical location in the
landscape on a county-wide basis), the soil's profile (i.e., textural composition and thickness or
depth range of the layers or horizons commonly present in the soil), and the soil's drainage and
hydrologic characteristics. The soils occurring on project lands are as follows:
2.4.1 2 – Holopaw fine sand, Limestone substratum
This nearly level, poorly drained soil is in sloughs and broad poorly defined drainage ways.
Individual areas are elongated and irregular in shape and range from 20 to 300 acres. The slope
is 0 to 2 percent.
Typically, the surface layer is dark gray fine sand about 5 inches thick. The substratum layer is
fine sand to a depth of about 52 inches; the upper part is light gray and the lower parties light
brownish gray. The subsoil extends to a depth of about 62 inches; the upper part is dark grayish
brown fine sand and the lower part is dark grayish brown fine sandy loam. Limestone bedrock
is at a depth of about 62 inches.
In 95 percent of the areas mapped as this soil, Holopaw and similar soils make up 78 to 97 percent
of the map unit. The characteristics of Malabar, Pineda and Riviera soils with limestone
substratums are similar.
Soils of dissimilar characteristics included in this unit are small areas of Basinger, Boca and
Chobee soils on similar landscape positions. These soils make up about 3 to 22 percent of the unit.
The permeability of this soil is moderately slow. The available water capacity is low. In most
years, under natural conditions, the seasonal high water table is within 12 inches of the surface
for 3 to 6 months. In other months, the water table is below 12 inches and recedes to a depth of
more than 40 inches during extended dry periods. During periods of high rainfall, the soil is
covered by shallow slowly moving water for periods of about 7 to 30 days.
Natural vegetation consists of scattered south Florida slash pine, cypress, cabbage palm, saw
palmetto, waxmyrtle, sandcordgrass, chalky bluestem and gulf muhly.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. With good
water-control measures and soil improving measures, the soil can be made suitable for many fruit
and vegetable crops. A water control system is needed to remove excess water in wet seasons and
provide water through subsurface irrigation in dry seasons. Row crops should be rotated with
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cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should
be added according to the need of the crops.
With proper water control, the soil is moderately suited to citrus. Water control systems that
maintain good drainage to an effective depth are needed. Bedding the soil prior to planting
provides good surface and internal drainage and elevates the trees above the seasonal high water
table. A good grass cover crop between the trees helps to protect the soil from blowing when the
trees are younger.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastures of grass or grass-clover mixtures can be grown with
good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is well suited for desirable range plant production. The dominant forage consists of blue
maidencane, chalky bluestem and bluejoint panicum. Management practices should include
deferred grazing. This Holopaw soil is in the Slough range site.
This soil has severe limitations for most urban uses because of the high water table. To overcome
this limitation, building sites and septic tank absorption fields should be mounded. This soil also
has severe limitations for recreational development because of wetness and sandy texture.
Problems associated with wetness can be corrected by providing adequate drainage and drainage
outlets to control the high water table. The sandy texture limitation can be overcome by adding
suitable topsoil or by resurfacing the area.
This Holopaw soil is in capability subclass IVw.
2.4.2 21 – Boca fine sand
This nearly level, poorly drained soil is on the flatwoods. Individual areas are elongated and
irregular in shape and range from 20 to 350 acres. The slope is 0 to 2 percent.
Typically, the surface layer is very dark gray fine sand about 4 inches thick. The subsurface layer
is fine sand to a depth of about 26 inches; the upper part is light gray and the lower part is brown.
The subsoil is dark grayish brown fine sandy loam to a depth of about 30 inches. Limestone
bedrock is at a depth of about 30 inches.
In 95 percent of areas mapped as this soil, Boca and similar soils make up 79 to 93 percent of the
map unit. The characteristics of Hallandale soils are similar.
Soils of dissimilar characteristics included in this map unit are small areas of Pineda and Riviera,
limestone substratum soils in slough landscape positions. These soils make up about 7 to 21
percent of the unit.
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The permeability of this soil is moderate. The available water capacity is very low. In most years,
under natural conditions, the seasonal high water table is between 6 to 18 inches of the surface of
1 to 6 months. In other months, the water table is below 18 inches and recedes to a depth of more
than 40 inches during extended dry periods. Rarely is it above the surface.
Natural vegetation consists mostly of South Florida slash pine, cabbage palm, saw palmetto, wax
myrtle, chalky bluestem and pineland threeawn.
This soil is poorly suited to cultivated crops because of wetness and droughtiness. The number
of adapted crops is limited unless very intensive management practices are followed. With good
water control and soil improving measures, the soil can be made suitable form many fruit and
vegetable crops. A water control system is needed to remove excess water in wet season and
provide water through subsurface irrigation in dry seasons. Row crops should be rotated with
cover crops. Seedbed preparation should include bedding of the rows. Fertilizer and lime should
be added according to the need of the crops.
With proper water control, the soil is well suited to citrus. Water control systems that maintain
good drainage to an effective depth are needed. Bedding the soil prior to planting provides good
surface and internal drainage and elevates the trees above the seasonal high water table. A good
grass cover crop between the trees helps to protect the soil from blowing when the trees are
young.
With good water control management, this soil is well suited to pasture. A water control system
is needed to remove excess water during the wet season. It is well suited to pangolagrass,
bahiagrass and clover. Excellent pastures of grass or grass-clover mixtures can be grown with
good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
This soil is moderately suited for desirable range plant production. The dominant forage is
creeping bluestem, lopsided indiangrass, pineland threeawn and chalky bluestem. Management
practices should include deferred grazing and brush control. This Boca soil is in the South Florida
Flatwood range site.
This soil has severe limitations for most urban uses because of wetness. If this soil is used as septic
tank absorption fields, it should be mounded to maintain the system well above the seasonal high
water table. For recreational uses, this soil also has severe limitations because of wetness, but with
proper drainage to remove excess surface water during wet periods, many of these limitations
can be overcome.
This Boca soil is in capability subclass IIIw.
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2.4.3 25 Boca, Riviera, Limestone substratum, and Copeland fine sands, depressional
These level, very poorly drained soils are in depressions, cypress swamps and marshes.
Individual areas are elongated and irregular in shape and range from 100 to 3000 acres. The slope
is 0 to 1 percent.
Typically, the Boca soil has surface layer of very dark gray fine sand to a depth of about 26 inches;
the upper part is light gray and the lower part is brown. The subsoil is dark grayish brown fine
sandy loam to a depth of about 30 inches. Limestone bedrock is at a depth of about 30 inches.
Typically, the Riviera soil has a surface layer of gray fine sand about 6 inches thick. The subsurface
layer is fine sand to a depth of about 32 inches; the upper part is light brownish gray and the
lower part is light gray. The subsoil is sandy clay loam to a depth of about 54 inches; the upper
part is grayish brown and the lower part is dark gray. Limestone bedrock is at a depth of about
54 inches.
Typically, the Copeland soil has a surface layer of black fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 18 inches; the upper part is very dark grayish
brown and the lower part is dark gray. The subsoil is light gray mottled, sandy clay loam to a
depth of about 24 inches. The substratum is light gray marl to a depth of about 30 inches.
Limestone bedrock is at a depth of about 30 inches.
Areas mapped can consist entirely of Boca soil, Riviera, limestone substratum, soil Copeland soil,
or any combination of the three soils. These three soils were not separated in mapping because of
similar management needs brought about by ponding. The characteristics of Holopaw, Malabar
and Pineda soils are similar.
Soils of dissimilar characteristics included in these units are small areas of Basinger, Dania, Gator
and Hallandale soils on similar landscape positions. These soils make up about 20 percent or less
of the units.
The permeability of the Boca soil is moderate and the available water capacity is very low. The
permeability of the Riviera soils is moderately rapid to moderately slow and the available water
capacity is low. The permeability of the Copeland soil is moderated and the available water
capacity is moderate.
In most years, under natural conditions, these soils are ponded for 6 to 9 months or more each
year. In other months the water table is within 12 inches of the surface and recedes to a depth of
12 to 40 inches during extended dry periods.
These soils are not suited for cultivated crops or citrus because of flooding, ponding and wetness.
These soils are used for natural wetlands. Natural vegetation consists mostly of bald cypress,
pickerelweed, rushes, fire flag, sawgrass and Florida willow.
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The Boca, Riviera and Copeland soils have no range site. These soils are in the Cypress Swamp
ecological community.
These soils have severe limitations for all urban and recreational uses because of ponding. An
effective drainage system that keeps the water table at a given depth is expensive and difficult to
establish and maintain. Also, these soils act as a collecting basin for the area; therefore, a suitable
outlet to remove the water is not available. These soils require an adequate amount of fill material
to maintain house foundations and roadbeds above the high water table. Even when a good
drainage systems is installed and the proper amount of fill material is added, keeping the area
dry is a continuing problem because of seepage water from the slightly higher adjacent sloughs
and flatwoods.
The Boca, Riviera and Copeland soils are in capability subclass VIIw.
2.4.4 49 – Hallandale and Boca fine sands
These nearly level, poorly drained soils are in sloughs and poorly defined drainage-ways.
Individual areas are elongated and irregular in shape and range from 20 to 600 acres. The slope
is 0 to 2 percent.
Typically, the Hallandale soil has a surface layer of very dark gray fine sand about 3 inches thick.
The subsurface layer is grayish brown fine sand to a depth of about 9 inches. The subsoil is
yellowish brown fine sand to a depth of about 12 inches. Limestone bedrock is at a depth of about
12 inches.
Typically, the Boca soil has a surface layer of very dark gray fine sand about 4 inches thick. The
subsurface layer is fine sand to a depth of about 26 inches; the upper part is light gray and the
lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 30
inches. Limestone bedrock is at a depth of about 30 inches.
Areas mapped can consist entirely of Hallandale and similar soils, Boca soil, or any combination
of the two soils. The two soils were not separated in mapping because of similar management
needs and soil characteristics. The characteristics of Jupiter soil are similar.
Soils of dissimilar characteristics included in this unit are small areas of Copeland and Pineda,
limestone substratum, soils on similar landscape positions. These soils make up about 0 to 5
percent of the unit.
The permeability of the Hallandale soil is rapid. The permeability of the Boca soil is moderate.
The available water capacity of these soils is very low.
In most years, under natural conditions, the seasonal high water table is within 12 inches of the
surface for 3 to 6 months. In other months, the water table is below 12 inches and recedes to a
depth of more than 40 inches during extended dry periods. During periods of high rainfall, the
soil is covered by shallow, slowly moving water for periods of about 7 to 30 days.
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Natural vegetation consists of scrub cypress, sand cordgrass, wax myrtle and maidencane.
These soils are poorly suited to cultivated crops because of wetness, shallow bedrock and
droughtiness. With good water control measures and soil-improving measures, these soils can be
made suitable for many fruit and vegetable crops. A water control system is needed to remove
excess water in wet seasons and provide water through subsurface irrigation in dry seasons. Row
crops should be rotated with cover crops. Seedbed preparation should include bedding of the
rows. Fertilizer and lime should be added according to the need of the crops. With proper water
control, these soils are moderately suited to citrus. Water control systems that maintain good
drainage to an effective depth are needed. Bedding prior to planting provides good surface and
internal drainage and elevates the trees above the seasonal high water table. A good grass cover
crop between the trees helps to protect the soils from blowing when the trees are younger.
With good water control management, these soils are well suited to pasture. A water control
system is needed to remove excess water during the wet season. They are well suited to pangola
grass, bahia grass and clover. Excellent pastures of grass or grass-clover mixtures can be grown
with good management. Regular applications of fertilizers and controlled grazing are needed for
highest yields.
These soils are well suited for desirable range plant production. The dominant forage consists of
the blue maidencane, chalky bluestem and bluejoint panicum. Management practices should
include deferred grazing. The Hallandale and Boca are in the Slough range site.
These soils have severe limitations for most urban uses because of the high water table and
shallow bedrock. To overcome this limitation, building sites and septic tank absorption fields
should be mounded. These soils also have severe limitations for recreational development
because of wetness and sandy texture. Problems associated with wetness can be corrected by
providing adequate drainage and drainage outlets to control the high water table. The sandy
texture limitation can be overcome by adding suitable topsoil or by resurfacing the area.
These Hallandale and Boca soils are in capability subclass Vw.
2.4.5 103 – Cypress Lake-Riviera-Copeland fine sands, Frequently ponded-Urban Land
Association
These nearly level, poorly drained soils are in sloughs, low broad flats, flatwoods, and cypress
swamps. The slope is 0 to 1 percent.
Typically, the Cypress Lake soil has a surface layer of dark gray fine sand about 3 inches thick.
The subsurface layer is fine sand to a depth of about 14 inches; the upper part is gray, and the
lower part is light gray. The subsoil is light yellowish brown fine sand to a depth of about 25
inches and a grayish brown sandy clay loam to a depth of about 30 inches. Limestone bedrock is
at a depth of about 30 to 40 inches.
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Typically, the Riviera soil has a surface layer of gray fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 32 inches; the upper part is light brownish gray,
and the lower part is light gray. The soil is sandy clay loam to a depth of about 54 inches; the
upper part is grayish brown, and the lower part is dark gray. Limestone bedrock is at a depth of
about 54 inches.
Typically, the Copeland soil has a surface layer of black fine sand about 6 inches thick. The
subsurface layer is fine sand to a depth of about 18 inches; the upper part is very dark grayish
brown, and the lower part is dark gray. The subsoil is light gray, mottled, sand clay loam to a
depth of about 24 inches. The substratum is light gray marl to a depth of about 30 inches.
Limestone bedrock is at a depth of about 30 inches.
Typically, Urban land consists of filled or disturbed areas where commercial buildings, houses,
parking lots, streets, sidewalks, recreational areas, shopping centers or other urban structures
exist where the soil cannot be observed.
In 90 percent of the area mapped, Cypress Lake and similar soils make up approximately 24
percent, Riviera and similar soil make up approximately 23 percent, and Copeland and similar
soil make up approximately 22 percent. Urban land soil make up approximately 20 percent. The
soils occur as areas so intricately mixed or so small that mapping them separately is not practical.
The permeability of the Riviera is moderately rapid to moderately slow and the available water
capacity is moderate. In most years, under natural conditions, the seasonal high water table is
within 12 inches of the surface for 3 to 6 months. In other months, the water table is below 12
inches and recedes to a depth of more than 40 inches during extended dry periods. During
periods of high rainfall, these soils are covered by shallow slowly moving water for periods of
about 7 to 30 days.
With proper water control, these soils are moderately suited to citrus. Water control systems that
maintain good drainage to an effective depth are needed. Bedding the soil prior to planting
provides good surface and internal drainage and elevates the trees above the seasonal high water
table. The loamy subsoil may impede proper drainage. A good grass cover crop between the
tress helps to protect the soil from blowing when the trees are younger.
The natural vegetation consists mostly of South Florida slash pine, cabbage palm, saw palmetto,
gallberry, and pineland threeawn, in addition to the species commonly found in wetland areas.
Major uses of the soil include forest land, rangeland, wildlife habitat, recreation, and urban land.
With good water control management, some areas are used for truck crops, citrus, and pastures.
A water control system is needed to remove excess water during the wet season. These soils are
well suited to pangolagrass, bahiagrass and clover. Excellent pastures of grass or grass-clover
mixtures can be grown with good management. Regular applications of fertilizers and controlled
grazing are needed for highest yields.
These soils are poorly suited for desirable range plant production. The Riviera and Copeland soil
have no range site.
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These soils have severe limitations for most urban uses because of the high water table. To
overcome this limitation, building sites and septic tank absorption fields should be mounded.
The soils also have severe limitations for recreational development because of wetness and sandy
texture. Problems associated with wetness can be corrected by providing adequate drainage and
drainage outlets to control the high water table. The sandy texture limitation can be overcome
by adding suitable topsoil or by resurfacing the area.
The Riviera and Copeland soils are in capability subclass IIIw.
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3 PROPOSED CONDITIONS (POST-DEVELOPMENT)
3.1 PROPOSED PROJECT
The proposed project is the development of a mixed single and multi-family community, with
associated infrastructure, stormwater management, and preservation areas. The majority of the
proposed development area is comprised of previously cleared and impacted land associated
with the single-family residence, citrus grove, and store. The project proposes to preserve and
enhance a large portion of the remaining forested wetland areas. The project is also incorporating
a flow way that will continue to pass water from north of Sabal Palm Road and allow it to sheet
flow to the south. The proposed flow way will replace the ditch through the property that
currently provides this conveyance.
The 169.18-acre site is comprised of 114.10 acres of upland, 28.91 acres of wetland, and 26.17 acres
of other surface waters. The majority of the subject area has been impacted by previous
development, clearing, and surrounding development, which has resulted in the recruitment and
infestation of exotic and nuisance species within the remaining forested wetlands. The proposed
development will result in approximately 17.42 acres of direct wetland impacts. Additionally, the
proposed development will result in impacts to all of the open water ponds and ditches (26.17
acres).
3.2 NATIVE HABITAT
Collier County Land Development Code regulations require that projects preserve a portion of
their on-site native habitat as part of their development proposal. Calculations are based on a
percentage of the acreage of native habitat existing on the site. Since the Sabal Palm Road property
is greater than 20 acres in size and qualifies as “Residential and Mixed Use Development,” under
LDC 3.05.07 B.1., it is required to preserve 25% of existing native vegetation on the site. Only 3.01
(0.02%) of the 169.18 acres on the property qualify as native habitat. The project is therefore
required to preserve 0.75 acre of habitat (3.01 * 0.25). The project proposes to preserve and
enhance 10.44 acres of existing wetland habitat and will well exceed the County’s native habitat
preservation requirements.
3.3 PROJECT IMPACTS TO ARCHAEOLOGICAL & HISTORICAL RESOURCES
The Florida Master Site File (MSF) was contacted and initial information from them indicated that
there was a known archaeological site located on the property. Further research into the history
of the site seems to point to a mistake on the MSF mapping in that the site report shows the actual
location to be approximately 500 feet further south than shown and not within the project
boundaries. Further coordination with the Department of Historical Resources (DHR) will be
undertaken (see Appendix II). It is possible that a Phase I archaeological investigation may be
required on the property during the State and Federal permitting process.
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Should any archaeological evidence be discovered during construction, the development
activities at the specific site will be immediately halted and the appropriate agency notified.
Development will be suspended for a sufficient length of time to enable the County or a
designated consultant to assess the find and determine the proper course of action.
3.4 ELIMINATION AND REDUCTION OF WETLAND IMPACT
The subject property has been chosen because of the upland habitat and previously developed
land onsite. A large portion of the forested wetlands on the project site will remain undeveloped
and enhanced through exotic removal and the installation of native vegetation. Annual
monitoring will take place to ensure success criteria for plantings and exotic vegetation
management is met according to the criteria set forth in state, federal, and local permits.
Additionally, mitigation is proposed to offset unavoidable impacts to wetlands.
As used herein, the term "direct impacts" refers to actions that will result in the complete
elimination of wetland areas (i.e., dredging and filling). “Secondary impacts” refers to actions
that may reduce the functional value of the wetland area, such as encroachment, shading, or
trimming, but does not eliminate the wetland or impact it to the point that all functional value is
lost.
3.4.1 Temporary Impacts
Temporary wetland impacts will occur within the preserve enhancement areas. The density of
exotic vegetation will require mechanical removal to quickly and sufficiently remove the
vegetation which has infested these areas. Regrading and planting the preserves following the
exotic removal will restore them back to natural grades. These temporary impacts will result in a
higher functioning wetland and will not be detrimental to the habitats on or adjacent to the project
site.
3.4.2 Direct Impacts
Direct wetland impacts are associated with digging out or filling in wetlands. On this project, a
flow-way designed to help facilitate water movement around the project site is being proposed
that impacts approximately 17.42 acres of disturbed wetland areas. This flow-way also serves as
a partial buffer between the development and the adjacent preserve areas. In addition to the
wetland being excavated, the other surface waters on the project site will also be impacted by the
development but the ditch open water surface area will be replaced by the constructed
stormwater ponds.
3.4.3 Secondary Impacts to Wetlands and Water Resources
Secondary impacts to wetlands are usually associated with encroachment or changes to
hydrology that incidentally occur as a result of the development. The project is proposing two
preserve areas, neither of which will be subject to secondary impacts. The preserve in the
southwest corner of the property will be separated from the development by the proposed flow-
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way and protected from encroachment by the same flow-way. The preserve along the northern
property line has already been impacted by past agricultural activities and roadway
encroachment. Placing a constructed berm around the wetland and separating it from the
proposed development, along with the enhancement that will be done through the removal of
invasive vegetation will result in a higher functioning system with no secondary impacts to it.
3.4.4 Cumulative Impacts
In accordance with the Applicant’s Handbook, Volume I (Sec. 10.2.8 (a)), all proposed wetland
impacts will be mitigated through a combination of on-site enhancement along with the purchase
of credits within the same drainage basin. The project site is located within the West Collier
drainage basin and within the service areas of the Big Cypress, Panther Island, and Corkscrew
Regional Mitigation Banks.
3.5 PROJECT IMPACTS TO LISTED SPECIES
3.5.1 American alligator (Alligator mississippiensis)
Though the American alligator is no longer considered endangered, it is currently listed as
federally threatened due to its similarity in appearance to the American crocodile (Crocodylus
acutus). Several alligators were observed in the agricultural ditches on the subject property. Any
development that results in the removal of the agricultural ditches could affect alligators on-site.
These effects could be offset with the inclusion of other alligator habitats onsite, such as artificial
lakes and stormwater retention ponds. Any potential development should include a protection
plan to help avoid and minimize direct impacts to individual alligators and alligator nests.
3.5.2 Audobons’s crested caracara (Polyborus plancus audubonii)
Audubon’s’ crested caracara (Polyborus plancus audubonii) is a subspecies of the crested caracara
(Polyborus plancus) that inhabits peninsular Florida. Audubon’s’ crested caracara (hereinafter
referred to as “caracara”) prefers native rangeland and unimproved pasture for foraging.
Caracara prefer cabbage palms for nesting surrounded by habitats with low-ground cover and
shrubby vegetation. Any potential development of the subject property is not expected to impact
caracara foraging or nesting. However, the project is not within the USFWS consultation area for
Caracaras so additional survey effort requirements are not expected.
3.5.3 Bald Eagle (Haliaeetus leucocephalus)
While no longer a listed species, state or federally, the bald eagle (Haliaeetus leucocephalus) is still
protected by state rule 68A-16.002, F.A.C., and federal laws (Migratory Bird Treaty Act of 1918
and the Bald and Golden Eagle Protection Act of 1940). An incidental take permit may be needed
for activities taking place within 660 feet of an eagle nest during the breeding season (October 1
– May 15). No eagle nests were observed on or adjacent to the subject property during surveys.
One active nest (CO060) is located approximately 1.6 miles from the subject property and a
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recently destroyed nest (CO060a) is located approximately 1.67 miles from the subject property.
No state or federal permitting will be required for eagle nests in regard to this subject property.
3.5.4 Big Cypress fox squirrel (Sciurus niger avicennia)
The Big Cypress fox squirrel (BCFS) is a subspecies of the eastern fox squirrel (Sciurus niger). It is
listed as threatened on the Florida Endangered and Threatened Species List due to suitable
habitat loss, degradation, and fragmentation. Optimal habitat conditions for BCFS are dependent
on the presence of appropriate trees for nest sites, abundant year-round food resources, and an
open understory with little or no bushes, or shrub layer present. Squirrel nests were observed on
the subject property, and one fox squirrel was seen foraging on the eastern edge of the site. Grey
squirrels (Sciurus carolinensis) were also seen throughout the wooded areas of the property. There
is no planned impact to the areas containing squirrel nests, but additional monitoring may be
required to confirm BCFS occupancy of the site and which species are utilizing the nests.
3.5.5 Eastern indigo snake (Drymarchon couperi)
The Eastern indigo snake (Drymarchon couperi) is listed as federally threatened. Generally, this
species lives and hunts in a wide variety of habitats and its territory can cover large areas. It can
be associated with gopher tortoise burrows (as a commensal) and favors pine flatwoods, palmetto
prairies, and scrub habitats as well as wetland edges. It is relatively reclusive in nature and is
rarely observed in the wild. Immediately prior to construction on the subject property, an eastern
indigo snake survey will be needed to ensure they are not utilizing areas where large equipment
will be used. No eastern indigo snakes have been observed onsite. However, indigo snakes could
theoretically frequent parts of the property. Special construction guidelines to protect the indigo
snake will have to be followed by construction personnel during all phases of construction work
performed onsite.
3.5.6 Everglade snail kite (Rostrhamus sociabilis plumbeus)
The Everglade snail kite (Rostrhamus sociabilis plumbeus) is a subspecies of the snail kite
(Rostrhamus sociabilis) that inhabits Florida, Cuba, and northwestern Honduras. The Everglade
snail kite is listed as federally endangered by FWS. The principal threat to the Everglade snail
kite is the loss, degradation, and fragmentation of wetland habitats. The project is not located
within the critical habitat of the Everglades snail kite. No snail kites were observed in or adjacent
to the subject property, but sightings have been documented of snail kites in the adjacent
Picayune Strand State Forest. Snail kite foraging habitat typically consists of clear and calm marsh
habitats with interspersed open water and shallow water areas. These areas may contain sparse
low trees but must be relatively clear and open to allow foraging of apple snail species (Pomacea
spp.), which is the snail kites’ main food source. Since such areas are not present on the subject
property, no effect on suitable foraging habitat is expected with any potential development.
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3.5.7 Everglades mink (Neovison vison evergladensis)
The Everglades mink (Neovison vison evergladensis) is a subspecies of the American mink (Neovison
vison), which historically occurred in the Everglades, Big Cypress area, and Lake Okeechobee
area. The Everglades mink is a cryptic mammalian predator in the weasel family that is listed as
threatened by FWC. Although the understanding of their current distribution is limited, they do
occur in Collier County and presumably could be using the subject property or adjacent areas.
Everglades mink rely on a variety of wetland habitats, and therefore any actions that degrade,
impair, or fragment suitable wetland habitats could affect the species. The proposed project
occurs within citrus agricultural land and is thus unlikely to have any effects on the Everglades
mink.
3.5.8 Florida bonneted bat (Eumops floridanus)
The Florida bonneted bat (Eumops floridanus) is a federally endangered bat species that utilizes
relatively open terrestrial and freshwater areas as foraging habitat and as a source of drinking
water. Their roosting habitat includes forests or other areas with suitable roost structures (tree
snags, trees with cavities, artificial cavities, etc.). Several cavity trees were observed on site. The
cavity trees onsite appeared to be used primarily by red-bellied woodpeckers (Melanerpes
carolinus) but could serve as potential roosting habitat for bonneted bats. These cavities will be
inspected with a small camera and monitor system prior to construction to ensure that they are
unoccupied prior to being cut down. The subject property is located within the Florida Bonneted
Bat Consultation Area and contains potential roosting and foraging habitat. Consultation and
monitoring will be required to further assess the impact of any development of the subject
property on the Florida bonneted bat.
3.5.9 Florida burrowing owl (Athene cunicularia floridana)
The Florida burrowing owl (Athene cunicularia floridana) is a subspecies of the burrowing owl
(Athene cunicularia) that occurs in Florida. It is a small, long-legged owl that uses burrows year-
round for breeding and roosting. It is listed by FWC as threatened. Burrowing owls prefer well-
drained sandy soil with low vegetation height, typically native dry prairies. No burrowing owls
were observed on the subject property or adjacent areas. Potential development to the property
is unlikely to result in any impact to Florida burrowing owls.
3.5.10 Florida panther (Puma concolor coryi)
The Florida panther (Puma concolor coryi) is a federally endangered species that utilizes habitat
across Southern Florida, mainly south of the Caloosahatchee River. Panthers require large,
remote, and undeveloped areas and are rarely seen in more developed areas, such as the subject
property. No panthers or signs of panthers were observed during surveys. The property is
included in the Primary Florida Panther Focus Area, which is defined as “All lands essential for
the survival of the Florida panther in the wild”.
The FWS has established panther Habitat Suitability Values (HSVs) for various types of habitats
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with scores (values) ranging from 0 (no value) to 9.5 (optimal value). When the acreage of a given
habitat type (polygon) is multiplied by this habitat's HSV, the result is termed the Panther Habitat
Unit value or PHU value. Based on the existing habitat types that are present, the total HSVs for
the subject property range from 0 (open water and urban) to 4.7 (orchards/groves) and to 9.2
(cypress forest).
Any potential development will require coordination with the FWC and FWS to address the
potential impacts to Florida panthers and their potential habitats. The specific details of any
potential project's panther mitigation program shall be coordinated with the wildlife agencies as
a part of the permitting process. The applicant shall ensure that the compensation value of off-
site compensation combined with the compensation value of any on-site preserved lands will be
at least equal to, if not greater than, the current PHU value of the undeveloped citrus lands. Any
other measures deemed necessary by the FWS to ensure adequate protection of panthers shall
also be addressed by the applicant during the consultation process during which, the applicant
shall also coordinate panther issues with the FWC. In light of this approach, it is anticipated that
the proposed project is unlikely to adversely affect the Florida panther.
3.5.11 Florida sandhill crane (Antigone canadensis pratensis)
The Florida sandhill crane (Antigone canadensis pratensis) is listed as threatened by the FWC. This
subspecies of sandhill crane is a year-round resident found throughout the state. The Florida
sandhill crane typically inhabits shallow wetland communities and pastures.
No Florida sandhill cranes were observed onsite, and they are not expected to occur within the
subject property due to its unsuitable habitat types. There are no natural freshwater marshes,
prairies, or pastures onsite that would be likely to support sandhill cranes presence or breeding.
Any proposed development of the subject property is not anticipated to have any impact to
Florida sandhill cranes.
3.5.12 Gopher tortoise (Gopherus polyphemus)
The gopher tortoise is listed as a threatened species by the FWC. This species prefers upland
habitats, particularly xeric scrub communities, and higher-elevation pine flatwoods. They can
also be found in disturbed upland areas, including fallow and abandoned agricultural fields,
perimeters of active crop fields, and pastures. No gopher tortoise burrows were observed on the
subject property.
3.5.13 Red-cockaded woodpecker (Picoides borealis)
The red-cockaded woodpecker (Picoides borealis;(referred to in the following as “RCW”) is a
federally endangered species that typically utilizes mature pine woodlands and savannas. RCWs
nest in cavities of mature, large, live pine trees. Stands with developed hardwood midstory are
not suitable foraging or nesting habitat. The site area was surveyed for RCW cavities, and none
were located onsite. There is one documented, active RCW colony is approximately three miles
north of the property in Picayune Strand State Forest. Therefore, a consultation with FWC or FWS
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may be required but given the absence of suitable habitat or mature live cavity trees, there is a
low probability of occurrence on-site.
3.5.14 Southeastern American kestrel (Falco sparverius Paulus)
The Southeastern American kestrel is a subspecies of the American kestrel. It is a small falcon,
which is listed as threatened by the FWC. The American kestrel typically nests in the abandoned
cavities of woodpeckers found in dead pine trees. The conversion of open sandhills and pine
flatwoods to citrus groves in South Florida has greatly reduced its available nesting and foraging
habitats. The presence of southeastern American kestrels can only be confirmed from April to
August when northern migrants are not present in Florida. The range of southeastern kestrels
does not overlap the subject property; therefore, it is unlikely that the kestrel that was observed
on the subject property was a southeastern American kestrel. No incidental take of southeastern
kestrels is expected with any possible development of the subject property, but additional surveys
may be recommended by FWC to determine whether southeastern kestrels could actually be
present or not.
Several cavity trees were observed onsite. The cavity trees onsite appeared to be utilized
primarily by red-bellied woodpeckers (Melanerpes carolinus) but could serve as potential roosting
habitat for kestrels. These cavities will be inspected with a small camera and monitor system prior
to any potential construction or exotic removal activity to ensure that they are unoccupied prior
to being cut down.
3.5.15 Various Listed Wading Birds
Little blue herons, tricolored herons (Egretta tricolor), roseate spoonbills (Platalea ajaja), and wood
storks (Mycteria americana), are expected to utilize the surface water onsite, and in nearby areas.
Only little blue herons were observed onsite. The proposed project is not anticipated to have any
negative impact to the adjacent wetlands. No nests of these species have been observed within
the project area. White ibis (Eudocimus albus) were observed onsite as well. The white ibis was
removed from Florida’s endangered and threatened species list in 2017, but it is protected by state
and federal law, The proposed project is not anticipated to have any impact to any potential onsite
nests. Any major development of the project area will result in the loss of onsite agricultural
ditches that could potentially be utilized by the aforementioned wading birds. This reduction of
foraging habitat could be offset by the creation of stormwater storage or artificial lakes onsite.
The project will also preserve and remove invasive vegetation from the existing wooded wetlands
onsite, which will further improve potential foraging for wading birds.
3.5.16 Wood stork (Mycteria americana)
The wood stork (Mycteria americana) is a large wading bird typically found in forested freshwater
and estuarine wetlands in the southeastern United States. Wood storks prefer shallow and
fluctuating water levels with low turbidity for foraging. As a result of habitat loss and
degradation, the wood stork is listed as Threatened by FWS. No wood stork nests, rookeries, or
roosting sites were found on or adjacent to the subject property. Wood storks have been reported
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in areas adjacent to the subject property. The closest documented wood stork colony is located
approximately 19 miles to the north in the Corkscrew Swamp Sanctuary. The property is located
just outside of the 18.6-mile radius of the colony that FWS considers “Core Foraging Area,”. Wood
storks prefer to feed in flooded wooded areas but will opportunistically feed in drainage ditches.
Any major development of the subject area will result in the loss of onsite agricultural ditches
that could potentially be utilized by the wood storks. FWS may consider the agricultural ditches
on the property as “Suitable Foraging Habitat (SFH)”. Any impacts to SFH “may affect” wood
storks, which will require FWS consultation. This reduction of foraging habitat could be offset by
the creation of artificial lakes onsite. The project will also preserve and enhance the existing
forested wetlands onsite, which will further improve potential foraging for wood storks.
3.5.17 Listed Plant Species
According to the USFWS Information for Planning and Consultation (IPaC) services, the only
federally listed plant with the potential of occurring in the area is the Florida prairie clover (Dalea
carthagenensis floridana) which is normally found on pine rocklands or rockland hammocks. No
evidence of any federally listed plant species were observed. Several state listed species have the
potential of occurring on the site, specifically airplant (Tillandsia) and a few orchid species. No
evidence of any of the state listed species was observed. Due the past and ongoing agricultural
operations, the likelihood of any listed plant species presence on the property is low.
3.5.18 Florida Black Bear (Ursus americanus floridanus)
The black bear is no longer listed as threatened in the state but project management with respect
to the species is needed to minimize the potential for adverse resident-bear interactions.
According to FWC’s Black Bear Calls Database, there have been 75 bear related calls within 2
miles of the project site over the past 10 years. A black bear management plan will be coordinated
with FWC to outline project guidelines that residents will follow to reduce the likelihood of bears
entering or being attracted into the neighborhood. Items such ad pet feeding, garbage control,
and other potential attractants to bears will be controlled or prohibited within the development.
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4 PROJECT CONSISTENCY WITH CCME
The following Section outlines how the project is consistent with the Goals and Objectives of the
Collier County Conservation and Coastal Management Element (CCME) of the Growth
Management Plan (GMP). Each of the 13 Goals of the CCME is listed along with how that Goal is
applicable to the proposed project. For those Goals that are not applicable, no further description
is included.
GOAL 1: TO PLAN FOR THE PROTECTION, CONSERVATION, MANAGEMENT, AND
APPROPRIATE USE OF THE COUNTY’S NATURAL RESOURCES.
This Goal is more applicable to the County process in general than to any single project. The
project has used data available from the County resources to plan the project and protect species,
habitats, and resources to the greatest extent practicable.
GOAL 2: TO PROTECT THE COUNTY’S SURFACE AND ESTUARINE WATER RESOURCES.
The project will undergo review by the South Florida Water Management District (SFWMD) as
part of the ERP process. The project will also be reviewed by County reviewers during the zoning
request. Surface water management, water quality concerns, and outfall quantities and locations
will all undergo review and will be consistent with any regional or local Watershed Management
Plans. The project stormwater will meet all applicable State and Local water quality criteria.
GOAL 3: TO PROTECT THE COUNTY’S GROUNDWATER RESOURCES TO ENSURE THE
HIGHEST WATER QUALITY PRACTICAL.
The project will undergo review by the SFWMD as part of the ERP process for water quality
certification. Groundwater extractions for the purposes of irrigation are permitted through
SFWMD review. Any irrigation use will be monitored annually to ensure that adverse impacts to
groundwater resources are not adversely impacted.
GOAL 4: TO CONSERVE, PROTECT, AND APPROPRIATELY MANAGE THE COUNTY’S
FRESHWATER RESOURCES.
The project will undergo review by the SFWMD as part of the ERP process for water quality
certification. Groundwater extractions for the purposes of irrigation are permitted through
SFWMD review. Any irrigation use will be monitored to ensure that adverse impacts to
groundwater resources are not adversely impacted. If applicable and available, the Project may
utilize treated effluent (re-use) water for irrigation if such water is available.
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GOAL 5: TO PROTECT, CONSERVE, AND APPROPRIATELY USE THE COUNTY’S MINERAL AND
SOIL RESOURCES.
No mineral extraction is proposed in association with the proposed project. The project will
utilize appropriate BMPs to protect soils on the project site from erosion or disturbance during
construction activities. Silt fencing, protective barriers, berms, and swales could all be used
during construction activities on the site.
GOAL 6: TO IDENTIFY, PROTECT, CONSERVE, AND APPROPRIATELY USE NATIVE
VEGETATIVE COMMUNITIES AND WILDLIFE HABITAT.
The project is required to preserve a minimum of 25% of the existing native habitat on the project
site. The proposed site plan currently provides 85% preservation (2.56 of 3.01 acres) of habitats
that meet the County definition as native. In addition, the project will preserve an additional 7.88
acres that do not meet the County definition as native in their current state but will be enhanced
and restored to native status as a result of the project. In all, the project will preserve 10.44 acres
of wetland habitats. All preserves will be maintained to control exotic vegetation per the County
code requirements.
GOAL 7: TO PROTECT AND CONSERVE THE COUNTY’S FISHERIES AND WILDLIFE.
The project has conducted a Listed Species Survey over the Project lands. This survey will be
updated periodically during the permitting process to ensure that new species do not take up
residence on the project lands without knowledge before construction commencement.
Coordination and review with the Florida Fish and Wildlife Conservation Commission (FWC)
and U.S. Fish & Wildlife Service (FWS) will be undertaken to ensure that potential impacts to
state and federally protected species are minimized.
GOAL 8: TO MAINTAIN COLLIER COUNTY’S EXISTING AIR QUALITY
The Project will comply with all applicable State and Federal air quality standards. All site
construction equipment will be maintained appropriately in terms of emissions standards and
potential air pollution.
GOAL 9: TO APPROPRIATELY MANAGE HAZARDOUS MATERIALS AND WASTE TO PROTECT
THE COUNTY’S POPULOUS AND NATURAL RESOURCES AND TO ENSURE THE HIGHEST
ENVIRONMENTAL QUALITY.
This Goal is more applicable to County efforts than to individual projects.
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GOAL 10: TO PROTECT, CONSERVE, MANAGE, AND APPROPRIATELY USE THE COUNTY’S
COASTAL BARRIERS INCLUDING SHORELINES, BEACHES, AND DUNES AND PLAN FOR, AND
WHERE APPROPRIATE, RESTRICT ACTIVITIES WHERE SUCH ACTIVITIES WILL DAMAGE
COASTAL RESOURCES.
This project will not affect any coastal barriers, dunes, beaches, shorelines, or any other coastal
resources.
GOAL 11: TO PROVIDE FOR THE PROTECTION, RESERVATION, AND SENSITIVE RE-USE OF
HISTORIC RESOURCES.
The Florida Master Site File (MSF) mapping indicates that there is a known archaeological site
located on the property. Further research into the history of the site seems to point to a mistake
on the MSF mapping in that the site report shows the actual location to be approximately 500 feet
further south than shown and not within the project boundaries. Further coordination with the
Department of Historical Resources (DHR) will be undertaken (see Appendix II). It is anticipated
that a Phase I archaeological investigation will be required on the property during the State and
Federal permitting process.
Should any archaeological evidence be discovered during construction, the development
activities at the specific site will be immediately halted and the appropriate agency notified.
Development will be suspended for a sufficient length of time to enable the County or a
designated consultant to assess the find and determine the proper course of action.
GOAL 12: TO MAKE EVERY REASONABLE EFFORT TO ENSURE THE PUBLIC SAFETY, HEALTH,
AND WELFARE OF PEOPLE AND PROPERTY FROM THE EFFECTS OF HURRICANE STORM
DAMAGE.
The project is not located within the County’s Coastal High Hazard Area. All building
construction on the project will be subject to building code regulation and will adhere to
construction standards with respect to wind loadings and hurricane protection. On-site
construction will have a hurricane preparedness plan outlining steps to follow should a
hurricane approach while site construction is under way.
GOAL 13: TO AVOID UNNECESSARY DUPLICATION OF EXISTING REGULATORY PROGRAMS
The Project will undergo review by the SFWMD, FDEP, and FWC. All correspondence and
permitting undertaken with these agencies will be provided to the County upon request to assist
with County review and minimize duplication of permitting efforts.
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
29
5 PHOTOS
Figure 1: View of the Ditch and Citrus Grove communities onsite.
Figure 2: View of the Cypress (Exotics 25-50%) community onsite.
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
30
Figure 3: View of the Cypress (Exotics 75-100%) community onsite.
Figure 4: View of the Disturbed Land (Hydric) onsite.
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
31
Figure 5: View of the onsite Disturbed Land (Hydric) with the presence of standing water.
Figure 6: A close-up image of the standing water observed in the Disturbed Land (Hydric).
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341 Sabal Palm Road
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Figure 7: View of the onsite agricultural ditches designated as “Other Surface Waters”.
Figure 8: View of the Disturbed Land - Berm onsite.
Page 853 of 14062
Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
APPENDIX I:
EXHIBITS
Page 854 of 14062
STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE: N 26.094201<> LONGITUDE: W -81.660967SITE ADDRESS:<> 341 SABAL PALM RD NAPLES, FL 34114COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896KEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTYTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg LOCATION MAP 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDLOCATION MAP50-------------------01 OF 06Page 855 of 14062
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4UPLAND (ACRES):WETLAND (ACRES):PROJECT (ACRES):169.18114.1028.91WATER (ACRES):26.17OSW740B740B740B 740B111621E4740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg FLUCFCS MAP 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDFLUCFCS MAP50-------------------02 OF 06FLUCFCSDESCRIPTIONACRES111 FIXED SINGLE FAMILY UNITS 1.46221CITRUS GROVES107.30621CYPRESS0.45621E2CYPRESS (EXOTICS 25-50%)2.56621E4CYPRESS (EXOTICS 75-100%)16.26625E4HYDRIC PINE FLATWOODS (EXOTICS25-50%)2.82740BDISTURBED LAND - BERM4.93740HDISTURBED LAND - HYDRIC6.82814ROADS AND HIGHWAYS0.41OSW OTHER SURFACE WATERS26.17TOTAL169.18Page 856 of 14062
2214921212521210325CODEDESCRIPTIONHYDRICACRES2HOLOPAW FINE SAND, LIMESTONESUBSTRATUMYES46.5321BOCA FINE SANDYES23.7625BOCA, RIVIERA, LIMESTONESUBSTRATUM, AND COPELAND FINESANDS, DEPRESSIONALYES27.5249 HALLANDALE AND BOCA FINE SANDS71.09103CYPRESS LAKE-RIVIERA-COPELAND FINESANDS, FREQUENTLY PONDED-URBANLAND ASSOCIATIONYES0.28TOTAL169.18NESW0 300 6001200SCALE IN FEET4925492SABAL PALM RDPROJECT BOUNDRYSOIL 3SOIL 4SOIL 7SOIL 5SOIL 6SOIL 2SOIL 1Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg SOILS MAP 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDSOILS MAP50-------------------03 OF 062525·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE.·SOIL DATA PROVIDED BY:2024 UNITED STATES DEPT OF AGRICULTURESOIL SURVEY OF COLLIER COUNTY AREA, FL"NO SURVEY DATA AVAILABLE"MM-DD-YYYYPage 857 of 14062
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEETPROJECT BOUNDARYSITEPLAN BYBLUESHOREENGINEERINGTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg SITEPLAN 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDSITEPLAN50-------------------04 OF 06PRESERVE (2.58 AC)PRESERVE (7.85 AC)PROPOSEDOPEN WATERFLOW-WAYPage 858 of 14062
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4OSW740B740B740B 740B111740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HW E T L A N D I M P A C T ( S Q F T )22,554Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg IMPACTS MAP 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDIMPACTS MAP50-------------------05 OF 06SITEPLAN BYBLUESHOREENGINEERINGSECONDARYIMPACTS(25' WIDE)SECONDARY WETLAND IMPACTSFLUCFCSDESCRIPTIONSFACRES621E4CYPRESS (EXOTICS 50-75%)22,5540.52OFFSITEOFFSITE68,8341.58W E T L A N D I M P A C T ( S Q F T )804,194OFFSITE SECONDARYIMPACTS (25' WIDE)OFFSITE SECONDARYIMPACTS (25' WIDE)621E4PRIMARY WETLAND IMPACTSFLUCFCSDESCRIPTIONSFACRES621CYPRESS19,6870.45621E4CYPRESS (EXOTICS 75-100%)515,35811.83740H DISTURBED LAND - HYDRIC269,1496.18TOTAL804,19418.46Page 859 of 14062
·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEET621E4740H621740H621621E4740H221221221625E4621E2740H621E4OSW740B740B740B 740B111621E4740H740BOSW814740HOSWPROJECT BOUNDARYOSWOSW221740B740HPRESERVESFLUCFCSDESCRIPTIONSFACRES621E2CYPRESS (EXOTICS 25-50%)111,4242.56621E4CYPRESS (EXOTICS 50-75%)192,4574.42625E4HYDRIC PINE FLATWOODS (EXOTICS75-100%)122,7312.82740HDISTURBED LAND - HYDRIC27,8990.64TOTAL454,51110.44ENHANCED PRESERVE (SQ FT)343,087Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\PERMIT-STATE\23099.00-STATE.dwg PRESERVE MAP 11/15/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875THRMJ11-15-2423099-2526341 SABAL PALM RDPRESERVE MAP50-------------------06 OF 06NATIVEPRESERVE AREAENHANCEDPRESERVE AREAENHANCEDPRESERVE AREAN A T I V E P R E S E R V E ( S Q F T )111,424SITEPLAN BYBLUESHOREENGINEERINGPage 860 of 14062
Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
APPENDIX II:
LISTED SPECIES SUMMARY
Page 861 of 14062
LISTED SPECIES SURVEY REPORT
341 SABAL PALM ROAD
NAPLES, FL 34114
S EPTEMBER 2024
Prepared by:
Page 862 of 14062
Table of Contents
1 Introduction ........................................................................................................................................................ 1
2 Methodology ...................................................................................................................................................... 2
3 Preliminary Research ......................................................................................................................................... 3
4 Existing Conditions ........................................................................................................................................... 4
5 Results ................................................................................................................................................................. 5
5.1 Listed Species Observed Onsite .............................................................................................................. 5
5.1.1 American alligator (Alligator mississippiensis) ........................................................................... 5
5.1.2 Big Cypress fox squirrel (Sciurus niger avicennia) ...................................................................... 5
5.1.3 Little blue heron (Egretta caerulea) ................................................................................................ 5
5.1.4 Southeastern American kestrel (Falco sparverius paulus) ......................................................... 6
5.2 Species Observed Onsite .......................................................................................................................... 6
6 Discussion ........................................................................................................................................................... 8
6.1 Proposed project ........................................................................................................................................ 8
6.2 Proposed Impacts to Potential and Observed Listed Species ............................................................. 8
6.2.1 American alligator (Alligator mississippiensis) ........................................................................... 8
6.2.2 Audobons’s crested caracara (Polyborus plancus audubonii) ................................................... 8
6.2.3 Bald Eagle (Haliaeetus leucocephalus) .......................................................................................... 9
6.2.4 Big Cypress fox squirrel (Sciurus niger avicennia) ...................................................................... 9
6.2.5 Eastern indigo snake (Drymarchon couperi) ................................................................................ 9
6.2.6 Everglade snail kite (Rostrhamus sociabilis plumbeus) .............................................................. 9
6.2.7 Everglades mink (Neovison vison evergladensis) ..................................................................... 10
6.2.8 Florida bonneted bat (Eumops floridanus) ................................................................................. 10
6.2.9 Florida burrowing owl (Athene cunicularia floridana) ............................................................ 10
6.2.10 Florida panther (Puma concolor coryi)........................................................................................ 10
6.2.11 Florida sandhill crane (Antigone canadensis pratensis) ........................................................... 11
6.2.12 Gopher tortoise (Gopherus polyphemus) ................................................................................... 11
6.2.13 Red-cockaded woodpecker (Picoides borealis) .......................................................................... 12
6.2.14 Sherman’s short-tailed shrew (Blarina carolinensis shermani) ................................................ 12
6.2.15 Southeastern American kestrel (Falco sparverius Paulus) ....................................................... 12
6.2.16 Various Listed Wading Birds ........................................................................................................ 13
6.2.17 Wood stork (Mycteria americana) ................................................................................................ 13
7 Conclusion ........................................................................................................................................................ 14
8 Photos ................................................................................................................................................................ 15
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341 Sabal Palm Road
Listed Species Report
September 2024
1
1 INTRODUCTION
Turrell, Hall & Associates, Inc. (THA) has conducted a listed species survey at 341 Sabal Palm
Road in Naples, Florida 34114, located within Section 25, Township 50 S, Range 26 E, in Collier
County. The parcel can be identified by Folio No. 00438400007 and totals approximately 169.18
acres in size.
The property has been in active citrus production for several decades. Periodic mowing around
the citrus trees is done to keep vegetation down, and hydrology is controlled via pumps and an
internal ditch system.
The purpose of this report is to provide a summary of wildlife observations on the property and
to consider potential effects of the proposed project on any local, state, or federal listed species
that may utilize the property for feeding, foraging, or nesting.
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September 2024
2
2 METHODOLOGY
Prior to any wildlife survey, careful consideration is given to the habitat types in question and
species that are known to utilize such areas. Prior to conducting any survey, several publications
and references are consulted. These include The Official List of Florida’s Endangered Species,
Florida’s Endangered and Threatened Species (dated December 2022), Florida’s Imperiled
Species Management Plan, Florida Fish and Wildlife Conservation Commission (FWC) Species
Conservation Measures and Permitting Guidelines, the Florida Natural Areas Inventory (FNAI),
and Collier County aerial photography.
The basic objective of any wildlife survey is to obtain evidence that wildlife species are utilizing
the subject site. This site may be comprised of a primary or secondary foraging zone, a nesting
zone, or merely be adjacent to those sites with regard to a particular listed species. As many listed
species in Florida are cryptic and/or nocturnal, patience and sufficient time must be devoted to
the survey.
Aerial photography and the Florida Land Use, Cover, and Forms Classification System
(FLUCFCS) maps of the site and surrounding area were consulted before arriving on-site. After
thorough consideration of the property location and existing habitats, a potential list of species
that could be found on-site was developed. The required survey procedure for each species was
then followed to determine if any listed species was utilizing the subject property.
A system of linear transects was followed throughout the subject area in the early morning,
afternoon, and dusk hours, thus allowing for the proper protocols for surveying wading birds,
fox squirrels, gopher tortoises, and other anticipated or potential species that could occur on the
project lands. THA Qualified biologists traversed the entire site in a series of linear transects
spaced approximately 20 to 100 feet apart depending on the habitat type and density. Much of
the site is relatively open space under citrus trees, which is periodically mown, thus allowing for
open visibility during most of the surveying efforts. Where the site was not mown and the canopy
was dense, transects were spaced closer together.
A visual inspection of trees was also conducted to search for squirrel day beds, red-cockaded
woodpecker (RCW) cavities, and potential Florida bonneted bat roosts. Evidence of protected
plants was also searched for along transect lines. Indirect evidence such as rooting, scrape marks,
nests, cavities, burrows, tracks, and scat were looked for and noted. Once cavity or nest trees are
located, they are marked with a handheld GPS for further investigation prior to clearing. In
addition, the approximate sighting location of any listed species is noted on the survey aerial.
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September 2024
3
3 PRELIMINARY RESEARCH
Prior to field investigations, aerial photos, soil maps, and prior mapping for the Sabal Palm Road
property were reviewed to identify the various vegetation associations that are present on and
adjacent to the project area. Various publications and databases were reviewed to identify listed
plant and wildlife species that could occur and those that had been previously documented on or
near the project site and also to gather information concerning listed species.
Based on the habitat types that were identified, existing knowledge of the project area, contacts
with other consultants, and review of publications and databases, a preliminary list of listed plant
and animal species with the potential to occur within or near the project area was determined.
As used herein, the term “listed animal or plant species” refers to those plants and animals listed
as endangered or threatened by the U.S. Fish and Wildlife Service (FWS) or the FWC. THA
wildlife and listed species surveys were supplemented by research concerning listed species. The
following subsections document these efforts and their results. A list of listed species that could
potentially utilize the subject property can be found below in Table 1.
Table 1: Potential Threatened and Endangered Species
Common Name Scientific Name Status
American alligator Alligator mississippiensis FT (S/A)
Audubon's crested caracara Polyborus plancus audubonii FT
Big cypress fox squirrel Sciurus niger avicennia ST
Eastern indigo snake Drymarchon couperi FT
Everglade snail kite Rostrhamus sociabilis plumbeus FE
Everglades mink Neovison vison evergladensis ST
Florida bonneted bat Eumops floridanus FE
Florida burrowing owl Athene cunicularia floridana ST
Florida panther Puma concolor coryi FE
Florida sandhill crane Antigone canadensis pratensis ST
Gopher tortoise Gopherus polyphemus ST
Little blue heron Egretta caerulea ST
Red-cockaded woodpecker Picoides borealis FE
Roseate spoonbill Platalea ajaja ST
Sherman’s short-tailed shrew Blarina carolinensis shermani ST
Southeastern American kestrel Falco sparverius paulus ST
Tricolored heron Egretta tricolor ST
Wood stork Mycteria americana FT
Florida Prairie Clover Dalea carthagenensis var floridana FE
FE = Federally Endangered FT = Federally Threatened ST = State Threatened
FT (S/A) = Federally designated Threatened species due to similarity of appearance
Page 866 of 14062
341 Sabal Palm Road
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September 2024
4
4 EXISTING CONDITIONS
The subject parcel is located south of Sabal Palm Road, with undeveloped preserve and State
Forest lands surrounding the property. The property is bordered by the Picayune Strand State
Forest on part of its eastern boundary. The Sabal Palm Road subject property encompasses
approximately 169.18 acres, including 114.1 acres of uplands, 28.91 acres of wetland habitats,
and 26.17 acres of other surface waters. Currently, the majority of the subject property is utilized
as an orange grove, with a small store and single-family residence present as well. A large
portion of the upland community on the property has been impacted by anthropogenic activities
associated with agricultural maintenance. Additionally, there is a disturbed wetland area
featuring an intense recruitment of exotic and invasive vegetation, likely due to prior
anthropogenic activities and the past and ongoing agricultural activities of the area in general.
The Florida Land Use, Cover, and Forms Classification System (FLUCFCS) manual was used to
classify all the vegetative communities occurring within the site boundaries. The FLUCFCS
exhibit attached to the Environmental Assessment report shows the subject property together
with its vegetative cover and depicts the approximate limits of the wetland and upland areas. A
general description is provided below in Table 2. More detailed descriptions of the various
vegetative communities and any site specific nuances can be found in the relative Environmental
Assessment report.
Table 2: FLUCFCS Codes and Descriptions
FLUCFCS
Code
Description Acres Jurisdictional
Wetlands
111 Fixed Single Family Units 1.46 No
221 Citrus Groves 107.30 No
621 Cypress 0.45 Yes
621E2 Cypress (Exotics 25-50%) 2.56 Yes
621E4 Cypress (Exotics 75-100%) 16.26 Yes
625E4 Hydric Pine Flatwoods (Exotics 25-50%) 2.82 Yes
740B Disturbed Land - Berm 4.93 No
740H Disturbed Land (Hydric) 6.82 No
814 Roads and Highways 0.41 No
OSW Other Surface Waters 26.17 Yes
Total: 169.18 55.08
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341 Sabal Palm Road
Listed Species Report
September 2024
5
5 RESULTS
During the initial surveys conducted on-site, THA biologists recorded sightings of four listed
species. The subject property was surveyed for a total of 52.87 hours. The most recent update
added another 13 hours to the survey effort. A summary of survey times and weather on site is
displayed below in Table 3.
Table 3: Summary of Survey Efforts
Date Start End Observers Survey
Hours
Temp. (F) Cloud
Cover
Precip.
(In.)
Wind (mph)
09/06/2023 08:31 17:00 2 16.63 81 45% 0 4 ESE
09/07/2023 08:07 17:30 2 18.77 91 10% 0 3 W
09/12/2023 07:21 11:00 2 7.30 79 20% 0 Calm
09/21/2023 08:55 09:55 1 1.00 75 0% 0 6 ENE
09/21/2023 07:55 09:55 1 2.00 75 0% 0 6 ENE
10/04/2023 07:44 13:00 1 5.27 75 5% 0 7 NE
10/12/2023 17:11 19:05 1 1.90 88 60% 0 13 SE
08/23/2024 16:00 20:00 1 4.00 90 10% 0 5 NW
08/30/2024 06:00 09:00 1 3.00 72 25% 0 5 N
09/04/2024 06:15 09:30 1 3.25 73 10% 0 Calm
5.1 LISTED SPECIES OBSERVED ONSITE
Four listed species were observed onsite by THA biologists. The nature, location, and frequency
of these observations are explained below.
5.1.1 American alligator (Alligator mississippiensis)
Several American alligators were observed on-site utilizing the agricultural ditches associated
with the citrus farm on the subject property. Alligators were observed on multiple days, including
juvenile alligators that were seen in the canals to the south of the farm store.
5.1.2 Big Cypress fox squirrel (Sciurus niger avicennia)
A single Big Cypress fox squirrel was observed on the property on September 6, 2023, foraging
on citrus fruits on the ground on the eastern edge of the property. The squirrel then crossed the
eastern canal into the Picayune Strand State Forest.
5.1.3 Little blue heron (Egretta caerulea)
Several species of wading birds were observed on the subject property, one of which is state-
threatened: the little blue heron. Little blue herons were observed on all surveys and throughout
the agricultural land in the subject property.
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September 2024
6
5.1.4 Southeastern American kestrel (Falco sparverius paulus)
An American kestrel was observed on October 12, 2023, foraging from citrus trees located in the
center of the subject property. Although it could be possible, it is unlikely that the kestrel that
was seen was a southeastern American kestrel (Falco sparverius paulus).
5.2 SPECIES OBSERVED ONSITE
While surveying the subject property for listed species, biologists recorded sightings and signs of
non-listed wildlife in addition to the listed species. All wildlife observed on or adjacent to the
project site is displayed below in Table 4.
Table 4: List of Species Observed Onsite
Common Name Scientific Name Status
Amphibians
Pig frog Lithobates grylio
Reptiles
American alligator Alligator mississippiensis FT (S/A)
Brown anole Anolis sagrei Non-native
Black racer Coluber constrictor
Peninsula cooter Pseudemys peninsularis
Mammals
Big Cypress fox squirrel Sciurus niger avicennia ST
Grey squirrel Sciurus carolinensis
White-tailed deer Odocoileus virginianus
Wild hog Sus scrofa Non-Native
Birds
American kestrel Falco sparverius
Bank swallow Riparia riparia
Barn swallow Hirundo rustica
Belted kingfisher Megaceryle alcyon
Black-bellied whistling-duck Dendrocygna autumnalis
Blue jay Cyanocitta cristata
Blue-gray Gnatcatcher Polioptila caerulea
Boat-tailed Grackle Quiscalus major
Brown thrasher Toxostoma rufum
Carolina wren Thryothorus ludovicianus
Common grackle Quiscalus quiscula
Common ground dove Columbina passerina
Common yellowthroat Geothlypis trichas
Eastern bluebird Sialia sialis
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September 2024
7
Eastern phoebe Sayornis phoebe
Fish crow Corvus ossifragus
Gray catbird Dumetella carolinensis
Great crested flycatcher Myiarchus crinitus
Great egret Ardea alba
Green heron Butorides virescens
Killdeer Charadrius vociferus
Little blue heron Egretta caerulea ST
Loggerhead shrike Lanius ludovicianus
Mourning dove Zenaida macroura
Northern cardinal Cardinalis cardinalis
Northern flicker Colaptes auratus
Northern mockingbird Mimus polyglottos
Osprey Pandion haliaetus
Pileated woodpecker Dryocopus pileatus
Prairie warbler Setophaga discolor
Red-bellied woodpecker Melanerpes carolinus
Red-shouldered hawk Buteo lineatus
Rock pigeon Columba livia Non-native
Turkey vulture Cathartes aura
White ibis Eudocimus albus
White-eyed vireo Vireo griseus
Wild turkey Meleagris gallopavo
FE = Federally Endangered FT = Federally Threatened ST = State Threatened FT (S/A) = Federally
designated Threatened species due to similarity of appearance
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341 Sabal Palm Road
Listed Species Report
September 2024
8
6 DISCUSSION
6.1 PROPOSED PROJECT
The proposed project includes the development of a mixed single and multi-family home
residential project which includes two separate preserve areas which will be enhanced as a result
of the project. The project also includes an open water flow-way that will help to treat the on-site
stormwater generated by the project as well as provide conveyance across the property for waters
originating on the north side of Sabal Palm Road. There are currently 2 pipes and a ditch which
serve this purpose. The remaining development including the proposed lakes will take place in
the disturbed and agricultural lands.
The 170.10169.18-acre site is comprised of 114.1 acres of upland, 28.91 acres of wetlands, and 26.17
acres of other surface waters. The majority of the property consists of citrus grove or disturbed
land. The remaining vegetated areas on-site are dominated by exotic and nuisance species. The
proposed development will result in the enhancement of wetlands on the subject property in
association with extensive exotic removal.
6.2 PROPOSED IMPACTS TO POTENTIAL AND OBSERVED LISTED SPECIES
6.2.1 American alligator (Alligator mississippiensis)
Though the American alligator is no longer considered endangered, it is currently listed as
federally threatened due to its similarity in appearance to the American crocodile (Crocodylus
acutus). Several alligators were observed in the agricultural ditches on the subject property. Any
development that results in the removal of the agricultural ditches could affect alligators on-site.
These effects could be offset with the inclusion of other alligator habitats onsite, such as the
proposed flow-way and stormwater lakes. Any potential development should include a
protection plan to help avoid and minimize direct impacts to individual alligators and alligator
nests.
6.2.2 Audobons’s crested caracara (Polyborus plancus audubonii)
Audubon’s’ crested caracara (Polyborus plancus audubonii) is a subspecies of the crested caracara
(Polyborus plancus) that inhabits peninsular Florida. Audubon’s’ crested caracara (hereinafter
referred to as “caracara”) prefers native rangeland and unimproved pasture for foraging.
Caracara prefer cabbage palms for nesting surrounded by habitats with low-ground cover and
shrubby vegetation. Any potential development of the subject property is not expected to impact
caracara foraging or nesting. However, the project is not within the USFWS consultation area for
Caracaras so additional survey effort requirements are not expected.
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6.2.3 Bald Eagle (Haliaeetus leucocephalus)
While no longer a listed species, state or federally, the bald eagle (Haliaeetus leucocephalus) is still
protected by state rule 68A-16.002, F.A.C., and federal laws (Migratory Bird Treaty Act of 1918
and the Bald and Golden Eagle Protection Act of 1940). An incidental take permit may be needed
for activities taking place within 660 feet of an eagle nest during the breeding season (October 1
– May 15). No eagle nests were observed on or adjacent to the subject property during surveys.
One active nest (CO060) is located approximately 1.6 miles from the subject property and a
recently destroyed nest (CO060a) is located approximately 1.67 miles from the subject property.
No state or federal permitting will be required for eagle nests in regard to this subject property.
6.2.4 Big Cypress fox squirrel (Sciurus niger avicennia)
The Big Cypress fox squirrel (BCFS) is a subspecies of the eastern fox squirrel (Sciurus niger). It is
listed as threatened on the Florida Endangered and Threatened Species List due to suitable
habitat loss, degradation, and fragmentation. Optimal habitat conditions for BCFS are dependent
on the presence of appropriate trees for nest sites, abundant year-round food resources, and an
open understory with little or no bushes, or shrub layer present. Squirrel nests were observed on
the subject property, and one fox squirrel was seen foraging on the eastern edge of the site. Grey
squirrels (Sciurus carolinensis) were also seen throughout the wooded areas of the property. There
is no planned impact to the areas containing squirrel nests, but additional monitoring may be
required to confirm BCFS occupancy of the site and avoidance of any active nests during the
construction activities.
6.2.5 Eastern indigo snake (Drymarchon couperi)
The Eastern indigo snake (Drymarchon couperi) is listed as federally threatened. Generally, this
species lives and hunts in a wide variety of habitats and its territory can cover large areas. It can
be associated with gopher tortoise burrows (as a commensal) and favors pine flatwoods, palmetto
prairies, and scrub habitats as well as wetland edges. It is relatively reclusive in nature and is
rarely observed in the wild. Immediately prior to construction on the subject property, an eastern
indigo snake survey will be needed to ensure they are not utilizing areas where large equipment
will be used. No eastern indigo snakes have been observed onsite. However, indigo snakes could
theoretically frequent parts of the property. Special construction guidelines to protect the indigo
snake will have to be followed by construction personnel during all phases of construction work
performed onsite.
6.2.6 Everglade snail kite (Rostrhamus sociabilis plumbeus)
The Everglade snail kite (Rostrhamus sociabilis plumbeus) is a subspecies of the snail kite
(Rostrhamus sociabilis) that inhabits Florida, Cuba, and northwestern Honduras. The Everglade
snail kite is listed as federally endangered by FWS. The principal threat to the Everglade snail
kite is the loss, degradation, and fragmentation of wetland habitats. The project is not located
within the critical habitat of the Everglades snail kite. No snail kites were observed in or adjacent
to the subject property, but sightings have been documented of snail kites in the adjacent
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Picayune Strand State Forest. Snail kite foraging habitat typically consists of clear and calm marsh
habitats with interspersed open water and shallow water areas. These areas may contain sparse
low trees but must be relatively clear and open to allow foraging of apple snail species (Pomacea
spp.), which is the snail kites’ main food source. Since such areas are not present on the subject
property, no effect on suitable foraging habitat is expected with any potential development.
6.2.7 Everglades mink (Neovison vison evergladensis)
The Everglades mink (Neovison vison evergladensis) is a subspecies of the American mink (Neovison
vison), which historically occurred in the Everglades, Big Cypress area, and Lake Okeechobee
area. The Everglades mink is a cryptic mammalian predator in the weasel family that is listed as
threatened by FWC. Although the understanding of their current distribution is limited, they do
occur in Collier County and presumably could be using the subject property or adjacent areas.
Everglades mink rely on a variety of wetland habitats, and therefore any actions that degrade,
impair, or fragment suitable wetland habitats could affect the species. The proposed project
occurs within citrus agricultural land and is thus unlikely to have any effects on the Everglades
mink.
6.2.8 Florida bonneted bat (Eumops floridanus)
The Florida bonneted bat (Eumops floridanus) is a federally endangered bat species that utilizes
relatively open terrestrial and freshwater areas as foraging habitat and as a source of drinking
water. Their roosting habitat includes forests or other areas with suitable roost structures (tree
snags, trees with cavities, artificial cavities, etc.). Several cavity trees were observed on site. The
cavity trees onsite appeared to be used primarily by red-bellied woodpeckers (Melanerpes
carolinus) but could serve as potential roosting habitat for bonneted bats. These cavities will be
inspected with a small camera and monitor system prior to construction to ensure that they are
unoccupied prior to being cut down. The subject property is located within the Florida Bonneted
Bat Consultation Area and contains potential roosting and foraging habitat. Consultation and
monitoring will be required to further assess the impact of any development of the subject
property on the Florida bonneted bat.
6.2.9 Florida burrowing owl (Athene cunicularia floridana)
The Florida burrowing owl (Athene cunicularia floridana) is a subspecies of the burrowing owl
(Athene cunicularia) that occurs in Florida. It is a small, long-legged owl that uses burrows year-
round for breeding and roosting. It is listed by FWC as threatened. Burrowing owls prefer well-
drained sandy soil with low vegetation height, typically native dry prairies. No burrowing owls
were observed on the subject property or adjacent areas. Potential development to the property
is unlikely to result in any impact to Florida burrowing owls.
6.2.10 Florida panther (Puma concolor coryi)
The Florida panther (Puma concolor coryi) is a federally endangered species that utilizes habitat
across Southern Florida, mainly south of the Caloosahatchee River. Panthers require large,
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remote, and undeveloped areas and are rarely seen in more developed areas, such as the subject
property. No panthers or signs of panthers were observed during surveys. The property is
included in the Primary Florida Panther Focus Area, which is defined as “All lands essential for
the survival of the Florida panther in the wild”.
The FWS has established panther Habitat Suitability Values (HSVs) for various types of habitats
with scores (values) ranging from 0 (no value) to 9.5 (optimal value). When the acreage of a given
habitat type (polygon) is multiplied by this habitat's HSV, the result is termed the Panther Habitat
Unit value or PHU value. Based on the existing habitat types that are present, the total HSVs for
the subject property range from 0 (open water and urban) to 4.7 (orchards/groves) and to 9.5
(pine forest).
Any potential development will require coordination with the FWC and FWS to address the
potential impacts to Florida panthers and their potential habitats. The specific details of any
potential project's panther mitigation program shall be coordinated with the wildlife agencies as
a part of the permitting process. The applicant shall ensure that the compensation value of off-
site compensation combined with the compensation value of any on-site preserved lands will be
at least equal to, if not greater than, the current PHU value of the undeveloped citrus lands. Any
other measures deemed necessary by the FWS to ensure adequate protection of panthers shall
also be addressed by the applicant during the consultation process during which, the applicant
shall also coordinate panther issues with the FWC. It is anticipated that the proposed project is
not likely to adversely affect the Florida panther.
6.2.11 Florida sandhill crane (Antigone canadensis pratensis)
The Florida sandhill crane (Antigone canadensis pratensis) is listed as threatened by the FWC. This
subspecies of sandhill crane is a year-round resident found throughout the state. The Florida
sandhill crane typically inhabits shallow wetland communities and pastures.
No Florida sandhill cranes were observed onsite, and they are not expected to occur within the
subject property due to its unsuitable habitat types. There are no natural freshwater marshes,
prairies, or pastures onsite that would be likely to support sandhill cranes presence or breeding.
Any proposed development of the subject property is not anticipated to have any impact to
Florida sandhill cranes.
6.2.12 Gopher tortoise (Gopherus polyphemus)
The gopher tortoise is listed as a threatened species by the FWC. This species prefers upland
habitats, particularly xeric scrub communities, and higher-elevation pine flatwoods. They can
also be found in disturbed upland areas, including fallow and abandoned agricultural fields,
perimeters of active crop fields, and pastures. No gopher tortoise burrows were observed on the
subject property.
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6.2.13 Red-cockaded woodpecker (Picoides borealis)
The red-cockaded woodpecker (Picoides borealis;(referred to in the following as “RCW”) is a
federally endangered species that typically utilizes mature pine woodlands and savannas. RCWs
nest in cavities of mature, large, live pine trees. Stands with developed hardwood midstory are
not suitable foraging or nesting habitat. The site area was surveyed for RCW cavities, and none
were located onsite. There is one documented, active RCW colony is approximately three miles
north of the property in Picayune Strand State Forest. Therefore, a consultation with FWC or FWS
may be required but given the absence of suitable habitat or mature live cavity trees, there is a
low probability of occurrence on-site.
6.2.14 Sherman’s short-tailed shrew (Blarina carolinensis shermani)
The Sherman’s short-tailed shrew (SSTS) is a state-designated threatened subspecies of the
Southern short-tailed shrew (Blarina carolinensis). The SSTS is a small (about 4 inches in length),
obscure, insectivorous rodent that occurs in Lee and Collier County. Little is known about the
SSTS’s life history, behavior, or biology, but the Southern short-tailed shrew inhabits dense,
herbaceous habitats and moist forests. The species has not been collected since 1955 and is
possibly extinct. The parts of the property that could serve as a potential habitat for the SSTS are
not included in the proposed development plan, and therefore no impact to the SSTS is to be
expected.
6.2.15 Southeastern American kestrel (Falco sparverius Paulus)
The Southeastern American kestrel is a subspecies of the American kestrel. It is a small falcon,
which is listed as threatened by the FWC. The American kestrel typically nests in the abandoned
cavities of woodpeckers found in dead pine trees. The conversion of open sandhills and pine
flatwoods to citrus groves in South Florida has greatly reduced its available nesting and foraging
habitats. The presence of southeastern American kestrels can only be confirmed from April to
August when northern migrants are not present in Florida. The range of southeastern kestrels
does not overlap the subject property, therefore, it is unlikely that the kestrel that was observed
on the subject property was a southeastern American kestrel. No incidental take of southeastern
kestrels is expected with any possible development of the subject property but additional surveys
may be recommended by FWC to determine whether southeastern kestrels could actually be
present or not.
Several cavity trees were observed onsite. The cavity trees onsite appeared to be utilized
primarily by red-bellied woodpeckers (Melanerpes carolinus) but could serve as potential roosting
habitat for kestrels. These cavities will be inspected with a small camera and monitor system prior
to any potential construction or exotic removal activity to ensure that they are unoccupied prior
to being cut down.
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6.2.16 Various Listed Wading Birds
Little Blue herons, tricolored herons (Egretta tricolor), roseate spoonbills (Platalea ajaja), and wood
storks (Mycteria americana), are expected to utilize the surface water onsite, and in nearby areas.
Only Little Blue herons were observed onsite. The proposed project is not anticipated to have any
negative impact to the adjacent wetlands. No nests of these species have been observed within
the project area. White ibis (Eudocimus albus) were observed onsite as well. The White ibis was
removed from Florida’s endangered and threatened species list in 2017, but it is protected by state
and federal law, The proposed project is not anticipated to have any impact to any potential onsite
nests. Any major development of the project area will result in the loss of onsite agricultural
ditches that could potentially be utilized by the aforementioned wading birds. This reduction of
foraging habitat could be offset by the creation of stormwater storage or artificial lakes onsite.
The project will also preserve and remove invasive vegetation from the existing wooded wetlands
onsite, which will further improve potential foraging for wading birds.
6.2.17 Wood stork (Mycteria americana)
The Wood stork (Mycteria americana) is a large wading bird typically found in forested
freshwater and estuarine wetlands in the southeastern United States. Wood storks prefer shallow
and fluctuating water levels with low turbidity for foraging. As a result of habitat loss and
degradation, the Wood stork is listed as Threatened by FWS. No wood stork nests, rookeries, or
roosting sites were found on or adjacent to the subject property. Wood storks have been reported
in areas adjacent to the subject property. The closest documented wood stork colony is located
approximately 19 miles to the north in the Corkscrew Swamp Sanctuary. The property is located
just outside of the 18.6-mile radius of the colony that FWS considers “Core Foraging Area,”. Wood
storks prefer to feed in flooded wooded areas but will opportunistically feed in drainage ditches.
Any major development of the subject area will result in the loss of onsite agricultural ditches
that could potentially be utilized by the wood storks. FWS may consider the agricultural ditches
on the property as “Suitable Foraging Habitat (SFH)”. Any impacts to SFH “may affect” wood
storks, which will require FWS consultation. This reduction of foraging habitat could be offset by
the creation of artificial lakes onsite. The project will also preserve and enhance the existing
forested wetlands onsite, which will further improve potential foraging for wood storks.
6.2.18 Listed Plant Species
According to the USFWS Information for Planning and Consultation (IPaC) services, the only
federally listed plant with the potential of occurring in the area is the Florida prairie clover (Dalea
carthagenensis floridana) which is normally found on pine rocklands or rockland hammocks. No
evidence of any federally listed plant species were observed. Several state listed species have the
potential of occurring on the site, specifically airplant (Tillandsia) and a few orchid species. No
evidence of any of the state listed species was observed. Due the past and ongoing agricultural
operations, the likelihood of any listed plant species presence on the property is low.
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7 CONCLUSION
THA performed a listed species survey of the approximately 169.18-acre subject property in
Collier County, Florida. Preliminary research was supplemented with over 50 hours of onsite
investigation. Four potentially listed species were observed on the subject property: the American
alligator, the southeastern American kestrel, the Big Cypress fox squirrel, and the little blue heron.
Several other listed species were not observed but have the potential to be present on or adjacent
to the proposed development of the subject property.
The proposed project includes the construction of a mixed single and multi-family residential
development. The site plan avoids impacts to the remaining natural wetlands on the site. Some
previously impacted wetland areas are being impacted to accommodate a stormwater flow-way
through the project site. Any major development of the project area will result in the loss of onsite
agricultural ditches that are being utilized by the aforementioned wading birds and American
alligators. Preservation and improvement of the natural hardwood wetlands onsite and the
development of artificial lakes will likely offset any negative effects of the loss of agricultural
ditches.
The property is located within the Florida bonneted bat consultation area. Consultation and
monitoring efforts for Florida bonneted bats will be required prior to any potential development
of the property.
The property is located within the Primary Florida Panther Focus Area, which is defined as “all
lands essential for the survival of the Florida panther in the wild”. The applicant will be required
to ensure that the compensation value of offsite compensation combined with the compensation
value of any on-site preserved lands will be at least equal to, if not greater than, the current PHU
value of the undeveloped citrus lands. Based on preliminary calculations, approximately 1,298
PHU credits will be needed to compensate for the proposed development.
Several cavity trees were found onsite that could potentially provide roosting habitat for multiple
listed species. The majority of the cavity trees are included in the proposed preservations on the
subject property. Any trees that need to be removed will be inspected with a small camera and
monitor system prior to any potential construction or exotic removal activity to ensure that they
are unoccupied prior to being cut down.
The subject property is surrounded by undeveloped preserve land and is bordered by the
Picayune Strand State Forest on part of its eastern boundary. Any development of the property
should consider the installation of buffers on its boundaries to prevent any potential human-
wildlife conflict.
Based on THA’s observations if the development of this site provides for appropriate design and
management guidelines, it will not adversely affect any endangered, threatened, or otherwise
protected species. These management guidelines shall be coordinated with the appropriate local,
state, and federal agencies to better ensure their protection.
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8 PHOTOS
Figure: View of a squirrel nest observed onsite
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Figure 2: View of a Big Cypress fox squirrel observed foraging onsite.
Figure 3: View of an American alligator observed onsite.
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Figure 4: View of a flock of wild turkeys observed onsite.
Figure 5: View of a pair of adult black-bellied whistling ducks and ducklings.
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Figure 6: View of an American kestrel observed onsite.
Figure 7: View of an Eastern phoebe observed onsite.
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Figure 8: View of a pig frog observed onsite.
Figure 9: View of a peninsula cooter observed onsite.
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STATE OF FLORIDACOUNTY AERIAL VICINITY MAPSTATE OF FLORIDACOUNTY AERIAL VICINITY MAPNOTES:<> THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SUBJECTPROPERTYSUBJECTPROPERTY<> LATITUDE: N 26.094201<> LONGITUDE: W -81.660967SITE ADDRESS:<> 341 SABAL PALM RD NAPLES, FL 34114Turrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION- TOWNSHIP-RANGE-DESIGNED:p:\23099.00 341 sabal palm rd\CAD\EIA\23099.00-EIA.dwg LOCATION MAP 1/25/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875CHBLT09-13-2323099-2526341 SABAL PALM RDLOCATION MAP50-------------------01 OF 04COLLIER COUNTYCOLLIER COUNTYGULF OF MEXICOGULF OF MEXICO8588288641MARCOISLANDEVERGLADESCITY9329846NAPLES90908399483783784129292983983992887846951862I-758486431856850846890896KEY WESTTAMPAFT.MYERSMIAMINAPLESSUBJECTPROPERTYLEGENDSHEETNUMBERSHEET TITLE02FLUCFCS MAP03SOILS MAP04LISTED SPECIES01LOCATION MAPPage 883 of 14062
BIG CYPRESS FOX SQUIRRELCAVITY TREEAMERICAN ALLIGATORAMERICAN KESTRELSQUIRREL NESTTurrell, Hall & Associates, Inc.Email: tuna@thanaples.com3584 Exchange Ave. Naples, FL 34104-3732Marine & Environmental ConsultingPhone: (239) 643-0166Fax: (239) 643-6632REV#:CREATED:DRAWN BY:JOB NO.:SECTION-TOWNSHIP-RANGE-DESIGNED:P:\23099.00 341 Sabal Palm Rd\CAD\EIA\23099.00-EIA.dwg LISTED SPECIES 11/21/2024THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY AND ARE NOT INTENDED FOR CONSTRUCTION USE.SE1.2.3.4.5.REV BY:DATE:CHK BY: CHANGED:SHEET NO.:RY NO. 5875CHBLT09-34-2323099-2526341 SABAL PALM RDLISTED SPECIES50-------------------04 OF 04·SURVEY COURTESY OF:··SURVEY DATED:NOTES:·THESE DRAWINGS ARE FOR PERMITTING PURPOSES ONLY ANDARE NOT INTENDED FOR CONSTRUCTION USE."NO SURVEY DATA AVAILABLE"MM-DD-YYYYNESW0 300 6001200SCALE IN FEETPROJECT BOUNDARY20' O.C.TRANSECTS20' O.C.TRANSECTSTRANSECT(TYP)Page 884 of 14062
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
341 SABAL PALM RD
RED COCKADED WOODPECKER CONSULTATION AREA
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
341 SABAL PALM RD
SCRUB JAY HABITAT
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Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
341 SABAL PALM RD
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Corkscrew
Barron Collier
Collier - Hendry
Turrell, Hall & Associates, Inc.Marine & Environmental Consulting
3484 Exchange Ave. Suite B. Naples, FL 34104-3732
Email: tuna@thanaples.com Phone: (239) 643-0166 Fax: (239) 643-6632
341 SABAL PALM RD
WOOD STORKS
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WOOD STORK ACTIVE COLONIES 2010-2019
FLORIDA WOOD STORK FORAGING AREAS
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Collier County Environmental Supplement
341 Sabal Palm Road
August 2024
APPENDIX III:
ARCHAEOLOGICAL EXHIBITS
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SiteID Type Site Name Address Additional Info SHPO Eval NR Status
CR00879 AR White Shell Hammock Naples Eligible
CR00880 AR Deep Marsh Hammock Naples Eligible
CR00881 AR Jump Start Hammock Naples Eligible
AR=3
SS=0
CM=0
RG=0
BR=0
Total=3
Cultural Resource Roster
Page 1 of 1
Created: 2/12/2024Florida Master Site File
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CR00880
CR00879
CR00881
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341 Sabal Palm Road RPUD (PL20230016342)
Summary of Waiver Request
July 11, 2025
Summary of Waiver Request.docx Page 1 of 3
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
The 341 Sabal Palm Road RPUD property is approximately 169.19± acres, which is developed with a single-family residence and citrus grove. The Archaeological Probability Map #6 shows the project is located northeast of known areas of Historical/Archaeological probability and not within known areas or near any archaeological sites. The project is located in Section 25, Township 50 S, Range 26 E. The Environmental Supplement included with the GMPA and Rezone petitions states the following and should be included as a zoning commitment.
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Summary of Waiver Request.docx Page 2 of 3
Historical/Archeological Map #6:
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Summary of Waiver Request.docx Page 3 of 3
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Traffic Impact Statement
341 Sabal Palm Rd GMPA/PUD Rezone Application
Collier County, Florida
10/24/2024
Prepared for: Prepared by:
Grady Minor
3800 Via Del Rey
Naples, FL 34134
Phone: 239-947-1144
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* – $500.00 Fee
Collier County Transportation Review Fee* – Major Study – $1,500.00 Fee
Note – *to be collected at time of first submittal
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – October 2024
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision
and that I have experience and training in the field of Traffic and Transportation Engineering.
Norman J. Trebilcock, AICP, PE, PTOE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
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Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Trip Distribution and Assignment ................................................................................................... 5
Future Background Traffic Volumes ............................................................................................... 8
Existing and Future Roadway Conditions Without Project ............................................................ 8
Future Conditions With Project .................................................................................................... 10
Site Access Management .............................................................................................................. 12
Improvement Analysis .................................................................................................................. 12
Mitigation of Impact ..................................................................................................................... 15
Appendices
Appendix A: Project Master Site Plan .......................................................................................... 16
Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 18
Appendix C: ITE Trip Generation .................................................................................................. 27
Appendix D: D1RPM Inputs and Outputs .................................................................................... 39
Appendix E: FDOT Generalized Level of Service Tables ............................................................... 45
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Project Description
The subject Growth Management Plan Amendment (GMPA) and Planned Unit Development Rezone (PUDZ)
petition includes a request to rezone property from Agriculture with an overlay to permit 450 residential
units. The property is located on the south side of Sabal Palm Rd. in Collier County, approximately 1.5 miles
east of CR 951 and consists of ±169 acres.
Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan.
A methodology memorandum was transmitted via email to the Collier County Transportation Planning
staff on December 8, 2023 [ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)].
The project access connection to the surrounding roadway network is proposed as one direct
connection onto Sabal Palm Rd. A detailed evaluation of it will be performed at the time of site
development permitting.
The analysis year is 2029.
Figure 1 – Site Location
Project
Sabal Palm Rd
Rattlesnake
Hammock
Rd CR 951 N
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Trip Generation
The PUD is treated for trip generation purposes as 340 Single Family Detached homes and 110 Single
Family Attached homes.
ITE rates or equations are used for the trip generation calculations, as applicable. The ITE formulae
coefficients, 11th edition data pages, and errata pages are provided in Appendix C. The trip generation
associated with the proposed build-out condition is summarized in Table 1.
In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified
based on the proposed project highest peak hour trip generation (net new total trips) and consistent
with the peak hour of the adjacent street traffic. Based on the information contained in the Collier
County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway
network is PM peak hour.
Trip Distribution and Assignment
424 dwelling units (based on a preliminary land plan at the time of the model run) were placed in a new
centroid (#2982) on the south side of Sabal Palm Rd. at the project location and its traffic traced using
the Collier County Adopted 2045 Long Range Transportation Plan’s FSUTMS travel demand model, the
District One Regional Planning Model (D1RPM). The single family attached were treated as multi-family,
and household attributes were the average of those in nearby zones.
As shown in Appendix D, unadjusted, the model shows over 7 percent of project traffic being absorbed
along Sabal Palm Rd. before it reaches the CR 951 intersection. To be conservative, those percentages
were inflated to ensure 100 percent reaches CR 951. The resulting percentage distribution pattern for
project traffic is shown in Figure 2.
Table 1 – Trip Generation
PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM
Daily
Traffic In Out Total In Out Total
Single-Family
Detached
Housing
210 Dwelling
Units 340 2 2 2 3,111 198 116 314 57 170 227
Single-Family
Attached
Housing
215 Dwelling
Units 110 2 2 2 788 37 25 62 13 39 52
450 3,899 235 141 376 70 209 279
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Rate (1) or Eqn.
(2)
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Figure 2 – Project Trip Distribution
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Table 2 contains the road segments on which the project impact was reviewed. Arterial and collector
facility roadway configuration and minimum standard service volumes are from the 2023 AUIR. As noted
by the County in the pre-app meeting, this section of Sabal Palm Rd. is not owned or maintained by the
County. Addressing the impact of traffic from this project on this road may be the subject of a developer
commitment. The project significantly impacts Collier Blvd. between US 41 and Davis Blvd.
The project traffic percentages shown in Table 2 are the averages of those at the segment endpoints
(Figure 2 and Appendix D). The calculations that Table 2 contains are performed with more decimal
places than those displayed. Using only the displayed decimals may yield slightly different results.
AUIR
ID #
Roadway
Link From To
Percent
of Total
Project
Traffic
(1)
PM
Peak
Hour
Project
Traffic
N/E (2)
PM
Peak
Hour
Project
Traffic
S/W (2)
Exist-
ing
Config-
uration
(3)
LOS
Mini-
mum
Stan-
dard
Peak
Hour
Peak
Direct-
ion
Service
Volume
(3)
Signif-
icance
Thres-
hold (%)
(4)
Peak
Direct-
ion
Project
Traffic
as Per-
centage
of
Service
Volume
Signif-
icant
Impact
Y/N
16.2 Davis
Boulevard Radio Road Collier
Boulevard 2.4 6 3 6D E 3300 3 0.2 No
33.0 Collier
Boulevard I-75 Davis
Boulevard 19.2 27 45 8D E 3600 3 1.3 No
34.0 Collier
Boulevard
Davis
Boulevard
Rattlesnake
Hammock
Road
25.9 36 61 6D E 3000 2 2.0 Yes
35.0 Collier
Boulevard
Rattlesnake
Hammock
Road
Sabal Palm
Rd.54.3 76 128 6D E 3200 2 4.0 Yes
35.0 Collier
Boulevard
Sabal Palm
Rd.
US 41
(Tamiami
Trail)
35.1 82 50 6D E 3200 2 2.6 Yes
36.1 Collier
Boulevard
US 41
(Tamiami
Trail)
Wal-Mart
Driveway 13.6 32 19 6D E 2500 2 1.3 No
75.0
Rattlesnake
Hammock
Road
Santa
Barbara
Boulevard
Collier
Boulevard 22.8 54 32 6D E 2900 2 1.9 No
94.0 Tamiami
Trail East
Triangle
Boulevard
Collier
Boulevard 7.8 18 11 6D E 3000 2 0.6 No
95.1 Tamiami
Trail East
Collier
Boulevard
Joseph
Lane 3.9 9 6 6D E 3100 2 0.3 No
Notes:1) Figure 2 and Appendix D - Average of the Segment Endpoints
2) Percentage times PM peak hour net new external directional project traffic totals Table 1
3) 2023 AUIR
4) Collier County TIS Guidelines
Table 2 – Project Traffic Distribution and PM Peak Hour Impact
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Future Background Traffic Volumes
Tables 3 through 5 contain information for the segments of Collier Blvd. on which the project has a
significant impact. In Table 3, the annual growth rate listed is the one used in the 2023 AUIR to predict
future deficiencies and is used to inflate the existing year peak hour peak direction volume from the
2023 AUIR to the analysis year 2029.
The result above is compared with the 2023 AUIR volume plus the trip bank volume. The higher of the
two results is used as the future background traffic volume. The calculations that Table 3 contains are
performed with more decimal places than those displayed. Using only the displayed decimals may yield
slightly different results.
Existing and Future Roadway Conditions Without Project
The existing roadway conditions are from the Collier County 2023 AUIR, and the future roadway
conditions are based on the current Collier County 5-Year Work Program. Roadway improvements that
are currently under construction or are scheduled to be constructed within the five-year Transportation
Improvement Plan (TIP) or Capital Improvement Program (CIP) are considered committed
improvements. No improvements to the evaluated roadways are programmed.
Table 3 – Future Background Traffic
2029 2029
AUIR
ID #
Roadway
Link From To
Existing
Year
Existing
Year
Peak
Hour
Peak
Direct-
ion
Volume
(1)
Peak
Direct-
ion (1)
AUIR
Annual
Percent
Growth
Rate for
First 5
years
(1)
Growth
Factor
(2)
Trip
Bank
Volume
(1)
Growth
Rate
Based
Peak
Hour
Peak
Direction
Back-
ground
Traffic
Volume
AUIR +
Trip
Bank
Volume
Peak
Hour
Peak
Direct-
ion Back-
ground
Traffic
Volume
(3)
34.0 Collier
Boulevard
Davis
Boulevard
Rattlesnake
Hammock
Road
2023 2270 N 2.0%1.126 650 2556 2920 2920
35.0 Collier
Boulevard
Rattlesnake
Hammock
Road
Sabal Palm
Rd.2023 2250 N 2.1%1.129 434 2541 2684 2684
35.0 Collier
Boulevard
Sabal Palm
Rd.
US 41
(Tamiami
Trail)
2023 2250 N 2.1%1.129 434 2541 2684 2684
Notes:1) 2023 AUIR
2) Growth Factor assumes 2% annual growth after the first 5 years.
3) Greater of Growth based estimate or Existing + Trip Bank
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Trebilcock Consulting Solutions, PA Page | 9 341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – October 2024 The existing and future roadway conditions are illustrated in Table 4. The significantly impacted segments are operating at an acceptable level of service in existing conditions and under future background traffic conditions. The calculations that Table 4 contains are performed with more decimal places than those displayed. Using only the displayed decimals may yield slightly different results. Table 4 – Existing and Future Roadway Conditions 20292029 2029 2029 2029AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (1)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No34.0Collier BoulevardDavis BoulevardRattlesnake Hammock Road6D 3000 2270 0.76No6DNo3000 2920 0.97No35.0Collier BoulevardRattlesnake Hammock RoadSabal Palm Rd.6D 3200 2250 0.70No6DNo3200 2684 0.84No35.0Collier BoulevardSabal Palm Rd.US 41 (Tamiami Trail)6D 3200 2250 0.70No6DNo3200 2684 0.84NoNotes:1) 2023 AUIR 2) 2023 AUIR or Committed Improvements3) Table 3Page 998 of 14062
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Future Conditions With Project
Table 5 adds the project traffic volumes developed in Table 2 to the 2029 background traffic volumes
developed in Table 3. In the cases where the peak direction of project traffic aligns with the peak
direction of background traffic, the background traffic portion of the total traffic is the peak hour peak
direction volume from Table 5.
In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is
assumed for the background traffic, the average of the values used for interrupted flow facilities in the
FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix E). This factor is used to
estimate the background two-way volume, and hence to establish the two directional components of
that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of
the resulting two total traffic directional volumes is used as the basis of analysis.
The significantly impacted segments are operating at an acceptable level of service when project traffic
is added to future background traffic. The calculations that the table contains are performed with more
decimal places than those displayed. Using only the displayed decimals may yield slightly different
results.
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – October 2024 Trebilcock Consulting Solutions, PA Page | 11 Table 5 -Future Roadway Total Traffic Conditions 20292029 2029 2029AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No34.0Collier BoulevardDavis BoulevardRattlesnake Hammock Road2920N/E36 61 0.56 2920 2294 2956 2355 2956 3000 0.99No35.0Collier BoulevardRattlesnake Hammock RoadSabal Palm Rd.2684N/E76 128 0.56 2684 2109 2760 2237 2760 3200 0.86No35.0Collier BoulevardSabal Palm Rd.US 41 (Tamiami Trail)2684N/E82 502766 3200 0.86NoNotes:1) Table 32)Table 23)Appendix E4)Table 4Page 1000 of 14062
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Site Access Management
According to Collier County sources, Sabal Palm Rd. is not owned or maintained by the County along the
property’s frontage. The initial 1 mile+/- section of Sabal Palm Rd east of Collier Blvd is paved and is
maintained by Collier County, but not a Capital Improvement Element (CIE) monitored roadway. The
initial section of the roadway is a rural section with swales. The section east and up to the project (less
than ½ mile) and including the project’s frontage is part of a Limited Municipal Service Taxing Unit
(MSTU). This section of roadway is unimproved (not paved).
Sabal Palm Road is currently an east-west 2-lane undivided roadway with a posted legal speed of 30
mph in the vicinity of the project.
Collier County's roadway network is comprised of State, County, City and privately maintained
roadways. Roadways are generally classified as Arterial, Collector or Local. In agreement with the Collier
County Capital Improvement Element - Transportation Element Map TR-3.0 (Federal Functional
Classification/Urban Boundaries - Collier County), Sabal Palm Road is designated a local road.
The Collier County Resolution No. 13-257, as may be amended, is the adopted policy establishing the
Collier County access management system for arterial and collector roadways. Consistent with the
existing adjacent land uses and existing connection points within the Sabal Palm Road corridor, an
Access Class 7 (Collier County Access Management criteria) is utilized for this report. As such, for a
posted speed limit of 30 mph the minimum distance for access connection spacing is 125 feet.
Access management requirements for the applicable access points will be reevaluated at the time of site
development permitting/platting when more specific design access configuration will be made available.
Sabal Palm Rd.’s connection to Collier Blvd. is a directional median opening that prevents left turns onto
Collier Blvd. The portion of exiting project traffic going south (43.9%- Figure 2) will have to make a
northbound U-turn at a median opening on Collier Blvd. just south of Amity Rd. For a design speed of 50
mph, the recommended deceleration and taper length is 290 feet. The existing left turn lane there is
approximately 300 feet long, technically too short to contain even a single vehicle queue (assumed 25
feet).
The maximum project traffic U-turn volume there (AM period) is 43.9% of 209 (Table 1) or 92 vehicles. A
two-minute queue would be 3.07 vehicles, rounded to three vehicles, or 75 feet. The applicant will
extend the queue at this location at the time of development order approval for the project.
Figures 3 and 4 display project traffic turning movements at affected locations. The percentages used to
produce them are the percentages at the segment endpoints.
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Trebilcock Consulting Solutions, PA Page | 13
156 39 117
39 0
0
0
92 117
131 209 340
340 131 209 1 0 0 0
209
92 39 279
209 209
70 70
31 279 209
70
92 31 123 70 209 279
Sabal Palm RdCollier BlvdProject EntranceFigure 3-AM Project Traffic
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211 132 79
132 0
0
0
62 79
194 141 335
335 194 141 1 0 0 0
141
62 132 376
141 141
235 235
103 376 141
235
62 103 165 235 141 376
Sabal Palm RdCollier BlvdProject EntranceFigure 4-PM Project Traffic
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Improvement Analysis
Based on the results illustrated within this traffic analysis, the proposed project creates a significant
impact on adjacent roadway segments. The developer will provide a queue extension U-turn
improvement on NB Collier Blvd at the intersection with Amity Dr, turn lane improvements at project
accesses as warranted and roadway improvements to applicable unimproved sections of Sabal Palm Rd.
The maximum total daily trip generation for the proposed development shall not exceed 376 two-way
PM peak hour net trips, based on the land use codes in the ITE Trip Generation Manual in effect at the
time of application for SDP/SDPA or subdivision plat approval, as applicable.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are
issued for the project, as applicable.
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Appendix A:
Project Master Site Plan
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Appendix B:
Initial Meeting Checklist (Methodology Meeting)
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Appendix C:
ITE Trip Generation
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341 Sabal Palm Rd – GMPA/PUD Rezone Application – Traffic Impact Statement – October 2024 Trebilcock Consulting Solutions, PA Page | 28 Avg. Daily TrafficAM Peak HourPM Peak HourITE CodeDescriptionIndependent VariableAvg. RateEqn. Linear (1) orExp (2)Coeff. A Coeff. BAvg. RateEqn. Linear (1) orExp (2)Coeff. ACoeff. BEnter- ing SplitAvg. RateEqn. Linear (1) orExp (2)Coeff. A Coeff. BEnter- ing Split210Single-Family Detached HousingDwelling Units9.4320.92 2.68 0.7020.91 0.12 0.25 0.9420.94 0.27 0.63215Single-Family Attached HousingDwelling Units7.2017.62 -50.48 0.4810.52 -5.70 0.25 0.5710.60 -3.93 0.59Page 1017 of 14062
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Appendix D:
D1RPM Inputs and Outputs
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Project Location and Reference Zones
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TAZ 15TAZ 10CCCOUNTY NAMEZONEST CNTYSFDUSF PCT VACSF PCT VNPSF POPSF POP DUSF 0 AUTOSF 1 AUTOSF 2 AUTOMF DUMF PCT VACMF PCT VNPMF POPMF POP DUMF 0 AUTOMF 1 AUTOMF 2 AUTOSource 1284422108COLLIER284412021436007711.7734948000010298Source 2257819378COLLIER2578120219940016131.620406040916386571.610298Source 3257619358COLLIER257612021467007581.62349483288125271.610298Source AVERAGE001.67246528171.410298New29828COLLIER298212021328005481.6724652968171351.410298TAZ 15RESD HHLDRESD POPPOP P HHLDHH IN- COMEHH INC INDEXHHLD SIZEWRKR P HHLDWORK- ERSIND EMPCOMM EMPSERV EMPTOT EMPHM DUHM OCCHM POPSCHOOLUNI- VERS- ITYSHORT PARKLONG PARKSource 128444367711.77470147601.731.034490016160000000Source 22578140322701.629114814731.650.7510527234157618170000000Source 3257679512851.62470147601.731.0381901222543760000000Source AVERAGE617259981.70.94New29824246831.61617259981.70.9439900000000000Page 1030 of 14062
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D1RPM Distribution Percentages without Adjustment
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D1RPM Distribution Percentages Adjusted
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D1RPM Distribution Percentages Adjusted
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Appendix E:
FDOT Generalized Level of Service Tables
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November 6, 2023 VIA: E-MAIL
Jeremiah DeForge jdeforge@gradyminor.com
Grady Minor
3800 Via Del Rey
Bonita Springs, FL 34134
Subject: Water and Wastewater Service Availability
Project: 341 Sabal Palm Road
Parcel #: 00238040007
Dear Jeremiah:
The subject project is in the service areas of the Collier County Water-Sewer District’s (CCWSD) regional WTP
and The South County Water Reclamation Facility. Connection to the CCWSD’s water distribution and
wastewater collection systems will be permitted only after the GMD Development Review Division’s approval
of hydraulic calculations prepared by the Developer’s Engineer of Record in accordance with the Design Criteria
found in Section 1 of the Collier County Water-Sewer District Utilities Standards Manual. Adequate capacity to
this project is not guaranteed until the project receives a commitment for service.
Water service is available to the site via an 8” PVC water line running along the south side of Sabal Palm Rd
which stubs out east of Tamarindo Ln. The connection location is more than 200 feet away and thus a connection
is allowed but not required. Potable water is available for domestic use, fire protection, and irrigation, subject
to the provisions of LDC 4.03.08 C, the Collier County Irrigation Ordinance (2015-27), and other applicable rules
and regulations. Potable water source pressure shall be verified by the results of a fire flow test not older than
six months, in accordance with subsection 2.2.1, paragraph A.
Wastewater service is available to the site via a 12” PVC force main running along the north side of Sabal Palm
Rd approximately 465 feet east of Collier Blvd. The connection location is more than 200 feet away and thus a
connection is allowed but not required. Please contact the Wastewater Engineering Section
(WasteWaterEngineering@colliercountyfl.gov) to confirm downstream wastewater transmission system
capacity and force main connection pressure.
A preliminary utility plan must be reviewed and discussed at a pre -submittal conference with representatives
of the Public Utilities Department and the Growth Management Department, as required by Sec. 134 -58,
paragraph (b)(2) of the Code of Ordinances. This conference may be conducted by email at the discretion of the
Public Utilities Department. Please contact Joanna Nicholson (Joanna.Nicholson@colliercountyfl.gov) for
assistance with this requirement.
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See the attached GIS screenshot for approximate utility locations. Record drawings for CCWSD utility
infrastructure can be requested by emailing Utility Planning (UtilityPlanning@colliercountyfl.gov).
Respectfully,
Drew Cody
Public Utilities Department
Project Manager III, Engineering and Project Management
CC: Howard Brogdon, Division Director, PUD/WD; Robert Von Holle, Division Director, PUD/WWD; Matthew
McLean, Division Director, PUD/EPMD; Joe Bellone, Division Director, PUD/FOSD; Craig Pajer, Division
Director, PUD/SRU; Ben Bullert, Supervisor Project Manager (Licensed) – Water, PUD/EPMD; Shon
Fandrich, Supervisor Project Manager (Licensed) - Wastewater, PUD/EPMD; Brett Rosenblum,
Supervisor Project Manager (Licensed), GMD/DRD; Joanna Nicholson, Site Plans Reviewer II, GMD/DRD;
Utility Planning Section
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GIS Screenshot (Overview)
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GIS Screenshot (Water)
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GIS Screenshot (Wastewater)
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341 Sabal Palm Road RPUD (PL20230016342)
Deviation Justification
Deviation Justification-r4.docx
August 14, 2025
Page 1 of 2
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
1. Deviation 1 seeks relief from LDC Section 6.06.01, “Street System Requirements” and “Appendix B, Typical Street Sections and Right-of-Way Design Standards”. The LDC establishes a minimum 60-foot right of way width for local streets. This deviation proposes to instead allow for private roads within the site to be located in a 50-foot wide access easement or Right-of-Way.
Justification:
Number of lanes, required lane width, and other infrastructure can be accommodated
within the proposed 50-foot access easements or rights of way and the reduction in the
minimum required width will provide for a more efficient and compact development
project.
2. Deviation 2 seeks relief from LDC Section 6.06.02 A.2., Sidewalks, bike lane and pathway requirements which requires sidewalks and bike lanes must be constructed within public and private rights-of-way or easements, which are internal to the site, as follows: Local/Internal Access way: Sidewalks – both sides, 5 feet wide. To instead allow a sidewalk, 5 feet wide on one side of an internal cul-de-sac as shown on the conceptual PUD master plan.
Justification:
The proposed roads are private, low speed, and internal to the site. A sidewalk on one
side of the cul-de-sac will provide sufficient pedestrian facilities and maintain public
safety.
3. Deviation 3 seeks relief from LDC Section 3.05.07 A.5., “Preservation Standards”, which requires preservation areas shall be interconnected within the site and to adjoining off-site preservation areas or wildlife corridors, to allow the onsite preserves to be non-contiguous.
Justification:
The deviation is warranted due to several factors. One, the site has been previously
impacted through the on-going citrus grove operations, which resulted in the
preservation of one wetland area near Sabal Palm Road consisting of approximately 2.5
acres of native habitat and another small area less than .6 acre of native habitat located
near the western property boundary. The two areas are not contiguous today. The
proposed master plan identifies the preservation of the vegetated area near Sabal Palm
Road. The plan proposes to establish a marsh/flowway along the western and southern
portions of the site. This flowway area will be revegetated with wetland species and will
be contiguous to off-site wetlands which are presently in a conservation easement. The
flow-way littoral area will meet the County native habitat definition following the
enhancement activities and is in itself of sufficient size to meet the preservation acreage
requirements under the LDC. The isolated wetland preserve near Sabal Palm Road is also
of sufficient size by itself to meet the native vegetation retention requirements. Since
either would be sufficient to meet the requirement on their own, the two together are
more than is required event though they are not contiguous.
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Deviation Justification-r4.docx
August 14, 2025
Page 2 of 2
4. Deviation 4 seeks relief from LDC Section 3.05.10 A.2., Littoral Shelf Planting Area (LSPA). The LDC requires the following:
The littoral shelf planting area shall be established within a wet detention pond as part of a stormwater management system, to instead allow the required littoral planting area to be located in the flow way adjacent to and as part of the preserve area totaling seven percent (7%) of the wet detention pond area within the surface water management system.
Justification:
All of the interconnected lakes within the stormwater management system will be
adjacent to residential lots, while the preferred location criteria of the LDC in Sec.
3.05.10 A.2. suggests making littoral adjacent to a preserve area. Locating littoral
plantings adjacent to platted lots would cause maintenance and aesthetic issues. The
surface water management system will mitigate phosphorus and nitrogen nutrients to
pre-development conditions according to SFWMD requirements. Further, a
Homeowner’s Association will be established to adhere to the Stormwater Pollution
Prevention Plan developed for the Surface Water Management System. Concentrating
the littoral areas at the end of the flow way adjacent to the preserve will be beneficial by
providing an additional level of nutrient treatment prior to entering the preserve.
In addition to the secondary polishing effect, utilizing the preserve area as littoral area
will create a mixed marsh and prairie habitat for a wading bird foraging area.
Mechanical grading of the preserve to include depressions and low-lying areas will
create foraging opportunities and support a freshwater marsh community with some
fringe areas being wet prairie community. Mechanical clearing of the area will eliminate
all exotics from the preserve area and after grading the shallow portions of the preserve
will be planted with native wetland species with the deeper portions remaining
unplanted so that foraging availability is not impacted by competing vegetation.
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Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 7, 2024, 5:30
pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit up to 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 units are proposed to be townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 450 units are constructed, 68 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict. The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for
technical issues.
PROJECT LOCATION MAP
GRADYMINOR.COM/PLANNING
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FLN_NUM NAME1 NAME2 NAME3 NAME4 CITY STATE USZIP
435800008 1873 N BAHAMA AVE LLC 420 LOGAN BLVD S NAPLES FL 34119
433920003 2 TORPS LLC 7988 TIGER LILY DR NAPLES FL 34113
433960005 ADVANCED SABAL PALM CORP 3331 WHITE BLVD NAPLES FL 34117
435640006 ANDERSON, BOONRUEN 141 ROSE APPLE LN NAPLES FL 34114
436800609 ANDERSON, KENNETH C=& LINDA J OTONIEL RIVERA ASHLEE K ANDERSON-RIVERA 292 MORGAN NAPLES FL 34114
435840000 BISHOP, MICAH A=& AUBREY S 66 ROSE APPLE LN NAPLES FL 34114
438080003 BRANDY LANE LLC 1210 OSPREY CT MARCO ISLAND FL 34145
434880003 CARLSON, PAUL E 272 SABAL PALM RD NAPLES FL 34114
436240007 CARLSON, PAUL E & JUNE C 272 SABAL PALM RD NAPLES FL 34114
434440003 CHRISTINE M SQUARE TRUST 1287 GRAND CANAL DR NAPLES FL 34110
434960004 CISNEROS, JAIME=& MARIA 17001 MORGAN DR NAPLES FL 34114
436800007 CISNEROS, JAIME=& MARIE 17001 MORGAN DR NAPLES FL 34114
436040003 COTTAGE, GARY A=& LESLEY 268 SABAL PALM RD NAPLES FL 34114
435080006 CRAUMER FAMILY TRUST 775 CROSSFIELD CIR NAPLES FL 34104
437840008 CUIFFO, STEVEN R PO BOX 630219 MIAMI FL 33163
433520005 DALEY LAWN CARE INC 2316 PINE RIDGE RD STE 462 NAPLES FL 34109
434240009 DAVID & JUDITH WHITE R/L TRUST 303 MORGAN ROAD NAPLES FL 34114
433560007 DAVID E & JUDITH A WHITE REV LIVING TRUST 303 MORGAN RD NAPLES FL 34114
433200008 DESVARISTES, ERIC 268 ROSE APPLE LN NAPLES FL 34114
433280002 DOXSEE, TAMMY K 267 ROSE APPLE LN NAPLES FL 34114
EAST NAPLES CIVIC & COMMERCE 8595 COLLIER BLVD, SUITE 107-49 NAPLES FL 34114
433000004 EVERGLADES CITY DEVP LLC C/O LAMAR JERNIGAN NORIEGA 100 ANDALUSIA AVE #213 CORAL GABLES FL 33134
435920001 FEATHERSTON FAMILY TRUST 258 ROSE APPLE LN NAPLES FL 34114
435520003 FISHER, JAMIE J 15 BEAGLE LAKE RD NAPLES FL 34114
436640005 FISHER, KIMBERLY D 23 BEAGLE LAKE RD NAPLES FL 34114
438360202 FORTUNE, JASON 282 BRANDY LN NAPLES FL 34114
438240005 GOEMAERE & WU LAND TRUST 3355 19TH AVE SW NAPLES FL 34117
437560003 GOEMAERE, LUC LIPING WU 3355 19TH AVE SW NAPLES FL 34117
438360707 GRANT EST, CAROL-JEAN 288 BRANDY LN NAPLES FL 34114
437720005 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS FL 33912
21965001068 HSD REAL ESTATE INVESTMENT LLC 265 NW 83RD WAY COOPER CITY FL 33024
438040001 IANNOTTA, SALVATORE A 284 FOREST HILLS BLVD NAPLES FL 34113
435960003 ISAROSKUL, SUNANTA 195 ROSE APPLE LN NAPLES FL 34114
436160006 JARIKOV, VIKTOR IRYNA LABACHOVA 316 MORGAN RD NAPLES FL 34114
437240006 JERRALD J SMITS TRUST ET AL 341 SABAL PALM RD NAPLES FL 34114
434280001 KATHARINE M TORP LIV TRUST 7988 TIGER LILY DR NAPLES FL 34113
436400009 KIDDER, TERESA L SUZANNE SALYER 284 SABAL PALM RD NAPLES FL 34114
434480005 KNUTOWSKI, ROBART A 260 ROSE APPLE LN NAPLES FL 34114
433320001 KNUTOWSKI, ROBERT A 260 ROSE APPLE LN NAPLES FL 34114
435440002 LOUPE, MARK 276 SABAL PALM RD NAPLES FL 34114
433760001 MAXWELL, WILLIAM J 771 PARK AVE NAPLES FL 34110
435760009 MITCHELL, MICHAEL S JENNIFER M MITCHELL 260 SABAL PALM RD NAPLES FL 34114
436720006 MORALES, FEDERICO OMAR 308 MORGAN RD NAPLES FL 34114
436801307 NAFTAL, SIMONE 269 MORGAN RD NAPLES FL 34114
435600004 PHILLIPS-DELATORRE, HEATHER 1351 CURLEW AVE #101 NAPLES FL 34102
436080005 PIPITONE ET AL, JOHN 272 ROSE APPLE LN NAPLES FL 34114
435200006 RAMIREZ, MODESTO SANTIAGO 1149 12TH AVE NE NAPLES FL 34120
433600006 RED BIRD COTTAGE LLC 525 BAREFOOT WILLIAMS RD, PMB #400 NAPLES FL 34113
RIDGE PROPERTY LLC C/O INDIAN HILL PARTNERS 20 N WACKER DR STE 1922 CHICAGO IL 60606
434040005 RUFENER, SHANE 280 SABAL PALM RD NAPLES FL 34114
436280009 SARLO III, LOUIS=& CHERYL 2 BEAGLE LAKE RD NAPLES FL 34114
436200005 SCHREINER, CRAIG S=& JAMIA M 8979 REDONDA DR NAPLES FL 34114
21965001107 SHAPIRO, DANIEL MARC & HEATHER 244 ALLAMANDA WAY NAPLES FL 34114
435480004 SHIPLEY, DAVID R & JANET L 609 S PARK DR HUNTINGBURG IN 47542
ROBERT J & PAMELA SMITS 341 SABAL PALM RD NAPLES FL 34114
437200004 SOUTHEASTERN CONFERENCE ASSOC OF THE 7TH DAY ADVENTIST 1701 ROBIE AVE MONT DORA FL 32757
433680000 SQUARE, SCOTT ALAN 216 RED BIRD LN NAPLES FL 34114
76364843209 TAMARINDO COMMUNITY DEVELOPMENT DISTRICT WRATHELL HUNT AND ASSOC LLC 2300 GLADES ROAD #410W BOCA RATON FL 33431
76364643403 TAMARINDO COMMUNITY ASSOCIATION, INC 4042 PARK OAKS BLVD TAMPA FL 33610
437680006 TIITF /ST OF FL % DNR DOUGLAS BLDG 3900 COMMONWEALTH BLVD TALLAHASSEE FL 32399
434320000 TITUS, NANCY 300 SABAL PALM RD NAPLES FL 34114
438360008 TOWNSEND, ROBERT R 321 BRANDY LN NAPLES FL 34114
79904122581 VERONAWALK HOMEOWNERS ASSOCIATION INC 8090 SORRENTO LANE, SUITE 1 NAPLES FL 34114
435680008 WALTON REVOCABLE TRUST 269 ROSE APPLE LN NAPLES FL 34114
435720007 WALTON, DORIS F 255 ROSE APPLE LN NAPLES FL 34114
435360001 WILLIAMS, BRIAN F & GINNY 302 MORGAN RD NAPLES FL 34114
435120005 WILLIAMS, FRED B=& VIRGINIA L 298 MORGAN RD NAPLES FL 34114
436800502 WOOSTER PARTNERS LLC 2190 STATE ROUTE 89 JEROMESVILLE OH 44840
438200003 WYLLA LLC 13 WEST PELICAN ST NAPLES FL 34113
436120004 YOUST, BRANDON EDWARD 262 ROSE APPLE LN NAPLES FL 34114
433080008 ZAMIA CORP 7988 TIGER LILY DR NAPLES FL 34113
Page 1050 of 14062
NOTICE OF NEIGHBORHOOD
INFORMATION MEETING
PETITION: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit
Development
In compliance with the Collier County Land Development Code (LDC) requirements, a
neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady
Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman,
Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held
August 7, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely
Cultural Pkwy, Naples, FL 34113.
SWJR Naples I, LLC has submitted formal applications to Collier County, seeking
approval of a Growth Management Plan Amendment and Residential Planned Unit
Development (RPUD) Rezone to permit up to 450 residential dwelling units of which
340 units are anticipated to be single-family dwellings and approximately 110 units
are proposed to be townhouse dwellings. All units within the 341 Sabal Palm Road
RPUD and Subdistrict will be for-sale and the project will not feature rental units. The
applicant is proposing to restrict 15% of the total dwelling units as for-sale units to
households meeting the 120% or less of the area median income guidelines. However,
the income restricted units will be provided in the townhouse units and not the single-
family units. By way of example, if 450 units are constructed, 68 of the townhouse
units will be utilized to satisfy this requirement. A companion Growth Management
Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road
Residential Subdistrict.
The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm
Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email:
sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or
to register to participate remotely* go to, GradyMinor.com/Planning. Any information
provided is subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the
public with notice of an impending zoning application and to foster communication
between the applicant and the public. The expectation is that all attendees will conduct
themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant
and GradyMinor are not responsible for technical issues.ND-39846548
Page 1051 of 14062
341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342)
August 7, 2024 NIM Transcript
SPRPUD-23 Aug 7 2024 NIM
Page 1 of 23
Wayne Arnold: 00:00 I'm Wayne Arnold, I'm with Grady Minor and Associates, I'm a
Certified Planner. And I'll introduce our team.
00:14 This is Sharon Umpenhour, Sharon is with our firm and, we're
required to record these meetings for the county and make a
transcript. So, we're creating an audio transcript, and that'll be
transcribed into a written transcript as well.
00:28 With us, we have Tim Hall, who's our environmental consultant.
There's Norm Trebilcock, who's our Transportation Engineer.
Rich Yovanovich is our Land Use Council.
00:37 and to make a couple staff introductions, we have Laura
DeJohn, who's a contract employee of Collier County. She's
handling our zoning application that's been filed. And Parker
Klopf is with the Comprehensive Planning section for the county
and is reviewing the companion comp plan amendment that we
filed.
00:53 So, we're here for two applications that our firm has filed for
the property. It's a, a comp plan amendment creating a new
subdistrict called the 341 Sabal Palm Road Subdistrict. And then
we have a planned unit development rezone application that
we filed to create the 341 Sabal Palm Road residential planned
unit development.
01:17 So, the subject property is the orange grove that's, about a mile,
little over a mile and a quarter east of Collier Boulevard.
Participant 1: 01:25 Excuse me, you said it's the orange grove?
Wayne Arnold: 01:28 It is the orange grove property, yes, sir.
01:30 So, you can see it highlighted in yellow, you can see the, the
rows from the, the actual, orange groves that have been on the
site for decades. And the property, a little closer up version of it
so you can see some of the surrounding land. So, the most
immediate lands around us are, happen to be part of the
Hacienda Lakes Project, but they're conservation lands that
they've set aside as, part of their preservation requirements.
You can see we're about half a mile east of Veronawalk, and the
Winding Cypress Project.
01:58 So, the property itself is about 169 acres and, as I mentioned,
we're proposing to change the land use designation from
agricultural sending type lands into our new subdistrict. And the
purpose of the subdistrict is to allow up to 450 residential
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homes on the site. We have a mix, that's going to be about 340
units of single-family dwellings, and we're proposing 110 units
that would be a townhome-type development.
02:27 We're also proposing to restrict 15% of the dwelling units for
affordable housing that are, under the 120% or less, income
category for the county.
02:39 So, we've made an application with the county, we've received
one round of comments from them. We're in the process of
responding to them and, we'll be doing that soon. So, we're just
in the initial stages of this project, and it's gonna take us several
more months to get through the, the process.
02:55 So, this is the future land use map. I'm not gonna spend much
time on it, it just highlights that we're creating a subdistrict for
only this property, so it, it takes the lands out of the sending
lands so that we can bring in the residential component.
03:08 Here's our actual language. And anybody who wants a copy of
this information, Sharon left her cards out there, you can email
Sharon, and we'll get you a copy of the presentation if you'd
like, and so you can see the language, and I've got some contact
information on the last slide that you can take a photo of, or it'll
be in the packet if you request it. But it's, it indicates the
information at the county where you can get information from
either Parker or Laura and follow the progress of the project.
Sharon Umpenhour: 03:33 Can you speak closer to the microphone?
Wayne Arnold: 03:36 Sure.
03:37 So, this is a copy of our proposed conceptual master plan for
the project. So, access is obviously from Sabal Palm Road, and
for the project access, we have two of them that will be
permanent access points... Let me get my pointer, actually, and
I'll highlight those.
03:53 All right. So, the project access points are indicated here in
about the center of the property, and again on the eastern edge
of the property. And then we have another potential emergency
access point from this little proposed cul-de-sac. And the
property itself, the Rs stand for where the residential units
would be. The AA is the amenity area, so it's kinda central to the
site. And then this area in the northeast corner is where we're
proposing the townhome development to be. So, everything
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else in here would be single-family housing, the townhomes up
in this northeast corner of the site.
04:31 And then this crosshatching represents the only two vegetated
areas that are on the site, here and here. So, we're going to be
maintaining those and then adding, sort of, a flow way and
some additional preservation areas around those, because the
Hacienda lands, as I explained, over here. And there's some flow
ways that needs to be provided. So, we'll be passing water from
that area through the site.
04:53 Again, you've got, let me just break down... It's conceptual at
this point, but we'll have a 50% open space, and then we have a
preservation area that's about 12 and a half acres, or so.
Participant 6: 05:03 And the preservation space is to the south?
Wayne Arnold: 05:09 Hang on one sec... What was the question, ma'am?
Participant 6: 05:09 The preservation space, is that to the south?
Wayne Arnold: 05:27 So, so, we have two preservation areas. One is here.
Participant 6: 05:27 Ah.
Wayne Arnold: 05:28 And then the other is here. It's the existing vegetation that's on
the site, everything else has been cleared to support the orange
groves.
05:28 So, we have, four deviations that we've asked for for the
project. One is very standard, it's for a typical internal road
cross section, the county has a minimum standard typically of
60-feet. We've requested a 50-foot, like, cross section for the
internal streets. That's something that we typically request and
it gets, typically gets granted.
05:47 The others relate to, sidewalks. We're asking for no sidewalk be
provided on the tip of our cul-de-sac up here, a minor deviation.
And then we're asking for two deviations related to
preservation areas, because one, the county doesn't like
disconnected preserves, but since those are the only two
preserve areas on site, you know, we're required to ask for a
deviation to allow that.
06:08 And then the other is related to allowing us to create littoral
plantings around our lake areas that are a little different than
normal. And Tim Hall is working with a design engineer to come
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up with littoral plantings that will mimic some of the natural
environment, and that's gonna be a benefit, we think, to the
project, but we're still in conversations with county staff on that
point.
06:31 These are our permanent uses, the important take away from
that is that we're allowing single-family, two-family, or town ho-
home-styles there. And then our proposed development
standards, again, they're pretty standards for... We've asked for
single-family, two-family and townhome. And then the
important thing for a lot of people tends to be our building
height. So, for the agricultural zoning district that we are today,
the zoning height is 35-feet. We're asking for the same 35-feet,
but we have to establish an actual height, which is the tippy-top
height, which means that's the top of the roof, not just the
midpoint of our roofs.
07:09 So, that's kind of, in a nutshell, our brief presentation. So, the,
where we are, like I- I mentioned, we're in the initial stages.
We're required to hold this meeting sometime after our first
round of comments are received from the county, but before
any public hearing can be h- held.
07:29 So, we typically like to reach out to the community early in the
process so we can gain feedback from you and explain what's
going on so there's not the misconception floating around your
neighborhood as you start to see zoning signs go up, and things
like that. So, we don't have any public hearing dates that have
been established yet.
07:45 This is the page I mentioned to you. This has the contact
information for Sharon in our office, and it also has the county
staff personnel email addresses and phone numbers. And then,
the other information will take you to either our website at
Grady Minor, and you can link and see all the planning
documents that have been submitted to the county, or you can
go directly to the county's portal and those will be updated as
we updated our information.
08:10 So, in a nutshell, that's what we have. And we typically go
through and ask, if there are any questions about the project or
the public that I didn't touch on. And we've our experts here to
a- try to answer any questions the best we can. And then we
have three Zoom participants, and we'll see if they have any
questions or comments. And I think, given that we have Zoom
participants, it'd be helpful if we can get a microphone and
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your, when you ask your question, so, to make sure everybody
can hear it.
08:36 So, sir, I know you've had your hand up. Can you come to the
microphone? 'Cau- or, otherwise I can bring it to you, so.
Participant 2: 08:41 Sorry. [inaudible 00:08:44]
Wayne Arnold: 08:43 Okay, thank you. So, if you don't mind telling us, the distinction
that the planning commission likes to know is whether or not or
you're a neighbor, or you're part of the development team,
because sometimes the transcript doesn't, give us that
information.
Participant 2: 08:54 Well, we've been living off Morgan Road since 1970.
Wayne Arnold: 08:58 Okay.
Participant 2: 08:58 My question, first question is, is this a gated community?
Wayne Arnold: 09:02 It's very likely will be gated, but it's not determined at this time.
Participant 2: 09:06 Okay, so, you're removing this land from all the animals and
stuff, that have lived in this area for a long time.
Sharon Umpenhour: 09:12 Sir, can you get closer to the mic, please?
Participant 2: 09:14 Okay, s-
Wayne Arnold: 09:15 The question was w- about the wildlife?
Participant 2: 09:18 Yeah, you're removing it, th- the wildlife cannot access to the
property. We're used to having bears and panthers, and there
was animals come through our property, and had lived with
those with no problems. So.
Wayne Arnold: 09:30 Right. Well, typically for these gated communities... I'm not sure
if Morgan Road you don't have gated communities. I know
some of your farm properties have gates and things on them.
And I'm pretty sure the bears can crawl over most of those
gates. But, the reality is, I'll go back to the master plan...
Participant 2: 09:42 Yeah.
Wayne Arnold: 09:46 So, in, in this area, all of this land is part of a preservation area
that, that's along the southern end of the property. That, that's
not going to be gated or fenced, most likely. That's just gonna
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be open for them. And then, internally, I doubt very seriously if
we need to put, again, it's conservations lands, a wall or a fence
down in this area either.
10:06 So, the, the gated aspect is here at the main entry, that's the
gate structure that's just security for automobiles.
Participant 2: 10:14 Okay. Last question is, Sabal Palm Road.
Wayne Arnold: 10:17 Yes, sir.
Participant 2: 10:18 When we, when we moved over in '70 we were in a buffer zone,
and nothing was to be built past a certain distance here because
of the wildlife preservation. Now, if you move it back there, it's
going to keep going to, to where, anyway the traffic on Sabal
Palm will continue to grow, but it's so boxed in from the other
communities they have built, I don't think there's gonna be no
four-lane, and that can't handle traffic.
Wayne Arnold: 10:46 Well, Norm Trebilcock's our Transportation Engineer that's
working on the project. I don't think the road's probably going
to need to be four-lane.
Norm Trebilcock: 10:53 Right.
Wayne Arnold: 10:53 But, I'll let Norm talk to you about, m- maybe just briefly about
some of the improvements that are likely to be required.
Group: 10:59 Sir?
Norm Trebilcock: 11:00 Yes, hi. My name's Norm Trebilcock and I'm a traffic engineer
and prepared the traffic study for the project. I've been with
Collier County since 1990, working on projects.
11:08 And, so, o- on this project, on Sabal Palm Road, one of the
things would be is to extend and improve Sabal Palm Road, and
so the project would be a- a part of that as improvements. And
what we'd be looking at is probably a two-lane section of the
roadway, but, also the county would typically want us to look
at, you know, sidewalks and other things like that. So, that
would need to be in, you know, finalized into any improvements
there to tie into the project.
11:37 And then, we would also, any turn lanes we need on our project
for access, we would have to meet that criteria that the county
has for that. And then further off site is, any improvements that,
with Collier Boulevard. There's, like, just to the north of where
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y- you, s- since it's a, not a full median over in there on Collier
Boulevard, folks have to go up north and make a U-turn there.
We'll fix in that turn lane that's out there so there's sufficient
room for everybody to make U-turns and stuff like that.
12:08 So, those type of items get detailed during the site development
or planning stage. So, at least that's the overall concept that,
you know, that the county's identified the commitments we- we
would have to make in terms of from a traffic standpoint.
Participant 3: 12:24 Can- can you clarify what you mean by "two-lanes?"
Participant 4: 12:26 You're saying it's two lanes?
Wayne Arnold: 12:27 Hang on, hang on.
Participant 4: 12:27 Yeah.
Wayne Arnold: 12:28 Please, one at a time. We can't have the crosstalk, it does not
pick up on the microphone.
12:32 So, you had the floor, did you have a follow-up question, sir?
Participant 2: 12:36 Yeah, one other, one other question.
Participant 9: 12:37 Just, just take the mic and pass it around.
Participant 6: 12:37 Yeah.
Participant 3: 12:37 Okay.
Wayne Arnold: 12:37 Okay.
Participant 2: 12:43 My question is, access to 951, of Sabal Palm, are any plans to
put a red light there? Those of us that have folks that live there,
a lot of you in there go and try to make a U-turn. That traffic's
getting so heavy on 951 now, and with Tamarindo, trying to get
out at certain times is almost impossible without being held up
for a long time.
Participant 6: 13:11 You used to be able to.
Norm Trebilcock: 13:11 Right. T-
Participant 6: 13:11 On Sabal Palm, take a left. You didn't have to do the U-turn.
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Norm Trebilcock: 13:13 Right. So, norm- normally the, when they directionalize like
that, it would be typically signalize that intersection. And so,
that, that's the whole idea, is you would go up to the north-
Participant 6: 13:21 Okay.
Norm Trebilcock: 13:21 To [inaudible 00:13:21]
Participant 2: 13:21 Listen, that's existing right now.
Norm Trebilcock: 13:25 Yes.
Participant 2: 13:26 But with Tamarindo, when their traffic from the other
businesses clear, and the people that live there that, need
access.
Participant 2: 13:34 Kind of thing, and getting out, it's, can be very difficult.
Norm Trebilcock: 13:41 Right.
Participant 2: 13:41 And it's, I'm sure that county’s gonna let other people build
communities out there later on. You know, it's not possible to
widen Sabal Palm Road for the construction. And you have no
plans for a light there sometime?
Norm Trebilcock: 14:00 No, there, there's not. There's not any, th- that I know of, any
plans for a signal there at that intersection.
Participant 2: 14:03 All right. [inaudible 00:14:04] Anyone else?
Wayne Arnold: 14:04 Thanks, Norm.
Participant 1: 14:13 And, I just wanted to know, is Sabal Palm going to remain two-
lanes?
Wayne Arnold: 14:17 Yes, the intent is to keep Sabal Palm two-lane.
Participant 1: 14:20 And do you know of any future plans to have any north-south
road back there?
Wayne Arnold: 14:26 Well, it seems like, Norm, Benfield Road is something that's
been on the county's long-range transportation plan.
Participant 1: 14:31 Right. [inaudible 00:14:32]
Wayne Arnold: 14:31 And I think that coridoor puts it somewhere just east of
Veronawalk, if I'm not mistaken.
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Norm Trebilcock: 14:36 Yep. Right.
Wayne Arnold: 14:41 But, I, I don't know the status of that.
Participant 1: 14:41 You so, you know nothing about that.
Wayne Arnold: 14:42 I don't have any information on that, sir.
Group: 14:42 [inaudible 00:14:43] right here.
Participant 6: 14:42 So, right now the access road to the development is, going to be
down Sabal Palm?
Wayne Arnold: 14:43 That's correct. The access point, or the access points will be on
Sabal Palm Road. So, as Norm mentioned, there's a point at
which the county maintenance, I'm not exactly sure where it is
in, on the aerial, but it'll be extended, up to and including our,
access points.
Participant 6: 15:08 I have a couple of more questions. when Hacienda Lakes started
building, I'd been on Sabal Palm for 30 years. My property
started getting more and more flooding each year, and just last
week was probably the worst I saw, maybe even worse than
Ian.
15:26 A lot of it is because of the developments that's going around,
because I had, some man from the water district come out two
years ago, the flooding was so bad. And he explained to me it's
because of all the developments being built around us.
15:42 So, with this now coming in, just last week after the, tropical
storm I walked my dogs down there, and the water is going
several inches across the dock. Because, there used to be an
actual water flow before, you know, when they, stopped, you
know, allowing buildings on property that shouldn't be built on.
16:07 Anyway, so, what plans do you have for the water flow so that
our properties aren't getting more flooded?
Wayne Arnold: 16:16 I- I'll let them try to answer that, but, as I mentioned, part of the
property is going be designed to be a flow way system, to- to
accept more water-
Participant 6: 16:23 Part of it.
Wayne Arnold: 16:23 Yes.
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Participant 6: 16:23 Not all of it.
Tim Hall: 16:26 Right, like, like Wayne had said, part of the, the component of
this is to, to try to help move some of the water from the north
side of Sabal Palm down to the south. And so, that, that flow
way that he pointed out right there is gonna pick up water, and,
and move it to the south faster than what happens now.
16:47 But, the barns that are there now, associated with the, the
agriculture use, kinda formed a, a dam. And it pinches the water
close right there so it helps to back things up. By opening that
up some, and allowing for the open water flow through there, it
will be able to, to help move the water faster. So, even if there
is flooding to the north, the flooding would last less time
because the water would be able to get out of there at a quicker
pace.
Participant 6: 17:18 So, the water that flows across, it goes south, and it goes to
some waterway on 41, is that correct?
Tim Hall: 17:26 Yes, ma'am. Eventually it, it comes all the way through there,
some of it ends up next to the, the northernmost fields of Six
Ls...
Tim Hall: 17:36 ... and, then it kinda moves south, and also east a little bit. And
that's just based on how high the water is and it, it follows the
contours of the land. So, it follows the lowest part of the land
until it stages up high enough, and then it spreads out a little
more, and, and could kinda channelize it a little bit more as it
goes out.
17:54 But, e- eventually it does go all the way south and into the US-
41 Canal.
Tim Hall: 17:59 And the county has structures there that are able to kinda, like I
say county some of them are county some of them are water
management district, but they can move some of the water
further east, or they can let it go down, Henderson Creek.
Participant 7: 18:14 Can I ask a couple of questions? I own property on Sabal, or, on
Brandy Lane, and where you're talking about moving it east, if
I'm understanding you correctly, would put water more on our
properties that are already knee-deep. So-
Tim Hall: 18:25 So, you guys are west.
Tim Hall: 18:27 Brandy Lane is west.
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Wayne Arnold: 18:27 Brandy Lane is, there's Morgan Road over here.
Participant 7: 18:27 Okay.
Wayne Arnold: 18:29 Here's Brandy Lane here.
Participant 7: 18:32 Thank you, I apologize for the confusion. So-
Tim Hall: 18:32 Well it's-
Participant 7: 18:34 As Nancy is saying, that whole area now is flooded with it being
open. So.
Tim Hall: 18:38 Right, and, and part of this flow way would be to help move
some of the water that piles up right there, kind of, in that
corner between the farms and, and Brady Lane, and help move
it to the south.
Participant 6: 18:50 And I wonder why they're not doing that now. Why are we
flooded?
Tim Hall: 18:54 It's, well, I mean, the, the agricultural operation is there,
Tim Hall: 18:58 They have requirements to self-contain all of their water. So,
the, the way Water Management District works with the
different types of development, you get more limited to what
you can and can't do.
Wayne Arnold: 19:09 Excuse me, I'm sorry.
Tim Hall: 19:09 Now that that's, now that that's changing, more c- is coming, m-
more things can be done to try to help ameliorate that in, in
conjunction with the project moving forward.
Participant 5: 19:20 Okay. Just, maybe, two more. So, when you build the...
Participant 5: 19:25 Since Tamarindo I know that, they put the waterlines, the city
waterlines to Tamarindo. So, I imagine you will have water, city
water lines going to your development. We won't be mandated
to get city water, will we?
Wayne Arnold: 19:43 I don't think, so, no. But we do intend to extend water and
sewer lines out to the site.
Participant 5: 19:47 Okay. So, it's optional whether we live on or go on-
Wayne Arnold: 19:48 I- I think so, that's-
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Richard Yovanovich: 19:48 [inaudible 00:19:49] right?
Participant 5: 19:48 Yes.
Richard Yovanovich: 19:48 So, yeah, then you're not required. It's purely optional.
Participant 5: 19:49 Okay.
Wayne Arnold: 19:55 Yeah, agricultural lands are not required [inaudible 00:19:57]
Participant 5: 19:57 Okay, and then, wi- with your building, I know Hacienda Lakes
had to buy the property to the west of you and to the north of
you for mitigation purposes. Where are your mitigation lands?
Wayne Arnold: 20:13 Tim, I'll let you answer that.
Tim Hall: 20:16 So, because most of the property that's being developed here is
agricultural, it's not considered a wetland impact that would
require mitigation, like Hacienda had to do. the properties that
they developed had a lot of wetlands that were being impacted.
So, they purchased th- this property for wetlands, and also for,
panther mitigation, to compensate for panthers.
20:39 We will be required to mitigate for panthers, but there's a,
there's a conserva- there's three conservation banks, located in
different areas of the state that are requiring one panther
habitat. And what you do is you calculate the, the habitat value,
it's a, kind of a math problem. We cals- we calculate the value of
the habitat on the property you're impacting, and then you
purchase what are called "PHUs" to compensate for those
impacts. And those PHUs are associated with these
conservation banks that then take that money and they approve
lands that are in high-quality panther habitat, so that the
species as a whole still has, you know, the room to, to survive.
Participant 5: 21:25 So, it's not securing land from being built on, it's just improving
land and all-
Tim Hall: 21:30 In, in, in the case of, of this project, they would be purchasing
land in, in... Not purchasing land...
Wayne Arnold: 21:37 Improvements.
Tim Hall: 21:37 But they would be paying for improvements in land, other land
somewhere else, not actually purchasing land. The, the
wetlands on this side are those, the, the, the, those two areas,
and they're being pr- and they're being mostly preserved. The
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southern one is being impacted a little bit by the flow way that's
going to be created. The trees are going to be removed, and
then we have kind of a shallow water system that will allow
water to flow through there a little bit more. But it will still
remain a, a wetlands-type system.
Participant 5: 22:09 Last question, I think. So, the swales that go east and west along
Sabal Palm, you know, they're at maximum right now. The one
on the north side of the road, I don't really see water floods
happening. So, everything's just kind of at a standstill.
22:26 Is there going to be any improvements on the swales to make
sure that the water's flowing?
Tim Hall: 22:32 That will be in, there will be some changes to the swales when
the road gets improved.
Tim Hall: 22:40 The, the swales and the stormwater components associated
with the roadway, and th- the water that the roadway collects
will have to be accounted for in that new kind of cross section.
So, you'll end up with swales and water moving through there.
I'm not an engineer, so I can't tell you how that is going to be
done, but it will have to be accounted for when they do that
work.
Participant 5: 23:02 Okay.
Wayne Arnold: 23:02 All right, thank you. We have, we have somebody on Zoom who
would like to ask a question. So, Sharon, do you wanna put
them on? Or, do you wanna a- ask their question for them?
Sharon Umpenhour: 23:13 They typed it for me.
Wayne Arnold: 23:13 Okay.
Sharon Umpenhour: 23:15 "Where are the utilities being run? Sewer and water. And what
are Sabal Palm Road improvements?"
Wayne Arnold: 23:22 Okay, so, the water and sewer lines are going to be extended
from the return that's, I think, at Tamarindo, at the p- present
time, they'll be extended to our site. And then the other
question was, Sabal Palm improvements?
Wayne Arnold: 23:34 The Sabal Palm improvements, as we've described, will be to
improve the road with a new cross section and pavement, et
cetera, and work with the county on whether or not the swales
and sidewalk, or anything like that, will be required. And that
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will come up to the project, and probably up to at least the
eastern entrance of the project.
Sharon Umpenhour: 23:52 "What about sidewalks and street lighting?"
Wayne Arnold: 23:54 I think the sidewalks and street lighting are something that we
will be discussing with the county. Norm, unless you know
otherwise? There is a sidewalk that was built in front of
Veronawalk, and it's been my assumption that the cross section
would probably include...
Norm Trebilcock: 24:06 Extend that.
Wayne Arnold: 24:06 Either that as an extension, or some other sort of pathway
improvement in lieu of a sidewalk.
24:13 Okay, this gentleman has a question.
Participant 3: 24:15 Is this project, as, contemplated or planned consistent with the
county's growth management plan?
Wayne Arnold: 24:22 I- it is not, that's why we're proposing a growth management
plan amendment in order to establish the density and the
development that we are, and so-
Participant 3: 24:32 It's, it's my understanding that the homeowners originally
approached the county, with general guidelines of how, like,
how they'd like to have this property developed. And the
feedback they received was that the growth management
department was likely to, either reject the project, or would
reject the project. And that the owners proceeded to contact
developers and, I'm assuming, who you're working for, but the
continued feedback from the growth management department
is- is that it's unlikely for them to recommend to the council
committee to approve this project.
25:16 Can you speak to any of that?
Wayne Arnold: 25:20 I've not had any conversation with county staff in this process
for them to form an opinion. That's why we're going through
the review process. They've had sufficiency comments and
asked us for additional information to help them make that
decision, but at this point they've offered no opinion and
they're still reviewing the project.
Participant 3: 25:38 Thank you.
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Wayne Arnold: 25:39 Yes, sir. Anybody else? Question or comment? Yes, sir?
Participant 4: 25:42 I can kinda answer your water problem on the north side.
Wayne Arnold: 25:48 Can you speak directly into that, please?
Participant 4: 25:50 Yeah, sorry. E- even if you develop that piece there, the
watershed is still gonna go south, it's not gonna effect anything
on the north side of Sabal Palm Road.
26:01 The water that's trapped on the north side of Sabal Palm Road,
you probably need to add one more culvert-
Participant 4: 26:11 Between Nancy's property and Luke's property, there. That's
where water seems to get trapped and not flow south. I, I've
been here for 40 years, 45 years. So.
Wayne Arnold: 26:23 And, and I think that's what Tim's alluding to, part of passing
more water may incur, may have installation of additional
culvert crossings.
Participant 4: 26:31 Yeah, an- any development there is not gonna change anything
as far as water, 'cause the development, the property, we
already pump water off the property. So, it's not gonna change
anything. It's always gonna be the same off to the south.
26:39 Now, the only thing that would work better is-
Participant 4: 27:01 Water management [inaudible 00:26:58] (laughs) [inaudible
00:26:58] yeah, it, (laughs) I mean, you see that canal there, on
the, on the side, on the bottom part of the property?
Participant 4: 27:04 That canal we put in when we owned the whole section, right?
Participant 6: 27:07 That right there.
Participant 4: 27:08 That water is the watershed that would also help drain the
north side of Sabal Palm Road. But that canal that's running to
the property right to Sabal Palm Road connects to the north
side.
Participant 6: 27:13 And then it's not even s-
Participant 4: 27:23 When Hacienda bought that property there, Hacienda, w- water
management made them fill that in two feet, which slows down
the water flow. So, that's part of the problem on the north side
of the road.
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Wayne Arnold: 27:31 Yeah, understood. And, and if it wasn't said in Tim's
conversation, we do have to go through the Water
Management District to permit any improvements on the site,
to convert it from agriculture.
Participant 4: 27:41 Yeah, as long as it flows south there it should be fine.
Wayne Arnold: 27:46 Okay, thank you. Any other questions, comments? Yes, ma'am?
Wayne Arnold: 27:58 Do you want to take it to her?
Wayne Arnold: 27:58 Thanks.
Participant 8: 28:00 So, my question is a- a little bit different, because you're talking
construction literally around the corner from where my home is.
So, the orange grove, along with those in Tamarindo and a few
other residents helps put that road in [inaudible 00:28:14]
Participant 8: 28:14 And then I'm a little confused on two parts of where you're
going to start the modifications and then where we stop.
Participant 8: 28:23 And what your impact, or plans that have the least amount of
impact on Brandy Lane, because we are so big, of course, we
stay as agricultural as possible.
Wayne Arnold: 28:32 Right, well, the cross section in the road that's publicly
maintained and part of the privately owned and maintained
roads is a 60-foot wide right-of-way.
Wayne Arnold: 28:41 And, I think the intent is that we're going to have additional
easements that will allow for the extension of Sabal Palm Road
within that 60-foot easement area.
28:49 So, the road will look very much like it does on the improved
portion west of you.
Participant 8: 28:57 Okay. Thank you for that clarification.
Wayne Arnold: 28:58 Sure.
Participant 8: 28:59 I guess the other thing, it- it goes back to the, the wildlife that's
there. I know that the orange grove isn't, technically gated and I
know that they protect their lands, however, at this point
animals are still able to cross through that without issues.
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Participant 8: 29:15 And that's going to change if you have houses in there, unless
there's something in place that will allow animals to move
without being, you know, impacted.
Wayne Arnold: 29:25 Well-
Participant 8: 29:25 or shifts in, towards those of us that are on Brandy.
Wayne Arnold: 29:28 No, understood. And part of, and Tim can address it in more
specificity, but the county environmental staff and the Water
Management District will look at the project, and there will be
commitments and conditions that effect any of the listed
species, like, whether it's panther, black bear, et cetera. And
we'll have to provide management plans to show how we're
going to maintain those populations and, and allow for them.
29:49 So, a lot of other communities that are even farther west, and,
and more urban than you have management plans, because
they also have black bear habitat and part of the panther
habitat. Same thing with, like, Veronawalk, for instance.
Participant 8: 30:02 Do you have any plans to purchase any additional around...
'Cause Hacienda purchased where you're s- to the side of you,
they've also purchased across the street from behind where I
am, they weren't supposed to be able to do that. So, what is
your growth plan outside of this?
Wayne Arnold: 30:15 Well, our, our proposal doesn't include buying additional lands
outside of the four corners of the property. But a- as was
mentioned earlier, Hacienda purchased a lot of these land
holdings here and here because they had wetland impacts
elsewhere on the developed portions of their site, north and
south of, Rattlesnake Hammock Road.
Participant 8: 30:33 Right.
Wayne Arnold: 30:33 So, they impacted wetlands in those areas, so the mitigation for
those impacts were by buying additional lands here and here.
30:40 So, we're not proposing those same type of impacts because
we're essentially developing a farm field that doesn't have the
wetland impact.
Participant 8: 30:46 Okay, thank you.
Wayne Arnold: 30:48 Yes, ma'am.
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Speaker 4: 30:54 Have you done any ex- assessment of the traffic that goes on
Sabal Palm Road? 'Cause as my husband mentioned, most of us
are rural, and we have large boats and small boats. Most of us
have several boats. We have multiple car, cars. And, most of us
do have one car traveling.
31:17 They put Tamarindo in there, now we've got their traffic. We
have four major nurseries in our area coming off of Sabal Palm
that have multiple vehicles servicing. There are private,
horticultural workers who have their vehicles going out as well
as the businesses.
Speaker 4: 31:44 The two big businesses that have vehicles. We have semis going
into the major nurseries that have difficulty even turning in with
Sabal Palm like it is. And the residents are patient with these
sem- semis, and we help them we any way we can, by being
patient.
32:05 You're going to put in 450 houses, or living units. If you figure
two people in each one of them, which would be an average,
more or less, you're adding potentially 800 more cars to our
road. We can't handle what we have now.
Wayne Arnold: 32:27 Yes, ma'am. So, one of the requirements, and as Norm, who's
been retained as the traffic engineer for the project, we have to,
provide a traffic impact statement to the county. So, Norm has
used the ITE standards. So, they have trip generation rates for
townhomes, they have trip generation rates for single-family
homes.
32:45 Norm's prepared that analysis to look at the capacity on Sabal
Palm Road. And so, the county has evaluated that. I think that
had very minimal comments, so I think they've agreed with
Norm's methodology. And as we said, so far, it doesn't appear
that there are gonna be, any four-lane requirements or signal
that would be required out at Collier Boulevard.
Speaker 4: 33:06 Any widening whatsoever?
Wayne Arnold: 33:09 I don't believe so. Other than for turn lanes for our project, I
don't believe there's any other widening that's required.
Speaker 4: 33:15 Well, it is going to be an issue and the residents aren't going to
be excited about it.
Wayne Arnold: 33:23 Thank you.
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Participant 3: 33:23 Thank you.
Wayne Arnold: 33:23 This gentleman has a question.
Participant 3: 33:27 Thank you. Just to clarify, I understand that you and the woman
at the table are, are both with the, consulting firm, or,
engineering firm. And I understand the woman up front is a cus-
is a project, if... Not an employee, you're with the county but a
project-
Laura DeJohn: 33:42 I'm a vendor to the county.
Participant 3: 33:42 Is it-
Laura DeJohn: 33:46 I'm contracted by the county to help with zoning reviews, that's
correct.
Participant 3: 33:48 Okay. Okay, okay. And, and, and, and again, maybe there's
another person or two are missing, but-
Parker Klopf: 33:52 I'm right here.
Participant 3: 33:55 Okay, so, so, the remaining three of you, just to clarify, are you
contractors to the county? County employees? Or, contractors
in the engineering firm?
Parker Klopf: 34:02 I'm a county employee.
Participant 3: 34:04 County employee. And, and-
Wayne Arnold: 34:06 Norm owns his own transportation consulting firm.
Participant 3: 34:08 But, who are you engaged by?
Norm Trebilcock: 34:10 But the own- the, the developer of the property.
Participant 3: 34:12 The developer. And you, sir?
Tim Hall: 34:12 The same. I'm an environmental consultant engaged by the
developer.
Participant 3: 34:12 Okay, okay. So, a- a- a question along those line, then. Are you f-
are you familiar with the Benfield Road extension, then?
Participant 3: 34:28 Which, which is coming down as I understand that they're
already purchasing right-of-way.
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Norm Trebilcock: 34:32 Yeah, I have some familiarity with it, but it's not really in the
planned horizon for this project, or anything like that.
Participant 3: 34:40 Yeah, I'm not sure what the definition of "planning horizon" is,
but it's my understand that it's in the long, intermediate-term
plan, and that they're already acquiring right of way for it. So, it
seems to me that there's going to be potentially a lot more
traffic coming down Benfield Road extension.
34:57 And, may I s- step up here for a moment?
Norm Trebilcock: 34:59 Sure.
Participant 3: 35:01 If, if I understand it correctly... Do you have that, the pointer? If,
if I understand correctly, you see where the curved road goes
through there in Bella Drive.
Participant 3: 35:09 It's my understanding that that was the right-of-way that was
required to be set aside, the benfield road connection coming
directly south from the southern tip of that curved road. So, if
you put your pointer right there, it's going to be straight south...
Well, I don't know that it goes any farther than Sabal Palm. I
understand it's gonna connect through Sabal Palm.
Participant 3: 35:28 And I'm wondering what kind of traffic impact that's gonna have
on the project. I don't know if that's gonna alleviate, traffic that
would otherwise be going to Collier, or if it's gonna add more
traffic on Sabal Palm, because, you know, people are using it as
a way to avoid Collier.
35:43 So, it just seems to me that that major project, that I
understand is going to be done, should be considered as part,
you know, within, in the contents of this whole project.
Norm Trebilcock: 35:54 So, that's, that's outside the plan... So, the planning horizon for
this zoning is, is a five-year period in terms of, you know,
developing the project.
Participant 3: 36:03 Okay.
Norm Trebilcock: 36:04 And there's nothing in the county's, current, plans to, to build
that anytime soon, the, what- what you're saying.
Norm Trebilcock: 36:14 When they worked on the Hacienda project, a part of the
Hacienda, DRI, or PUD was to do exactly what you're saying. To
build parts of, Hacienda Boulevard. So, that's a part of that
development. And it really kind of tied it down to Rattlesnake
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Hammock Road, and, and as such, terms of any further
extensions, I, there's nothing in any, like, near-term plans from
the county to do anything like that, and that really isn't part of
the, the horizon, the whole, we're looking at with this project.
36:47 But, but definitely, I would say, for those northern sections that
are getting developed with the Hacienda Boulevard, Hacienda
developer, they call it Hacienda Boulevard up in there, and that,
they're building, like, the two-lane section of that road for an
ultimate four-lane, like you're saying.
37:02 But, there's nothing that I seen that near-term or that the
county has anything in any near-term transportation plans to
build or extend the road down like that, as far as that goes.
Participant 3: 37:13 Well, w- with, with all due respect, I think a lot of people here
are concerned more about in just the near-term.I don't think
the rest of us [inaudible 00:37:20]
Wayne Arnold: 37:21 Sure.
Participant 3: 37:21 [inaudible 00:37:22] in this five years.
Wayne Arnold: 37:22 Sure.
Participant 3: 37:23 And so, it just seems to me that it's relevant what the plan is in
five years and three months, okay?
Participant 3: 37:31 And I, and, and again, because, if the, if they're already
requiring right-of-way set away [inaudible 00:37:37] right-of-
way, and I've been told by the department that, that the project
has been approved, it was going through, it just seems to me
that that ought to be considered in terms of the traffic impact,
because we, residents within the local area, need to be
concerned about more than this five-year horizon you're
looking at.
37:56 And again, I'm not suggesting it's gonna make traffic worse on
Sabal Palm. I'm not saying it's gonna be better. But there's
gonna be some impact. Because, again, I don't if people coming
from, from this new proposed project are going to turn north on
Benfield to go up to the, ultimately to the interstate and avoid
Collier, or if the traffic is coming south trying to avoid Collier,
and they're using that as a, you know, a, a highway.
Participant 3: 38:20 And so, again, I just think that it ought to be considered in this
project, because, again, year six, you can have a lot of people
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here affected in a very negative way. Or, or, or a positive way.
[inaudible 00:38:31]
Norm Trebilcock: 38:31 Sure. thank you.
Wayne Arnold: 38:34 Yeah, thank you. And, and that's one of the reasons staff is in
attendance.
Wayne Arnold: 38:38 It's our meeting, but staff is here to listen and they're taking
notes. And I'm sure they'll be discussing your comments with
the transportation staff at the county. Any other questions or
comments before we wrap up?
Participant 3: 38:48 I have one more.
Wayne Arnold: 38:48 Okay.
Participant 3: 38:52 For those that here and is either t-... For those that here that
are either contractors with the county, or county employees,
are you aware of any feedback that the property owner of the
citrus farm, and/or the developer, and/or the engineering firm
have been provided any feedback that this project is unlikely to
get the Growth Management Department's recommendation to
the county, you know, council, for approval? Are you aware of
any feedback that any of those three parties have already been
given with, with regard to this project that essentially, in my
view at this point, as I understand it, is being ignored?
Wayne Arnold: 39:32 Well, all I can say is-
Participant 3: 39:34 Well, no, it's a question... I'm sorry, with all due respect...
Wayne Arnold: 39:36 Hold on-
Participant 3: 39:36 It was a question for the county, you know, employees or the,
or the county contractor whether or not they, not, not you, sir,
with all due respect, whether or not they're aware of any
feedback that's been given to those three parties with regard
to, you know, the, the likelihood of this project getting a
recommendation from the department to the council's
committee, and therefore, the county council?
Richard Yovanovich: 40:02 [inaudible 00:40:03] they're not supposed to really answer your
question.
Wayne Arnold: 40:03 Well, and, and I would say, and I'm happy to, answer-
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Laura DeJohn: 40:03 Well, I think it's a process que- I think it's a process question.
Wayne Arnold: 40:11 Laura answered, but I- I think that the, the purpose of the
meeting is for use to present to you what are plans are. Staff is
here to listen and take notes. The staff is here primarily-
Laura DeJohn: 40:18 I think from a process standpoint, I just want you to understand
that there is no formal recommendation made until all of these
steps are taken. They are trying to address many questions and
comments that have now been issued to them. We wait for that
response of their, answers to the questions and comments. We
wait for this meeting to be held, to again, like, collect data and
information that's being mentioned here today.
40:44 There ultimately will be a planning commission meeting, and
that's what you're referring to. A formal recommendation is
made at the time of the planning commission hearing, so the
planning commission can consider staff's analysis and
recommendation.
40:58 So, it's premature now to be speaking about a staff
recommendation, because all this work has to be done to ask
questions, get answers, question the, the traffic data, questions
the transportation plan, questions some of the setbacks and the
mediations that are being requested. All that work is being done
now. And there will be a rec- a formal recommendation that
gets published and goes in an agenda once the planning
commission meeting happens.
Participant 3: 41:26 Thank you.
Wayne Arnold: 41:26 Thank you. Thanks, Laura. Anything else? Yes, sir?
Participant 9: 41:30 I just wanted to say, South Naples Citrus, we will be open
through season.
Wayne Arnold: 41:40 All right. Well, thank you.
Wayne Arnold: 41:44 Well, thank you, everybody. We're gonna adjourn the meeting.
And thanks for coming out. And if you got notice for this
meeting, it's likely we'll be staying in touch. So, I can put the
screen back up that has the contact information if anybody
wants to take that information down.
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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 7, 2024, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
Page 1075 of 14062
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, P TOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions
•Tim Hall, Environmental Consultant - Tu rrell , 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 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 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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6
FUTURE LAND
USE MAP - EXISTING
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7
FUTURE LAND
USE MAP - PROPOSEDProposed Subdistrict Language:
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8
PROPOSED MASTER PLAN
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9
PROPOSED DEVIATIONS
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10
PROPOSED PERMITTED USES
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PROPOSED
DEVELOPMENT
STANDARDS
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NEXT STEPS
•File resubmittals
•Hearing Notices mailed to adjacent property owners within 1,000 feet of the subject property.
•Hearing sign posted on property advertising hearing dates.
•HEARING DATES:
•CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
•BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
12Page 1086 of 14062
Project information and a copy of this presentation can be found online:
WWW.GRADYMINOR.COM/PLANNING
Collier County Growth Management Department (GMD) Public Portal:
CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb
Petition Numbers: PL20230016340 and PL20230016342
CONTACTS:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144
•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
13Page 1087 of 14062
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Civil Engineers Land Surveyors Planners Landscape Architects
Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict (GMPA)
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development (PUDZ) In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 18, 2025,
5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit 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 townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 423 units are constructed, 63 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict. The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone:
239-947-1144, Extension 4249. For project information or to register to participate remotely* visit our website at
GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for
technical issues.
PROJECT LOCATION MAP
GRADYMINOR.COM/PLANNING
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ND-42287913
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development
In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 18, 2025, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113.
SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit 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 townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 423 units are constructed, 63 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict.
The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144, Extension 4249. For project information or to register to participate remotely* visit our website at GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is
at the user’s risk. The applicant and GradyMinor are not
responsible for technical issues.
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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?
Page 1118 of 14062
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
Page 33 of 37
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
Page 37 of 37
Wayne Arnold: 01:15:26 [inaudible 01:15:26]. Attendee: 01:15:26 [inaudible 01:15:26]. Automated: 01:15:26 Recording stopped.
Page 1127 of 14062
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/
Page 1128 of 14062
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, P TOE , P.E., Traffic Consultant – Trebilcock Consulting Solutions
•Tim Hall, Environmental Consultant - Tu rrell , 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
6Page 1133 of 14062
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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11
AERIAL OVERLAY
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12
PROPOSED DEVIATIONS
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13
PROPOSED PERMITTED USES
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14
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
Page 1144 of 14062
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 1146 of 14062
CONCEPTUAL RENDERINGS
20Page 1147 of 14062
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)
21Page 1148 of 14062
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
22Page 1149 of 14062
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
23Page 1150 of 14062
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 1151 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 1152 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 1153 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 1154 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 1155 of 14062
RON DESANTIS
Governor CORD BYRD
Secretary of State
Division of Historical Resources
R.A. Gray Building • 500 South Bronough Street• Tallahassee, Florida 32399
850.245.6300 • 850.245.6436 (Fax) • FLHeritage.com
Collier County June 27, 2025
Growth Management Community Development Department
Planning and Zoning Division
2800 N. Horseshoe Drive
Naples, FL 34104
Re: DHR Project File No. 2025-4430
Proposed Growth Management Plan Amendment for Expedited State Review (DEO #25-01ESR) - 341
Sabal Palm Road Residential Subdistrict
To Whom It May Concern:
According to this agency's responsibilities under Section 163.3184(3)(b) Florida Statutes, we reviewed the above
document to determine if proposed plan elements may adversely impact significant historic resources.
We would like to note that, according to the Florida Master Site File (FMSF), archaeological site 8CR879 is located
within the boundaries of the above referenced amendment location. This office previously found site 8CR879 to be
potentially eligible for listing in the National Register for Historic Places (NRHP). Because there are known historical
resources in the area and because conditions in the area are favorable for the presence of additional resources, it is
the recommendation of this office that any future plans should be sensitive to locating, assessing and avoiding
potential adverse impacts to historical resources.
For any questions concerning our comments, please contact Jennifer Tobias, Historic Sites Specialist, at
Jennifer.Tobias@dos.fl.gov.
Sincerely,
Alissa S. Lotane
Director, Division of Historical Resources and State Historic Preservation Officer
Page 1156 of 14062
Page 1157 of 14062
Civil Engineers Land Surveyors Planners Landscape Architects
Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947-0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict (GMPA)
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development (PUDZ) In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 18, 2025,
5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit 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 townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 423 units are constructed, 63 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict. The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone:
239-947-1144, Extension 4249. For project information or to register to participate remotely* visit our website at
GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for
technical issues.
PROJECT LOCATION MAP
GRADYMINOR.COM/PLANNING
Page 1158 of 14062
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Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition: PL20230016340 | Buffer: 1 Mile' | Date: 5/28/2025 | Site Location: 00438400007Copy of POList_5280.xlsPage 1159 of 14062
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ND-42287913
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development
In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 18, 2025, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113.
SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit 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 townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 423 units are constructed, 63 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict.
The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144, Extension 4249. For project information or to register to participate remotely* visit our website at GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is
at the user’s risk. The applicant and GradyMinor are not
responsible for technical issues.
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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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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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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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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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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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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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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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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.
Page 1212 of 14062
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.
Page 1213 of 14062
341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342) August 18, 2025 NIM Transcript
SPRPUD-23 Aug 18 2025 NIM
Page 37 of 37
Wayne Arnold: 01:15:26 [inaudible 01:15:26]. Attendee: 01:15:26 [inaudible 01:15:26]. Automated: 01:15:26 Recording stopped.
Page 1214 of 14062
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/
Page 1215 of 14062
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
6Page 1220 of 14062
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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11
AERIAL OVERLAY
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12
PROPOSED DEVIATIONS
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13
PROPOSED PERMITTED USES
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14
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
Page 1231 of 14062
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 1233 of 14062
CONCEPTUAL RENDERINGS
20Page 1234 of 14062
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)
21Page 1235 of 14062
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
22Page 1236 of 14062
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
23Page 1237 of 14062
Page 1238 of 14062
Q. Grady Minor and Associates, LLC Ph. 239-947-1144 Fax. 239-947 -0375
3800 Via Del Rey EB 0005151 LB 0005151 LC 26000266
Bonita Springs, FL 34134 www.gradyminor.com
NOTICE OF NEIGHBORHOOD INFORMATION MEETING
PETITIONS: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit Development In compliance with the Collier County Land Development Code (LDC) requirements, a neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman, Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held August 7, 2024, 5:30
pm at South Regional Library, Meeting Room A, 8065 Lely Cultural Pkwy, Naples, FL 34113. SWJR Naples I, LLC has submitted formal applications to Collier County, seeking approval of a Growth Management Plan Amendment and Residential Planned Unit Development (RPUD) Rezone to permit up to 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 units are proposed to be townhouse dwellings. All units within the Sabal Palm Road RPUD will be for-sale and the project will not feature rental units. The applicant is proposing to restrict 15% of the total dwelling units as for-sale units to households meeting the 120% or less of the area median income guidelines. However, the income restricted units will be provided in the townhouse units and not the single-family units. By way of example, if 450 units are constructed, 68 of the townhouse units will be utilized to satisfy this requirement. A companion Growth Management Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road Residential Subdistrict. The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email: sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or to register to participate remotely* go to, GradyMinor.com/Planning. Any information provided is subject to change until final approval by the governing authority. The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an impending zoning application and to foster communication between the applicant and the public. The expectation is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress of the meeting.
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant and GradyMinor are not responsible for
technical issues.
PROJECT LOCATION MAP
GRADYMINOR.COM/PLANNING
Page 1239 of 14062
FLN_NUM NAME1 NAME2 NAME3 NAME4 CITY STATE USZIP
435800008 1873 N BAHAMA AVE LLC 420 LOGAN BLVD S NAPLES FL 34119
433920003 2 TORPS LLC 7988 TIGER LILY DR NAPLES FL 34113
433960005 ADVANCED SABAL PALM CORP 3331 WHITE BLVD NAPLES FL 34117
435640006 ANDERSON, BOONRUEN 141 ROSE APPLE LN NAPLES FL 34114
436800609 ANDERSON, KENNETH C=& LINDA J OTONIEL RIVERA ASHLEE K ANDERSON-RIVERA 292 MORGAN NAPLES FL 34114
435840000 BISHOP, MICAH A=& AUBREY S 66 ROSE APPLE LN NAPLES FL 34114
438080003 BRANDY LANE LLC 1210 OSPREY CT MARCO ISLAND FL 34145
434880003 CARLSON, PAUL E 272 SABAL PALM RD NAPLES FL 34114
436240007 CARLSON, PAUL E & JUNE C 272 SABAL PALM RD NAPLES FL 34114
434440003 CHRISTINE M SQUARE TRUST 1287 GRAND CANAL DR NAPLES FL 34110
434960004 CISNEROS, JAIME=& MARIA 17001 MORGAN DR NAPLES FL 34114
436800007 CISNEROS, JAIME=& MARIE 17001 MORGAN DR NAPLES FL 34114
436040003 COTTAGE, GARY A=& LESLEY 268 SABAL PALM RD NAPLES FL 34114
435080006 CRAUMER FAMILY TRUST 775 CROSSFIELD CIR NAPLES FL 34104
437840008 CUIFFO, STEVEN R PO BOX 630219 MIAMI FL 33163
433520005 DALEY LAWN CARE INC 2316 PINE RIDGE RD STE 462 NAPLES FL 34109
434240009 DAVID & JUDITH WHITE R/L TRUST 303 MORGAN ROAD NAPLES FL 34114
433560007 DAVID E & JUDITH A WHITE REV LIVING TRUST 303 MORGAN RD NAPLES FL 34114
433200008 DESVARISTES, ERIC 268 ROSE APPLE LN NAPLES FL 34114
433280002 DOXSEE, TAMMY K 267 ROSE APPLE LN NAPLES FL 34114
EAST NAPLES CIVIC & COMMERCE 8595 COLLIER BLVD, SUITE 107-49 NAPLES FL 34114
433000004 EVERGLADES CITY DEVP LLC C/O LAMAR JERNIGAN NORIEGA 100 ANDALUSIA AVE #213 CORAL GABLES FL 33134
435920001 FEATHERSTON FAMILY TRUST 258 ROSE APPLE LN NAPLES FL 34114
435520003 FISHER, JAMIE J 15 BEAGLE LAKE RD NAPLES FL 34114
436640005 FISHER, KIMBERLY D 23 BEAGLE LAKE RD NAPLES FL 34114
438360202 FORTUNE, JASON 282 BRANDY LN NAPLES FL 34114
438240005 GOEMAERE & WU LAND TRUST 3355 19TH AVE SW NAPLES FL 34117
437560003 GOEMAERE, LUC LIPING WU 3355 19TH AVE SW NAPLES FL 34117
438360707 GRANT EST, CAROL-JEAN 288 BRANDY LN NAPLES FL 34114
437720005 HACIENDA LAKES OF NAPLES LLC 7742 ALICO RD FORT MYERS FL 33912
21965001068 HSD REAL ESTATE INVESTMENT LLC 265 NW 83RD WAY COOPER CITY FL 33024
438040001 IANNOTTA, SALVATORE A 284 FOREST HILLS BLVD NAPLES FL 34113
435960003 ISAROSKUL, SUNANTA 195 ROSE APPLE LN NAPLES FL 34114
436160006 JARIKOV, VIKTOR IRYNA LABACHOVA 316 MORGAN RD NAPLES FL 34114
437240006 JERRALD J SMITS TRUST ET AL 341 SABAL PALM RD NAPLES FL 34114
434280001 KATHARINE M TORP LIV TRUST 7988 TIGER LILY DR NAPLES FL 34113
436400009 KIDDER, TERESA L SUZANNE SALYER 284 SABAL PALM RD NAPLES FL 34114
434480005 KNUTOWSKI, ROBART A 260 ROSE APPLE LN NAPLES FL 34114
433320001 KNUTOWSKI, ROBERT A 260 ROSE APPLE LN NAPLES FL 34114
435440002 LOUPE, MARK 276 SABAL PALM RD NAPLES FL 34114
433760001 MAXWELL, WILLIAM J 771 PARK AVE NAPLES FL 34110
435760009 MITCHELL, MICHAEL S JENNIFER M MITCHELL 260 SABAL PALM RD NAPLES FL 34114
436720006 MORALES, FEDERICO OMAR 308 MORGAN RD NAPLES FL 34114
436801307 NAFTAL, SIMONE 269 MORGAN RD NAPLES FL 34114
435600004 PHILLIPS-DELATORRE, HEATHER 1351 CURLEW AVE #101 NAPLES FL 34102
436080005 PIPITONE ET AL, JOHN 272 ROSE APPLE LN NAPLES FL 34114
435200006 RAMIREZ, MODESTO SANTIAGO 1149 12TH AVE NE NAPLES FL 34120
433600006 RED BIRD COTTAGE LLC 525 BAREFOOT WILLIAMS RD, PMB #400 NAPLES FL 34113
RIDGE PROPERTY LLC C/O INDIAN HILL PARTNERS 20 N WACKER DR STE 1922 CHICAGO IL 60606
434040005 RUFENER, SHANE 280 SABAL PALM RD NAPLES FL 34114
436280009 SARLO III, LOUIS=& CHERYL 2 BEAGLE LAKE RD NAPLES FL 34114
436200005 SCHREINER, CRAIG S=& JAMIA M 8979 REDONDA DR NAPLES FL 34114
21965001107 SHAPIRO, DANIEL MARC & HEATHER 244 ALLAMANDA WAY NAPLES FL 34114
435480004 SHIPLEY, DAVID R & JANET L 609 S PARK DR HUNTINGBURG IN 47542
ROBERT J & PAMELA SMITS 341 SABAL PALM RD NAPLES FL 34114
437200004 SOUTHEASTERN CONFERENCE ASSOC OF THE 7TH DAY ADVENTIST 1701 ROBIE AVE MONT DORA FL 32757
433680000 SQUARE, SCOTT ALAN 216 RED BIRD LN NAPLES FL 34114
76364843209 TAMARINDO COMMUNITY DEVELOPMENT DISTRICT WRATHELL HUNT AND ASSOC LLC 2300 GLADES ROAD #410W BOCA RATON FL 33431
76364643403 TAMARINDO COMMUNITY ASSOCIATION, INC 4042 PARK OAKS BLVD TAMPA FL 33610
437680006 TIITF /ST OF FL % DNR DOUGLAS BLDG 3900 COMMONWEALTH BLVD TALLAHASSEE FL 32399
434320000 TITUS, NANCY 300 SABAL PALM RD NAPLES FL 34114
438360008 TOWNSEND, ROBERT R 321 BRANDY LN NAPLES FL 34114
79904122581 VERONAWALK HOMEOWNERS ASSOCIATION INC 8090 SORRENTO LANE, SUITE 1 NAPLES FL 34114
435680008 WALTON REVOCABLE TRUST 269 ROSE APPLE LN NAPLES FL 34114
435720007 WALTON, DORIS F 255 ROSE APPLE LN NAPLES FL 34114
435360001 WILLIAMS, BRIAN F & GINNY 302 MORGAN RD NAPLES FL 34114
435120005 WILLIAMS, FRED B=& VIRGINIA L 298 MORGAN RD NAPLES FL 34114
436800502 WOOSTER PARTNERS LLC 2190 STATE ROUTE 89 JEROMESVILLE OH 44840
438200003 WYLLA LLC 13 WEST PELICAN ST NAPLES FL 34113
436120004 YOUST, BRANDON EDWARD 262 ROSE APPLE LN NAPLES FL 34114
433080008 ZAMIA CORP 7988 TIGER LILY DR NAPLES FL 34113
Page 1240 of 14062
NOTICE OF NEIGHBORHOOD
INFORMATION MEETING
PETITION: PL20230016340 – 341 Sabal Palm Road Residential Subdistrict
PL20230016342 – 341 Sabal Palm Road Residential Planned Unit
Development
In compliance with the Collier County Land Development Code (LDC) requirements, a
neighborhood Information meeting (NIM) hosted by D. Wayne Arnold, AICP, of Q. Grady
Minor and Associates, LLC (GradyMinor) and Richard D. Yovanovich, Esq., of Coleman,
Yovanovich & Koester, P.A., representing SWJR Naples I, LLC (Applicant) will be held
August 7, 2024, 5:30 pm at South Regional Library, Meeting Room A, 8065 Lely
Cultural Pkwy, Naples, FL 34113.
SWJR Naples I, LLC has submitted formal applications to Collier County, seeking
approval of a Growth Management Plan Amendment and Residential Planned Unit
Development (RPUD) Rezone to permit up to 450 residential dwelling units of which
340 units are anticipated to be single-family dwellings and approximately 110 units
are proposed to be townhouse dwellings. All units within the 341 Sabal Palm Road
RPUD and Subdistrict will be for-sale and the project will not feature rental units. The
applicant is proposing to restrict 15% of the total dwelling units as for-sale units to
households meeting the 120% or less of the area median income guidelines. However,
the income restricted units will be provided in the townhouse units and not the single-
family units. By way of example, if 450 units are constructed, 68 of the townhouse
units will be utilized to satisfy this requirement. A companion Growth Management
Plan Amendment has been filed for the project, creating the 341 Sabal Palm Road
Residential Subdistrict.
The subject property is comprised of 169.19± acres and is located at 341 Sabal Palm
Road in Section 25, Township 50 South, Range 26 East, Collier County, Florida.
If you have questions, please contact Sharon Umpenhour with GradyMinor by email:
sumpenhour@gradyminor.com or phone: 239-947-1144. For project information or
to register to participate remotely* go to, GradyMinor.com/Planning. Any information
provided is subject to change until final approval by the governing authority.
The purpose and intent of this Neighborhood Information Meeting is to provide the
public with notice of an impending zoning application and to foster communication
between the applicant and the public. The expectation is that all attendees will conduct
themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting
*Remote participation is provided as a courtesy and is at the user’s risk. The applicant
and GradyMinor are not responsible for technical issues.ND-39846548
Page 1241 of 14062
341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342)
August 7, 2024 NIM Transcript
SPRPUD-23 Aug 7 2024 NIM
Page 1 of 23
Wayne Arnold: 00:00 I'm Wayne Arnold, I'm with Grady Minor and Associates, I'm a
Certified Planner. And I'll introduce our team.
00:14 This is Sharon Umpenhour, Sharon is with our firm and, we're
required to record these meetings for the county and make a
transcript. So, we're creating an audio transcript, and that'll be
transcribed into a written transcript as well.
00:28 With us, we have Tim Hall, who's our environmental consultant.
There's Norm Trebilcock, who's our Transportation Engineer.
Rich Yovanovich is our Land Use Council.
00:37 and to make a couple staff introductions, we have Laura
DeJohn, who's a contract employee of Collier County. She's
handling our zoning application that's been filed. And Parker
Klopf is with the Comprehensive Planning section for the county
and is reviewing the companion comp plan amendment that we
filed.
00:53 So, we're here for two applications that our firm has filed for
the property. It's a, a comp plan amendment creating a new
subdistrict called the 341 Sabal Palm Road Subdistrict. And then
we have a planned unit development rezone application that
we filed to create the 341 Sabal Palm Road residential planned
unit development.
01:17 So, the subject property is the orange grove that's, about a mile,
little over a mile and a quarter east of Collier Boulevard.
Participant 1: 01:25 Excuse me, you said it's the orange grove?
Wayne Arnold: 01:28 It is the orange grove property, yes, sir.
01:30 So, you can see it highlighted in yellow, you can see the, the
rows from the, the actual, orange groves that have been on the
site for decades. And the property, a little closer up version of it
so you can see some of the surrounding land. So, the most
immediate lands around us are, happen to be part of the
Hacienda Lakes Project, but they're conservation lands that
they've set aside as, part of their preservation requirements.
You can see we're about half a mile east of Veronawalk, and the
Winding Cypress Project.
01:58 So, the property itself is about 169 acres and, as I mentioned,
we're proposing to change the land use designation from
agricultural sending type lands into our new subdistrict. And the
purpose of the subdistrict is to allow up to 450 residential
Page 1242 of 14062
341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342)
August 7, 2024 NIM Transcript
SPRPUD-23 Aug 7 2024 NIM
Page 2 of 23
homes on the site. We have a mix, that's going to be about 340
units of single-family dwellings, and we're proposing 110 units
that would be a townhome-type development.
02:27 We're also proposing to restrict 15% of the dwelling units for
affordable housing that are, under the 120% or less, income
category for the county.
02:39 So, we've made an application with the county, we've received
one round of comments from them. We're in the process of
responding to them and, we'll be doing that soon. So, we're just
in the initial stages of this project, and it's gonna take us several
more months to get through the, the process.
02:55 So, this is the future land use map. I'm not gonna spend much
time on it, it just highlights that we're creating a subdistrict for
only this property, so it, it takes the lands out of the sending
lands so that we can bring in the residential component.
03:08 Here's our actual language. And anybody who wants a copy of
this information, Sharon left her cards out there, you can email
Sharon, and we'll get you a copy of the presentation if you'd
like, and so you can see the language, and I've got some contact
information on the last slide that you can take a photo of, or it'll
be in the packet if you request it. But it's, it indicates the
information at the county where you can get information from
either Parker or Laura and follow the progress of the project.
Sharon Umpenhour: 03:33 Can you speak closer to the microphone?
Wayne Arnold: 03:36 Sure.
03:37 So, this is a copy of our proposed conceptual master plan for
the project. So, access is obviously from Sabal Palm Road, and
for the project access, we have two of them that will be
permanent access points... Let me get my pointer, actually, and
I'll highlight those.
03:53 All right. So, the project access points are indicated here in
about the center of the property, and again on the eastern edge
of the property. And then we have another potential emergency
access point from this little proposed cul-de-sac. And the
property itself, the Rs stand for where the residential units
would be. The AA is the amenity area, so it's kinda central to the
site. And then this area in the northeast corner is where we're
proposing the townhome development to be. So, everything
Page 1243 of 14062
341 Sabal Palm Road Residential GMPA and PUDZ (PL20230016340 and PL20230016342)
August 7, 2024 NIM Transcript
SPRPUD-23 Aug 7 2024 NIM
Page 3 of 23
else in here would be single-family housing, the townhomes up
in this northeast corner of the site.
04:31 And then this crosshatching represents the only two vegetated
areas that are on the site, here and here. So, we're going to be
maintaining those and then adding, sort of, a flow way and
some additional preservation areas around those, because the
Hacienda lands, as I explained, over here. And there's some flow
ways that needs to be provided. So, we'll be passing water from
that area through the site.
04:53 Again, you've got, let me just break down... It's conceptual at
this point, but we'll have a 50% open space, and then we have a
preservation area that's about 12 and a half acres, or so.
Participant 6: 05:03 And the preservation space is to the south?
Wayne Arnold: 05:09 Hang on one sec... What was the question, ma'am?
Participant 6: 05:09 The preservation space, is that to the south?
Wayne Arnold: 05:27 So, so, we have two preservation areas. One is here.
Participant 6: 05:27 Ah.
Wayne Arnold: 05:28 And then the other is here. It's the existing vegetation that's on
the site, everything else has been cleared to support the orange
groves.
05:28 So, we have, four deviations that we've asked for for the
project. One is very standard, it's for a typical internal road
cross section, the county has a minimum standard typically of
60-feet. We've requested a 50-foot, like, cross section for the
internal streets. That's something that we typically request and
it gets, typically gets granted.
05:47 The others relate to, sidewalks. We're asking for no sidewalk be
provided on the tip of our cul-de-sac up here, a minor deviation.
And then we're asking for two deviations related to
preservation areas, because one, the county doesn't like
disconnected preserves, but since those are the only two
preserve areas on site, you know, we're required to ask for a
deviation to allow that.
06:08 And then the other is related to allowing us to create littoral
plantings around our lake areas that are a little different than
normal. And Tim Hall is working with a design engineer to come
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up with littoral plantings that will mimic some of the natural
environment, and that's gonna be a benefit, we think, to the
project, but we're still in conversations with county staff on that
point.
06:31 These are our permanent uses, the important take away from
that is that we're allowing single-family, two-family, or town ho-
home-styles there. And then our proposed development
standards, again, they're pretty standards for... We've asked for
single-family, two-family and townhome. And then the
important thing for a lot of people tends to be our building
height. So, for the agricultural zoning district that we are today,
the zoning height is 35-feet. We're asking for the same 35-feet,
but we have to establish an actual height, which is the tippy-top
height, which means that's the top of the roof, not just the
midpoint of our roofs.
07:09 So, that's kind of, in a nutshell, our brief presentation. So, the,
where we are, like I- I mentioned, we're in the initial stages.
We're required to hold this meeting sometime after our first
round of comments are received from the county, but before
any public hearing can be h- held.
07:29 So, we typically like to reach out to the community early in the
process so we can gain feedback from you and explain what's
going on so there's not the misconception floating around your
neighborhood as you start to see zoning signs go up, and things
like that. So, we don't have any public hearing dates that have
been established yet.
07:45 This is the page I mentioned to you. This has the contact
information for Sharon in our office, and it also has the county
staff personnel email addresses and phone numbers. And then,
the other information will take you to either our website at
Grady Minor, and you can link and see all the planning
documents that have been submitted to the county, or you can
go directly to the county's portal and those will be updated as
we updated our information.
08:10 So, in a nutshell, that's what we have. And we typically go
through and ask, if there are any questions about the project or
the public that I didn't touch on. And we've our experts here to
a- try to answer any questions the best we can. And then we
have three Zoom participants, and we'll see if they have any
questions or comments. And I think, given that we have Zoom
participants, it'd be helpful if we can get a microphone and
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your, when you ask your question, so, to make sure everybody
can hear it.
08:36 So, sir, I know you've had your hand up. Can you come to the
microphone? 'Cau- or, otherwise I can bring it to you, so.
Participant 2: 08:41 Sorry. [inaudible 00:08:44]
Wayne Arnold: 08:43 Okay, thank you. So, if you don't mind telling us, the distinction
that the planning commission likes to know is whether or not or
you're a neighbor, or you're part of the development team,
because sometimes the transcript doesn't, give us that
information.
Participant 2: 08:54 Well, we've been living off Morgan Road since 1970.
Wayne Arnold: 08:58 Okay.
Participant 2: 08:58 My question, first question is, is this a gated community?
Wayne Arnold: 09:02 It's very likely will be gated, but it's not determined at this time.
Participant 2: 09:06 Okay, so, you're removing this land from all the animals and
stuff, that have lived in this area for a long time.
Sharon Umpenhour: 09:12 Sir, can you get closer to the mic, please?
Participant 2: 09:14 Okay, s-
Wayne Arnold: 09:15 The question was w- about the wildlife?
Participant 2: 09:18 Yeah, you're removing it, th- the wildlife cannot access to the
property. We're used to having bears and panthers, and there
was animals come through our property, and had lived with
those with no problems. So.
Wayne Arnold: 09:30 Right. Well, typically for these gated communities... I'm not sure
if Morgan Road you don't have gated communities. I know
some of your farm properties have gates and things on them.
And I'm pretty sure the bears can crawl over most of those
gates. But, the reality is, I'll go back to the master plan...
Participant 2: 09:42 Yeah.
Wayne Arnold: 09:46 So, in, in this area, all of this land is part of a preservation area
that, that's along the southern end of the property. That, that's
not going to be gated or fenced, most likely. That's just gonna
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be open for them. And then, internally, I doubt very seriously if
we need to put, again, it's conservations lands, a wall or a fence
down in this area either.
10:06 So, the, the gated aspect is here at the main entry, that's the
gate structure that's just security for automobiles.
Participant 2: 10:14 Okay. Last question is, Sabal Palm Road.
Wayne Arnold: 10:17 Yes, sir.
Participant 2: 10:18 When we, when we moved over in '70 we were in a buffer zone,
and nothing was to be built past a certain distance here because
of the wildlife preservation. Now, if you move it back there, it's
going to keep going to, to where, anyway the traffic on Sabal
Palm will continue to grow, but it's so boxed in from the other
communities they have built, I don't think there's gonna be no
four-lane, and that can't handle traffic.
Wayne Arnold: 10:46 Well, Norm Trebilcock's our Transportation Engineer that's
working on the project. I don't think the road's probably going
to need to be four-lane.
Norm Trebilcock: 10:53 Right.
Wayne Arnold: 10:53 But, I'll let Norm talk to you about, m- maybe just briefly about
some of the improvements that are likely to be required.
Group: 10:59 Sir?
Norm Trebilcock: 11:00 Yes, hi. My name's Norm Trebilcock and I'm a traffic engineer
and prepared the traffic study for the project. I've been with
Collier County since 1990, working on projects.
11:08 And, so, o- on this project, on Sabal Palm Road, one of the
things would be is to extend and improve Sabal Palm Road, and
so the project would be a- a part of that as improvements. And
what we'd be looking at is probably a two-lane section of the
roadway, but, also the county would typically want us to look
at, you know, sidewalks and other things like that. So, that
would need to be in, you know, finalized into any improvements
there to tie into the project.
11:37 And then, we would also, any turn lanes we need on our project
for access, we would have to meet that criteria that the county
has for that. And then further off site is, any improvements that,
with Collier Boulevard. There's, like, just to the north of where
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y- you, s- since it's a, not a full median over in there on Collier
Boulevard, folks have to go up north and make a U-turn there.
We'll fix in that turn lane that's out there so there's sufficient
room for everybody to make U-turns and stuff like that.
12:08 So, those type of items get detailed during the site development
or planning stage. So, at least that's the overall concept that,
you know, that the county's identified the commitments we- we
would have to make in terms of from a traffic standpoint.
Participant 3: 12:24 Can- can you clarify what you mean by "two-lanes?"
Participant 4: 12:26 You're saying it's two lanes?
Wayne Arnold: 12:27 Hang on, hang on.
Participant 4: 12:27 Yeah.
Wayne Arnold: 12:28 Please, one at a time. We can't have the crosstalk, it does not
pick up on the microphone.
12:32 So, you had the floor, did you have a follow-up question, sir?
Participant 2: 12:36 Yeah, one other, one other question.
Participant 9: 12:37 Just, just take the mic and pass it around.
Participant 6: 12:37 Yeah.
Participant 3: 12:37 Okay.
Wayne Arnold: 12:37 Okay.
Participant 2: 12:43 My question is, access to 951, of Sabal Palm, are any plans to
put a red light there? Those of us that have folks that live there,
a lot of you in there go and try to make a U-turn. That traffic's
getting so heavy on 951 now, and with Tamarindo, trying to get
out at certain times is almost impossible without being held up
for a long time.
Participant 6: 13:11 You used to be able to.
Norm Trebilcock: 13:11 Right. T-
Participant 6: 13:11 On Sabal Palm, take a left. You didn't have to do the U-turn.
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Norm Trebilcock: 13:13 Right. So, norm- normally the, when they directionalize like
that, it would be typically signalize that intersection. And so,
that, that's the whole idea, is you would go up to the north-
Participant 6: 13:21 Okay.
Norm Trebilcock: 13:21 To [inaudible 00:13:21]
Participant 2: 13:21 Listen, that's existing right now.
Norm Trebilcock: 13:25 Yes.
Participant 2: 13:26 But with Tamarindo, when their traffic from the other
businesses clear, and the people that live there that, need
access.
Participant 2: 13:34 Kind of thing, and getting out, it's, can be very difficult.
Norm Trebilcock: 13:41 Right.
Participant 2: 13:41 And it's, I'm sure that county’s gonna let other people build
communities out there later on. You know, it's not possible to
widen Sabal Palm Road for the construction. And you have no
plans for a light there sometime?
Norm Trebilcock: 14:00 No, there, there's not. There's not any, th- that I know of, any
plans for a signal there at that intersection.
Participant 2: 14:03 All right. [inaudible 00:14:04] Anyone else?
Wayne Arnold: 14:04 Thanks, Norm.
Participant 1: 14:13 And, I just wanted to know, is Sabal Palm going to remain two-
lanes?
Wayne Arnold: 14:17 Yes, the intent is to keep Sabal Palm two-lane.
Participant 1: 14:20 And do you know of any future plans to have any north-south
road back there?
Wayne Arnold: 14:26 Well, it seems like, Norm, Benfield Road is something that's
been on the county's long-range transportation plan.
Participant 1: 14:31 Right. [inaudible 00:14:32]
Wayne Arnold: 14:31 And I think that coridoor puts it somewhere just east of
Veronawalk, if I'm not mistaken.
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Norm Trebilcock: 14:36 Yep. Right.
Wayne Arnold: 14:41 But, I, I don't know the status of that.
Participant 1: 14:41 You so, you know nothing about that.
Wayne Arnold: 14:42 I don't have any information on that, sir.
Group: 14:42 [inaudible 00:14:43] right here.
Participant 6: 14:42 So, right now the access road to the development is, going to be
down Sabal Palm?
Wayne Arnold: 14:43 That's correct. The access point, or the access points will be on
Sabal Palm Road. So, as Norm mentioned, there's a point at
which the county maintenance, I'm not exactly sure where it is
in, on the aerial, but it'll be extended, up to and including our,
access points.
Participant 6: 15:08 I have a couple of more questions. when Hacienda Lakes started
building, I'd been on Sabal Palm for 30 years. My property
started getting more and more flooding each year, and just last
week was probably the worst I saw, maybe even worse than
Ian.
15:26 A lot of it is because of the developments that's going around,
because I had, some man from the water district come out two
years ago, the flooding was so bad. And he explained to me it's
because of all the developments being built around us.
15:42 So, with this now coming in, just last week after the, tropical
storm I walked my dogs down there, and the water is going
several inches across the dock. Because, there used to be an
actual water flow before, you know, when they, stopped, you
know, allowing buildings on property that shouldn't be built on.
16:07 Anyway, so, what plans do you have for the water flow so that
our properties aren't getting more flooded?
Wayne Arnold: 16:16 I- I'll let them try to answer that, but, as I mentioned, part of the
property is going be designed to be a flow way system, to- to
accept more water-
Participant 6: 16:23 Part of it.
Wayne Arnold: 16:23 Yes.
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Participant 6: 16:23 Not all of it.
Tim Hall: 16:26 Right, like, like Wayne had said, part of the, the component of
this is to, to try to help move some of the water from the north
side of Sabal Palm down to the south. And so, that, that flow
way that he pointed out right there is gonna pick up water, and,
and move it to the south faster than what happens now.
16:47 But, the barns that are there now, associated with the, the
agriculture use, kinda formed a, a dam. And it pinches the water
close right there so it helps to back things up. By opening that
up some, and allowing for the open water flow through there, it
will be able to, to help move the water faster. So, even if there
is flooding to the north, the flooding would last less time
because the water would be able to get out of there at a quicker
pace.
Participant 6: 17:18 So, the water that flows across, it goes south, and it goes to
some waterway on 41, is that correct?
Tim Hall: 17:26 Yes, ma'am. Eventually it, it comes all the way through there,
some of it ends up next to the, the northernmost fields of Six
Ls...
Tim Hall: 17:36 ... and, then it kinda moves south, and also east a little bit. And
that's just based on how high the water is and it, it follows the
contours of the land. So, it follows the lowest part of the land
until it stages up high enough, and then it spreads out a little
more, and, and could kinda channelize it a little bit more as it
goes out.
17:54 But, e- eventually it does go all the way south and into the US-
41 Canal.
Tim Hall: 17:59 And the county has structures there that are able to kinda, like I
say county some of them are county some of them are water
management district, but they can move some of the water
further east, or they can let it go down, Henderson Creek.
Participant 7: 18:14 Can I ask a couple of questions? I own property on Sabal, or, on
Brandy Lane, and where you're talking about moving it east, if
I'm understanding you correctly, would put water more on our
properties that are already knee-deep. So-
Tim Hall: 18:25 So, you guys are west.
Tim Hall: 18:27 Brandy Lane is west.
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Wayne Arnold: 18:27 Brandy Lane is, there's Morgan Road over here.
Participant 7: 18:27 Okay.
Wayne Arnold: 18:29 Here's Brandy Lane here.
Participant 7: 18:32 Thank you, I apologize for the confusion. So-
Tim Hall: 18:32 Well it's-
Participant 7: 18:34 As Nancy is saying, that whole area now is flooded with it being
open. So.
Tim Hall: 18:38 Right, and, and part of this flow way would be to help move
some of the water that piles up right there, kind of, in that
corner between the farms and, and Brady Lane, and help move
it to the south.
Participant 6: 18:50 And I wonder why they're not doing that now. Why are we
flooded?
Tim Hall: 18:54 It's, well, I mean, the, the agricultural operation is there,
Tim Hall: 18:58 They have requirements to self-contain all of their water. So,
the, the way Water Management District works with the
different types of development, you get more limited to what
you can and can't do.
Wayne Arnold: 19:09 Excuse me, I'm sorry.
Tim Hall: 19:09 Now that that's, now that that's changing, more c- is coming, m-
more things can be done to try to help ameliorate that in, in
conjunction with the project moving forward.
Participant 5: 19:20 Okay. Just, maybe, two more. So, when you build the...
Participant 5: 19:25 Since Tamarindo I know that, they put the waterlines, the city
waterlines to Tamarindo. So, I imagine you will have water, city
water lines going to your development. We won't be mandated
to get city water, will we?
Wayne Arnold: 19:43 I don't think, so, no. But we do intend to extend water and
sewer lines out to the site.
Participant 5: 19:47 Okay. So, it's optional whether we live on or go on-
Wayne Arnold: 19:48 I- I think so, that's-
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Richard Yovanovich: 19:48 [inaudible 00:19:49] right?
Participant 5: 19:48 Yes.
Richard Yovanovich: 19:48 So, yeah, then you're not required. It's purely optional.
Participant 5: 19:49 Okay.
Wayne Arnold: 19:55 Yeah, agricultural lands are not required [inaudible 00:19:57]
Participant 5: 19:57 Okay, and then, wi- with your building, I know Hacienda Lakes
had to buy the property to the west of you and to the north of
you for mitigation purposes. Where are your mitigation lands?
Wayne Arnold: 20:13 Tim, I'll let you answer that.
Tim Hall: 20:16 So, because most of the property that's being developed here is
agricultural, it's not considered a wetland impact that would
require mitigation, like Hacienda had to do. the properties that
they developed had a lot of wetlands that were being impacted.
So, they purchased th- this property for wetlands, and also for,
panther mitigation, to compensate for panthers.
20:39 We will be required to mitigate for panthers, but there's a,
there's a conserva- there's three conservation banks, located in
different areas of the state that are requiring one panther
habitat. And what you do is you calculate the, the habitat value,
it's a, kind of a math problem. We cals- we calculate the value of
the habitat on the property you're impacting, and then you
purchase what are called "PHUs" to compensate for those
impacts. And those PHUs are associated with these
conservation banks that then take that money and they approve
lands that are in high-quality panther habitat, so that the
species as a whole still has, you know, the room to, to survive.
Participant 5: 21:25 So, it's not securing land from being built on, it's just improving
land and all-
Tim Hall: 21:30 In, in, in the case of, of this project, they would be purchasing
land in, in... Not purchasing land...
Wayne Arnold: 21:37 Improvements.
Tim Hall: 21:37 But they would be paying for improvements in land, other land
somewhere else, not actually purchasing land. The, the
wetlands on this side are those, the, the, the, those two areas,
and they're being pr- and they're being mostly preserved. The
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southern one is being impacted a little bit by the flow way that's
going to be created. The trees are going to be removed, and
then we have kind of a shallow water system that will allow
water to flow through there a little bit more. But it will still
remain a, a wetlands-type system.
Participant 5: 22:09 Last question, I think. So, the swales that go east and west along
Sabal Palm, you know, they're at maximum right now. The one
on the north side of the road, I don't really see water floods
happening. So, everything's just kind of at a standstill.
22:26 Is there going to be any improvements on the swales to make
sure that the water's flowing?
Tim Hall: 22:32 That will be in, there will be some changes to the swales when
the road gets improved.
Tim Hall: 22:40 The, the swales and the stormwater components associated
with the roadway, and th- the water that the roadway collects
will have to be accounted for in that new kind of cross section.
So, you'll end up with swales and water moving through there.
I'm not an engineer, so I can't tell you how that is going to be
done, but it will have to be accounted for when they do that
work.
Participant 5: 23:02 Okay.
Wayne Arnold: 23:02 All right, thank you. We have, we have somebody on Zoom who
would like to ask a question. So, Sharon, do you wanna put
them on? Or, do you wanna a- ask their question for them?
Sharon Umpenhour: 23:13 They typed it for me.
Wayne Arnold: 23:13 Okay.
Sharon Umpenhour: 23:15 "Where are the utilities being run? Sewer and water. And what
are Sabal Palm Road improvements?"
Wayne Arnold: 23:22 Okay, so, the water and sewer lines are going to be extended
from the return that's, I think, at Tamarindo, at the p- present
time, they'll be extended to our site. And then the other
question was, Sabal Palm improvements?
Wayne Arnold: 23:34 The Sabal Palm improvements, as we've described, will be to
improve the road with a new cross section and pavement, et
cetera, and work with the county on whether or not the swales
and sidewalk, or anything like that, will be required. And that
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will come up to the project, and probably up to at least the
eastern entrance of the project.
Sharon Umpenhour: 23:52 "What about sidewalks and street lighting?"
Wayne Arnold: 23:54 I think the sidewalks and street lighting are something that we
will be discussing with the county. Norm, unless you know
otherwise? There is a sidewalk that was built in front of
Veronawalk, and it's been my assumption that the cross section
would probably include...
Norm Trebilcock: 24:06 Extend that.
Wayne Arnold: 24:06 Either that as an extension, or some other sort of pathway
improvement in lieu of a sidewalk.
24:13 Okay, this gentleman has a question.
Participant 3: 24:15 Is this project, as, contemplated or planned consistent with the
county's growth management plan?
Wayne Arnold: 24:22 I- it is not, that's why we're proposing a growth management
plan amendment in order to establish the density and the
development that we are, and so-
Participant 3: 24:32 It's, it's my understanding that the homeowners originally
approached the county, with general guidelines of how, like,
how they'd like to have this property developed. And the
feedback they received was that the growth management
department was likely to, either reject the project, or would
reject the project. And that the owners proceeded to contact
developers and, I'm assuming, who you're working for, but the
continued feedback from the growth management department
is- is that it's unlikely for them to recommend to the council
committee to approve this project.
25:16 Can you speak to any of that?
Wayne Arnold: 25:20 I've not had any conversation with county staff in this process
for them to form an opinion. That's why we're going through
the review process. They've had sufficiency comments and
asked us for additional information to help them make that
decision, but at this point they've offered no opinion and
they're still reviewing the project.
Participant 3: 25:38 Thank you.
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Wayne Arnold: 25:39 Yes, sir. Anybody else? Question or comment? Yes, sir?
Participant 4: 25:42 I can kinda answer your water problem on the north side.
Wayne Arnold: 25:48 Can you speak directly into that, please?
Participant 4: 25:50 Yeah, sorry. E- even if you develop that piece there, the
watershed is still gonna go south, it's not gonna effect anything
on the north side of Sabal Palm Road.
26:01 The water that's trapped on the north side of Sabal Palm Road,
you probably need to add one more culvert-
Participant 4: 26:11 Between Nancy's property and Luke's property, there. That's
where water seems to get trapped and not flow south. I, I've
been here for 40 years, 45 years. So.
Wayne Arnold: 26:23 And, and I think that's what Tim's alluding to, part of passing
more water may incur, may have installation of additional
culvert crossings.
Participant 4: 26:31 Yeah, an- any development there is not gonna change anything
as far as water, 'cause the development, the property, we
already pump water off the property. So, it's not gonna change
anything. It's always gonna be the same off to the south.
26:39 Now, the only thing that would work better is-
Participant 4: 27:01 Water management [inaudible 00:26:58] (laughs) [inaudible
00:26:58] yeah, it, (laughs) I mean, you see that canal there, on
the, on the side, on the bottom part of the property?
Participant 4: 27:04 That canal we put in when we owned the whole section, right?
Participant 6: 27:07 That right there.
Participant 4: 27:08 That water is the watershed that would also help drain the
north side of Sabal Palm Road. But that canal that's running to
the property right to Sabal Palm Road connects to the north
side.
Participant 6: 27:13 And then it's not even s-
Participant 4: 27:23 When Hacienda bought that property there, Hacienda, w- water
management made them fill that in two feet, which slows down
the water flow. So, that's part of the problem on the north side
of the road.
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Wayne Arnold: 27:31 Yeah, understood. And, and if it wasn't said in Tim's
conversation, we do have to go through the Water
Management District to permit any improvements on the site,
to convert it from agriculture.
Participant 4: 27:41 Yeah, as long as it flows south there it should be fine.
Wayne Arnold: 27:46 Okay, thank you. Any other questions, comments? Yes, ma'am?
Wayne Arnold: 27:58 Do you want to take it to her?
Wayne Arnold: 27:58 Thanks.
Participant 8: 28:00 So, my question is a- a little bit different, because you're talking
construction literally around the corner from where my home is.
So, the orange grove, along with those in Tamarindo and a few
other residents helps put that road in [inaudible 00:28:14]
Participant 8: 28:14 And then I'm a little confused on two parts of where you're
going to start the modifications and then where we stop.
Participant 8: 28:23 And what your impact, or plans that have the least amount of
impact on Brandy Lane, because we are so big, of course, we
stay as agricultural as possible.
Wayne Arnold: 28:32 Right, well, the cross section in the road that's publicly
maintained and part of the privately owned and maintained
roads is a 60-foot wide right-of-way.
Wayne Arnold: 28:41 And, I think the intent is that we're going to have additional
easements that will allow for the extension of Sabal Palm Road
within that 60-foot easement area.
28:49 So, the road will look very much like it does on the improved
portion west of you.
Participant 8: 28:57 Okay. Thank you for that clarification.
Wayne Arnold: 28:58 Sure.
Participant 8: 28:59 I guess the other thing, it- it goes back to the, the wildlife that's
there. I know that the orange grove isn't, technically gated and I
know that they protect their lands, however, at this point
animals are still able to cross through that without issues.
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Participant 8: 29:15 And that's going to change if you have houses in there, unless
there's something in place that will allow animals to move
without being, you know, impacted.
Wayne Arnold: 29:25 Well-
Participant 8: 29:25 or shifts in, towards those of us that are on Brandy.
Wayne Arnold: 29:28 No, understood. And part of, and Tim can address it in more
specificity, but the county environmental staff and the Water
Management District will look at the project, and there will be
commitments and conditions that effect any of the listed
species, like, whether it's panther, black bear, et cetera. And
we'll have to provide management plans to show how we're
going to maintain those populations and, and allow for them.
29:49 So, a lot of other communities that are even farther west, and,
and more urban than you have management plans, because
they also have black bear habitat and part of the panther
habitat. Same thing with, like, Veronawalk, for instance.
Participant 8: 30:02 Do you have any plans to purchase any additional around...
'Cause Hacienda purchased where you're s- to the side of you,
they've also purchased across the street from behind where I
am, they weren't supposed to be able to do that. So, what is
your growth plan outside of this?
Wayne Arnold: 30:15 Well, our, our proposal doesn't include buying additional lands
outside of the four corners of the property. But a- as was
mentioned earlier, Hacienda purchased a lot of these land
holdings here and here because they had wetland impacts
elsewhere on the developed portions of their site, north and
south of, Rattlesnake Hammock Road.
Participant 8: 30:33 Right.
Wayne Arnold: 30:33 So, they impacted wetlands in those areas, so the mitigation for
those impacts were by buying additional lands here and here.
30:40 So, we're not proposing those same type of impacts because
we're essentially developing a farm field that doesn't have the
wetland impact.
Participant 8: 30:46 Okay, thank you.
Wayne Arnold: 30:48 Yes, ma'am.
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Speaker 4: 30:54 Have you done any ex- assessment of the traffic that goes on
Sabal Palm Road? 'Cause as my husband mentioned, most of us
are rural, and we have large boats and small boats. Most of us
have several boats. We have multiple car, cars. And, most of us
do have one car traveling.
31:17 They put Tamarindo in there, now we've got their traffic. We
have four major nurseries in our area coming off of Sabal Palm
that have multiple vehicles servicing. There are private,
horticultural workers who have their vehicles going out as well
as the businesses.
Speaker 4: 31:44 The two big businesses that have vehicles. We have semis going
into the major nurseries that have difficulty even turning in with
Sabal Palm like it is. And the residents are patient with these
sem- semis, and we help them we any way we can, by being
patient.
32:05 You're going to put in 450 houses, or living units. If you figure
two people in each one of them, which would be an average,
more or less, you're adding potentially 800 more cars to our
road. We can't handle what we have now.
Wayne Arnold: 32:27 Yes, ma'am. So, one of the requirements, and as Norm, who's
been retained as the traffic engineer for the project, we have to,
provide a traffic impact statement to the county. So, Norm has
used the ITE standards. So, they have trip generation rates for
townhomes, they have trip generation rates for single-family
homes.
32:45 Norm's prepared that analysis to look at the capacity on Sabal
Palm Road. And so, the county has evaluated that. I think that
had very minimal comments, so I think they've agreed with
Norm's methodology. And as we said, so far, it doesn't appear
that there are gonna be, any four-lane requirements or signal
that would be required out at Collier Boulevard.
Speaker 4: 33:06 Any widening whatsoever?
Wayne Arnold: 33:09 I don't believe so. Other than for turn lanes for our project, I
don't believe there's any other widening that's required.
Speaker 4: 33:15 Well, it is going to be an issue and the residents aren't going to
be excited about it.
Wayne Arnold: 33:23 Thank you.
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Participant 3: 33:23 Thank you.
Wayne Arnold: 33:23 This gentleman has a question.
Participant 3: 33:27 Thank you. Just to clarify, I understand that you and the woman
at the table are, are both with the, consulting firm, or,
engineering firm. And I understand the woman up front is a cus-
is a project, if... Not an employee, you're with the county but a
project-
Laura DeJohn: 33:42 I'm a vendor to the county.
Participant 3: 33:42 Is it-
Laura DeJohn: 33:46 I'm contracted by the county to help with zoning reviews, that's
correct.
Participant 3: 33:48 Okay. Okay, okay. And, and, and, and again, maybe there's
another person or two are missing, but-
Parker Klopf: 33:52 I'm right here.
Participant 3: 33:55 Okay, so, so, the remaining three of you, just to clarify, are you
contractors to the county? County employees? Or, contractors
in the engineering firm?
Parker Klopf: 34:02 I'm a county employee.
Participant 3: 34:04 County employee. And, and-
Wayne Arnold: 34:06 Norm owns his own transportation consulting firm.
Participant 3: 34:08 But, who are you engaged by?
Norm Trebilcock: 34:10 But the own- the, the developer of the property.
Participant 3: 34:12 The developer. And you, sir?
Tim Hall: 34:12 The same. I'm an environmental consultant engaged by the
developer.
Participant 3: 34:12 Okay, okay. So, a- a- a question along those line, then. Are you f-
are you familiar with the Benfield Road extension, then?
Participant 3: 34:28 Which, which is coming down as I understand that they're
already purchasing right-of-way.
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Norm Trebilcock: 34:32 Yeah, I have some familiarity with it, but it's not really in the
planned horizon for this project, or anything like that.
Participant 3: 34:40 Yeah, I'm not sure what the definition of "planning horizon" is,
but it's my understand that it's in the long, intermediate-term
plan, and that they're already acquiring right of way for it. So, it
seems to me that there's going to be potentially a lot more
traffic coming down Benfield Road extension.
34:57 And, may I s- step up here for a moment?
Norm Trebilcock: 34:59 Sure.
Participant 3: 35:01 If, if I understand it correctly... Do you have that, the pointer? If,
if I understand correctly, you see where the curved road goes
through there in Bella Drive.
Participant 3: 35:09 It's my understanding that that was the right-of-way that was
required to be set aside, the benfield road connection coming
directly south from the southern tip of that curved road. So, if
you put your pointer right there, it's going to be straight south...
Well, I don't know that it goes any farther than Sabal Palm. I
understand it's gonna connect through Sabal Palm.
Participant 3: 35:28 And I'm wondering what kind of traffic impact that's gonna have
on the project. I don't know if that's gonna alleviate, traffic that
would otherwise be going to Collier, or if it's gonna add more
traffic on Sabal Palm, because, you know, people are using it as
a way to avoid Collier.
35:43 So, it just seems to me that that major project, that I
understand is going to be done, should be considered as part,
you know, within, in the contents of this whole project.
Norm Trebilcock: 35:54 So, that's, that's outside the plan... So, the planning horizon for
this zoning is, is a five-year period in terms of, you know,
developing the project.
Participant 3: 36:03 Okay.
Norm Trebilcock: 36:04 And there's nothing in the county's, current, plans to, to build
that anytime soon, the, what- what you're saying.
Norm Trebilcock: 36:14 When they worked on the Hacienda project, a part of the
Hacienda, DRI, or PUD was to do exactly what you're saying. To
build parts of, Hacienda Boulevard. So, that's a part of that
development. And it really kind of tied it down to Rattlesnake
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Page 21 of 23
Hammock Road, and, and as such, terms of any further
extensions, I, there's nothing in any, like, near-term plans from
the county to do anything like that, and that really isn't part of
the, the horizon, the whole, we're looking at with this project.
36:47 But, but definitely, I would say, for those northern sections that
are getting developed with the Hacienda Boulevard, Hacienda
developer, they call it Hacienda Boulevard up in there, and that,
they're building, like, the two-lane section of that road for an
ultimate four-lane, like you're saying.
37:02 But, there's nothing that I seen that near-term or that the
county has anything in any near-term transportation plans to
build or extend the road down like that, as far as that goes.
Participant 3: 37:13 Well, w- with, with all due respect, I think a lot of people here
are concerned more about in just the near-term.I don't think
the rest of us [inaudible 00:37:20]
Wayne Arnold: 37:21 Sure.
Participant 3: 37:21 [inaudible 00:37:22] in this five years.
Wayne Arnold: 37:22 Sure.
Participant 3: 37:23 And so, it just seems to me that it's relevant what the plan is in
five years and three months, okay?
Participant 3: 37:31 And I, and, and again, because, if the, if they're already
requiring right-of-way set away [inaudible 00:37:37] right-of-
way, and I've been told by the department that, that the project
has been approved, it was going through, it just seems to me
that that ought to be considered in terms of the traffic impact,
because we, residents within the local area, need to be
concerned about more than this five-year horizon you're
looking at.
37:56 And again, I'm not suggesting it's gonna make traffic worse on
Sabal Palm. I'm not saying it's gonna be better. But there's
gonna be some impact. Because, again, I don't if people coming
from, from this new proposed project are going to turn north on
Benfield to go up to the, ultimately to the interstate and avoid
Collier, or if the traffic is coming south trying to avoid Collier,
and they're using that as a, you know, a, a highway.
Participant 3: 38:20 And so, again, I just think that it ought to be considered in this
project, because, again, year six, you can have a lot of people
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Page 22 of 23
here affected in a very negative way. Or, or, or a positive way.
[inaudible 00:38:31]
Norm Trebilcock: 38:31 Sure. thank you.
Wayne Arnold: 38:34 Yeah, thank you. And, and that's one of the reasons staff is in
attendance.
Wayne Arnold: 38:38 It's our meeting, but staff is here to listen and they're taking
notes. And I'm sure they'll be discussing your comments with
the transportation staff at the county. Any other questions or
comments before we wrap up?
Participant 3: 38:48 I have one more.
Wayne Arnold: 38:48 Okay.
Participant 3: 38:52 For those that here and is either t-... For those that here that
are either contractors with the county, or county employees,
are you aware of any feedback that the property owner of the
citrus farm, and/or the developer, and/or the engineering firm
have been provided any feedback that this project is unlikely to
get the Growth Management Department's recommendation to
the county, you know, council, for approval? Are you aware of
any feedback that any of those three parties have already been
given with, with regard to this project that essentially, in my
view at this point, as I understand it, is being ignored?
Wayne Arnold: 39:32 Well, all I can say is-
Participant 3: 39:34 Well, no, it's a question... I'm sorry, with all due respect...
Wayne Arnold: 39:36 Hold on-
Participant 3: 39:36 It was a question for the county, you know, employees or the,
or the county contractor whether or not they, not, not you, sir,
with all due respect, whether or not they're aware of any
feedback that's been given to those three parties with regard
to, you know, the, the likelihood of this project getting a
recommendation from the department to the council's
committee, and therefore, the county council?
Richard Yovanovich: 40:02 [inaudible 00:40:03] they're not supposed to really answer your
question.
Wayne Arnold: 40:03 Well, and, and I would say, and I'm happy to, answer-
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Laura DeJohn: 40:03 Well, I think it's a process que- I think it's a process question.
Wayne Arnold: 40:11 Laura answered, but I- I think that the, the purpose of the
meeting is for use to present to you what are plans are. Staff is
here to listen and take notes. The staff is here primarily-
Laura DeJohn: 40:18 I think from a process standpoint, I just want you to understand
that there is no formal recommendation made until all of these
steps are taken. They are trying to address many questions and
comments that have now been issued to them. We wait for that
response of their, answers to the questions and comments. We
wait for this meeting to be held, to again, like, collect data and
information that's being mentioned here today.
40:44 There ultimately will be a planning commission meeting, and
that's what you're referring to. A formal recommendation is
made at the time of the planning commission hearing, so the
planning commission can consider staff's analysis and
recommendation.
40:58 So, it's premature now to be speaking about a staff
recommendation, because all this work has to be done to ask
questions, get answers, question the, the traffic data, questions
the transportation plan, questions some of the setbacks and the
mediations that are being requested. All that work is being done
now. And there will be a rec- a formal recommendation that
gets published and goes in an agenda once the planning
commission meeting happens.
Participant 3: 41:26 Thank you.
Wayne Arnold: 41:26 Thank you. Thanks, Laura. Anything else? Yes, sir?
Participant 9: 41:30 I just wanted to say, South Naples Citrus, we will be open
through season.
Wayne Arnold: 41:40 All right. Well, thank you.
Wayne Arnold: 41:44 Well, thank you, everybody. We're gonna adjourn the meeting.
And thanks for coming out. And if you got notice for this
meeting, it's likely we'll be staying in touch. So, I can put the
screen back up that has the contact information if anybody
wants to take that information down.
Page 1264 of 14062
PETITIONS:
PL20230016340 –341 SABAL PALM ROAD RESIDENTIAL
SUBDISTRICT (GMPA); AND
PL20230016342 –341 SABAL PALM ROAD RESIDENTIAL
PLANNED UNIT DEVELOPMENT (PUDZ)
August 7, 2024, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
Page 1265 of 14062
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
Page 1266 of 14062
3
LOCATION MAP
Page 1267 of 14062
4
ZONING AND LOCATION MAP
Page 1268 of 14062
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 450 residential dwelling units of which 340 units are anticipated to be single-family dwellings and approximately 110 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:
Page 1269 of 14062
6
FUTURE LAND
USE MAP - EXISTING
Page 1270 of 14062
7
FUTURE LAND
USE MAP - PROPOSEDProposed Subdistrict Language:
Page 1271 of 14062
8
PROPOSED MASTER PLAN
Page 1272 of 14062
9
PROPOSED DEVIATIONS
Page 1273 of 14062
10
PROPOSED PERMITTED USES
Page 1274 of 14062
11
PROPOSED
DEVELOPMENT
STANDARDS
Page 1275 of 14062
NEXT STEPS
•File resubmittals
•Hearing Notices mailed to adjacent property owners within 1,000 feet of the subject property.
•Hearing sign posted on property advertising hearing dates.
•HEARING DATES:
•CCPC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
•BCC – TBD, 9:00 a.m., Collier County Government Center, 3299 Tamiami Trail East, 3rd floor
BCC Chamber, Naples, FL, 34112
12Page 1276 of 14062
Project information and a copy of this presentation can be found online:
WWW.GRADYMINOR.COM/PLANNING
Collier County Growth Management Department (GMD) Public Portal:
CVPORTAL.COLLIERCOUNTYFL.GOV/CITYVIEWWeb
Petition Numbers: PL20230016340 and PL20230016342
CONTACTS:
•Q. Grady Minor & Associates, P.A.: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144
•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
13Page 1277 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Tuesday, September 9, 2025 1:02 PM
To:Parker Klopf; LauraDeJohnVEN
Subject:FW: Save the Panthers
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 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 1278 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Tuesday, September 9, 2025 7:50 AM
To:Parker Klopf; LauraDeJohnVEN
Cc:Ray Bellows; James Sabo
Subject:FW: Save our wildlife
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
-----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 1279 of 14062
1
LauraDeJohnVEN
From:Michael Bosi
Sent:Thursday, September 4, 2025 7:47 AM
To:Parker Klopf; LauraDeJohnVEN
Cc:Ray Bellows
Subject:FW: Panther Telemetry Map
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: S <shalom246@yahoo.com>
Sent: Wednesday, September 3, 2025 10:07 PM
To: Michael Bosi <Michael.Bosi@colliercountyfl.gov>
Subject: Panther Telemetry Map
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,
I apologize for the oversight in not previously sending you the telemetry panther sightings map referenced in my earlier
correspondence dated September 3, 2025, regarding the 341 Sabal Palm Road development (PL20230016340). I am now attaching
the map I showed you for your review, which includes critical data supporting our concerns. Please consider this additional
information as you prepare materials for the CCPC and BCC. Thank you for your attention to this matter.
Thank you, Susan Scalf
Page 1280 of 14062
2
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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 1281 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 1282 of 14062
1
LauraDeJohnVEN
From:Tiffany Roarty <Tiffany.Roarty@stann.net>
Sent:Wednesday, June 18, 2025 10:28 AM
To:Parker Klopf; LauraDeJohnVEN
Subject:SAVE THE SOUTH NAPLES CITRUS GROVE/PROMOTE CONSERVATION AND STOP
OVERDEVELOPMENT
Attachments:Petition Letter_PL20230016340.docx
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.
Page 1283 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. VeronaWalk 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 1284 of 14062
Maria Hyde
124 ROSE LN., NAPLES, FL 34114
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 1285 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 1286 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. VeronaWalk 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 1287 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. VeronaWalk 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 1288 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 1289 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 1290 of 14062
Sabal Palm Residential Development
pg. 3
Attachment A
Page 1291 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 1292 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 1293 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 1294 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 1295 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 1296 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 1297 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 1298 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 1299 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 1300 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 1301 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 1302 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 1303 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 1304 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 1305 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 1306 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 1307 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 1308 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 1309 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 1310 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 1311 of 14062
Sabal Palm Residential Development
pg. 4
Attachment A
Page 1312 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 1313 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 1314 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 1315 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 1316 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 1317 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 1318 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 1319 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
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.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 1320 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 1321 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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311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
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 1322 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
Facebook_0522f546-5e75-4698-95f9-f15590a3defe.png
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Youtube_0078f7f1-7789-4afd-a015-50689fe1f99b.png
311IconforSignature_87c558eb-83f5-449b-87c1-3cc5ac8b0859.png
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 1323 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 1324 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 1325 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 1326 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 1327 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 1328 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 1329 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 1330 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 1331 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 1332 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 1333 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 1334 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 1335 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 1336 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
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 1337 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 1338 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 1339 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 1340 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 1341 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 1342 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 1343 of 14062
Sabal Palm Residential Development
pg. 4
Attachment A
Page 1344 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 1345 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 1346 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 1347 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 1348 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 1349 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 1350 of 14062
Sabal Palm Residential Development
pg. 3
Attachment A
Page 1351 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
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PL20230016340 and PL20230016342
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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.
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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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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 1355 of 14062
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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 1359 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:
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- 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 1369 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.
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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 1371 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 1372 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
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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 1374 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 1382 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 1383 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 1384 of 14062
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
DANIEL KOWAL,CHAIRMAN
CRYSTAL K.KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
Page 1385 of 14062