Agenda 01/13/2026 Item #17A (Resolution, Estates Regional Transportation Facility PL20240005691)1/13/2026
Item # 17.A
ID# 2025-4706
Executive Summary
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 a Resolution of the Board of Zoning Appeals of
Collier County, Florida, providing for an Estates Regional Transportation Facility as an ancillary plant for the School
District of Collier County, Florida within the Estates (E) Zoning District pursuant to section 2.03.01.B.1.c.10 of the
Collier County Land Development Code for a 28.75± acre property located at the northwest corner of Immokalee Road
and 47th Avenue NE, in Section 10, Township 49 South, Range 27 East, Collier County, Florida. [PL20240005691]
OBJECTIVE: To have the Board of Zoning Appeals (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 the petition; and ensure the project is in harmony with all the applicable codes and
regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The subject 28.75± acre property, is on the northwest corner of Immokalee Road and 47th
Avenue NE, in Section 10, Township 48 South, Range 27 East, Collier County, Florida. The purpose of this petition is
to obtain Conditional Use (CU) approval for an ancillary plant on a 28.75± acre site owned by the School District of
Collier County since 2005. The purpose of the regional transportation facility is to provide for parking and maintenance
for their school bus fleet that serves the growing student population of Golden Gate Estates and surrounding area. The
regional facility will save the School District significant time, maintenance, and money by providing a more centralized
location for buses and drivers, closer to the student population they serve. Similar facilities have been permitted on
Rattlesnake Hammock Road and near Barron Collier High School. Ancillary plants are permitted as conditional uses in
Estate (E) Zoning District per LDC Section 2.03.01.B.1.c.10. The ancillary plant has agreed to a list of conditions of
approval, which are included as Attachment A.
COLLIER COUNTY PLANNING COMMISSION (CCPC): The CCPC heard Petition CU-PL20240005691, Estates
Regional Transportation Facility Conditional Use on November 6, 2025. No objections have been received. As such,
this petition will be placed on the Summary Agenda. The CCPC voted 6-0 to approve the petition, subject to the
following modifications to the Conditions of Approval:
• · Modification of Conditions 1a,1b, and 1c, addition of shrubs shall be planted at 48 inches in height and
shall be maintained at a minimum of 72 inches.
• · Addition of Condition 1d: No barbed wire or razor wire shall be permitted in any security fencing.
Landscaping shall be planted on the street side or residential property side of the fence/wall, as applicable.
• · Modification of Condition 3, addition of site parking lighting fixtures emitting color temperatures shall be
3000 Kelvin or less. All site lighting fixtures shall be dark-sky compliant, with a BUG rating (Backlight,
Uplight, and Glare) such that the fixture U-value is equal to zero (0). Mounting heights of site lights west of the
FPL substation property (i.e., fronting the residential lots and within the employee parking area) shall be limited
to 15 ft. Site lights east of the residential zoned lots (i.e., fronting FPL substation property and within bus
parking area) shall be limited to a total height of 25 ft.
• · Modification of Condition 6, addition of the 47th Ave N.E. access shall be located only across from the
FP&L substation parcel.
The modifications to the Conditions of Approval have been incorporated into the CU Resolution.
This item advances the Collier County Strategic Plan Objective within Infrastructure and Asset Management by
planning and building public infrastructure and facilities to effectively, efficiently, and sustainably meet the needs of our
community.
FISCAL IMPACT: The placement of a public school bus parking and maintenance facility at the proposed location is
anticipated to have a positive fiscal impact upon the School District and County as a whole by reducing the trip length
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Item # 17.A
ID# 2025-4706
associated with servicing the expanding school-age population within the eastern lands of the County, where the
majority of population growth is expected.
GROWTH MANAGEMENT IMPACT: The subject property is designated within the Residential Estates Subdistrict
of the Estates – Mixed Use District in the Rural Golden Gate Estates (GGE) Sub-Element of the Golden Gate Area
Master Plan. This petition requests a conditional use for an Ancillary Plant and a maintenance facility for the school
buses.
The Estates Designation also accommodates future non-residential uses, including "conditional uses and essential
services as defined in the Land Development Code (LDC)" and "schools and school facilities in the Estates
Designation." Also, Policy 1.1.10 pertains to educational and ancillary plants, and provides that "the undeveloped sites
owned by the Collier County School Board for future public educational plants and ancillary plants, within the Rural
Golden Gate Estates area, are depicted on the Future Land Use Map Series in the countywide FLUE and on the Public
School Facilities Element Map Series, and referenced in FLUE Policy 5.16 and Intergovernmental Coordination
Element. All of these sites are subject to the general Interlocal Agreement, adopted on October 14, 2008, by the Collier
County School Board and on October 14, 2008, by the Board of County Commissioners, and as subsequently amended
and restated, with an effective date of December 2008, and subject to the implementing land development regulations to
be adopted." FLUE Policy 5.16f(3). The referenced policy provides that ancillary plants are allowed in the Estates
zoning district through a conditional use (CU) approval.
Based upon the above analysis, Comprehensive Planning staff finds the proposed conditional use petition for an
ancillary plant in the Estates' designation may be deemed consistent with the Golden Gate Area Master Plan.
Transportation Element: In evaluating this project, staff reviewed the applicant's April 14, 2025, Traffic Impact
Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using
the 2024 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 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
impact 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 Estates Regional Transportation Facility
will generate a projected total of +/- 226 PM peak hour trips on the adjacent road network. The trips generated will
occur on the following adjacent roadway network links:
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Item # 17.A
ID# 2025-4706
Roadway/Link Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected
P.M. Peak
Hour/Peak
Direction
Project
Traffic (1)
2024 Level
of Service
(LOS)
2024
Remaining
Capacity
Immokalee
Road/46.0
Oil Well
Rd to
SR-29
900/EB 83/EB D 67 (2)
Immokalee
Road/45.0
Oil Well
Rd to
Wilson
Blvd
3,300/EB 64/EB F
(82) (3)
Immokalee
Road/44.0
Wilson
Blvd to
Collier
Blvd
3,300/EB 26/EB F (423) (3)
Immokalee
Road/43.2
Collier
Blvd to
Logan
Blvd
3,300/EB 13/EB F (428) (3)
1. Source for P.M. Peak Hour/Peak Direction Project Traffic: April 14, 2025. Traffic Impact Statement provided by the petitioner.
2. The expected deficiency due to the trip bank, projected for 2027, is not due to this development. See State Statute bullet points
below.
3. Existing deficiency is not due to this development. See State Statute bullet points below.
Florida Statute 163.3180
• Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share.
• Facilities determined to be deficient with existing, committed, and vested trips plus projected background traffic
from any source other than the development shall be removed from the proportionate share calculation.
• The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining
entity.
• Applicant must receive a credit for the anticipated road impact fees.
• The applicant calculated their proportionate share, and it does not exceed the impact fees anticipated to be
collected.
Based on the TIS provided by the applicant, the 2024 AUIR, and the State Statute, the subject Conditional Use is
consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. Transportation Planning staff
finds this petition consistent with the GMP.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance with the GMP and the
LDC and recommends approval. As noted above, Transportation Planning staff finds this petition consistent with the
GMP. Operational impacts will be addressed at the time of the first development order (SDP or Plat), when a new TIS
will be required to demonstrate turning movements at all site access points. Finally, the project's development must
comply with all other applicable concurrency management regulations when development approvals are sought,
including, but not limited to, any plats and/or site development plans.
Landscape Review: The buffers, as labeled on the Master Plan and described in Attachment A, are consistent with the
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LDC standards and the non-residential development standards within the Golden Gate Area Master Plan.
Utility Review: The project will be served by private wells and septic systems, as connections to the Collier County
Water-Sewer District (CCWSD) are not required. The project lies within the CCWSD's regional potable water service
area and the north wastewater service area. Water and wastewater services are available via existing infrastructure along
Immokalee Rd and 39th Ave NE. Sufficient water and wastewater treatment capacities are available. Any improvements
to the CCWSD's water or wastewater systems necessary to provide enough 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.
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 GMP goals and objectives regarding adequate public facilities. This
petition has been reviewed by county staff responsible for the jurisdictional elements of the GMP as part of the rezoning
process, and staff have concluded that the developer has provided appropriate commitments to minimize the impact on
the Level of Service (LOS).
Environmental Review: Environmental Planning staff has reviewed the petition to address environmental concerns. The
required preserve is .71 acres (15% of 4.7 acres). The applicant will provide .71 acres of preservation, which is 15% of
the existing native vegetation. Additionally, the applicant will provide a replanted 75-foot open space area located along
the west boundary of the subject property. The open-space area will retain existing native vegetation or be planted with
native vegetation to satisfy LDC standards.
No listed animal species were observed on the property; however, 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 will need to be included at PPL or SDP review. The Environmental Data indicates the subject
property falls within (FWS) Secondary Florida Panther (Felis concolor coryi) habitat. There were no observations of
panthers on-site, and the telemetry data indicate Florida Panthers are not present within the boundary of the proposed
project. However, because of the property's location, the surrounding areas contain habitats preferred by the Florida
panther (freshwater forest). Consultation with FWS to obtain panther mitigation may be required. Additionally, the
subject property is located within core foraging ranges for three Wood stork (Mycteria americana) colonies. However,
consultation with the US Fish and Wildlife Service (FWS) regarding mitigation is unlikely, as the vegetation on-site
doesn't appear to provide wood stork foraging habitat.
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 consists of 4.7 acres of
native vegetation. A minimum of .71 acres (15%) of native vegetation is required to be preserved.
LEGAL CONSIDERATIONS: Before you is a recommendation by the Planning Commission for approval of a
conditional use authorizing an Estates Regional Transportation Facility as an ancillary plant for the School District of
Collier County in the Estates zoning district. A conditional use is a use that is permitted in a particular zoning district
subject to certain restrictions. All testimony given must be under oath. The attached report and recommendations of the
Planning Commission are advisory only and are not binding on you. Petitioner has the burden of demonstrating that the
necessary requirements have been met, and you may question Petitioner or staff to satisfy yourself that the necessary
criteria have been satisfied. In addition to meeting the necessary criteria, you may place such conditions and safeguards
as you deem appropriate to allow the use, provided that there is competent, substantial evidence that these additional
conditions and safeguards are necessary to promote the public health, safety, welfare, morals, order, comfort,
convenience, appearance, or the general welfare of the neighborhood. As a further condition of approval of the
conditional use, you may require that suitable areas for streets, public rights-of-way, schools, parks, and other public
facilities be set aside, improved, and/or dedicated for public use, subject to appropriate impact fee credits. Approval or
denial of the Petition is by Resolution. Should this item be denied, Florida Statutes section 125.022(3) 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. This item has been approved as to form and legality, and requires an affirmative vote of four for
Board approval. (HFAC)
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Item # 17.A
ID# 2025-4706
RECOMMENDATION(S): To approve the draft Resolution and request for Petition CU-PL20240005691, Estates
Regional Transportation Facility Conditional Use.
PREPARED BY: Timothy Finn, AICP, Planner III, Zoning Division
ATTACHMENTS:
1. Staff Report - Estates Regional Transportation Facility Conditional Use
2. Attachment A - Proposed Resolution 12-23-25
3. Attachment B - FLUE Consistency Memorandum
4. Attachment C - Backup Materials
5. Attachment D - Hearing Advertising Signs
6. legal ad - agenda ID 25-4706 - Estates Regional Transportation Facility CU - 1.13.26 BCC
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CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
Page 1 of 11
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: NOVEMBER 6, 2025
SUBJECT: CU-PL20240005691 - ESTATES REGIONAL TRANSPORTATION
FACILITY
______________________________________________________________________________
PROPERTY OWNER/AGENT:
Owner: Agent:
The School District of Collier County, Florida D. Wayne Arnold, AICP
5775 Osceola Trail Q. Grady Minor and Associates, LLC
Naples, FL 34109 3800 Via Del Rey
Bonita Springs, FL 34134
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider a
Conditional Use for the School District of Collier County, Florida, pursuant to Section
2.03.01.B.1.c.10 of the Collier County Land Development Code to allow an ancillary plant for
the School District of Collier County within the Estates (E) Zoning District.
GEOGRAPHIC LOCATION:
The subject ±28.75-acre property is in the northwest corner of Immokalee Road and 47th Avenue
NE, in Section 10, Township 48 South, Range 27 East, Collier County, Florida. (See the location
map and conceptual site plan on the following three pages.)
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CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
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CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
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Conditional Use Site Plan for Estates Regional Transportation Facility PL20240005691
PURPOSE/DESCRIPTION OF PROJECT:
The purpose of this petition is to obtain Conditional Use (CU) approval for an ancillary plant on
a ±28.75-acre site owned by the School District of Collier County since 2005. The purpose of the
regional transportation facility is to provide for parking and maintenance for their school bus
fleet that serves the growing student population of Golden Gate Estates and surrounding area.
The regional facility will save significant time, maintenance and money for the School District
by providing a more centralized location for the buses and drivers in closer proximity to the
student population they are serving. Similar facilities have been permitted on Rattlesnake
Hammock Road and near Barron Collier High School. Ancillary plants are permitted as
conditional uses in Estate (E) Zoning District per LDC Section 2.03.01.B.1.c.10. The ancillary
plant has agreed to a list of conditions of approval which are included as Attachment A.
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CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
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SURROUNDING LAND USE & ZONING:
North: Undeveloped land, with a current zoning designation of Rural Agricultural District
(A)
East: Immokalee Road, a two-lane arterial roadway, then a mixture of undeveloped lands
and single-family dwellings with a current zoning designation of Estate District (E)
South: 47th Avenue NE, a local road, then a Florida Power & Light (FPL) substation, to
the west of the FPL substation is a mixture of single-family dwellings and
undeveloped lands, with a current zoning designation of Estate District (E)
West: Single family dwelling, with a current zoning designation of Estate District (E)
Source: Q. Grady Minor and Associates, LLC
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CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
Page 5 of 11
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is designated within the Residential
Estates Subdistrict of the Estates – Mixed Use District in the Rural Golden Gate Estates (GGE)
Sub-Element of the Golden Gate Area Master Plan. This petition requests a conditional use for
an Ancillary Plant and a maintenance facility for the school buses.
The Estates Designation also accommodates future non-residential uses, including “conditional
uses and essential services as defined in the Land Development Code (LDC)” and “schools and
school facilities in the Estates Designation. Also, Policy 1.1.10 pertains to educational and
ancillary plants, and provides that “the undeveloped sites owned by the Collier County School
Board for future public educational plants and ancillary plants, within the Rural Golden Gate
Estates area, are depicted on the Future Land Use Map Series in the countywide FLUE and on
the Public School Facilities Element Map Series, and referenced in FLUE Policy 5.16 and
Intergovernmental Coordination Element. All of these sites are subject to the general Interlocal
Agreement, adopted on May 15, 2003, by the Collier County School Board and on May 27, 2003
by the Board of County Commissioners, and as subsequently amended and restated, with an
effective date of December 2008, and subject to the implementing land development regulations
to be adopted.” FLUE Policy 5.16f(3). The referenced policy provides that ancillary plants are
allowed in the Estates zoning district through a conditional use (CU) approval.
Based upon the above analysis, Comprehensive Planning staff finds the proposed conditional use
petition for an ancillary plant in the Estates designation may be deemed consistent with the
Golden Gate Area Master Plan.
Transportation Element: In evaluating this project, staff reviewed the applicant’s April 14,
2025 Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of
the Growth Management Plan (GMP) using the 2024 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 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;
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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 Estates Regional
Transportation Facility will generate a projected total of +/- 226 PM peak hour trips on the
adjacent road network. The trips generated will occur on the following adjacent roadway
network links:
Roadway/Link Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected P.M
Peak
Hour/Peak
Direction
Project
Traffic (1)
2024 Level
of Service
(LOS)
2024
Remaining
Capacity
Immokalee
Road/46.0
Oil Well Rd
to
SR-29
900/EB 83/EB D 67 (2)
Immokalee
Road/45.0
Oil Well Rd
to Wilson
Blvd
3,300/EB 64/EB F
(82) (3)
Immokalee
Road/44.0
Wilson Blvd
to Collier
Blvd
3,300/EB 26/EB F (423) (3)
Immokalee
Road/43.2
Collier Blvd
to Loagan
Blvd
3,300/EB 13/EB F (428) (3)
1. Source for P.M. Peak Hour/Peak Direction Project Traffic is April 14, 2025 Traffic Impact
Statement provided by the petitioner.
2. Expected deficiency due to trip bank projected in 2027 is not due to this development.
See State Statute bullet points below.
3. Existing deficiency is not due to this development. See State Statute bullet points below.
Florida Statute 163.3180
Must allow an applicant to enter into a binding agreement to pay or construct their proportionate fair share.
Facilities determined to be deficient with existing, committed and vested trips plus projected background traffic from any source other than the development shall be removed from the proportionate share calculation.
The improvement necessary to correct this type of deficiency is the funding responsibility of the maintaining entity.
Applicant must receive a credit for the anticipated road impact fees.
The applicant calculated their proportionate share and it does not exceed the impact fees anticipated to be collected.
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Based on the TIS provided by the applicant, the 2024 AUIR and State Statute, the subject
Conditional Use can be found consistent with Policy 5.1 of the Transportation Element of the
Growth Management Plan. Transportation Planning staff finds this petition consistent with the
GMP.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval. As noted above, Transportation Planning
staff finds this petition consistent with the GMP. Operational impacts will be addressed at time
of first development order (SDP or Plat), at which time a new TIS will be required to
demonstrate turning movements for all site access points. Finally, the project’s 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.
Stormwater Review: The proposed conditional use request is not anticipated to create drainage
problems or adverse stormwater management impacts to surrounding properties in the area. The
site is not currently covered by a South Florida Water Management District (SFWMD)
Environmental Resource Permit (ERP), however this will be required prior to any proposed
change in land use or development. That process will ensure consistency with all applicable state
standards for stormwater systems. In addition, site development approval (SDP and/or Plat) will
be required from Collier County, to ensure that local development standards are maintained and
that proposed stormwater system(s) are designed consistent with relevant LDC and County
Ordinances for water quality and water quantity, during both the interim construction phase and
final implementation.
Landscape Review: The buffers as labeled on the Master Plan and as described in Attachment A
are consistent with the standards of the LDC and are consistent with the standards for non-
residential development within the Golden Gate Area Master Plan.
Utility Review: The project will be served by private well and septic systems as connections to
Collier County Water-Sewer District (CCWSD) services are not required. The project lies within
the regional potable water service area and the north wastewater service area of the CCWSD.
Water and wastewater services are available via existing infrastructure along Immokalee Rd and
39th Ave NE. Sufficient water and wastewater treatment capacities are available. 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.
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 that is responsible for jurisdictional elements of the GMP as part of the rezoning
process, and staff has concluded that the developer has provided appropriate commitments so
that the impacts to the Level of Service (LOS) will be minimized.
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The required preserve is .71 acres (15% of 4.7). The applicant will
provide .71 acres of preservation, which is 15% of the existing native vegetation preservation.
Additionally, the applicant will provide a replanted 75-foot open space area located along the
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Page 8 of 11
west boundary of the subject property. The open-space area will retain existing native vegetation
or be planted with native vegetation to satisfy LDC standards.
No listed animal species were observed on the property; however, 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 will need to be included at
PPL or SDP review. The Environmental Data indicates the subject property falls within (FWS)
Secondary Florida Panther (Felis concolor coryi) habitat. There were no observations of panthers
on-site and the telemetry data indicates Florida panthers are not present within the boundary of
the proposed project. However, because of the property’s location, the surrounding areas contain
habitats preferred by the Florida panther (freshwater forest). Consultation with FWS to obtain
panther mitigation may be required. Additionally, the subject property is located within core
foraging ranges for three Wood stork (Mycteria americana) colonies. However, consultation
with the US Fish and Wildlife Service (FWS) for mitigation is unlikely since the vegetation
found onsite doesn’t appear to contain wood stork foraging habitat.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 4.7 acres of native vegetation. A minimum of .71 acres
(15%) of native vegetation is required to be preserved.
Environmental Advisory Council (EAC) Review: This project does not require an
Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of
land development project reviews as identified in Section 2-1193 of the Collier County Codes of
Laws and Ordinances. Environmental Services staff recommend approval of the proposed
petition.
ANALYSIS:
When considering a Conditional Use petition, the Collier County Planning Commission must
make a finding that approval of the Conditional Use: 1) will not adversely affect the public
interest; 2) will not adversely affect uses of surroundings properties; 3) any specific requirements
pertaining to the conditional use have been met by the petitioner; and 4) satisfactory provisions
have been made concerning the following matters, where applicable:
1. Section 2.03.01.B.1.c.10 of the LDC permits conditional uses in the Estates District (E).
An ancillary plant is permitted as a conditional use in the Estate District (E) per LDC
2.03.01.B.1.c.10 provided that the procedures and requirements of LDC 10.08.00 are
satisfactorily completed.
2. Consistency with the Land Development Code (LDC) and the Growth Management
Plan (GMP).
This request is consistent with the GMP and, with the conditions proposed by staff, this
project will be in compliance with the applicable provisions of the Land Development Code
(LDC).
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3. Ingress and egress to the property and proposed structures thereon, with particular
reference to automotive and pedestrian safety and convenience, traffic flow and control,
and access in case of fire or catastrophe.
Ingress and egress to the subject property will utilize an access on NE 47th Ave NE and
Immokalee Road as shown on the master plan. Additional operational impacts for the
facility will be reviewed at the time of the Plat or Site Development Plan (SDP). The TIS
submitted by the applicant indicates that the proposed ancillary plant will not have a negative
impact upon the surrounding road network. All roadways within the projects area of
influence, currently have a surplus of capacity and can accommodate the traffic generated by
this land use. Because the conceptual site plan depicts the parking layout, a parking table is
not needed at this time for this school district project since the parking amounts are
determined at a subsequent development order review. The majority of buses utilizing the
facility access directly from Immokalee Road. Bus drivers and maintenance personnel using
their personal vehicles will have a dedicated access on 47th Avenue N.E. Some bus
maintenance traffic will utilize the 47th Avenue N.E. site access. The facility will be gated
and not open to the general public. Only bus drivers and maintenance personnel will be
utilizing the site. Internally, defined parking areas and drive aisles will provide for safe and
convenient traffic flow.
4. The effect the Conditional Use would have on neighboring properties in relation to
noise, glare, economic or odor effects.
As identified on the conditional use site plan, the project will provide the 4+/- acre vegetation
open space area in the western area of the site which will provide protection for the
neighboring residences located south and west along 47th Avenue N.E. A 25’ Type D
enhanced landscape buffer will be installed along the balance of the 47th Avenue N.E. road
frontage to provide screening from glare from vehicle lights. The parking and staging area
for buses has been oriented closer to Immokalee Road and this orientation, placement of the
maintenance buildings, and the 4+/- acre open space area will provide protection of the
nearby homes from any glare and noise generated by the buses. As such, the proposed use
should have minimal impact on neighboring properties in relation to noise, glare, economic
or odor effects.
5. Compatibility with adjacent properties and other property in the district.
The site is located across 47th Avenue N.E. from an FP&L substation and to the north all of
the land is undeveloped. The proposed vegetative open space area and proposed landscape
buffers will provide a visual screen for the few nearby homes located to the south and west
along 47th Avenue N.E. The conditional use site plan demonstrates that the vegetative open
space will be adjacent to these nearby homes and that the landscape buffer will extend the
entire length of the frontage along 47th Avenue N.E. With setbacks that meet LDC
requirements and required landscape buffering that meets or exceeds code requirements,
neighboring properties will have an aesthetically appealing view of the property. If the
proposed Conditions of Approval are adopted, the proposed ancillary plant can be found
compatible with adjacent properties and other properties in the immediate area.
Page 12259 of 14062
CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
Page 10 of 11
Based on the above findings, this conditional use should, with stipulations as outlined in this
staff report be recommended for approval.
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on January 30, 2025, at UF/IFAS Extension located at 14700
Immokalee Rd, Naples FL which began at 5:30 p.m. There were 20 members of the public in
attendance. Wayne Arnold, the agent, conducted the meeting with introductions of the
consultant team and staff, and gave a PowerPoint presentation. The presentation consisted of
an overview of the proposed Conditional Use application. Following the agent’s presentation,
the meeting was opened to attendees to make comments and ask the consultant team
questions regarding the proposed development. The concerns discussed were buffering, noise
issues, fencing to mitigate sound, bus traffic, compatibility, traffic on Immokalee Rd, and
turn lanes on Immokalee Rd. One commitment was made by the agent that this petition
would be heard at the CCPC and BCC. A copy of the NIM advertisement, sign-in sheet, NIM
transcript, and PowerPoint presentation are included in the backup materials in Attachment C.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed the staff report on October 13, 2025.
RECOMMENDATION:
Staff recommend that the Collier County Planning Commission approve Petition CU -
PL20240005691 subject to the following conditions of approval which are included in
Attachment A.
Conditions of Approval
1. Landscape Buffers:
a. The landscape buffer adjacent to 47th Avenue N.E. shall be a 25’ wide buffer and
shall be, in addition to the requirements of a Type D buffer, 1 row of trees staggered
with the Type D buffer trees planted at 30’on-center and 50% of the area of the buffer
shall be planted with shrubs and groundcovers other than grass.
b. The landscape buffer adjacent to Immokalee Road shall be a 20’ wide buffer and in
addition to the Type D buffer requirements, 1 row of trees staggers with the Type D
buffer trees planted at 30’ on-center and 50% of the area of the buffer shall be planted
with shrubs and groundcovers other than grass.
c. The westernmost 75 feet of the open space area shall include only retained native
vegetation or replanted native vegetation including the required 15’ wide type ‘B’
perimeter landscape buffer. At the option of owner, the perimeter landscape buffer
may be moved to the 15 eastern feet of the open space area in closer proximity to the
proposed parking areas.
Page 12260 of 14062
CU-PL20240005691, Estates Regional Transportation Facility October 14, 2025
Page 11 of 11
2. 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 order to meet the
requirements of a Type ‘B’ buffer, a 6-foot-wide landscape buffer reservation area located
outside of the preserve will be identified by owner on the SDP or plat at time of SDP or plat
approval. The 6’ wide landscape buffer reservation has been identified on the master plan. In
the event that the preserve does not meet buffer requirements after removal of exotics and
supplemental planting within the preserve, plantings will be provided in the 6’ wide
reservation to meet the buffer requirements. 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
3. All parking lot lighting shall be shielded and designed so that no light spillage occurs off-
site.
4. The maximum total daily trip generation for the CU shall not exceed 226 two-way PM
peak hour net trips based on the TIS Prepared by JMB Transportation Engineering, Inc. dated
November 13, 2024 (revised).
5. The Owner shall reserve 50’ along the length of the Conditional Use property abutting
Immokalee Road right-of-way for the future expansion of Immokalee Road. The Owner will
convey the land to Collier County by Road Easement, free and clear of all liens and
encumbrances, within sixty (60) days of the County’s written request. At the time of the
conveyance, Owner shall receive compensation equal to fair market value of the land as
determined on the day before the 2025 CU approval, PL20240005691. Market value shall be
determined by a mutually agreed upon accredited appraiser or, failing such agreement, shall
be the average of two appraisals prepared by mutually agreed upon accredited appraisers.
Appraisal costs shall be shared equally by the Owner and the County. Owner will remove all
improvements in the 50-foot area within 90 days of written notice from Collier County.
6. Buses shall utilize the site access on Immokalee Road as the primary access. The project
access on 47th Ave N.E. shall be for drivers and employees; however, buses may utilize this
access in emergency situations when access to Immokalee Road is unavailable.
7. Estates Regional Transportation Facility Conditional Use shall be in substantial
compliance with the Conditional Use Site Plan, revised August 27, 2025, prepared by Q.
Grady Minor and Associates, LLC.
Attachments:
Attachment A – Proposed Resolution
Attachment B – FLUE Consistency Memorandum
Attachment C – Backup Materials
Attachment D – Sign Photos
Page 12261 of 14062
[24-CPS-02553/1992704/1] 116
Estates Regional Transportation Facility
PL20240005691
12/23/25
1 of 2
RESOLUTION NO. 2026 - _____
A RESOLUTION OF THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORIDA, PROVIDING FOR A
CONDITIONAL USE TO ALLOW AN ESTATES
REGIONAL TRANSPORTATION FACILITY AS AN
ANCILLARY PLANT FOR THE SCHOOL DISTRICT OF
COLLIER COUNTY, FLORIDA WITHIN THE ESTATES
(E) ZONING DISTRICT PURSUANT TO SECTION
2.03.01.B.1.c.10 OF THE COLLIER COUNTY LAND
DEVELOPMENT CODE FOR A ±28.75 ACRE PROPERTY
LOCATED AT THE NORTHWEST CORNER OF
IMMOKALEE ROAD AND 47TH AVENUE NE, IN SECTION
10, TOWNSHIP 48 SOUTH, RANGE 27 EAST, COLLIER
COUNTY, FLORIDA. (PL20240005691)
WHEREAS, the Legislature of the State of Florida in Chapter 67–1246, Laws of Florida,
and Chapter 125, Florida Statutes, has conferred on Collier County the power to establish,
coordinate and enforce zoning and such business regulations as are necessary for the protection
of the public; and
WHEREAS, the County pursuant thereto has adopted a Land Development Code
(Ordinance No. 2004-41, as amended) which includes a Comprehensive Zoning Ordinance
establishing regulations for the zoning of particular geographic divisions of the County, among
which is the granting of Conditional Uses; and
WHEREAS, the Board of Zoning Appeals (“Board”), being the duly appointed and
constituted planning board for the area hereby affected, has held a public hearing after notice as
in said regulations made and provided, and has considered the advisability of a Conditional Use
for an Estates Regional Transportation Facility as an ancillary plant for the School District of
Collier County, Florida within the Estates (E) Zoning District, pursuant to Section
2.03.01.B.1.c.10 of the Collier County Land Development Code for property hereinafter
described, and the Collier County Planning Commission has made findings that the granting of
the Conditional Use will not adversely affect the public interest and the specific requirements
governing the Conditional Use have been met and that satisfactory provision and arrangement
have been made concerning all applicable matters required by said regulations and in accordance
with Subsection 10.08.00.D of the Land Development Code; and
WHEREAS, all interested parties have been given opportunity to be heard by this Board
in a public meeting assembled and the Board having considered all matters presented.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING
APPEALS OF COLLIER COUNTY, FLORIDA, that:
Page 12262 of 14062
[24-CPS-02553/1992704/1] 116
Estates Regional Transportation Facility
PL20240005691
12/23/25
2 of 2
Petition Number PL20240005691, filed by D. Wayne Arnold, AICP of Q. Grady Minor
and Associates, LLC, representing the School District of Collier County, Florida, with respect to
the property hereinafter described in Exhibit A, be and the same is hereby approved for a
Conditional Use for the establishment of an Estates Regional Transportation Facility as an
ancillary plant for the School District of Collier County, Florida within the Estates (E) zoning
district pursuant to Section 2.03.01.B.1.c.10 of the Collier County LDC, in accordance with the
Conceptual Site Plan described in Exhibit B, and subject to the conditions in Exhibit C. Exhibits
A, B, and C are attached hereto and incorporated herein by reference.
BE IT FURTHER RESOLVED that this Resolution be recorded in the minutes of this
Board.
This Resolution adopted after motion, second, and super-majority vote, this _____ day of
_____________________, 2026.
ATTEST: BOARD OF ZONING APPEALS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: __________________________ By: ______________________________
, Deputy Clerk Dan Kowal, Chairman
Approved as to form and legality:
_____________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachments: Exhibit A– Legal Description
Exhibit B– Conceptual Site Plan
Exhibit C – Conditions of Approval
Page 12263 of 14062
[24-CPS-02553/1969881/1]
EXHIBIT A
Legal Description
All of Tracts 89, 104, 105, 106, 107 and the East 150 feet of Tract 88, Golden Gate Estates, Unit
38, as recorded in Plat Book 7, Pages 90 and 91, of the Public Records of Collier County, Florida.
Parcel Identification number: 38609040006
Page 12264 of 14062
47TH AVE NE
DRY DETENTION
ZONING: A (RFMUO-RECEIVING)
USE: UNDEVELOPED
ZONING: E, ESTATES
USE: RESIDENTIALZONING: E, ESTATES
USE: RESIDENTIAL
ZONING: E, ESTATES
USE: FPL SUBSTATION
ZONING: E, ESTATES
USE: RESIDENTIAL 20' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER (SEE CONDITION 1.b.)15' WIDE TYPE 'B' LANDSCAPE BUFFER ( SEE CONDITION 1.c.)MAINTENANCE
BUILDING
DRY
DETENTION MAINT.
BLDG.
10' WIDE TYPE 'A'
LANDSCAPE BUFFEREXISTING DRAINAGE DITCHPROJECT BOUNDARY
PROJECT BOUNDARY100' WIDE ROW(47TH AVE NE)IMMOKALEE ROAD(200' WIDE ROW)OPEN SPACE
4± ACRES
50' WIDE ROW
RESERVATION AREA
25' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER
(SEE CONDITION 1.a.)
PRESERVE
WASH
STATION
FUEL KIOSK
DRY DETENTIONDRY DETENTIONBUS PARKING
SEPTIC
DRAINFIELD
POTABLE AND
FIRE WELL
EMPLOYEE
PARKING
6' WIDE BUFFER
RESERVATION (SEE
CONDITION #2)15' WIDE TYPE 'B' LANDSCAPE BUFFER ( SEE CONDITION 1.c.)75' REQUIRED
FRONT YARD
SETBACK
75' REQUIRED
SETBACK (SEE
CONDITION
1.c.)30'REQUIREDSIDE YARDSETBACK30' REQUIREDSIDE YARDSETBACKGradyMinor
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, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
0 200'100'
SCALE: 1" = 200'
Page 12265 of 14062
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, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
SITE INFORMATION:
ZONING: E, ESTATES
SITE AREA: 28.75± ACRES
MAXIMUM BUILDING: 60,000 SQUARE FEET
MAXIMUM BUS PARKING: 200 BUSES
OPEN SPACE :
REQUIRED: 30%
PROVIDED: 30%
PRESERVE (MINIMUM):
REQUIRED: 0.71± ACRES (4.7± ACRES X .15)
PROVIDED: 0.71± ACRES
SETBACKS (MINIMUM):
PRINCIPAL STRUCTURE:ACCESSORY STRUCTURE
FRONT YARD:
IMMOKALEE ROAD: 200'25'
47TH AVE. N.E.:50'PER LDC
SIDE YARD:
NORTHERN BOUNDARY: 50'PER LDC
WESTERN BOUNDARY: 200'PER LDC
ZONED BUILDING HEIGHT: 30 FEET
NOTES:
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MODIFICATION DUE TO AGENCY
PERMITTING REQUIREMENTS.
2. 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 ORDER TO MEET THE REQUIREMENTS OF A TYPE 'B' BUFFER, A 6-FOOT-WIDE
LANDSCAPE BUFFER RESERVATION LOCATED OUTSIDE OF THE PRESERVE WILL BE IDENTIFIED
BY OWNER ON THE SDP OR PLAT AT TIME OF SDP OR PLAT APPROVAL. THE 6' WIDE LANDSCAPE
BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE
PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND
SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6'
WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. 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.
Page 12266 of 14062
Estates Regional Transportation Facility Conditional Use (PL20240005691) Conditions of Approval
Conditions of Approval 2025-11-10.docx
November 10, 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.Landscape Buffers:a.The landscape buffer adjacent to 47th Avenue N.E. shall be a 25’ wide buffer and shall be, inaddition to the requirements of a Type D buffer, 1 row of trees staggered with the Type Dbuffer trees planted at 30’ on-center and 50% of the area of the buffer shall be planted withshrubs and groundcovers other than grass. The shrubs shall be planted at 48 inches inheight and shall be maintained a minimum of 72 inches.b.The landscape buffer adjacent to Immokalee Road shall be a 20’ wide buffer and in additionto the Type D buffer requirements, 1 row of trees staggers with the Type D buffer treesplanted at 30’ on-center and 50% of the area of the buffer shall be planted with shrubs andgroundcovers other than grass. The shrubs shall be planted at 48 inches in height andmaintained at a minimum of 72 inches.c.The westernmost 75 feet of the open space area shall include only retained native vegetation or
replanted native vegetation including the required 15’ wide type ‘B’ perimeter landscape buffer.
At the option of owner, the perimeter landscape buffer may be moved to the eastern 15 feet of
the open space area. Shrubs shall be planted at 48 inches in height and shall be maintained a
minimum of 72 inches.
d.No barbed wire or razor wire shall be permitted in any security fencing. Landscaping shall be
planted on the street side or residential property side of the fence/wall, as applicable.2.Preserves may be used to satisfy the landscape buffer requirements after exotic vegetationremoval in accordance with 4.06.02 and 4.06.05.E.1. Supplemental plantings with native plantmaterials shall be in accordance with LDC section 3.05.07. In order to meet the requirementsof a Type ‘B’ buffer, a 6-foot-wide landscape buffer reservation located outside of the preservewill be identified by owner on the SDP or plat at time of SDP or plat approval. The 6’ widelandscape buffer reservation has been identified on the master plan. In the event that thepreserve does not meet buffer requirements after removal of exotics and supplementalplanting within the preserve, plantings will be provided in the 6’ wide reservation to meet thebuffer requirements. The type, size and number of such plantings, if necessary, will bedetermined at time of initial SDP or plat and included on the landscape plans for the SDP orplat.3.All parking lot lighting shall be shielded and designed so that no light spillage occurs off-site.Site parking lighting fixtures emitted color temperatures shall be 3000 Kelvin, or less. All sitelighting fixtures shall be dark sky compliant such that with a BUG rating (Backlight, Uplight and Glare) where the fixture U value is equal to zero (0). Mounting heights of site lights west of theFPL substation property (i.e. fronting the residential lots and within the employee parkingarea) shall be limited to 15-ft. Site lights east of the residential zoned lots (i.e. fronting FPLsubstation property and within bus parking area) shall be limited to a total height of 25-ft.
Exhibit C
Page 12267 of 14062
Conditions of Approval 2025-11-10.docx
November 10, 2025
Page 2 of 2
4. The maximum total daily trip generation for the CU shall not exceed 226 two-way PM peak hour net trips based on the TIS Prepared by JMB Transportation Engineering, Inc. dated November 13, 2024 (revised). 5. The Owner shall reserve 50’ along the length of the Conditional Use property abutting Immokalee Road right-of-way for the future expansion of Immokalee Road. The Owner will convey the land to Collier County by Road Easement, free and clear of all liens and encumbrances, within sixty (60) days of the County’s written request. At the time of the conveyance, Owner shall receive compensation equal to fair market value of the land as determined on the day before the 2025 CU approval, PL20240005691. Market value shall be determined by a mutually agreed upon accredited appraiser or, failing such agreement, shall be the average of two appraisals prepared by mutually agreed upon accredited appraisers. Appraisal costs shall be shared equally by the Owner and the County. Owner will remove all improvements in the 50-foot area within 90 days of written notice from Collier County. 6. Buses shall utilize the site access on Immokalee Road as the primary access. The project access on 47th Ave N.E. shall be for drivers and employees; however, buses may utilize this access in emergency situations when access to Immokalee Road is unavailable. The 47th Ave N.E. access shall be located only across from the FP&L substation parcel. 7. Estates Regional Transportation Facility Conditional Use shall be in substantial compliance with the Conditional Use Site Plan, revised August 27, 2025, prepared by Q. Grady Minor and Associates, LLC.
Page 12268 of 14062
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/
Growth Management Community Development Department
Zoning Division
CONSISTENCY REVIEW MEMORANDUM
To: Timothy Finn, Planner III, Zoning
From: Stephenne Barter, Planner II, Comprehensive Planning
Date: August 16, 2025
Subject: Rural Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan Consistency Review
PETITION NUMBER: PL20240005691
PETITION NAME: Estates Regional Transportation Facility (CU)
REQUEST: This petition requests a conditional use for an Ancillary Plant and a maintenance facility for the school
buses.
LOCATION: The subject site (±28.75-acre) is located east of Immokalee Road, and north of 47th Avenue northeast,
in Section 10, Township 48 South, Range 27 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is designated within the Residential
Estates Subdistrict of the Estates – Mixed Use District in the Rural Golden Gate Estates (GGE) Sub-Element of the
Golden Gate Area Master Plan.
Relevant to this petition, the Estates Designation also accommodates future non-residential uses, including
“conditional uses and essential services as defined in the Land Development Code (LDC)” and “schools
and school facilities in the Estates Designation. Also, Policy 1.1.10 pertains to educational and ancillary
plants, and provides that “the undeveloped sites owned by the Collier County School Board for future public
educational plants and ancillary plants, within the Rural Golden Gate Estates area, are depicted on the
Future Land Use Map Series in the countywide FLUE and on the Public School Facilities Element Map
Series, and referenced in FLUE Policy 5.16 and Intergovernmental Coordination Element. All of these
sites are subject to the general Interlocal Agreement, adopted on May 15, 2003, by the Collier County
School Board and on May 27, 2003 by the Board of County Commissioners, and as subsequently amended
and restated, with an effective date of December 2008, and subject to the implementing land development
regulations to be adopted.” FLUE Policy 5.16f(3). The referenced policy provides that ancillary plants are
allowed in the Estates zoning district through a conditional use (CU) approval.
Page 12269 of 14062
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.colliercountyfl.gov/
Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by staff analysis [in
bold].
FLUE Policy 5.6:
New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the
Land Development Code (Ordinance 04-41, adopted June 22, 2004, and effective October 18, 2004, as amended).
[Comprehensive Planning staff leaves this determination to Zoning staff as part of their review of the petition
in its entirety to perform the compatibility analysis.]
FLUE Objective 7:
Promote smart growth policies, reduce greenhouse gas emissions, and adhere to the existing development character
of Collier County, where applicable, and as follows:
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to front collector and arterial
roads, except where no such connection can be made without violating intersection spacing requirements of the Land
Development Code. [The site has frontage along Immokalee Road, a principal arterial. The proposed site access
is from Immokalee. Staff defers to the Transportation staff to determine the appropriate access to the site.]
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby
collector and arterial roads and minimize the need for traffic signals. [Given the location and small size of the site,
there is no loop road proposed. Staff finds it unnecessary to provide a loop road due to the location and the
nature of the proposed project.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or interconnection points
with adjoining neighborhoods or other developments regardless of land use type. The interconnection of local streets
between developments is also addressed in Policy 9.3 of the Transportation Element. [The Site Plan does not show
any future connections to local streets. 47th Avenue northeast adjoins the southern boundary, the northern
boundary abuts vacant agricultural lands, and the western boundary abuts a residential parcel with an existing
house. The site has frontage along Immokalee Road, a principal arterial. The site proposes to be gated and
secured due to the on-site activities; interconnection with adjoining sites is not feasible. Staff finds that
providing interconnection points with adjoining properties is not necessary or appropriate due to the nature
of the proposed uses.]
FLUE Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of densities, common
open spaces, civic facilities and a range of housing prices and types. [Staff finds that an analysis to provide
walkable communities with a blend of densities, civic facilities, and a range of housing prices and types is not
necessary, as these policies are not applicable to this type of project. The project proposes open space on the
site plan as required by the Land Development Code (LDC).]
CONCLUSION:
Based upon the above analysis, Comprehensive Planning staff finds the proposed conditional use petition for
an ancillary plant in the Estates designation may be deemed consistent with the Golden Gate Area Master
Plan.
PETITION ON CITYVIEW
cc: James Sabo, AICP, Planning Manager, Comprehensive Planning Section
Ray Bellows, Planning Manager, Zoning Services Section
Page 12270 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
Estates Regional Transportation Facility CU
PL20240005691
CCPC Hearing Backup
Application and Supporting Documents
Page 12271 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
August 26, 2024 Mr. Timothy Finn Collier County Growth Management Department 2800 North Horseshoe Drive Naples, FL 34104 RE: Estates Regional Transportation Facility CU (PL20240005691) Submittal 1 Dear Mr. Finn: An application for Public Hearing for a Conditional Use (CU) is being filed electronically for review. The subject property is 28.75+/- acre in size and is located on the northwest corner of Immokalee Road and 47th Ave NE. The Collier County Public School District (District) is proposing to obtain Conditional Use #10 of the Estates zoning district, for a new Estates Regional Transportation Facility (Ancillary Plant) on the 28.75+/- acre site owned by the District since 2005. The purpose of the regional transportation facility is to provide for parking and maintenance for their school bus fleet that serves the growing student population of Golden Gate Estates and surrounding area. The facility will be developed in two phases. Each phase will have parking for approximately 100 school buses, driver, and maintenance employee parking, and a 26,000+/- square foot maintenance facility for the school buses. Documents filed with submittal 1 include the following: 1. Cover Letter 2. Application 3. Conditions of Approval 4. Evaluation Criteria 5. Pre-app Notes 6. Affidavit of Authorization 7. Addressing Checklist 8. Property Ownership Disclosure 9. Warranty Deed(s) 10. Plat Book 7 Pages 90-91
Page 12272 of 14062
Mr. Timothy Finn
RE: Collier County Estates Regional Transportation Facility CU (PL20240005691)
August 26, 2024
Page 2 of 2
11. Boundary Survey 12. Conceptual Site Plan 13. Aerial Location Map 14. Environmental Data Requirements 15. Traffic Impact Study Please feel free to contact me should you have any questions. Sincerely,
D. Wayne Arnold, AICP c: The School District of Collier County, Florida GradyMinor File (CCPSIRBC)
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Estates Regional Transportation Facility Conditional Use (PL20240005691) Conditions of Approval
Conditions of Approval 2025-08-27.docx
August 27, 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. Landscape Buffers: a. The landscape buffer adjacent to 47th Avenue N.E. shall be a 25’ wide buffer and shall be, in addition to the requirements of a Type D buffer, 1 row of trees staggered with the Type D buffer trees shall be provided at 30’ on-center and 50% of the area of the buffer shall be planted with shrubs and groundcovers other than grass. b. The landscape buffer adjacent to Immokalee Road shall be a 20’ wide buffer and in addition to the Type D buffer requirements, 1 row of trees staggers with the Type D buffer trees shall be provided at 30’ on-center and 50% of the area of the buffer shall be planted with shrubs and groundcovers other than grass. c. The westernmost 75 feet of the open space area shall include only retained native vegetation or replanted native vegetation including the required 15’ wide type ‘B’ buffer. This buffer area may be located farther east in closer proximity to the proposed parking areas, and if relocated must meet Type B buffer standards. Within the 75 foot setback, the owner shall retain all native vegetation within 60 feet of the western property line if the type ‘B’ buffer is relocated farther to the east. 2. 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 order to meet the requirements of a Type ‘B’ buffer, a 6-foot-wide landscape buffer reservation located outside of the preserve will be identified by owner on the SDP or plat at time of SDP or plat approval. The 6’ wide landscape buffer reservation has been identified on the master plan. In the event that the preserve does not meet buffer requirements after removal of exotics and supplemental planting within the preserve, plantings will be provided in the 6’ wide reservation to meet the buffer requirements. 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. 3. All parking lot lighting shall be shielded and designed so that no light spillage occurs off-site. 4. The maximum total daily trip generation for the CU shall not exceed 226 two-way PM peak hour net trips based on the TIS Prepared by JMB Transportation Engineering, Inc. dated November 13, 2024 (revised). 5. The Owner shall reserve 50’ along the length of the Conditional Use property abutting Immokalee Road right-of-way for the future expansion of Immokalee Road. The Owner will convey the land to Collier County by Road Easement, free and clear of all liens and encumbrances, within sixty (60) days of the County’s written request. At the time of the conveyance, Owner shall receive compensation equal to fair market value of the land as determined on the day before the 2025 CU approval, PL20240005691. Market value shall be determined by a mutually agreed upon accredited appraiser or, failing such agreement, shall be the average of two appraisals prepared by mutually agreed upon accredited
Page 12286 of 14062
July 15, 2025 Page 2 of 2
Conditions of Approval 2025-08-27.docx
appraisers. Appraisal costs shall be shared equally by the Owner and the County. Owner will remove all improvements in the 50-foot area within 90 days of written notice from Collier County. 6. Buses shall utilize the site access on Immokalee Road as the primary access. The project access on 47th Ave N.E. shall be for drivers and employees; however, buses may utilize this access in emergency situations when access to Immokalee Road is unavailable. 7. Estates Regional Transportation Facility Conditional Use shall be in substantial compliance with the Conditional Use Site Plan, revised August 27, 2025, prepared by Q. Grady Minor and Associates, LLC.
Page 12287 of 14062
Collier County Estates Regional Transportation Facility Conditional Use (PL20240005691) Evaluation Criteria
December 4, 2024 Page 1 of 4
Evaluation Criteria-r1.docx
Q. Grady Minor and Associates, LLC
3800 Via Del Rey, Bonita Springs, FL 34134 239-947-1144 engineering@gradyminor.com www.gradyminor.com
Pursuant to LDC section 10.08.00 and Chapter 3 C.1 of the Administrative Code, staff’s recommendation to the reviewing body shall be based upon a finding that the granting of the conditional use will not adversely affect the public interest and that the specific requirements governing the individual conditional use, if any, have been met. Further, satisfactory provision and arrangement have been made concerning the following matters, where applicable. Provide a narrative statement describing a request for a conditional use and a detailed response to the criteria listed below. Specify how and why the request is consistent with each of the criteria.
Narrative
The Collier County Public School District (District) is proposing to obtain Conditional Use # 10
of the Estates zoning district, for a new Estates Regional Transportation Facility (Ancillary
Plant) on the 28+/- acre site owned since 2005 by the District. The purpose of the regional
transportation facility is to provide for parking and maintenance for their school bus fleet that
serves the growing student population of Golden Gate Estates and surrounding area. The facility
will be developed in two phases. Each phase will have parking for approximately 100 school
buses, driver and maintenance employee parking, and a 26,000+/- square foot maintenance
facility for the school buses. The regional facility will save significant time, maintenance and
money to the District by providing a more centralized location for the buses and drivers in
closer proximity to the student population they are serving. Similar facilities have been
permitted on Rattlesnake Hammock Road and near Barron Collier High School. The facility
near Barron Collier High School is more than 15 miles from the proposed facility. A temporary
bus facility has been operating recently from Palmetto Ridge High School not far from the
subject property; however, this location is not capable of handling the growing needs for the
bus facility and it has no maintenance operations. Obtaining the conditional use approval for
the regional facility at this location represents a long-term solution for serving the fast-growing
population of Golden Gate Estates and the emerging villages and towns in the vicinity. a. Describe how the project is consistent with the Collier County Land Development Code and Growth Management Plan. Include information on how the request is consistent with the applicable section or portions of the Future Land Use Element.
Future Land Use Element
The property is located in Golden Gate Estates and is governed by the Collier County Growth
Management Plan and Rural Golden Gate Estates (GGE) Sub-Element of the Golden Gate Area
Master Plan.
Specifically, Policy 5.16.f of the Collier County Growth Management Plan provides that uses
such as an ancillary plant is permitted through the conditional use process in the Estates
zoning district. Section 1.08 of the Collier County LDC defines an ancillary plant as:
Ancillary plant: The building, site and site improvements necessary to provide such
facilities as vehicle maintenance, warehouses, maintenance, or administrative buildings
necessary to provide support services to an educational program which may lawfully be
used as authorized by the Florida Statutes and approved by the Collier County School Board.
Page 12288 of 14062
December 4, 2024 Page 2 of 4
Evaluation Criteria-r1.docx
The proposed regional transportation facility is consistent with the definition of an
Ancillary Plant and is; therefore, permitted as a conditional use in Golden Gate Estates.
The facility is also consistent with other provisions of the Growth Management Plan and
Rural GGE Sub-Element. Policy 1.1.10 of the GGE Sub-Element acknowledges that existing
and proposed educational and ancillary plants for the District are subject to the general
interlocal agreement between the District and the Collier County Board of County
Commissioners.
Policy 5.6 of the Future Land Use Element requires that new development is compatible with
and complementary to surrounding development. The proposed ancillary plant has direct
access to Immokalee Road, which is an arterial road. Secondary access is proposed on 47th
Avenue N.E. to provide driver and bus maintenance traffic to access the site. The site plan
has been purposefully designed to place the maintenance and bus parking closer to
Immokalee Road, and the District is proposing a large open space area, approximately 250’
feet in width, between the employee parking area on the site and the nearest single family
residence to the west of the property. This physical distance separation and vegetated open
space area will create a visual barrier between the residence and the proposed facility. The
site is immediately north of a large FP&L substation that is located across 47th Avenue N.E.
There are no compatibility issues resulting from this proximity. To the north are lands
owned by the State of Florida; therefore, there are no compatibility issues with those
properties. To the east, across Immokalee Road are lands zoned Estates. Given the large
volume of traffic utilizing Immokalee Road today and expected to increase in the future,
there are no compatibility issues for those properties resulting from this facility.
The proposed use is complementary to the surrounding area as it provides a necessary
service to thousands of school children in the vicinity, and significantly reduces the miles
required to travel for our school buses utilized to provide transportation to our area
children.
The County has adopted Objective 7 and implementing Policies 7.1 through 7.7, which relate
to smart growth in our community. The objective and two policies are relevant to the
proposed ancillary plant. Specifically, Objective 7 proposes to promote smart growth and
reduce greenhouse emissions. The proposed ancillary plant does satisfy this objective as the
placement of the transportation facility in closer proximity to the student population in the
rural Golden Gate Estates and surrounding area will lessen the daily round trip mileage
from the north regional transportation facility to part of the county by nearly 30 miles per
day. That amounts to a savings of around 5,400 miles per school year per bus. At buildout
for the 200 buses that would equate to an annual savings of over 1,000,000 miles per year
and the resulting fuel consumption reduction.
Policy 7.1 encourages connection directly to collector and arterial roadways where a project
is adjacent to a roadway having this roadway classification. The proposed facility will
directly access Immokalee Road which is classified as an arterial roadway.
Policy 7.2 encourages the establishment of internal accesses and loop roads to reduce
congestion on collector roadways. The School District ancillary facility for busses and
maintenance is a secured facility and does not allow for any public access or through traffic;
therefore, no loop road can be created.
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December 4, 2024 Page 3 of 4
Evaluation Criteria-r1.docx
Policy 7.3 encourages vehicular and pedestrian interconnections to adjacent properties.
For this facility that will be gated and secured due to the on-site activities required for the
regional transportation facility; interconnection with adjoining sites is not feasible.
Policy 7.4 encourages new developments to provide walkable communities with a variety
of densities. The subject Conditional Use is for a School District ancillary plant for busses
and does not have any residential component to address density.
Conservation and Coastal Management Element
Policy 6.1.1 requires the preservation of native vegetation for commercial sites equal to or
greater than 5 acres to preserve 15% of the existing native vegetation on-site. The 28+/-
acre site is largely vegetated with exotic vegetation as demonstrated by the vegetative map
included in the environmental assessment document. The District, nonetheless, will set
aside approximately 5 acres or 17.5%.
Public Facilities Element
Policy 1.5 of this element requires that our public facilities operate at acceptable levels of
service. The included Traffic Impact Statement demonstrates that Immokalee Road will
continue to operate within the adopted LOS D standard for arterial roadways. The site is not
presently served by water and sewer and will be utilizing well and septic systems; therefore,
there is no impact to the public water and sewer system. The site will be installing a
stormwater management system meeting the standards of the SFWMD and Collier County.
b. Describe the existing or planned means of ingress and egress to the property and proposed structure thereon with particular reference to automotive and pedestrian safety and convenience, traffic flow and control, and access in case of fire or catastrophe.
The majority of buses utilizing the facility access directly from Immokalee Road. Bus drivers
and maintenance personnel using their personal vehicles will have a dedicated access on
47th Avenue N.E. Some bus maintenance traffic will utilize the 47th Avenue N.E. site access.
The facility will be gated and not open to the general public. Only bus drivers and
maintenance personnel will be utilizing the site. Internally, defined parking areas and drive
aisles will provide for safe and convenient traffic flow. c. Describe the effect the conditional use will have on neighboring properties in relation to noise, glare, economic impact, and odor.
As identified on the conditional use site plan, the project will provide the 5+/- vegetation
open space area in the western area of the site which will provide protection for the
neighboring residences located south and west along 47th Avenue N.E. A landscape buffer
which will include a hedge and canopy trees will be installed along the balance of the 47th
Avenue N.E. road frontage to provide screening from glare from vehicle lights. The parking
and staging area for buses has been oriented closer to Immokalee Road and this orientation,
placement of the maintenance buildings, and the 250’+/- open space area will provide
protection of the nearby home from any glare and noise generated by the buses.
d. Describe the site’s and the proposed use’s compatibility with adjacent properties and other properties in the district.
Page 12290 of 14062
December 4, 2024 Page 4 of 4
Evaluation Criteria-r1.docx
The proposed use is compatible with the adjacent and surrounding properties. As
previously discussed, the site is located across 47th Avenue N.E. from a FP&L substation and
to the north all of the lands are publicly owned preservation lands. The proposed vegetative
open space area and vegetative buffer will provide a visual screen for the few nearby homes
located to the south and west along 47th Avenue N.E. The conditional use site plan and aerial
exhibits demonstrate that the vegetative open space will be adjacent to these nearby homes
and that the vegetative buffer will extend the entire length of the frontage along 47th Avenue
N.E.
e. Please provide any additional information which you may feel is relevant to this request.
The project is consistent with the Collier County Growth Management Plan and the Rural
Golden Gate Estates Sub-Element. The site has been carefully designed to minimize any
impact to nearby homes located along 47th Avenue N.E. The District has proposed conditions
of approval that will assure that the project is compatible with the surrounding area.
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47TH AVE NE
DRY DETENTION
ZONING: A (RFMUO-RECEIVING)USE: UNDEVELOPED
ZONING: E, ESTATESUSE: RESIDENTIALZONING: E, ESTATESUSE: RESIDENTIAL
ZONING: E, ESTATESUSE: FPL SUBSTATIONZONING: E, ESTATESUSE: RESIDENTIAL 20' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER (SEE CONDITION 1.b.)15' WIDE TYPE 'B' LANDSCAPE BUFFER ( SEE CONDITION 1.c.)MAINTENANCEBUILDING
DRYDETENTION MAINT.BLDG.
10' WIDE TYPE 'A'LANDSCAPE BUFFEREXISTING DRAINAGE DITCHPROJECT BOUNDARY
PROJECT BOUNDARY100' WIDE ROW(47TH AVE NE)IMMOKALEE ROAD(200' WIDE ROW)OPEN SPACE4± ACRES
50' WIDE ROWRESERVATION AREA
25' WIDE TYPE 'D' ENHANCED LANDSCAPE BUFFER(SEE CONDITION 1.a.)
PRESERVE
WASHSTATION
FUEL KIOSK
DRY DETENTIONDRY DETENTIONBUS PARKING
SEPTICDRAINFIELD
POTABLE ANDFIRE WELL
EMPLOYEEPARKING
6' WIDE BUFFERRESERVATION (SEECONDITION #2)15' WIDE TYPE 'B' LANDSCAPE BUFFER ( SEE CONDITION 1.c.)75' REQUIREDFRONT YARDSETBACK75' REQUIREDSETBACK (SEECONDITION1.c.)30'REQUIREDSIDE YARDSETBACK30' REQUIREDSIDE YARDSETBACKGradyMinor
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, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
0 200'100'SCALE: 1" = 200'
Page 12324 of 14062
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, P.A.
3800 Via Del Rey
Bonita Springs, Florida 34134
Bonita Springs: 239.947.1144 ZZZ.GradyMinor.coP Fort Myers: 239.690.4380
SITE INFORMATION:
ZONING: E, ESTATES
SITE AREA: 28.75± ACRES
MAXIMUM BUILDING: 60,000 SQUARE FEET
MAXIMUM BUS PARKING: 200 BUSES
OPEN SPACE :
REQUIRED: 30%
PROVIDED: 30%
PRESERVE (MINIMUM):
REQUIRED: 0.71± ACRES (4.7± ACRES X .15)
PROVIDED: 0.71± ACRES
SETBACKS (MINIMUM):
PRINCIPAL STRUCTURE:ACCESSORY STRUCTURE
FRONT YARD:
IMMOKALEE ROAD: 200'25'
47TH AVE. N.E.:50'PER LDC
SIDE YARD:
NORTHERN BOUNDARY: 50'PER LDC
WESTERN BOUNDARY: 200'PER LDC
ZONED BUILDING HEIGHT: 30 FEET
NOTES:
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MODIFICATION DUE TO AGENCY
PERMITTING REQUIREMENTS.
2. 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 ORDER TO MEET THE REQUIREMENTS OF A TYPE 'B' BUFFER, A 6-FOOT-WIDE
LANDSCAPE BUFFER RESERVATION LOCATED OUTSIDE OF THE PRESERVE WILL BE IDENTIFIED
BY OWNER ON THE SDP OR PLAT AT TIME OF SDP OR PLAT APPROVAL. THE 6' WIDE LANDSCAPE
BUFFER RESERVATION HAS BEEN IDENTIFIED ON THE MASTER PLAN. IN THE EVENT THAT THE
PRESERVE DOES NOT MEET BUFFER REQUIREMENTS AFTER REMOVAL OF EXOTICS AND
SUPPLEMENTAL PLANTING WITHIN THE PRESERVE, PLANTINGS WILL BE PROVIDED IN THE 6'
WIDE RESERVATION TO MEET THE BUFFER REQUIREMENTS. 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.
Page 12325 of 14062
8th ST NEImmokalee RD45th AVE NE
47th AVE NE
Shady Hollow BLVD E
47th AVE NE
Source: Esri, Maxar, Earthstar Geographics, and the GIS User
Community
Collier County Estates Regional Transportation Facility
Conditional Use (PL20240005691)
Location Map .
560 0 560280 Feet
LEGEND
SUBJECT PROPERTY
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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: PL20240005691 – Estates Regional Transportation Facility Conditional Use
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), representing The School
District of Collier County, Florida (Applicant) will be held December 19, 2024, 5:30 pm at UF/IFAS Extension Collier
County, 14700 Immokalee Road Naples FL 34120.
The School District of Collier County, Florida has submitted a formal application to Collier County, seeking approval to allow
Conditional Use # 10 of the Estates zoning district, for a new Estates Regional Transportation Facility (Ancillary Plant). The
purpose of the regional transportation facility is to provide for parking and maintenance for their school bus fleet that serves the
growing student population of Golden Gate Estates and surrounding area. The facility is planned to be developed in two phases.
Each phase will have parking for approximately 100 school buses, driver and maintenance employee parking, and a maintenance
facility for the school buses.
The subject property is comprised of 28± acres and is located at the northwest corner of Immokalee Road and 47th Ave NE
in Section 10, Township 48 South, Range 27 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 12398 of 14062
3800 Via Del Rey
Bonita Springs, FL 34134
CORKSCREW ISLAND NEIGHBORHOOD ASSOCIATION, INC.
710 20TH ST SE
NAPLES, FL 34120
Page 12399 of 14062
3800 Via Del Rey
Bonita Springs, FL 34134
GGEACA
2631 4TH ST NW
NAPLES, FL 34120
Page 12400 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: PL20240005691 | Buffer: 1 Mile' | Date: 11/4/2024 | Site Location: 38609040006POList_5280.xlsPage 12401 of 14062
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WATER MGMT DIST3301 GUN CLUB RDWEST PALM BEACH, FL 33406---09 48 27 71 +-ACRES REFERENCED AS CONSERVATION DESC IN OR 2562 PG 242900209600104 USOUTH FL WATER MGMT DISTATTN: LAND MGMTPO BOX 24680WEST PALM BEACH, FL 33416---4680 4 48 27 ALL 640 AC OR 1636 PG4400209360004 USPAHLINGER, MATTHEW ASARAH M SPAHLINGER4540 14TH ST NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 N150FT OF TR 11439602200004 USRP SUB LLCINVITATION HOMES % RYAN LLC PO BOX 4900SCOTTSDALE, AZ 85261---0GOLDEN GATE EST UNIT 38 W75FT OF E 150FT OF TR 3338602720006 USTANEK, GARY H & ROBERTA A4235 10TH ST NENAPLES, FL 34120---4422GOLDEN GATE EST UNIT 59 TR 3139592840008 USTEFANOS, MICHAEL B & MARY R305 SHADY HOLLOW BLVD WNAPLES, FL 34120---0SHADY HOLLOW TRUSTLOT 873310000167 USTRATMANN, MICHAEL JLAUREN C STRATMANN4395 14TH ST NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 N105FT OF TR 9439600200006 USTRATTON CAPITAL INVEST LLC7533 MUTINI ABENORTH BAY VILLAG, FL 33141---0 GOLDEN GATE EST UNIT 38 E75FT OF W 150FT OF TR 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EST UNIT 59 N75FT OF S 150FT OF TR 5939596280004 UTOLEDO, JOEL S4585 12TH ST NENAPLES, FL 34120---474GOLDEN GATE EST UNIT 59 N180FT OF TR 6839597200009 UTOLEDO, ROLAND & BERTHA1342 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 E150FT OF TR 99 OR 706 PG 8239600720007 UTOLER, KATHY ATIFFANY A MILFORT1375 47TH AVE NENAPLES, FL 34120---6439GOLDEN GATE EST UNIT 59 W75FT OF E 180FT OF TR 10239601120004 UTORRES, BRENDA A316 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 38 W105FT OF TR 7138607200000 UTORUNO, IVAN MARTIN4430 10TH ST NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 S75FT OF N 150FT OF TR 5639595960008 UTOSCO, FRANKLINDOLORES RODRIGUEZ1115 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 W105FT OF TR 71 OR 563 PG 42639597640009 UTOVAR, RIGOBERTO & ODETTE E380 47TH AVE NENAPLES, FL 34120---6447GOLDEN GATE EST UNIT 38 W75FT OF E 180FT OF TR 7438607440006 UPOList_5280.xlsPage 12406 of 14062
ND-40721583
NEIGHBORHOOD
INFORMATION MEETING
PETITION: PL20240005691 – Estates Regional
Transportation Facility Conditional Use
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), representing The
School District of Collier County, Florida (Applicant) will be
held December 19, 2024, 5:30 pm at UF/IFAS Extension
Collier County, 14700 Immokalee Road Naples FL 34120.
The School District of Collier County, Florida has
submitted a formal application to Collier County, seeking
approval to allow Conditional Use # 10 of the Estates
zoning district, for a new Estates Regional Transportation
Facility (Ancillary Plant). The purpose of the regional
transportation facility is to provide for parking and
maintenance for their school bus fleet that serves the
growing student population of Golden Gate Estates and
surrounding area. The facility is planned to be developed
in two phases. Each phase will have parking for
approximately 100 school buses, driver and
maintenance employee parking, and a maintenance
facility for the school buses.
The subject property is comprised of 28± acres and is
located at the northwest corner of Immokalee Road and
47th Ave NE in Section 10, Township 48 South, Range 27
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.Page 12407 of 14062
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NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 N 75FT OF S 150FT OF TR 6639596960007 UVARGAS DE LA TORRE, IGNACIOBRITTANY VARGAS DE LA TORRE 7650 LILAC LNIMMOKALEE, FL 34120---0GOLDEN GATE EST UNIT 38 E180FT OF TR 58 OR 803 PG 95338605520009 UVASQUEZ, WILMER ALZATEANGELICA MARIA VELASQUEZ1265 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 E75FT OF W 150FT OF TR 8039598640008 UVASSARAS, CONSTANTINADEMITRIOS VASSARAS132 LAKESIDE DRATCO, NJ 08004---0GOLDEN GATE EST UNIT 38 TR118 LESS THAT PORTION FOR R/W DESC IN OR 3100 PG 256338611600007 UVAZQUEZ, CRISTOBAL MARTINEZ1065 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 W75FT OF TR 50 OR 1113 PG 194639595040009 UVAZQUEZ, JOSE AALEIDA VAZQUEZ711 NW 129TH AVEMIAMI, FL 33182---2357GOLDEN GATE EST UNIT 38 E180FT OF TR 8038608160000 UVENTURA, PEDRO CRUZ1060 47TH AVE NENAPLES, FL 34120---4416GOLDEN GATE EST UNIT 59 W75FT OF TR 5239595360006 UVERA, LUIS142 SANTA CLARA #1NAPLES, FL 34104---0GOLDEN GATE EST UNIT 36 W75FT OF TR 41 OR 609 PG 54838502800000 UVERGARA, JENNIFERJASELEEN VERGARA PEREZ4270 8TH ST NENAPLES, FL 34120---445GOLDEN GATE EST UNIT 59 S150FT OF TR 2939592680006 UVIANA, CARLOS3139 OVERLAND AVE #2LOS ANGELES, CA 90034---0GOLDEN GATE EST UNIT 38 E75FT OF W 150FT OF TR 9438609760001 UVIEIRA, JOSE C4410 10TH ST NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 S105FT OF TR 5639595920006 UVINCENT, JOHANNE M CALAIN THERIAULT835 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 W75FT OF E 150FT OF TR 1939591480003 UVOGEL, KARL JAGRIPINA M VOGEL4280 10TH ST NENAPLES, FL 34120---4423GOLDEN GATE EST UNIT 59 S75FT OF N 180FT OF TR 5939596360005 UWAITE-SPEAR TRUST4421 BAY BEACH LN #614FORT MYERS, FL 33931---0GOLDEN GATE EST UNIT 38 N75FT OF TR 138600040005 UWALKER, ROBERT R & NANCY A4998 MILANO STAVE MARIA, FL 34142---0GOLDEN GATE EST UNIT 38 TR111 OR 797 PG 179738611320002 UWALTER L EASLEY JR TRUSTCECELIA H EASLEY TRUST885 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 E180FT OF TR 2039591600003 UWARD, GORDON L1171 29TH ST SWNAPLES, FL 34117---4241GOLDEN GATE EST UNIT 38 W105FT OF TR 9738610080000 UWATERWAYS OF NAPLES HOMEOWNERS ASSOCIATION INC925 GRAND RAPIDS BLVDNAPLES, FL 34120---4432WATERWAYS OF NAPLES UNIT SEVEN TRACT B81216080040 UWATERWAYS OF NAPLES HOMEOWNERS ASSOCIATION INC925 GRAND RAPIDS BLVDNAPLES, FL 34120---4432WATERWAYS OF NAPLES UNIT SEVEN TRACT E81216080095 UWATSON, WAYNE A & BIANCA4650 WILSON BLVD NNAPLES, FL 34120---4113GOLDEN GATE EST UNIT 38 TR 2038601680008 UWEDDERBURN, OSCAR LMARGARITA M WEDDERBURN16840 SW 109TH AVEMIAMI, FL 33157---4033GOLDEN GATE EST UNIT 38 E75FT OF W 150FT OF TR 91 OR 1380 PG 26138609280002 UWEIDNER, LARRY A & LINDA BWEIDNER, SCOTT=& KIMBERLY R 4515 10TH ST NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 S105FT OF TR 3739593600001 UWENSLEY LLC20100 W COUNTRY CLUB DR #609AVENTURA, FL 33180---0GOLDEN GATE EST UNIT 38 E75FT OF TR 5038604640003 UWILLIAMS EARLY, CLAUDETTE L2355 SW MADRID RDPORT ST LUCIE, FL 34953---0GOLDEN GATE EST UNIT 38W105FT OF TR 53 OR 1394 PG 126438605000008 UWING, JAMES H & DEBORAH L11664 LONGSHORE WAY WNAPLES, FL 34119---8830GOLDEN GATE EST UNIT 59 N75FT OF TR 4839594760005 UWOLFF, SHERRIE LYNN945 47TH AVE NENAPLES, FL 34120---421GOLDEN GATE EST UNIT 59 E150FT OF TR 4139594120001 UY & M REALTY INVESTMENTS LLC12240 NW 2ND PLACECORAL SPRINGS, FL 33071---0 GOLDEN GATE EST UNIT 38 E75FT OF TR 36 OR 615 PG 109838603080004 UYERMAN, DEBORAH M4167 W VICKSBURG DRCITRUS SPRINGS, FL 34433---4838 GOLDEN GATE EST UNIT 38 W150FT OF TR 43 OR 1795 PG 70438603880000 UYIFRU, ELSABETH1073 47TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 59 E75FT OF W 150FT OF TR 50 OR 1512 PG 209539595120000 UYON, ALFONSO GGLADYS M YON5505 NW 7TH ST APT W409MIAMI, FL 33126---3271GOLDEN GATE EST UNIT 59 N75FT OF S 150FT OF TR 6239596520007 UYOUNG, BRYAN JAMES441 39TH AVE NENAPLES, FL 34120---0GOLDEN GATE EST UNIT 36 E150FT OF TR 8838507360008 UYREY, OSCAR & JUANA6061 SWORDS WAYFORT MYERS, FL 33908---0GOLDEN GATE EST UNIT 59 W150FT OF TR 4039594040000 UYVENS FINANCIAL 77 LLC1342 COLONIAL BLVD #H60FORT MYERS, FL 33907---0GOLDEN GATE EST UNIT 38 E75FT OF W 150FT OF TR 47 OR 931 PG 52738604280007 UZACHOW, RICHARD W & SABINE1523 VINTAGE LNNAPLES, FL 34104---820GOLDEN GATE EST UNIT 38 W75FT OF TR 9138609360003 UZAMBRANO, OSCARMARTHA GUEVARA1025 ALTON RD APT 403MIAMI BEACH, FL 33139---4763 GOLDEN GATE EST UNIT 38 E75FT OF TR 82 OR 1427 PG 82538608440005 UZURCHER, HAROLD & FRANCES135 25TH ST NWNAPLES, FL 34120---1833GOLDEN GATE EST UNIT 59N 180FT OF TR 9039599720105 UDABREO, MICHAEL112 LAKEVIEW COVECHESTEMERE T1X 1E8 CANADA GOLDEN GATE EST UNIT 38N1/2 OF TR 1338601320009 FELMAN, IGOR & ELINA62 HAV EN ROADMAPLE L6A 0W9 CANADAGOLDEN GATE EST UNIT 38 W75FT OF TR 4738604320006 FMITCHELL, MARJORIE H36 DOWSETT RDLONDON N17 9DD UNITED KINGDOM GOLDEN GATE EST UNIT 38 W150FT OF TR 7338607320003 FPENCHOFF, KENNETH M & WENDY22 DOCTOR ARCHER DRPORT PERRY L9L 0A9 CANADA GOLDEN GATE EST UNIT 59 S75FT OF N 150FT OF TR 26 OR 602 PG 65639592280008 FPEUKER, OSSIANWALBERLASTR 1NEUNKIRCHEN 91077 GERMANY GOLDEN GATE EST UNIT 38S 373.09FT OF TR 1738601480004 FPEUKER, OSSIANWALBERLASTR 1NEUNKIRCHEN 91077 GERMANY GOLDEN GATE EST UNIT 38TR 17 LESS THE S 373.09FT38601480101 FSEEPERSAD, MANIRAM26 SOUTHERN MAIN RDCUNUPIA TRINIDADGOLDEN GATE EST UNIT 38 W75FT OF TR 4538604040001 FVENEGAS, D ALEJANDRO CORREALUISA F RENDON RAMIREZCALLE 118 NO 50A-11 # 104BOGOTA, DCBOGOTA COLOMBIAGOLDEN GATE EST UNIT 38 W180FT OF TR 68 OR 291 PG 38138606720002 FPOList_5280.xlsPage 12408 of 14062
NEIGHBORHOOD INFORMATION MEETING
PETITION: PL20240005691- Estates Regional Transportation Facility Conditional Use
January 30, 2025
PLEASE PRINT CLEARLY
***Please be advised***
The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail
addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do
not want your e-mail address, phone number or home address released if the county receives a public records request, you can
refrain from including such information on this sheet. You have the option of checking with the county staff on your own to
obtain updates on the project as well as checking the county Web site for additional information.
NAME: Pt,
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NIM Sign-in Sheet 1/30/2025 Page 12409 of 14062
NEIGHBORHOOD INFORMATION MEETING
PETITION: PL20240005691- Estates Regional Transportation Facility Conditional Use
January 30, 2025
PLEASE PRINT CLEARLY
***Please be advised***
The information on this sheet is to contact you regarding this project and future public meetings. Under Florida law, e-mail
addresses, phone numbers and certain home addresses are public records once received by a government agency. If you do
not want your e-mail address, phone number or home address released if the county receives a public records request, you can
refrain from including such information on this sheet. You have the option of checking with the county staff on your own to
obtain updates on the project as well as checking the county Web site for additional information.
NAME: . i EMAIL:
ADDRE S• 1 PHONE: 3iJ i i< ~ ,
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NIM Sign -in Sheet 1/30/2025 Page 12410 of 14062
PETITION:PL20240005691
ESTATES REGIONAL TRANSPORTATION
FACILITY CONDITIONAL USE
January 30, 2025, Neighborhood Information Meeting (NIM)
Project information and a copy of this presentation can be found on our website:
GRADYMINOR.COM/PLANNING/
Page 12411 of 14062
PROJECT TEAM:
•The School District of Collier County, Florida – Applicant
•D. Wayne Arnold, AICP, Professional Planner – Q. Grady Minor and Associates, LLC
•Michael Delate, P.E., Civil Engineer – Q. Grady Minor and Associates, LLC
•James M. Banks, PE, Traffic Engineer – JMB Transportation Engineering, Inc
•Marco A. Espinar, Environmental Planning/Biologist – Collier Environmental Consultants, Inc.
*Please note, all information provided is subject to change until final approval by the governing authority.
2
INTRODUCTION
Page 12412 of 14062
3
LOCATION MAP
Page 12413 of 14062
ZONING: E, Estates
Overall Project Acreage: 28+/- acres
PROPOSED REQUEST:
•Obtain Conditional Use #10 of the Estates zoning district, for a new Estates Regional Transportation Facility (Ancillary Plant), which has been owned by the District since 2005.
•Provide for parking and maintenance for their school bus fleet that serves the growing student population of Golden Gate Estates and surrounding area.
•The facility will be developed in two phases. Each phase will have parking for approximately 100 school buses, driver and maintenance employee parking, and a 26,000+/- square foot maintenance facility for the school buses.
PROJECT INFORMATION
4
Rural Golden Gate Estates Sub-Element, Estates Designation, Mixed Use District, Residential Estates SubdistrictFUTURE LAND USE (FLU) DESIGNATION:
Page 12414 of 14062
5
PROPOSED SITE PLAN
Page 12415 of 14062
6
PROPOSED SITE PLAN (AERIAL OVERLAY)
Page 12416 of 14062
7
PROPOSED SITE PLAN NOTES
Page 12417 of 14062
8
PROPOSED CONDITIONS OF APPROVAL
Page 12418 of 14062
NEXT STEPS
•File resubmittal (if necessary)
•Hearing Notices mailed to adjacent property owners.
•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
9Page 12419 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: PL20240005691
CONTACTS:
•Q. Grady Minor and Associates, LLC: Sharon Umpenhour, Senior Planning Technician; sumpenhour@gradyminor.com or 239.947.1144
•Collier County Staff: Timothy Finn; Timothy.Finn@colliercountyfl.gov, (239) 252-4312
PROJECT DOCUMENTS AND INFORMATION
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Wayne Arnold: 00:00 I'll make some introductions and then we'll get into the meat of
the presentation in just a moment. I'm Wayne Arnold. I'm with
Grady Minor and Associates and we're here representing the
Collier County Public School District. And this is Mark Rouleau
from Facilities with the school district. And Mark, I don't know if
you want to say a few words before I introduce everybody else.
Mark Rouleau: 00:17 Sure. My name's Mark Rouleau.
Automated: 00:19 Recording in progress.
Mark Rouleau: 00:21 I'm the Chief Facilities Officer for Collier County Public Schools.
My role is to lead a department. That intent is to satisfy the
facility needs for Collier County Public Schools and we do that in
a variety of ways. We build facilities and we also maintain them.
So we have partnered with Grady Minor to assist us with the
planning of a transportation facility that will service the
transportation needs of the estates area.
Wayne Arnold: 00:53 Okay, great. Thanks, Mark. So the meeting is our informational
meeting for the Collier County Transportation Facility. And so
Sharon Umpenhour is with our firm, she's recording the
meeting tonight. We're required to record that and create a
transcript for the county. Jim Banks, sitting back here is the
transportation engineer. Mike Delate is a civil engineer working
on the job and this is Marco Espinar who's the biologist working
on the job. So we've got a short presentation telling you what it
is we're in the process of doing on the site and then we'll take
some questions and answers and do our best to answer
questions you might have.
01:28 So the property, most of you are probably familiar with it, it's
about 28 acres located at the northwest corner of 47th Avenue
Northeast and Immokalee roads immediately across from the
FP&L substation. And the school district has owned this
property since, I think 2005 if I'm not mistaken.
01:48 It's been in your portfolio for a while. And the school district has
been operating obviously busing facilities. They have a main hub
at their campus. We did another project for them down in
South Naples on Rattlesnake Hammock. They've been operating
temporarily over at the high school off of Oil Well Road and
that's a very temporary facility. It's not set up to do some of the
maintenance activities and the school really doesn't have room
to keep them on that campus. So this would be a state's
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transportation facility that would serve the estates areas.
Obviously you all know it's growing. The demand's here for
more schools, more students and obviously that goes with it
busing the kids to school. So we're asking for a conditional use
under the existing state zoning district and the conditional use is
for an ancillary plant, which one of those activities would be the
transportation facility.
02:42 We call it a bus barn but it's a little more than that because they
maintain the buses there. They do some driver training there,
eventually classroom type training, and then obviously the
school buses are stationed and arrive and leave from that
location. We're designing it to be sort of a phased project. At
build out it would be a couple of hundred buses that would be
stationed at this facility. They have a couple of maintenance
buildings. It's probably just under 60,000 square feet that we're
looking at for potential for the maintenance and bus facility
buildings. One of the things that we do as part of our
conditional use, we create a conceptual site plan and we've had
some preliminary meetings with county staff and let me just
walk you through the site plan. So here's 47th Avenue on the
bottom of the screen. Immokalee Road is out here.
03:32 So we've been working with Collier County Transportation and
they have indicated their desire for us to have access on both
47th and also on Immokalee Road. We're showing that as a ride
in, ride out only on Immokalee Road. I think that's subject to
some further discussion with the county. That's their reference
for our access on Immokalee Road. We are obviously reliant on
the Collier County Department of Transportation to tell us what
our access requirements will be because they control the
roadways. But anyway, so we're proposing two access points,
one in the center of the site on Immokalee Road and then two
on 47th. Access on 47th, I'll start with there. We have two
driveways. One serves the maintenance functions for the buses
and the other would serve as employee parking because all the
bus drivers obviously have to come here to get a bus. So they'll
drive their personal vehicles here, park their vehicle, and then
they will get on the buses and depart the site.
04:34 So we've created sort of a phase one up here, a maintenance
facility associated with that. We may end up with one building.
We're depicting two because of the two phases, but just
depending on the school district's needs, that may just grow
into a single building. So we've shown all the bus parking up
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front on the eastern side of the site. Fuel kiosks obviously there.
A potential other fuel kiosk on the other phase, series of dry
detention areas for water management purposes. The county
has asked us to reserve 15 feet of land along Immokalee Road
for their future widening needs. I'm not sure, they don't have
any definitive long-range plans for that that are funded, but I'm
pretty sure that we all think in our lifetime Immokalee road is
going to get four laned farther than it's today.
05:22 So behind the maintenance activity I explained that we have the
employee parking and then beyond that we have a large open
space track and a small preserve track. This is a large open
space area, it's about 300 feet wide. That would be our
separation to the nearest home. I'm showing this on an aerial so
you can see this is the nearest home to our west. And then we
have our preserve and then we have two homes on the south
side of 47th here that also have the preserve and open space.
And then we have an enhanced Type B buffer 20 feet wide
along our 47th Avenue North East buffer. So that's in a nutshell
our master plan for the site. Some of the data on it, like I said,
it's a little over 28 acres in size. We're required to have 30% of
the site as open space. We probably will end up with more than
that given the configuration of the open space and preserved
track.
06:18 We're under the conventional estate zoning, so we're abiding by
those standards so the buildings wouldn't achieve, they would
be a height of about 30 feet maximum. And then we have the
building, we set a large setback for the principal structure of 200
feet from Immokalee Road. Staff and the applicant work on a
set of conditions for the conditional use. And so I call this a
proposed draft set of conditions because this will likely change
by the time it gets to the planning commission and the board as
we continue to have staff comments and citizen input. But
they're asking us to commit to an enhanced buffer along 47.
They've asked that our parking lot lighting is shielded so that
there's no lights spillage off-site. They're asking us to establish a
trip cap for the project, which means in the peak hour they're
asking us to establish the maximum number of trips that can be
associated with this bus facility.
07:15 They've asked us to commit to the right-of-way reservation and
they're going to condition us that we're generally consistent
with the master plan that we've just presented to you. So in the
process we filed a conditional use application with Collier
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County. They've reviewed the application, we've resubmitted
with addressing some of their initial comments back to them.
They're continuing their review and after that we will be
scheduled to go before the Collier County Planning Commission
and we'll also be required to go to the Board of County
Commissioners for final approval. And no dates have been
established for that yet, but if you receive notice for this
meeting, you should get notice from the county for the planning
commission hearing and we're responsible for posting signage
on the site. That would be the big four by eight sheet of
plywood that gets posted with the hearing dates, time and
location on those.
08:10 This is an information sheet that I'd encourage you to either
email Sharon or pick up her card and let us know if you'd like a
copy of this presentation. This is posted on our website and all
of our public submittals that we've made to the county are also
available on our website. They're also available on the county's
website and I think Tim Finn, who's our staff planner, is
attending by Zoom and he'll be taking notes and listening to the
transcript and your comments as well. But all the contact
information is on that slide and you can scan the QR code and
it'll take you right to our website. So with that, that's in a
nutshell what we're doing and why we're here. And if you have
some questions, we'll be happy to try to answer those. But all I
ask is one at a time and try to speak up because we have to
record it and we don't want to talk over each other. Yes,
ma'am?
Audience Member: 09:01 I think you all said there was a parcel going to Collier County
Public Schools. However, I thought it was supposed to be for
our future schools so our kids won't have to cross over
Immokalee Road just like down near Logan Boulevard. They
made another school on the other side of Immokalee Road so
kids would not have to cross over. Was that ever in the plans to
have a school there on that property?
Wayne Arnold: 09:25 Yeah. Thank you for your question. You're right. The parcel was
initially purchased to be an elementary school, but there is a
little bit of a problem. It is the FPL substation across the street.
We are not comfortable placing an elementary school so close
to a substation, especially one of that size.
Audience Member: 09:49 Are there any other areas that are owned on this side for a
future elementary school?
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Wayne Arnold: 09:56 Not in this area, ma'am. No. Yes, sir?
Audience Member: 10:00 What would be the inhibitions of placing an elementary school
across the street from the substation?
Wayne Arnold: 10:06 Optics for parents. I've been working with Collier County Public
Schools for close to 15 years and parents of children have
concerns about things that are near their schools. Cell phone
towers, landfills, the substations.
Audience Member: 10:26 The substation is butting up right next to a residential home?
Wayne Arnold: 10:30 Yes, it's across the street.
Mark Rouleau: 10:31 There was on right next-
Audience Member: 10:33 The substation is right next-
Mark Rouleau: 10:34 He's saying there's a house right next door too.
Wayne Arnold: 10:36 Right. I understand there's a house next to the substation, but I
can't speak to the owner of that home. I can only speak to the
property that's across the street from the substation. Collier
County Public Schools, 28 acres.
Audience Member: 10:54 What noise mitigation are you doing for the property?
Wayne Arnold: 10:59 Right now we're working with the county on an enhanced
buffer that's going to include, it's undefined, but the Type D
buffer is trees and, I think the county staff is working toward
having some shrubs and plants that would also be there along
that buffer.
Audience Member: 11:15 Would there be any swale in that area?
Wayne Arnold: 11:17 Mike, I don't know. Can you address that?
Mike: 11:18 No swales.
Wayne Arnold: 11:24 This gentleman had his hand up. Yes, sir?
Audience Member: 11:25 Yes. I have a question in regards to the noise issue.
Wayne Arnold: 11:30 Okay.
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Audience Member: 11:32 I'm next to the west side of the property, so my property is 840
feet bordering the proposed facility. So what type of fencing to
noise reduction of hearing one to 200 school buses starting up
in the morning?
Wayne Arnold: 11:56 Well right now that's-
Audience Member: 11:59 Is there going to be a sound barrier, brick fence, something that
will block off-
Wayne Arnold: 12:04 Well, a couple things that we've done just from a site planning
standpoint, we tried to orient the buses closer to Immokalee
Road. So these areas are where all the buses would be parked
and then they would stage from here. The employees driving
their normal automobiles will be parking here. So between the
school buses we've placed the maintenance buildings for sound
attenuation and then the county's going to require us to have a
Type B landscape buffer, which it's a buffer that requires
opacity of six feet in height. So that can be a hedge, a berm, a
wall or a combination thereof. Undefined right now. But that's
what the county-
Audience Member: 12:38 So will all the exotics be taken out?
Wayne Arnold: 12:40 Yes, sir. All the exotics have to be removed from the entire site.
Gentleman right here had a question. Yes, sir?
Audience Member: 12:48 I would imagine if 100 plus buses are starting at six in the
morning or 5:30, whatever it is, you would need a fence as high
as what we have along I-75 by exit 104, but also by exit 105 that
high to mitigate the sound. I don't think trees are going to do
much. And also you aren't sure about the widening of
Immokalee Road. Could you imagine hundreds of buses getting
in line in file to their respective routes? And how about people
commuting to work, and it's only one lane? It's a recipe for
disaster.
Wayne Arnold: 13:31 Well the buses are already largely on the road today.
Mark Rouleau: 13:34 Yes. These buses-
Wayne Arnold: 13:34 First of all-
Mark Rouleau: 13:35 Yes, they are. I'm at a high school campus and they leave that
campus on Oil Well Road.
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Audience Member: 13:44 That's a wider road, at that point, correct?
Mark Rouleau: 13:49 Right.
Audience Member: 13:49 We're talking about a one lane each way. Where you're talking
about is what, three lanes?
Mark Rouleau: 13:55 Yes, but the traffic density is much, much higher on Oil Well
Road than this location on Immokalee Road.
Wayne Arnold: 14:01 And Jim could probably speak to that, Jim Banks, our traffic
engineer, but one, all these buses don't disperse at exactly the
same time. They don't all return at the same time. And then this
section of Immokalee Road north of Oil Well really the traffic
volumes drop off dramatically in that area. The school district
thinks it's a safe condition and so far our conversations with
Collier County haven't given any issue to that. There's a
question back here. Yes, sir?
Audience Member: 14:28 So if I understand that this is a done deal, that this was coming?
Wayne Arnold: 14:34 Well we're in the process of going through the approval
process. It's a conditional use, which is a-
Audience Member: 14:38 Have any of you folks tried to get out onto Immokalee Road
between 6:00 and 8:30 in the morning to get up and go to work
as the people are coming out of Immokalee and off of
Everglades? And now you're building a new town across the
street from Everglades Boulevard, it's going to add another
hundreds and hundreds of cars. Not to mention the employees
that are going to be coming to and from this facility in the
morning on a two-lane Immokalee road. I mean, this isn't
compatible for the area in any way, shape or form. You're
throwing a square peg around a round hole here.
Wayne Arnold: 15:19 All right, thanks for your comment.
Audience Member: 15:20 Thank you.
Wayne Arnold: 15:21 Yes, ma'am?
Audience Member: 15:24 All right, so my concern is also about the traffic because I live off
of 47th Avenue and to get out to take my daughter to school.
Now mind you, her school is 10 minutes down the road. If I go
outside of the high traffic time, which is early in the morning
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and then right after school, which is the high peak for us, that's
a two-lane road. What you guys are not taking in consideration
is the traffic that's coming from the 47th Avenue on the other
side. So 47th Avenue on the other side is just shy of that
substation.
Wayne Arnold: 16:00 Right, it's just side of the substation.
Audience Member: 16:04 Right. And I did the research, 496 households that only have
Immokalee Road to get out of their house. That's on average
1,488 people that are trying to get out of that one street right
there in all the neighborhood because of the canals that are
around it, they are stuck on that road.
16:24 Their only way out is Immokalee Road and then they sit in that
turn lane right there and causes us all kinds of car accidents as it
is right now. And then you have to take in consideration the
people that are coming through the back from Ave Maria and all
the people. I also work for, let me tell you, teachers and people
that work for the school system that are coming from
Immokalee Road, they're also coming at that 6:30, 7:00 traffic.
So when I try to get out of my house, it's a 15-minute wait on
that south sign and that's only on the streets that only has six
houses on it, not the street that has over 490 houses on it.
Okay. So I don't think you guys are taking in consideration that
we don't have the ability to put all these extra traffic in this
area.
Wayne Arnold: 17:17 So if we were to build an elementary school in this property,
you would have significantly more traffic coming off of that
property. Okay. So typical elementary school, about 500 kids.
I'm in the process of building Bear Creek Elementary, it's going
to hold 999 kids. What do parents like to do with elementary
kids? They like to take them to school and bring them home and
it is very common to have several hundred cars.
Audience Member: 17:43 I'm not going to say you're not right. I totally agree with you.
This part of town is not ready for the bus depot and it's not
ready for a school. It's a two-lane road. We have cars and it's
not kidding. Here's another mother that drives to school. We
have one tiny fender bender and our kids is late to school. So
much so that the school opens the door and just lets everyone
in at that point because they're missing class because somebody
had a fender bender. Because our only way out is Immokalee
Road. There's no way around it. There's canals all the way
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around it. So it's not our fault, it's not your fault, it's just there
needs to be-
Wayne Arnold: 18:22 Yes, I understand your concerns. Yes. Thank you. Okay. Norm?
Norm: 18:27 Yeah, just a few things, Wayne. I sent you an email covering a
lot of points here, but just hearing what you're saying and
looking at it, the key I was thinking is the access really should be
off of Immokalee Road for this facility consistent with the
county's other facility off of Rattlesnake Hammock Road where
the access is solely off of the arterial roadway.
Wayne Arnold: 18:53 Right.
Norman Trebilcock: 18:54 So that's really important. If we go back to say slide six. So that's
perfect, and ideally it should be further away from 47th Avenue
North East, like 660 feet away would be recommended in terms
of an access point. If for some reason you're required to have
your access on 47th, instead of having your access right across
the street from the residential lots coming in, it would make
sense to me to have your access opposite the substation would
be more appropriate, have it further down but don't have it
right opposite the lots.
19:35 I own a lot right here. I've had it since 2008. For me, actually the
idea of the elementary school was a benefit to think about
because I know there's plenty of traffic and stuff like that, but
elementary school traffic with six to 10 buses is a whole lot
different than 200 buses. And so the only thing is if you're... But
it's important to support this facility, I get that. So if this is the
place to put it, it's just a matter of planning it so it has the least
impacts on the residents. Because right here, this current
design, you having both your accesses right here, you're going
to have to have turn lane improvements. You're going to
warrant some turn lanes and you can mitigate for a bunch of
that by having your access here. But more importantly, I think
you could have all your access right off of Immokalee Road,
again consistent with what's on Rattlesnake Hammock Road. It's
a four lane facility and you could have it further away.
20:28 And an important point is what's going on down here at 47th,
because I believe the county is projecting to put a signal there in
the future. And so then you got to look at the problems you're
going to create with conflicts with what you have going on in
here as well. So again, I think it's a good idea to support the
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facility that you have, but devil's in the detail of design.
Mentioning the buffering here, I'd suggest the buffering that
you look at here is a Type C type buffer with a fence or slash
wall along there and here. To hell with compatibility. When you
look at the FP&L facility, it's completely walled in around itself
as an industrial type facility. And when you're talking 200 buses
here and stuff like that, I think you need to go that extra effort
to make sure it's buffered properly.
21:19 The Type D enhanced buffer you're talking here is fine because
your opposite this other facility. But again, enhancing this other
buffer here to a Type C with a wall slash fence, I think would go
a long way with, again screening it from the neighborhood
because then otherwise during these peak periods it's not as
bad. Sometimes it's not really a noise issue per se, but
sometimes if you don't see it, you don't hear it and
psychological dealing with noise. So that would be important.
And then when you guys finally do design it, look at using the
peak hour of generator because it's different than your PM peak
hour here for these facilities is different because your AM
generation, as you said, it's going to be off-peak periods and just
make sure it's designed. And I know with Jim, he'll do a great
job anyways designing it. He's excellent.
22:09 And again, my suggestion, again is having the main access off of
Immokalee Road and if you have to have an emergency
entrance then have it opposite the FP&L facility. For some
reason, you have to have your access on 47th, put it over here
against the FP&L facility and not in front of the residences here.
Okay? We talked about the buffers for you then talked about
the enhanced D buffer and you defined that well, Wayne, thank
you.
22:40 And the only other thing with the proposed site lighting is you
mentioned the full cutoffs, just make sure it's dark sky
compliant with a bug rating where the U is equal to zero.
There's no up-lighting coming from the lights and make sure it's
3000 Kelvin color temperature, it's a residential type color, it's a
softer color and mounting heights not to exceed 25 feet on site,
and then within 100 feet of 47th or this residential area here to
limit the light height to 15 feet, the mounting height. So that
way again, you're trying to make it sort of tie into the
neighborhood as best you can. And so with these, and I can
forward these things to you and some of the-
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Wayne Arnold: 23:22 Thank you, Norm. All good comments.
Norm: 23:22 ... pictures. Appreciate that.
Wayne Arnold: 23:25 All these comments, we'll certainly take those into
consideration.
Norm: 23:27 Okay. All right, thank you.
Wayne Arnold: 23:28 Our practice is to use LED lighting and LED lighting is fantastic
for controlling light wash on given properties.
Norm: 23:35 Yeah, no I see you can do that here. And the color temperature
is really important too for compatibility with the folks so we
don't have bright white lights and stuff like that for the folks.
Wayne Arnold: 23:46 Thank you.
Norm: 23:47 So thank you. Yep.
Wayne Arnold: 23:49 Yes, sir?
Audience Member: 23:49 Are any buses going to go toward [inaudible 00:23:52]
Boulevard or are they all 100% going to go the other way?
Because otherwise you need two traffic lights, one on 47th and
then you need another by the Immokalee Road entrance.
Wayne Arnold: 24:02 That's a great question. So it depends on the location of our
kids. So if we have kids that attend Corkscrew Elementary
School, Corkscrew Middle School or Palmetto Ridge High School
or Estates Elementary School that way north on Immokalee
Road, the answer is yes. You would have buses heading north.
Audience Member: 24:22 So you'll need two sets of lights.
Mark Rouleau: 24:25 We won't qualify for a traffic signal.
Wayne Arnold: 24:28 We can't. We don't qualify for a traffic signal. I already asked
the county because the intersection is too close.
Audience Member: 24:33 ... accidents every day there.
Wayne Arnold: 24:34 I'm just telling you I argued and the county stiff-armed me and
they said, "Absolutely no way." There's no waiver. They said this
intersection is too close to the other 47th intersection and
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because you need at least a half a mile distance between
intersections for signaling. Yes, sir?
Audience Member: 24:54 Is there any way to a light at two 47th?
Wayne Arnold: 24:57 No. Unfortunately with the-
Audience Member: 24:59 Make a loop or something and see if you can stretch that out
because if you do that you have only one traffic light. You
eliminate a lot of problems.
Wayne Arnold: 25:07 So the other 47th is just below the FP&L substation. So the only
other way to do it would be to somehow connect up to 47th-
Audience Member: 25:15 Right.
Wayne Arnold: 25:15 ... this way. And that means the school district would have to
buy several people's residential properties, which is not really
what the school district hopes to do.
Audience Member: 25:22 I know, but this is a big project because there's going to be a lot
of traffic on Immokalee Road. I agree with the gentleman here
in front of me. It makes no sense to have access on Immokalee
Road left and right without traffic lights. How are you going to
do that?
Wayne Arnold: 25:39 This gentleman had a question over here.
Audience Member: 25:41 Yes. In regards to the traffic situation as it currently stands that
there is no turn lanes, so we have to wait for that southern
traffic coming down so we can wait five minutes sometimes at
peak hours. So imagine all those buses. Is they're going to be
turn lanes added for us because traffic has to come to a
complete stop at 50 miles an hour just so one of us can turn, so
it backs up?
Wayne Arnold: 26:14 So your question is on 47th whether or not we-
Audience Member: 26:16 On Immokalee Road.
Mark Rouleau: 26:16 On Immokalee. Yes. So when you have southbound traffic on
Immokalee Road-
Audience Member: 26:20 There's no turn lane.
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Mark Rouleau: 26:22 ... and you're driving north and you need to make a left turn,
the traffic is moving at 50 miles an hour. So you have to wait
from the slow or you have to wait for them to pass. You have to
stop. I mean, it's hard to get across traffic when it's traveling at
that speed.
Wayne Arnold: 26:35 I think we'll just have to look at that.
Mark Rouleau: 26:36 Is the speed limit 50 miles an hour there?
Audience Member: 26:38 Yes, it is.
26:38 Yes.
26:39 Right there it goes up to 55.
Wayne Arnold: 26:42 55?
Audience Member: 26:42 [inaudible 00:26:45]
Wayne Arnold: 26:47 Hang on. One at a time. We can't pick it up on the recorder if
we're talking over each other, please. So yes, ma'am?
Audience Member: 26:52 Okay. I'm looking at the collateral, whatever you have over
there, that northern part. Is there a street there?
Mark Rouleau: 26:59 Canal.
Wayne Arnold: 26:59 This?
Audience Member: 26:59 No, it's a canal.
Wayne Arnold: 26:59 That's a canal.
Audience Member: 26:59 I'm not over there. Where the property is.
Wayne Arnold: 26:59 Here?
Audience Member: 26:59 There's a canal?
Mark Rouleau: 26:59 On the north side of the canal.
Wayne Arnold: 26:59 Right up there? Yes.
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Audience Member: 26:59 Is that a street?
Mark Rouleau: 26:59 No.
Wayne Arnold: 27:09 Yes.
Audience Member: 27:14 What is that?
Mark Rouleau: 27:14 It's not a road.
Wayne Arnold: 27:14 That's not a street.
Mark Rouleau: 27:16 It's a county-maintained dirt road, but there's also a longer
reservoir ditch.
Wayne Arnold: 27:21 It's all preservation area to the north and Estate owned
property.
Mark Rouleau: 27:24 Just right behind-
Audience Member: 27:25 The road is a dirt road?
Mark Rouleau: 27:25 It's a canal with-
Audience Member: 27:27 Why can't you just reverse. Why can't you just reverse your
thing and send everything out that way?
27:33 Yeah. Could you make a road on that side?
27:33 Not to touch 47th.
27:33 People have invested money. I don't personally have property
on 47th, I have it on 41st. But people have personally invested
money in 47th Avenue and the gentleman who's going to be
right across from the 800 and some acres. But if you could do
something with that top part and send out stuff that way, that'll
keep things away from people's property.
28:00 Then you could put another traffic light there.
28:01 They've invested money in this, they've invested in Collier
County. I mean, I think that that might be a situation which
means you just have to flip-flop what you have up here.
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Wayne Arnold: 28:10 Well certainly we can go back to the county and talk about it. I
just don't know. They were pretty adamant with us in our first
discussions about where our access points would be and they
control the road. So anyway-
Audience Member: 28:21 They've made dirt roads before into regular roads. They did it
on Logan.
Wayne Arnold: 28:26 That road that's there I think is just a maintenance road for part
of the water management that's back there. Any other
questions, comments we haven't heard from?
Audience Member: 28:36 The maintenance building, what's in there? Is that a mechanic
shop?
Wayne Arnold: 28:40 It is.
Audience Member: 28:42 It's going to be mechanic noise all day from what time, from
nine to five?
Wayne Arnold: 28:46 What are the hours for the maintenance? Probably seven AM or
so.
Mark Rouleau: 28:50 So they can start earlier than seven, like at six AM but they use
air-driven tools. I work in a facility next to our transportation
facility near Barron Collier High School. It's a very large facility.
They can work on at least five buses at the same time. I hardly
ever hear them. I swear. I'm telling you the truth. I rarely hear
any noise coming from that building and my parking spot is
maybe 100 feet away from them. I really don't hear them.
Wayne Arnold: 29:27 Gentleman in the back.
Audience Member: 29:28 What's our timeframe on this?
Wayne Arnold: 29:32 Hoping to start construction June of 2026.
Audience Member: 29:33 Okay, so we've got a year to sell our property.
29:33 To sell our houses. Yes.
29:33 You want to buy this?
29:33 So you want to buy it?
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29:41 It's cheap now.
29:41 We invested so much.
Wayne Arnold: 29:45 Norm, you got something else?
Norm: 29:47 Yeah, just a question. In looking at this and stuff and hearing
from Commissioner McDaniel, he had mentioned about the
idea that at some point they're going to repurpose the
fairgrounds property and the idea there is to potentially put the
CAT facilities there. And it was my understanding that
potentially that could be an opportunity for the school to have
this bus barn type facility there too where it would seem to
make a lot of sense as well. I don't know if there's been any
conversations with them on that or not.
Mark Rouleau: 30:20 The timeline for that does not align for a time of need for this
facility.
Norm: 30:24 Gotcha.
Wayne Arnold: 30:25 Yeah, the county in trying to re-permit the fairgrounds looks like
it's going to be a many multi-year permitting process.
Norm: 30:32 Further down the road?
Wayne Arnold: 30:36 Yes.
Norm: 30:36 Okay.
Wayne Arnold: 30:36 Yes, ma'am?
Audience Member: 30:37 Are there any plans for the extension of instead of just the two
lanes now to make it four lanes?
30:43 It's planned but it's not funded.
Wayne Arnold: 30:45 Yeah, it's in the long-range transportation plan.
Audience Member: 30:47 Why is it in the long-range? We need it now.
Wayne Arnold: 30:51 Well the county's long-range is-
Mark Rouleau: 30:52 More than five years.
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Wayne Arnold: 30:53 ... more than five years. But they look at traffic volumes and
they look at need and priorities and they've been prioritizing
some other improvements. Randall Boulevard, there's also an
improvement. Some of the bridge construction that's going on
in the Estates and things like that. But yes, they have plans.
Excuse me, sir. Sir? Please. We're not having be able to pick up
the recording. Sorry.
Audience Member: 31:19 In regards to what I was saying, if they could get that road on
the top part done, couldn't they put a traffic light there because
that's farther away from 47th Avenue?
Wayne Arnold: 31:29 I don't know. I think there's just a conversation we're just going
to have to have with the county. Mike, want to say something?
Oh, yeah. Yeah. The other thing too, that Mike Dellit was just
pointing out, this property that's part of the active earth mine
located on all of these parcels, it was approved as a future rural
village and some of the transportation and utility improvements
are tied to whether or not they proceed through the process.
Audience Member: 31:52 Say that again.
Wayne Arnold: 31:52 This property, it's an active earth mine. As you go on up and
around the curve, there's a big sand mine there and they have
plans to potentially even reroute parts of Immokalee Road
through that property. So the design plans for Immokalee Road
are a little bit in flux. So I don't know that they're going to let us
align where they may have, the road may actually curve in this
location. So we may not even have a direct connection to what's
currently Immokalee Road. Yes, sir?
Audience Member: 32:23 Is there any traffic buses and all that going west or are they all
going east?
Mark Rouleau: 32:29 West.
Wayne Arnold: 32:29 On 47th?
Audience Member: 32:29 Yeah.
Wayne Arnold: 32:29 West on 47th?
Audience Member: 32:32 Right. Well, we don't have any school-
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Wayne Arnold: 32:34 I mean, if there were students on that street, yes. I mean, they
would be on a bus route for sure.
Audience Member: 32:42 And there's potential for bus drivers to avoid Immokalee, that
intersection, they go all the way through Golden Gate, through
the whole region here to get to a traffic light, is that the
possibility?
Wayne Arnold: 32:51 Well that extends to Wilson, but Wilson doesn't extend all the
way south back down to the Immokalee Road. There are canals
in the way.
Audience Member: 32:59 No. But if you're thinking about putting a traffic light
somewhere else more to the south, then there's a good chance
that a lot of traffic is going to go right through the subdivision.
Wayne Arnold: 33:10 Potentially, I guess. I just don't know that that's going to
happen. Anything else we haven't heard that you all give us
your feedback? We'll take this feedback and we'll go back and
talk to the county staff people. Oh, yes sir?
Audience Member: 33:23 There's a parcel of land owned by the Collier County Public
Schools off of the Vanderbilt extension. The Vanderbilt that's
under construction. It's 113 acres. I can give you the parcel ID
number.
Wayne Arnold: 33:42 I know the property.
Audience Member: 33:43 Yeah. Are they going to use all 113 acres or can this facility go
there?
Wayne Arnold: 33:50 So that site is a future site for a high school and an elementary
school.
Audience Member: 33:53 Okay.
Mark Rouleau: 33:55 So it would not be compatible with the transportation facility.
And the location of it is not ideal. We need something on this
side of the county. It has to be near Palmetto Ridge High School.
That's where we've been running our bus operations and that's
where it works best in that location. And we did look for
property in this area. We looked for commercial properties,
residential properties that were for sale and could not find
anything that met our needs.
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Wayne Arnold: 34:29 Another comment then?
Audience Member: 34:30 Aren't the students from Palmetto Ridge High School going to
the new high school on Livingston? There's an issue about the
buses going, the kids are late every day to school. So there are
some buses that are going to be going west, right?
Mark Rouleau: 34:47 Not to my knowledge.
Wayne Arnold: 34:48 Not from this area. I don't think so. I don't think that district
comes out this far north.
Audience Member: 34:53 No, because of the size of the enrollment, they had to switch
part of that. One of the classes, I think the juniors, freshman
class or sophomore class, they had to switch into the one on
Livingston and that created a problem for everybody else
Immokalee Road.
Mark Rouleau: 35:08 But those were kids, I think primarily out of the Barron and Gulf
Coast High School.
Wayne Arnold: 35:12 Gulf Coast High School, not Palmetto Ridge. Any other
comments we haven't heard about? Yes, sir?
Audience Member: 35:20 Is this property going to be... Is a rezoning required for this
property?
Wayne Arnold: 35:25 It's not a rezoning. We're in for a conditional use. And a
conditional use is a use that is allowed with conditions, but that
requires public hearings and that's why this will go to-
Audience Member: 35:35 I thought it was a residential hearing.
Wayne Arnold: 35:40 Yes, sir?
Audience Member: 35:40 So this is going to happen given though-
Wayne Arnold: 35:42 Can you speak up just a little bit? We're trying to record you up
here.
Audience Member: 35:45 So the construction is going to happen anyways no matter what
we want or like?
Wayne Arnold: 35:51 Well we have to go through several hoops. One is getting
through Collier County, the other, we have to go through the
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state agency, the South Florida Water Management District.
And so those processes take... We've been in this process for
months. It'll take us several more months. We probably won't
get out of this until the fall to know one way or the other where
the County Commission stands. And like I said, we have a set of
conditions, those are likely to be modified. Mr. [inaudible
00:36:16] here had some really good suggestions. We can talk
to staff about those and talk to the school district staff about
those. And so you're obviously all interested and you're all
nearby residents, so I would encourage you if you didn't see a
copy of the information sheet, how to say plugged in with us, I
would either email Sharon and we'll get you a copy of our
presentation and this sheet or take a picture of it and feel free
to reach out for updates, information, et cetera.
Audience Member: 36:47 I have one more question. When was that property bought by
the Collier County School District?
Wayne Arnold: 36:50 2005.
Audience Member: 36:50 2005.
Wayne Arnold: 36:55 All right. Well, thank you everybody for coming out. Appreciate
it very much.
Mark Rouleau: 36:58 Thank you.
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osc'11'coy/0,
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3 Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel
W Collier County, Florida
3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324
o o* Phone: (239) 252-2646
iFR COUNTS
1
Publication Confirmation
COLLIER COUNTY STATE OF FLORIDA
The attached copy of advertisement,
Estates Regional Transportation Facility(CU)
PL20240005691)-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 12443 of 14062
NOTICE OF PUBLIC HEARING
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:
A RESOLUTION OF THE BOARD OF ZONING APPEALS OF COLLIER COUNTY,FLORIDA,
PROVIDING FOR A CONDITIONAL USE TO ALLOW AN ESTATES REGIONAL
TRANSPORTATION FACILITY AS AN ANCILLARY PLANT FOR THE SCHOOL DISTRICT
OF COLLIER COUNTY, FLORIDA WITHIN THE ESTATES (E) ZONING DISTRICT
PURSUANT TO SECTION 2.03.01.B.1.C.10 OF THE COLLIER COUNTY LAND
DEVELOPMENT CODE FOR A±28.75 ACRE PROPERTY LOCATED AT THE NORTHWEST
CORNER OF IMMOKALEE ROAD AND 47TH AVENUE NE, IN SECTION 10, TOWNSHIP 48
SOUTH,RANGE 27 EAST,COLLIER COUNTY,FLORIDA. [PL20240005691]
Project C2
Location
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45th
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Shady Hollow a' Shady Hollow coo ° v
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41stAVE NW 41stAVE NE E
A copy of the proposed Resolution is 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.
Page 12444 of 14062
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 participateremotelyshouldregisterthroughthelinkprovidedwithinthespecificevent/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 Countywebsite. 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 canparticipateremotelyinthismeeting. Remote participation is provided as a courtesy and is at the user's risk. TheCountyisnotresponsiblefortechnicalissues. For additional information about the meeting, please call Geoffrey
Willig at 252-8369 or email to Geoffrey.Willig@,collier.gov.
Any person who decides to appeal any decision of the Board will need a record of the proceedings pertaining theretoandtherefore, 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 areentitled, 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.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
DANIEL KOWAL,CHAIRMAN
CRYSTAL K.KINZEL,
CLERK OF THE CIRCUIT COURT AND COMPTROLLER
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