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CCPC Backup 04/02/2026STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: APRIL 2, 2026 SUBJECT: PL20250006066/SMALL-SCALE GROWTH MANAGEMENT PLAN AMENDMENT TO CREATE THE GOLDEN GATE PARKWAY/60TH ST. RESIDENTIAL SUBDISTRICT, (Companion to PUDZ- PL20250006068) Kathryn Grigsby, Comprehensive Planner III ELEMENTS: URBAN GOLDEN GATE ESTATES SUB-ELEMENT MIXED USE DISTRICT ______________________________________________________________________________ AGENT/APPLICANT: Agent: Robert J. Mulhere, FAICP, Sr. VP Ellen Summers, AICP, Sr. Mgr. Bowman Bowman 950 Encore Way 950 Encore Way Naples, FL 34110 Naples, FL 34110 Applicant: Stephanie Karol Owner: Anna R. Mongillo Hole Montes, Inc. 103 Beechwood Drive 950 Encore Way Southington, CT 06489 Naples, FL 34110 GEOGRAPHIC LOCATION: The subject property comprises ± 4.18 acres in size and is located at the southwest corner of 62nd Street SW and 60th Street SW, with a portion located at the southwest corner of Golden Gate Parkway and 60th Street SW, and east of I-75 in Section 29, Township 49 South, Range 26 East; also identified as Golden Gate Estates Unit 30 Tract 49, parcel ID # 38164120005 PL202500060662 PL20250006066 3 REQUESTED ACTION: The applicant proposes a small-scale Growth Management Plan Amendment (GMPA) to the Urban Golden Gate Estates Sub-Element, specifically to create the Golden Gate Parkway/60th St. Residential Subdistrict, to allow the construction of an affordable housing project at a maximum of 36 multifamily dwelling units (8.63 dwelling units per acre) that are build-to-rent-to-own. EXISTING CONDITIONS: Subject Property: The ±4.18 acre subject site, currently undeveloped, is located along the southwest corner of 62nd Street SW and 60th Street SW, and east of I-75. The subject property is designated on the Future Land Use Map (FLUM) of the Urban Golden Gate Estates Sub- Element, as Estates Mixed-Use District, Residential Estates Subdistrict. Surrounding Lands: North: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates, with a Corridor Management Overlay. Institutional and Residential single-family Land Use, Collier County Behavioral Health Center (CFPUD), Conditional Use Subdistrict, Golden Gate Parkway Institutional Subdistrict, David Lawrence Center across Golden Gate Parkway. East: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates, with a Corridor Management Overlay. Across 60th Street, Institutional and Residential Land Use, in addition to undeveloped lots. South: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates. Residential single-family Land Use. West: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates. Residential Land Use, in addition to undeveloped lots. In summary, the property is bordered by residential land uses with sporadic undeveloped lots, and limited institutional uses to the north and east within Estates zoned land. BACKGROUND AND ANALYSIS: During the late 1950’s, the Gulf American Land Corporation began platting low-density 5-acre lots and subsequently developed the Golden Gate area, which covers 173 square miles (111,000 acres). The Estates were later downzoned in 1974 into low-density single-family parcels, resulting in a density of one (1) dwelling unit per 2.25 (legal conforming) acres. In 1991, the Golden Gate Area Master Plan (GGAMP) was adopted (Ordinance 91-15). Recognizing the unique and natural characteristics of the area, the GGAMP restudy completed in 2019 divided the Golden Gate Estates into three areas: Golden Gate City (north of I-75 between Collier Boulevard and Santa Barbara Boulevard), Rural Golden Gate Estates (east of Collier Boulevard/951), and the Urban Golden Gate Estates (UGGE) (west of Collier Boulevard/951). The subject property in this petition is ±4.18 acres of undeveloped land located in the Urban Golden Gate Estates, Sub-Element of the Golden Gate Area Master Plan Element, Estates Mixed Use District, Residential Estates Subdistrict. Collier County records indicate the property PL20250006066 4 was platted in 1965 and was dimensioned at 330 feet by 680 feet. In 2003, the Florida Department of Transportation issued monetary compensation for a legal taking for right-of-way purposes along the northern boundary of the subject site. Currently, the property is 330 feet by 545 feet along the western boundary. On the west side of the subject site, 4 lots are legal non- conforming, dating back to the following years: 1975, 1984, 1987, and 1993. To the east, across 60th Street SW, there is a church occupying 5.16 acres, with a portion of the lot undeveloped since 1976 (parcel 38165200005). Immediately bordering the site on the southern boundary is a single-family home with a separate guest house, situated on 2.73 acres (parcel 38163880003), developed in 2005. Across Golden Gate Parkway to the north is an institutional subdistrict that includes the David Lawrence Center, spanning 8.1 acres (parcel 38163640007), and a church on 4.96 acres (parcel 38165120004). According to the Golden Gate Area Master Plan Restudy (GGAMP-R) of 2017, the UGGE was built-out leaving 14% of undeveloped lots available for development. As a result, beginning in the 1990s, the State of Florida began purchasing land in the South Golden Gate Estates to preserve ecologically significant areas and to restore watershed degradation caused by land development and canal dredging. Over time, the Urban Golden Gate Estates has experienced a higher concentration of dwelling units according to the White Paper from the Golden Gate Area Master Plan Restudy (GGAMP- R) of 2017. The focus of the restudy centered on complementary land uses, economic vitality, housing affordability, transportation, and environmental stewardship. The data obtained in the restudy were solicited through surveys and public workshops held in the community, drawing feedback from over 330 public stakeholders. This process provided the community an opportunity to draft a specific vision statement to be used as a guide for future policies and objectives for the UGGE. The vision statement for the Urban Estates, drafted during the restudy, was: “Golden Gate Western Estates is a low-density, large-lot residential neighborhood in a natural setting with convenient access to the coastal area.” Since over 30% of the population has lived there for over 20 years, the consensus was to maintain the area as-is. The subject site is located within the Urban Golden Gate Estates Sub-Element, in the Residential Estates Subdistrict, which, according to the Golden Gate Area Master Plan, is intended to provide “low density semi-rural residential lots with limited opportunities for other land uses…Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses….Multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited.” Under the Conditional Uses Subdistrict in the Urban GGAMP, there are special provisions for the Golden Gate Parkway and Collier Boulevard location. More specifically, “no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, shall be approved for conditional uses, except within the Institutional Subdistrict.” The applicant in this petition is not proposing a conditional use and, conversely, has proposed a new subdistrict that would allow 36 affordable multifamily residential units for built-to-rent-to- own. According to the Urban Golden Gate Estates of the GGAMP, Goal 4 strives to “provide for a safe and efficient…local roadway network,” and Objective 4.1 seeks to “increase linkages within the local road system …limiting traffic on arterials and major collectors…shortening vehicular trips, and increasing road system capacity.” Policy 5.1 of Collier County’s Transportation Element (TE) ensures that the County Commissioners shall not approve any rezone or Future Land Use Element (FLUE) amendment petition that would “directly access a deficient roadway segment as identified in the current AUIR.” As previously stated, the subject site is located at the intersection of Golden Gate Parkway and 60th Street SW. In its current layout at this intersection, Golden Gate Parkway has 6 lanes of traffic, 3 turning lanes, and a median opening allowing vehicles to turn north/south along 60th PL20250006066 5 Street SW and east/west along Golden Gate Parkway. Due to the location of the subject site abutting Golden Gate Parkway and within the Corridor Management Overlay, LDC Section 4.02.24 states that “Two-way ingress and egress shall be a minimum of 330 feet from the nearest street intersection…if a property abuts a side street except that if a property is 5 acres or less in size, access shall be limited to the side street.” According to the preliminary master plan, the proposed two-way entrance is at the southeastern corner of the subject site along the local side street, 60th Street SW. Neighboring residents attending the Neighborhood Information Meeting (NIM) expressed concern and opposition to the increase in vehicular traffic accessing the site from the local residential street. The applicant is proposing to add 36 multifamily residential units, contributing an estimated minimum of 36 vehicles to the neighboring 16 single-family homes with direct access to the local street. In addition, the residential home bordering the subject site to the south is concerned about their children’s safety due to the proposed driveway's proximity and the reduced 25-foot buffer/setback deviation. TRANSPORTATION ANALYSIS: The Traffic Impact Statement (TIS) was completed by JMB Transportation Engineering, Inc., on August 12, 2025, and revised on December 3, 2025. The report utilized the Multifamily land use code (LUC 220) to provide traffic estimates for the subject site, concluding that the proposed project will generate “15 vehicles per hour (vph) and 19 new two-way trips during the AM and PM peak hours.” Generating less than “50 net new trips ends during the weekday highest peak hour” is defined as a small-scale study per Collier County’s Government Traffic Impact Statement Guidelines. Collier County’s Annual Update and Inventory Report (AUIR) 2024 also found that the percentage change in peak hour directional volume from 2023 for the segment of Golden Gate Parkway between I-75 and Santa Barbara saw less than a (+/-) 5% change. Although the AUIR does not track local streets, the traffic impacts for this project are found to be “di minimis” pursuant to Florida Statute Section 163.3180(6) and Transportation Engineering Policy 5.2. Therefore, it is assumed that the traffic impact of the proposed project will not exceed the current capacity of the adjacent road network. COLLIER COUNTY CONSOLIDATED PLAN-HOUSING DATA: The 2021-2025 Consolidated Plan (CP) for Collier County provides an analysis of the available housing stock—both rental and owner-occupied. According to the report, the American Community Survey (ACS) estimated that in 2019, Collier County had a total of 222,289 housing units. Of the total housing units, 40.7% (90,552) were 1-unit detached single-family homes, 6.8% were 1-unit attached, 20.1% (44,174) were 2-9 multifamily units, 26.9%(59,697) were 10-20 multifamily units, and 5.6% (12,499) were mobile or manufactured homes. The ACS report estimated that the county’s median home prices have increased by 44.8% between 2010 and 2019, while the median rental rate increased by 48.3%. In addition, data from the Department of Housing and Urban Development’s Comprehensive Housing Affordable Strategy (CHAS) concluded that Collier County had over 28,000 households spending more than 30% of their income on housing costs. The U.S. Department of Health and Human Services (HUD) considers households spending more than 30% of their income on housing to be “cost- burdened.” Per the CP, approximately “9,545 of renters in Collier County have cost burdens greater than 30% but less than 50% of the Area Median Income, while a total of 14,685 of homeowners have cost burdens greater than 30% but less than 50% of the Area Median Income.” (AMI) In Collier County, at 80% AMI, the CP reports that over 28,000 households (renter- and owner-occupied) have a cost burden greater than 30%. PL20250006066 6 Housing Cost Data The county’s Community and Human Services (CHS) Division is a local agency tasked with finding solutions to housing affordability. In 2023, CHS stated that approximately “35% of jobs in Collier County pay less than $35k per year and 58% pay less than $45k per year,” with rents averaging $2,230 and housing prices averaging $571,500. The 2026 Poverty Guidelines published by HUD reported that a household of four making $33,000 is considered at 100% of the poverty threshold. Average Median Income (AMI) Data Furthermore, a Collier County resident making minimum wage and working 40-hours per week, 52 weeks a year needs to work a minimum of 124 hours per week to afford the 2020 Fair Market Rent ($1,381) for a 2-bedroom apartment according to the CP. Furthermore, the CP identified a lack of affordable housing in Collier County that more directly affects “low-and moderate- income levels, seniors, people with disabilities, single heads of households, and young adults,” with the strongest need for households earning less than 50% AMI. In addition, “a significant lack of affordable housing exists particularly for the approximately one in four households that are at the low or very‐low-income levels [6,273 households],” per the CP report. Collier County’s Affordable Housing Commitment/Inventory List for January 2026 showed 35,055 total residential units, with 12,256 being offered at differing AMI levels of affordability. The County’s Quarterly Rental Apartment Inventory Survey from January 2026 indicated the average rental rate for a 2-bedroom 2 bath is $1,964. It also stated the following developments, offering a limited number of affordable units within the development: •3 developments offering 100% Fair Market Rate •25 developments offering some units at 81%-120%AMI •43 developments offering some units at 51%-80% AMI •14 developments offering some units at 30%-50% AMI The petitioner is proposing 30 years of restricted pricing for rentals at 80%-120% of AMI, and, if purchased, 120%-140% of AMI. This would amount to a 1-4 person household making a salary of $63,680-$90,880 at 80% AMI for a rental unit ranging from $1,705-$3,544. At 120%-140% AMI, a buyer would need an income between $95,520 and $159,040 to qualify for the same household size. Although the residents in attendance at the NIM voiced their support for affordable housing in the community, the location, density, and street access onto 60th Street SW within the low-density Urban Estates are the overarching contentious points preventing them from supporting the project. APPLICANT JUSTIFICATION: According to the applicant, page 86 of the 2021-2025 Consolidated Plan for Collier County stated, “There is not a sufficient supply for low- and moderate-income households in Collier County” and “A significant lack of affordable housing existing particularly for the approximately one in four households that are the low or very-low income levels.” Furthermore, the applicant feels this housing contribution at 80%-140% AMI will “help the county achieve the overarching goals of the Consolidated Plan” which is “to provide decent housing by…increasing the availability of affordable housing” and “To provide a suitable living environment through safer, more livable neighborhoods, greater integration of low- and moderate-income residents throughout the County, [and] increased housing opportunities” (Consolidated Plan, pg. 112). PL20250006066 7 COMPREHENSIVE PLANNING STAFF ANALYSIS: On the other hand, the county has an obligation to meet the needs of all residents within the community. This is being accomplished through initiatives funded by public and private partnerships, which promote the development of affordable housing units at various AMI levels. For this project, the Collier County Land Trust (unaffiliated with Collier County government) is providing financial backing and management of the aforementioned affordable housing units. Since this project proposes that the developer has the first right of refusal, this ensures that affordable pricing will be maintained for future owners or renters for the next 30 years. The applicant has provided justification for the proposed amendment to allow multifamily on a residentially zoned parcel by identifying the need for affordable housing stock within Collier County when demonstrating the cost-burdens of housing expenses imposed on both renters and homeowners. In addition, the ability to tie into public water and sewer eliminates the need for on-site septic and well water, relieving the neighboring properties from competing for resources. It has also been shown that the local road network can support the addition of vehicular traffic resulting from this development. While there are existing affordable housing developments in Collier County, the need for additional affordable housing remains. Although there are sites available within the county that could support this type of infill development, the Comprehensive Planning staff believes the proposed site provides housing to an area that would benefit from its location. The proximity of the proposed development to major highways and Activity Centers provides future residents with a link to employment opportunities. Comprehensive Planning staff finds the creation of a subdistrict for multifamily use within the Urban Golden Gate Estates—to allow uses identified within the subdistrict text—to be consistent with the goals and policies of the Golden Gate Area Master Plan, as well as the Florida state statutes listed below. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f)All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, as indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Supporting data or summaries may be used to aid in determining compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology used in data collection, or whether a particular methodology is professionally accepted, may be evaluated. However, the evaluation may not include PL20250006066 8 whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a.The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d.The availability of water supplies, public facilities, and services. e.The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f.The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i.The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j.The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a)A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: PL20250006066 9 a.An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c.An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process for adoption of small-scale comprehensive plan amendment. (1)A small-scale development amendment may be adopted under the following conditions: (a)The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises ±4.18 acres.] (b)The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Golden Gate Area Master Plan, and those text changes are directly related to the proposed future land use map amendment.] (c)The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES The applicant conducted a NIM on November 3, 2025, at the New Hope Ministries, located at 7675 Davis Boulevard, Naples, FL. Robert J. Mulhere and Ellen Summers, the agents, were prepared to conduct the meeting with a presentation on the proposed RPUD Rezone and Small Scale Growth Management Plan Amendment (SSGMPA) application; however, there were 19 public attendees, in addition to the agents, their staff, and the applicant. A PowerPoint presentation was provided to attendees. All public attendees were residential neighbors of the proposed development and expressed opposition to the project's location due to density and associated vehicular traffic, but supported the concept of providing affordable housing within Collier County. The public attendees posed questions regarding the following: drainage and capacity of the canal, traffic congestion along 60th Street SW, retaining native vegetation along the southern buffer, off-site conservation mitigation, drinking water supply, sewer connections, on-site retention capabilities, flooding, impacts to property values, and safety for kids. A copy of the NIM Summary, sign-in sheet, and NIM PowerPoint presentation are included in attachments. PL20250006066 10 FINDINGS AND CONCLUSIONS: •An existing conflict exists in the proposed subdistrict text and the Estates Designation of the GGAMP, which prohibits multifamily uses and prohibits density above 1 unit per 2.25 acres along this segment of Golden Gate Parkway. The proposed amendment resolves the conflict. •The subject is approximately ½ mile to the west of Golden Gate City, which is designated Urban and allows higher density multifamily development. •The proposed changes are compatible with nearby institutional uses based upon the high level at which GMPAs are reviewed. •As allowed by the CCME and LDC, the petitioner is opting to provide off-site mitigation rather than retain a portion of the on-site native vegetation. •The traffic volume along the segment of Golden Gate Parkway abutting the subject site is 0.21%, which, per the TIS, is distributed as: 7 vehicles per hour per day going west (peak hour and peak direction), and 4 vehicles per hour going west (peak hour and non-peak direction). •Traffic volume for the local street, 60th Street SW, is not tracked in the county AUIR report. •The vehicular trips to the subject site are found to be insignificant according to the traffic study provided. The existing roadway network appears to support proposed changes to trip generations at the subject site. •Collier County has an existing unmet need of affordable housing inventory. •The Collier County Consolidated Plan 2021-2025 analysis identified a need for affordable housing in Collier County. •The appropriateness of the location is met through the close proximity to I-75, which offers convenient access to job centers throughout the county. •Sufficient water and wastewater treatment capacities are available. Environmental Findings: The subject property is ±4.18 acres. The Environmental Services Staff verified the acreage of native vegetation on site during the review of the PUD PL20250006068 for the project. The subject property is currently zoned Estates. The property contains 3.68 acres of native vegetation, which will require 0.37 acres to be placed in preservation. The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management Element (CCME) regarding the protection of native vegetation; the preservation requirement is 0.37 acres (10% of 3.68 acres). Native vegetation standards will be met off-site in accordance with the standards established by CCME Policy 6.1.2. and section 3.05.07.H of the LDC. Environmental Services staff recommends approval of the proposed petition. Transportation Planning Findings: A Transportation Impact Statement (TIS) prepared by JMB Transportation Engineering, dated December 3, 2025, was submitted as part of this petition. Transportation Planning staff reviewed the TIS and the petition for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan using the current 2024 AUIR. Transportation Planning Staff finds the TIS to be sufficient and has no objections to the Transmittal of this GMPA petition. Housing Policy & Economic Development Findings: The development proposes to include 100% of the 36 residential units as " Affordable “Rent-to- Own. While the units are rented, 19 will be restricted to households at and below 80% of PL20250006066 11 Area Median Income (AMI). The remaining 17 will be restricted to households at and below 120% of Area Median Income (AMI). If homes are subsequently sold to existing renters, they will be limited to 140% of AMI. If homes are sold to new buyers, they will be limited to 120% of AMI. For reference, the 2025 Florida Housing Finance Corporation Income Limits are: A Restrictive Covenant will be recorded on the affordable units, requiring them to be initially and subsequently rented or sold to qualifying households for a period of 30 years from the Certificate of Occupancy for each unit. The need for affordable housing units is great in Collier County, as the University of Florida Shimberg Center for Housing reports that there are currently 51,368 cost-burdened households in Collier County, with 25,687 of those spending more than 50% of their monthly income on housing expenses. The Median home sales price in Collier County is $570,000 (Single Family Homes- $750,000, Condos- $435,000), NABOR Market Report, Dec 2025. Prices in Naples have increased by 73% since pre-COVID levels. 63% of sales are cash deals, according to the NABOR Market Report, Feb 2025. The Zillow Observed Rent Index (ZORI), Market Rate Rent for December 2025 was $2,709, University of Florida Schimberg Center for Housing Studies. Approval of this development will assist Collier County in addressing the continued need for affordable housing. Utility Findings: The project lies within the regional potable water service area and the Golden Gate Wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. 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 GMP goals PL20250006066 12 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 impact to the Level of Service (LOS). LEGAL CONSIDERATIONS: The County Attorney’s Office reviewed this Staff Report on March 16, 2025. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward a recommendation of approval for the proposed Golden Gate Parkway/60th St. Residential Subdistrict PL20250006066 to the Board of County Commissioners to approve and adopt, and transmit to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the May 26, 2026, BCC meeting. STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: APRIL 2, 2026 SUBJECT: PL20250006066/SMALL-SCALE GROWTH MANAGEMENT PLAN AMENDMENT TO CREATE THE GOLDEN GATE PARKWAY/60TH ST. RESIDENTIAL SUBDISTRICT, (Companion to PUDZ- PL20250006068) Kathryn Grigsby, Comprehensive Planner III ELEMENTS: URBAN GOLDEN GATE ESTATES SUB-ELEMENT MIXED USE DISTRICT ______________________________________________________________________________ AGENT/APPLICANT: Agents: Robert J. Mulhere, FAICP, Sr. VP, Ellen Summers, AICP, Sr. Mgr. Bowman Bowman 950 Encore Way 950 Encore Way Naples, FL 34110 Naples, FL 34110 Zachary Lomabardo Collier County Land Trust Woodward, Pires & Lombardo, P.A. 3200 Bailey Lane 3200 Tamiami Trail N Naples, FL 34105 Naples, FL 34103 Applicant: Stephanie Karol Owner: Anna R. Mongillo Hole Montes, Inc. 103 Beechwood Drive 950 Encore Way Southington, CT 06489 Naples, FL 34110 GEOGRAPHIC LOCATION: The subject property comprises ± 4.18 acres in size and is located at the southwest corner of 62nd Street SW and 60th Street SW, with a portion located at the southwest corner of Golden Gate Parkway and 60th Street SW, and east of I-75 in Section 29, Township 49 South, Range 26 East; also identified as Golden Gate Estates Unit 30 Tract 49, parcel ID # 38164120005 CCPC 4/02/2026 Gateway Housing Subdistrict(Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Hiiyn raaron <Ailyn.Padron@collier.gov> Sent: Thursday, March 5, 2026 9:16 AM To: Minutes and Records; Legal Notice Cc: Kathryn Grigsby; Nancy Gundlach;James Sabo; Ellen Summers; Kathynell Crotteau; Wanda Rodriguez Subject: RE:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Attachments: Ad Request.pdf Importance: High Follow Up Flag: Follow up Flag Status: Completed Good morning, M&R, Please use the updated version of the Ad Request to indicate the new hearing time of 1:00pm for the April 2nd CCPC meeting. Please let me know if you have any questions. Thank you! Allyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron(a�collier.gov © o X. 0 C My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(a�collier.gov From:Ailyn Padron <Ailyn.Padron@collier.gov> Sent: Friday, February 27, 2026 1:37 PM To: Minutes and Records<MinutesandRecords@collierclerk.com>; Legal Notice<legalnotice@collierclerk.com> Cc: Kathryn Grigsby<Kathryn.Grigsby@collier.gov>; Nancy Gundlach <Nancy.Gundlach@collier.gov>;James Sabo <James.Sabo@collier.gov>; Ellen Summers<esummers@bowman.com> Subject: FW:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good afternoon, M&R, Please post the attached Ad Request on the Collier Legal Notices webpage.The Ad will need to be advertised no later than March 13`h and run through the hearing date. Staff& agent approvals are attached; CAO approval is below. i I have attached the Ad Request and approvals for the referenced petitions.The ad will need to be advertised no later than March 13th and run through the hearing date. Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Cou n 2800 Horseshoe Dr. Naples, Florida 34104 Q X 0 Ailyn.Padron a(�collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Ailvn.Padron(a�collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 3 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM ESTATES-MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO ESTATES-MIXED USE DISTRICT, GOLDEN GATE PARKWAY/60TH STREET RESIDENTIAL SUBDISTRICT TO ALLOW 36 MULTIFAMILY TOWNHOUSE DWELLING UNITS,WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18± ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20250006066] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES(E)ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY, FOR THE PROJECT TO BE KNOWN AS GOLDEN GATE PARKWAY/60TH STREET RPUD, TO ALLOW UP TO 36 TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF 1-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18±ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250006068] Collier County Planning Commission Joseph K. Schmitt, Chairman CCPC 4/02/2026 Gateway Housing Subdistrict(Small Scale GMPA)& (PUDZ) (PL20250006066)&(PL20250006068) Padron@collier.gov> ent: l I ivay, I c„l uu,y 2026 1:37 PM To: Minutes and Records; Legal Notice Cc: Kathryn Grigsby; Nancy Gundlach;James Sabo; Ellen Summers Subject: FW:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Attachments: Ad Request.pdf; RE:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068); RE:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068); RE:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good afternoon, M&R, Please post the attached Ad Request on the Collier Legal Notices webpage.The Ad will need to be advertised no later than March 13th and run through the hearing date. Staff& agent approvals are attached; CAO approval is below. Please note:The legal advertising fees have been collected for these projects. Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 (I4 �Coller Coun 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron(a�collier.gov I O i X D I My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padroncollier.qov From: Kathynell Crotteau <Kathynell.Crotteau@collier.gov> Sent: Friday, February 27, 2026 1:21 PM To:Ailyn Padron<Ailyn.Padron@collier.gov> Cc:Wanda Rodriguez<Wanda.Rodriguez@collier.gov> Subject: FW: 4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Ailyn: i The ad request is CAO approved. We will forward the ordinances to you before end of day. .xatliy Crotteal4 Legal assistant/Paralegal Office of the Collier County Attorney 2800 North Horseshoe Drive,Suite 301 Naples, FL 34104 Phone: (239)252-6052 From:Ailyn Padron<Ailvn.Padron@collier.gov> Sent: Friday, February 27, 2026 10:22 AM To: Kathynell Crotteau <Kathynell.Crotteau@collier.gov> Cc: Kathryn Grigsby<Kathryn.Grigsbv@collier.gov>;James Sabo<James.Sabo@collier.gov>; Nancy Gundlach <Nancy.Gundlach@collier.gov>; Ellen Summers<esummers@bowman.com> Subject:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict(Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good morning, Kathy, I have attached the Ad Request and approvals for the referenced petitions.The ad will need to be advertised no later than March 13th and run through the hearing date. Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 oiler our 2800 Horseshoe Dr. Naples, Florida 34104 � � Ailyn.Padron(a�collier.gov L0 My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padroncollier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 Jennifer Hansen From: Kathryn Grigsby <Kathryn.Grigsby@collier.gov> Sent: Friday, February 27, 2026 8:22 AM To: Ailyn Padron;James Sabo Subject: RE:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Attachments: RE:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Follow Up Flag: Follow up Flag Status: Flagged Comp. Planning Approved, thank you. Kathryn Grigsby Planner Ill Zoning 7-4 Office:239-252-2971two Coll r Coun 2800 North Horseshoe Dr Naples, FL 34104 I O I x Q I Kathryn.GrGrigsbvsby uC�collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Kathryn.Grigsby(a�collier.gov From:Ailyn Padron<Ailyn.Padron@collier.gov> Sent: Friday, February 27, 2026 8:16 AM To: Kathryn Grigsby<Kathryn.Grigsby@collier.gov>;James Sabo<James.Sabo@collier.gov> Subject: FW:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good morning, Kathryn and James, For you review and approval. Please let me know if you approved and/or if changes are needed. Thank you! ' 1 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 pc] � � Ailyn.Padron(a�collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Ailvn.Padron(a�collier.gov From:Ailyn Padron <Ailvn.Padron@collier.gov> Sent:Wednesday, February 25, 2026 7:46 AM To: Kathryn Grigsby<Kathrvn.Grigsbv@collier.gov>; Nancy Gundlach <Nancy.Gundlach@collier.gov>; Ellen Summers <esummers@bowman.com> Cc:James Sabo<James.Sabo@collier.gov> Subject:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict(Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good morning, I have attached the *Web* Ad Request and map for your petitions. Please let me know if you approve and/or if changes are needed no later than 9:00a.m.,Thursday. Thank you. Ailyn Padron Management Analyst I Zoning AOffice:239-252-5187 ' Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 I=I x Ailyn.Padron(a�collier.g t ov _ My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(a�collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 Jennifer Hansen From: Nancy Gundlach <Nancy.Gundlach@collier.gov> Sent: Wednesday, February 25, 2026 7:59 AM To: Ailyn Padron Subject: RE:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Follow Up Flag: Follow up Flag Status: Flagged Approved. Respectfully, Nancy Gundlach, AICP, PLA, CSM Planner III Zoning Services Division Nancy Gundlach Planner Ill Zoning (4`� Office:239-252-2484 Collier Coun 2800 North Horseshoe Drive Naples, Florida 34104 igrol � Nancy.GundlachCa�collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Nancy.GundlachCa�collier.gov From:Ailyn Padron<Ailyn.Padron@collier.gov> Sent:Wednesday, February 25, 2026 7:46 AM To: Kathryn Grigsby<Kathryn.Grigsby@collier.gov>; Nancy Gundlach <Nancy.Gundlach@collier.gov>; Ellen Summers <esummers@bowman.com> Cc:James Sabo<James.Sabo@collier.gov> Subject:4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good morning, I have attached the *Web* Ad Request and map for your petitions. Please let me know if you approve and/or if changes are needed no later than 9:00a.m.,Thursday. i Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187fit 4 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padron(a�collier.gov I_O( X D I My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.PadronCa�collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 Jennifer Hansen From: Ellen Summers <esummers@bowman.com> Sent: Wednesday, February 25, 2026 1:29 PM To: Ailyn Padron; Kathryn Grigsby; Nancy Gundlach Cc: James Sabo Subject: RE:4/2/26 CCPC- Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Follow Up Flag: Follow up Flag Status: Flagged EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. I approve. ELLEN SUMMERS, AICP Senior Manager, Planning and Development I BOWMAN 0:(239) 254-2000 D: (239)254-2016 C:(239) 287-0066 esummers@bowman.com I bowman.com From:Ailyn Padron<Ailyn.Padron@collier.gov> Sent: Wednesday, February 25, 2026 7:46 AM To: Kathryn Grigsby<Kathryn.Grigsby@collier.gov>; Nancy Gundlach <Nancy.Gundlach@collier.gov>; Ellen Summers <esummers@bowman.com> Cc:James Sabo<James.Sabo@collier.gov> Subject: [EXTERNAL] 4/2/26 CCPC-Ad Request for Gateway Housing Subdistrict (Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068) Good morning, I have attached the *Web* Ad Request and map for your petitions. Please let me know if you approve and/or if changes are needed no later than 9:00a.m.,Thursday. Thank you. Ailyn Padron Management Analyst I Zoning tji Office:239-252-5187 �Coller Coun 2800 Horseshoe Dr.Naples, Florida 34104 Ir 0( X © I Ailyn.Padron(a@collier.gov i My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(a)collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 12:00 P.M. on April 2, 2026, in the Board of County Commissioners Meeting Room, third floor,Collier Government Center, 3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM ESTATES-MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO ESTATES-MIXED USE DISTRICT, GOLDEN GATE PARKWAY/60TH STREET RESIDENTIAL SUBDISTRICT TO ALLOW 36 MULTIFAMILY TOWNHOUSE DWELLING UNITS,WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.181 ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20250006066] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES(E)ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY, FOR THE PROJECT TO BE KNOWN AS GOLDEN GATE PARKWAY/60TH STREET RPUD, TO ALLOW UP TO 36 TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18±ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250006068] Bathey LN 4s Project • n Gate PKWi Location kr.:-D 162nd ST SW V] All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail, Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division, prior to April 2,2026. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows(a,collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K. Schmitt, Chairman ORDINANCE NO. 2026- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA AMENDING ORDINANCE NO. 89- 05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM ESTATES-MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO ESTATES-MIXED USE DISTRICT, GOLDEN GATE PARKWAY/60TH STREET RESIDENTIAL SUBDISTRICT TO ALLOW 36 MULTIFAMILY TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18± ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20250006066] WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the Florida Local Government Comprehensive Planning and Land Development Regulation Act, was required to prepare and adopt a comprehensive plan; and WHEREAS, the Collier County Board of County Commissioners adopted the Collier County Growth Management Plan on January 10, 1989; and WHEREAS, the Community Planning Act of 2011 provides authority for local governments to amend their respective comprehensive plans and outlines certain procedures to amend adopted comprehensive plans; and WHEREAS, Collier County Community Land Trust requested an amendment to the Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series to create the Estates-Mixed Use District, Golden Gate Parkway/60th Street Residential Subdistrict; and WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is considered a Small-Scale Amendment; and [25-CMP-01249/2004289/1]74 1 of 3 Gateway Housing Subdistrict GMPA-PL20250006066 2/27/25 WHEREAS the Subdistrict property is not located in a rural area of opportunity; and WHEREAS, the Collier County Planning Commission (CCPC) on considered the proposed amendment to the Growth Management Plan and recommended approval of said amendment to the Board of County Commissioners; and WHEREAS,the Board of County Commissioners of Collier County did take action in the manner prescribed by law and held public hearings concerning the proposed adoption of the amendment to the Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series of the Growth Management Plan on ; and WHEREAS, all applicable substantive and procedural requirements of law have been met. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,FLORIDA, that: SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH MANAGEMENT PLAN The Board of County Commissioners hereby adopts this small-scale amendment to the Urban Golden Gate Estates Sub-Element of the Golden Gate Area Master Plan and Golden Gate Future Land Use Map and Map Series in accordance with Section 163.3184, Florida Statutes. The text amendment is attached hereto as Exhibit"A" and incorporated herein by reference. SECTION TWO: SEVERABILITY. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such holding shall not affect the validity of the remaining portion. SECTION THREE: EFFECTIVE DATE. The effective date of this plan amendment, if the amendment is not timely challenged, shall be 31 days after Board adoption. If timely challenged, this amendment shall become effective on the date the state land planning agency or the Administration Commission enters a final order determining this adopted amendment to be in compliance. No development orders, development permits, or land uses dependent on this amendment may be issued or commence before it has become effective. [25-CMP-01249/2004289/1]74 2 of 3 Gateway Housing Subdistrict GMPA-PL20250006066 2/27/25 PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida this day of , 2026. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: By: Deputy Clerk Dan Kowal, Chairman Approved as to form and legality: Heidi Ashton-Cicko 2-27-26 Managing Assistant County Attorney Attachment: Exhibit A—Proposed Text Amendment& Map Amendment [25-CMP-01249/2004289/1]74 3 of 3 Gateway Housing Subdistrict GMPA-PL20250006066 2/27/25 Exhibit A PL20250006066 Golden Gate Parkway/60th St. Residential Subdistrict Exhibit A FUTURE LAND USE ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** GOLDEN GATE AREA MASTER PLAN *** *** *** *** *** *** *** *** *** *** *** *** *** URBAN GOLDEN GATE ESTATES SUB-ELEMENT *** *** *** *** *** *** *** *** *** *** *** *** *** TABLE OF CONTENTS *** *** *** *** *** *** *** *** *** *** *** *** *** A. Goals,Objectives and Policies B. Land Use Designation Description Section 1. ESTATES DESIGNATION A. Estates-Mixed Use District 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Golden Gate Parkway Institutional Subdistrict 5. Temple Shalom Community Facility Subdistrict 6. Naples Senior Center Community Facility Subdistrict 7. Golden Gate Parkway/60th St. Residential Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** C. List of Maps Urban Golden Gate Estates Future Land Use Map Golden Gate Estates Commercial Infill Subdistrict Pine Ridge Road(CR 896)—Interchange Activity Center and Mixed Use Subdistrict Temple Shalom Community Facility Subdistrict Naples Senior Center Community Facility Subdistrict Golden Gate Parkway/60th Street Residential Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** GOALS OBJECTIVES AND POLICIES *** *** *** *** *** *** *** *** *** *** *** *** *** Page 116 Words underlined are added;words struck-through are deletions Exhibit A PL20250006066 The ESTATES Future Land Use Designation shall include Future Land Use Districts and Subdistricts for: A. ESTATES—MIXED USE DISTRICT 1. Residential Estates Subdistrict 2. Neighborhood Center Subdistrict 3. Conditional Uses Subdistrict 4. Golden Gate Parkway Institutional Subdistrict 5. Temple Shalom Community Facility Subdistrict 6. Naples Senior Center Community Facility Subdistrict 7. Golden Gate Parkway/60t Street Residential Subdistrict *** *** *** *** *** *** *** *** *** *** *** *** *** B. LAND USE DESIGNATION DESCRIPTION SECTION *** *** *** *** *** *** *** *** *** *** *** *** *** 1. ESTATES DESIGNATION *** *** *** *** *** *** *** *** *** *** *** *** *** A. Estates—Mixed-Use District *** *** *** *** *** *** *** *** *** *** *** *** *** 7. Golden Gate Parkway/60th St.Residential Subdistrict The Golden Gate Parkway/60th St.Residential Subdistrict is approximately 4.18 acres in size and is located on the southwest corner of the intersection of Golden Gate Parkway and 60th Street South, approximately 1,700 feet east of the intersection of 1-75 and Golden Gate Parkway. The subdistrict is depicted on the Golden Gate Parkway/60th St. Residential Subdistrict Map. The purpose of this Subdistrict is to allow for the construction of a maximum of 36 multifamily dwelling units, in the form of townhouses, to promote affordable housing in Collier County. Development within the Subdistrict shall be subject to the following: a. The Subdistrict shall be rezoned to a Residential Planned Unit Development(RPUD). b. The Subdistrict shall be developed with a maximum of 36 affordable housing, income-restricted multifamily dwelling units,including townhomes,which shall be restricted for a period of 30 years from the issuance of each certificate of occupancy(the"Restricted Period"). c. The PUD shall include a maximum PM Peak Hour trip cap which shall be the overriding limit on any combination of the allowed uses. d. The income-restricted affordable housing multifamily dwelling units may be rented or sold during the Restricted Period. e. If rented during the Restricted Period: 1. Up to a maximum of nineteen(19) of the dwelling units shall be made available as rental units to households whose initial certified incomes are up to and including 80%of the Area Median Income (AMI) for Collier County at rents that are no more than 80%AMI rent Page 216 Words underlined are added;words struelE-thfough are deletions Exhibit A PL20250006066 limits.Income and rent limits may be adjusted annually based on the income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. 2. Up to a maximum of seventeen(17)of the dwelling units may be made available as rental units to households whose initial certified incomes are up to and including 120% of the Area Median Income(AMI)for Collier County at rents that are no more than 120%of AMI rent limits. Income and rent limits may be adjusted annually based on the income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. 3. As part of the annual PUD monitoring report,the developer will include an annual report that provides the progress and monitoring of occupancy of the income restricted units, including rent data for rental units and homestead data for owner occupied units,in a format approved by Collier County Community and Human Services Division. The developer agrees to annual on-site monitoring by the County,or its designee. f. If sold during the Restricted Period: any of the thirty-six (36) dwelling units may be purchased subject to the following: 1. Any affordable housing dwelling unit may be sold to a household that rented the unit in accordance with Section e. above provided the household's certified incomes prior to closing on the sale are up to and including 140% of the Area Median Income (AMI) for Collier County. 2. Any affordable housing dwelling unit may be sold to a household whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for Collier County. 3. Upon the death of a qualifying owner of an affordable housing owner-occupied dwelling unit after closing on the purchase of the unit, the ownership of the affordable housing owner-occupied dwelling unit may transfer to the heir of the owner, and the heir will not be subject to the affordable housing restrictions in this Section f. for the duration of the heir's ownership of the dwelling unit. g. Prior to the issuance of the Certificate of Occupancy for any of the affordable dwelling units, the owner and developer will record a restrictive covenant in the public records of Collier County identifying the affordable units and the income threshold pertaining to each unit.The covenant will state that each unit will be initially rented and/or sold and subsequently rented and/or sold to qualifying parties or, if sold,transferred to qualifying heirs of qualifying parties for a period of 30 years from the issuance of the Certificate of Occupancy for each unit.The covenant will also state that at least 30 days prior to the initial sale or subsequent sale of any unit,the County's Community and Human Services Division, or its designee,will be notified in writing and provided documents for income verification and certification on forms acceptable to Collier County.The closing on the sale may occur after the County, or its designee, confirms that the household qualifies for the designated income thresholds. The covenant may state that each sale from the developer may include a right of first refusal for the developer for subsequent affordable rental or sale. Page 316 Words underlined are added; words struck through are deletions Exhibit A PL20250006066 h. For the purposes of this Ordinance,income verification,and certification shall be based on the most recent year's filed income tax return for each occupant who had filed and will occupy the affordable housing unit. 1. Income verification and certification for households or household members who had not filed the most recent year's tax return may be based on written verification to verify all regular sources of income to the household member.The written verification shall include, at a minimum,the purpose of the verification,a statement to release information,employer verification of gross annual income or rate of pay, number of hours worked, frequency of pay, bonuses, tips, and commissions and a signature block with the date of verification. The verification shall be valid for up to 90 days prior to occupancy.Upon expiration of the 90-dav period, the information may be verbally updated from the original sources for an additional 30 days, provided it has been documented by the person preparing the original verification.After this time, a new verification form must be completed. As part of the annual PUD monitoring report, the developer will include an annual report that provides the progress and monitoring of occupancy of the income-restricted units, including rent data for rental units and homestead data for owner-occupied units, in a format approved by the Collier County Community and Human Services Division. The developer agrees to annual on-site monitoring by the County,or its designee. *** *** *** *** *** *** *** *** *** *** *** *** *** C. LIST OF MAPS *** *** *** *** *** *** *** *** *** *** *** *** *** Golden Gate Parkway/60tgh St. Residential Subdistrict Page 416 Words underlined are added;words strusli-thfeugh are deletions EXHIBIT A PL2025006066 �►F� Golden Gate Parkway / 60th St. Residential Subdistrict � Collier County, Florida Bathey LN Golden Gate PK PO 62nd ST SW j I SUBJECT IP SITE ADOPTED-XXXX,XXXX 0 100 200 400 Feet LEGEND (Ord. No.XXXX-X) I I I I I PREPARED BY BETH YANG.AICP '/, Golden Gate Parkway/60th St. GROWTH MANAGEMENT DEPT Residential Subdistrict FILE:GOLDEN GATE PKWY/60TH ST RESIDENTIAL SUBDISTRICT SITE LOCATION MAP DRAFTMXD DATE FEB.10.2026 Page5I6 EXHIBIT"A" PETITION PL20250006066 ESTATES DESIGNATION MIXED USE DISTRICT COMMERCIAL DISTRICT Residential Estates Subdistrict m (I .a lee eGMP)reu°u° URBAN GOLDEN GATE ESTATES Conditional uses SOGtlisbct Element In theGMP) _ Pine Ridge Road Mixed Use Subdistrict a Neighborhood Center Subdistrict FUTURE LAND USE MAP Goltlen Gate Parkway MI Commercial Weatem Eatatea Intlll Subdiatrict I- Inatitional Subdistrict Goidan Gale Estade Cdnrnercial N- I I InflllSubdiirc Conditional Use Subdistrict. Golden Gate Parkway Special Proviaione _Soutbmoke Office Subdistrict ~ - Naples Senior ter Community l Facility SubdieMCenct _ 13th Ave SW Conenercial Inn Sibdist ict ® Temple Shalom Community Facility Subdistrict - Golden Gate Perkwayl601h St.Residential Subdistrict O NOTE: T;IV,IgoiA0NEt,:f4TAZ laTTVIMEZETZ,UTT THE GOALS.OBJECTIVES,POLICIES MO LAHO USE DESIGNATION DESCRIPTON SECTION OF THE IMMOKALEE -I u u•.: :. IICO I z 0 Z 0 J Z VAND�RBILT H _1 BEACH RD CL— Q I- 2 Et Q 0 GOLDEN GATE BLVD CC co PINE RIDGE RD 1n all u (ul a III Z Et ! / GREEN BLVD II o a z ct 0 uJ I- I m r Suject Site w J J�g, / J O __IU 00 0 G.G. PKWY - 9 co = o (n uo 11-- - Q Z Z co RADIO RD INTERSTATE-75 D 0_ ' _ Etz CD a- U) u1 Z DAVIS BLVD 0 11 URBAN GOLDEN GATE ESTATES Z Z FUTURE LAND USE MAP Ct ADOPTED-SEPTEMBER 24.2019 (n m (Ord.No.2019-25) AMENDED-NOVEMBER 10,2020 } (Ord.No.2020-40) ~ O H AMENDED-DECEMBER 9.2020 Z (Ord.No.2020-50) AMENDED-OCTOBER 24,2023 (Ord.No.2023-51) 0 0.25 0.5 1 1.5 ED-DECEMBER 12,2023 Miles O AMEND(Ortl.No.2023-68) — er„ (END RATTLESNAKE HAMMOCK RD AMENDNo XX) XX ED..XXX) iagOtTraywwwienitytwowrtwisuaoistaictiwitowwww R26E i R27E I R28E i R29E Page6I6 STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: GROWTH MANAGEMENT COMMUNITY DEVELOPMENT DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING SECTION HEARING DATE: APRIL 2, 2026 SUBJECT: PL20250006066/SMALL-SCALE GROWTH MANAGEMENT PLAN AMENDMENT TO CREATE THE GOLDEN GATE PARKWAY/60TH ST. RESIDENTIAL SUBDISTRICT, (Companion to PUDZ- PL20250006068) Kathryn Grigsby, Comprehensive Planner III ELEMENTS: URBAN GOLDEN GATE ESTATES SUB-ELEMENT MIXED USE DISTRICT ______________________________________________________________________________ AGENT/APPLICANT: Agent: Robert J. Mulhere, FAICP, Sr. VP Ellen Summers, AICP, Sr. Mgr. Bowman Bowman 950 Encore Way 950 Encore Way Naples, FL 34110 Naples, FL 34110 Applicant: Stephanie Karol Owner: Anna R. Mongillo Hole Montes, Inc. 103 Beechwood Drive 950 Encore Way Southington, CT 06489 Naples, FL 34110 GEOGRAPHIC LOCATION: The subject property comprises ± 4.18 acres in size and is located at the southwest corner of 62nd Street SW and 60th Street SW, with a portion located at the southwest corner of Golden Gate Parkway and 60th Street SW, and east of I-75 in Section 29, Township 49 South, Range 26 East; also identified as Golden Gate Estates Unit 30 Tract 49, parcel ID # 38164120005 PL202500060662 PL20250006066 3 REQUESTED ACTION: The applicant proposes a small-scale Growth Management Plan Amendment (GMPA) to the Urban Golden Gate Estates Sub-Element, specifically to create the Golden Gate Parkway/60th St. Residential Subdistrict, to allow the construction of an affordable housing project at a maximum of 36 multifamily dwelling units (8.63 dwelling units per acre) that are build-to-rent-to-own. EXISTING CONDITIONS: Subject Property: The ±4.18 acre subject site, currently undeveloped, is located along the southwest corner of 62nd Street SW and 60th Street SW, and east of I-75. The subject property is designated on the Future Land Use Map (FLUM) of the Urban Golden Gate Estates Sub- Element, as Estates Mixed-Use District, Residential Estates Subdistrict. Surrounding Lands: North: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates, with a Corridor Management Overlay. Institutional and Residential single-family Land Use, Collier County Behavioral Health Center (CFPUD), Conditional Use Subdistrict, Golden Gate Parkway Institutional Subdistrict, David Lawrence Center across Golden Gate Parkway. East: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates, with a Corridor Management Overlay. Across 60th Street, Institutional and Residential Land Use, in addition to undeveloped lots. South: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates. Residential single-family Land Use. West: Future Land Use Designation: Estates Designation, Estates Mixed Use District, Residential Estates Subdistrict; Zoned Estates. Residential Land Use, in addition to undeveloped lots. In summary, the property is bordered by residential land uses with sporadic undeveloped lots, and limited institutional uses to the north and east within Estates zoned land. BACKGROUND AND ANALYSIS: During the late 1950’s, the Gulf American Land Corporation began platting low-density 5-acre lots and subsequently developed the Golden Gate area, which covers 173 square miles (111,000 acres). The Estates were later downzoned in 1974 into low-density single-family parcels, resulting in a density of one (1) dwelling unit per 2.25 (legal conforming) acres. In 1991, the Golden Gate Area Master Plan (GGAMP) was adopted (Ordinance 91-15). Recognizing the unique and natural characteristics of the area, the GGAMP restudy completed in 2019 divided the Golden Gate Estates into three areas: Golden Gate City (north of I-75 between Collier Boulevard and Santa Barbara Boulevard), Rural Golden Gate Estates (east of Collier Boulevard/951), and the Urban Golden Gate Estates (UGGE) (west of Collier Boulevard/951). The subject property in this petition is ±4.18 acres of undeveloped land located in the Urban Golden Gate Estates, Sub-Element of the Golden Gate Area Master Plan Element, Estates Mixed Use District, Residential Estates Subdistrict. Collier County records indicate the property PL20250006066 4 was platted in 1965 and was dimensioned at 330 feet by 680 feet. In 2003, the Florida Department of Transportation issued monetary compensation for a legal taking for right-of-way purposes along the northern boundary of the subject site. Currently, the property is 330 feet by 545 feet along the western boundary. On the west side of the subject site, 4 lots are legal non- conforming, dating back to the following years: 1975, 1984, 1987, and 1993. To the east, across 60th Street SW, there is a church occupying 5.16 acres, with a portion of the lot undeveloped since 1976 (parcel 38165200005). Immediately bordering the site on the southern boundary is a single-family home with a separate guest house, situated on 2.73 acres (parcel 38163880003), developed in 2005. Across Golden Gate Parkway to the north is an institutional subdistrict that includes the David Lawrence Center, spanning 8.1 acres (parcel 38163640007), and a church on 4.96 acres (parcel 38165120004). According to the Golden Gate Area Master Plan Restudy (GGAMP-R) of 2017, the UGGE was built-out leaving 14% of undeveloped lots available for development. As a result, beginning in the 1990s, the State of Florida began purchasing land in the South Golden Gate Estates to preserve ecologically significant areas and to restore watershed degradation caused by land development and canal dredging. Over time, the Urban Golden Gate Estates has experienced a higher concentration of dwelling units according to the White Paper from the Golden Gate Area Master Plan Restudy (GGAMP- R) of 2017. The focus of the restudy centered on complementary land uses, economic vitality, housing affordability, transportation, and environmental stewardship. The data obtained in the restudy were solicited through surveys and public workshops held in the community, drawing feedback from over 330 public stakeholders. This process provided the community an opportunity to draft a specific vision statement to be used as a guide for future policies and objectives for the UGGE. The vision statement for the Urban Estates, drafted during the restudy, was: “Golden Gate Western Estates is a low-density, large-lot residential neighborhood in a natural setting with convenient access to the coastal area.” Since over 30% of the population has lived there for over 20 years, the consensus was to maintain the area as-is. The subject site is located within the Urban Golden Gate Estates Sub-Element, in the Residential Estates Subdistrict, which, according to the Golden Gate Area Master Plan, is intended to provide “low density semi-rural residential lots with limited opportunities for other land uses…Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guesthouses….Multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings, are prohibited.” Under the Conditional Uses Subdistrict in the Urban GGAMP, there are special provisions for the Golden Gate Parkway and Collier Boulevard location. More specifically, “no properties abutting streets accessing Golden Gate Parkway, between Livingston Road and Santa Barbara Boulevard, shall be approved for conditional uses, except within the Institutional Subdistrict.” The applicant in this petition is not proposing a conditional use and, conversely, has proposed a new subdistrict that would allow 36 affordable multifamily residential units for built-to-rent-to- own. According to the Urban Golden Gate Estates of the GGAMP, Goal 4 strives to “provide for a safe and efficient…local roadway network,” and Objective 4.1 seeks to “increase linkages within the local road system …limiting traffic on arterials and major collectors…shortening vehicular trips, and increasing road system capacity.” Policy 5.1 of Collier County’s Transportation Element (TE) ensures that the County Commissioners shall not approve any rezone or Future Land Use Element (FLUE) amendment petition that would “directly access a deficient roadway segment as identified in the current AUIR.” As previously stated, the subject site is located at the intersection of Golden Gate Parkway and 60th Street SW. In its current layout at this intersection, Golden Gate Parkway has 6 lanes of traffic, 3 turning lanes, and a median opening allowing vehicles to turn north/south along 60th PL20250006066 5 Street SW and east/west along Golden Gate Parkway. Due to the location of the subject site abutting Golden Gate Parkway and within the Corridor Management Overlay, LDC Section 4.02.24 states that “Two-way ingress and egress shall be a minimum of 330 feet from the nearest street intersection…if a property abuts a side street except that if a property is 5 acres or less in size, access shall be limited to the side street.” According to the preliminary master plan, the proposed two-way entrance is at the southeastern corner of the subject site along the local side street, 60th Street SW. Neighboring residents attending the Neighborhood Information Meeting (NIM) expressed concern and opposition to the increase in vehicular traffic accessing the site from the local residential street. The applicant is proposing to add 36 multifamily residential units, contributing an estimated minimum of 36 vehicles to the neighboring 16 single-family homes with direct access to the local street. In addition, the residential home bordering the subject site to the south is concerned about their children’s safety due to the proposed driveway's proximity and the reduced 25-foot buffer/setback deviation. TRANSPORTATION ANALYSIS: The Traffic Impact Statement (TIS) was completed by JMB Transportation Engineering, Inc., on August 12, 2025, and revised on December 3, 2025. The report utilized the Multifamily land use code (LUC 220) to provide traffic estimates for the subject site, concluding that the proposed project will generate “15 vehicles per hour (vph) and 19 new two-way trips during the AM and PM peak hours.” Generating less than “50 net new trips ends during the weekday highest peak hour” is defined as a small-scale study per Collier County’s Government Traffic Impact Statement Guidelines. Collier County’s Annual Update and Inventory Report (AUIR) 2024 also found that the percentage change in peak hour directional volume from 2023 for the segment of Golden Gate Parkway between I-75 and Santa Barbara saw less than a (+/-) 5% change. Although the AUIR does not track local streets, the traffic impacts for this project are found to be “di minimis” pursuant to Florida Statute Section 163.3180(6) and Transportation Engineering Policy 5.2. Therefore, it is assumed that the traffic impact of the proposed project will not exceed the current capacity of the adjacent road network. COLLIER COUNTY CONSOLIDATED PLAN-HOUSING DATA: The 2021-2025 Consolidated Plan (CP) for Collier County provides an analysis of the available housing stock—both rental and owner-occupied. According to the report, the American Community Survey (ACS) estimated that in 2019, Collier County had a total of 222,289 housing units. Of the total housing units, 40.7% (90,552) were 1-unit detached single-family homes, 6.8% were 1-unit attached, 20.1% (44,174) were 2-9 multifamily units, 26.9%(59,697) were 10-20 multifamily units, and 5.6% (12,499) were mobile or manufactured homes. The ACS report estimated that the county’s median home prices have increased by 44.8% between 2010 and 2019, while the median rental rate increased by 48.3%. In addition, data from the Department of Housing and Urban Development’s Comprehensive Housing Affordable Strategy (CHAS) concluded that Collier County had over 28,000 households spending more than 30% of their income on housing costs. The U.S. Department of Health and Human Services (HUD) considers households spending more than 30% of their income on housing to be “cost- burdened.” Per the CP, approximately “9,545 of renters in Collier County have cost burdens greater than 30% but less than 50% of the Area Median Income, while a total of 14,685 of homeowners have cost burdens greater than 30% but less than 50% of the Area Median Income.” (AMI) In Collier County, at 80% AMI, the CP reports that over 28,000 households (renter- and owner-occupied) have a cost burden greater than 30%. PL20250006066 6 Housing Cost Data The county’s Community and Human Services (CHS) Division is a local agency tasked with finding solutions to housing affordability. In 2023, CHS stated that approximately “35% of jobs in Collier County pay less than $35k per year and 58% pay less than $45k per year,” with rents averaging $2,230 and housing prices averaging $571,500. The 2026 Poverty Guidelines published by HUD reported that a household of four making $33,000 is considered at 100% of the poverty threshold. Average Median Income (AMI) Data Furthermore, a Collier County resident making minimum wage and working 40-hours per week, 52 weeks a year needs to work a minimum of 124 hours per week to afford the 2020 Fair Market Rent ($1,381) for a 2-bedroom apartment according to the CP. Furthermore, the CP identified a lack of affordable housing in Collier County that more directly affects “low-and moderate- income levels, seniors, people with disabilities, single heads of households, and young adults,” with the strongest need for households earning less than 50% AMI. In addition, “a significant lack of affordable housing exists particularly for the approximately one in four households that are at the low or very‐low-income levels [6,273 households],” per the CP report. Collier County’s Affordable Housing Commitment/Inventory List for January 2026 showed 35,055 total residential units, with 12,256 being offered at differing AMI levels of affordability. The County’s Quarterly Rental Apartment Inventory Survey from January 2026 indicated the average rental rate for a 2-bedroom 2 bath is $1,964. It also stated the following developments, offering a limited number of affordable units within the development: •3 developments offering 100% Fair Market Rate •25 developments offering some units at 81%-120%AMI •43 developments offering some units at 51%-80% AMI •14 developments offering some units at 30%-50% AMI The petitioner is proposing 30 years of restricted pricing for rentals at 80%-120% of AMI, and, if purchased, 120%-140% of AMI. This would amount to a 1-4 person household making a salary of $63,680-$90,880 at 80% AMI for a rental unit ranging from $1,705-$3,544. At 120%-140% AMI, a buyer would need an income between $95,520 and $159,040 to qualify for the same household size. Although the residents in attendance at the NIM voiced their support for affordable housing in the community, the location, density, and street access onto 60th Street SW within the low-density Urban Estates are the overarching contentious points preventing them from supporting the project. APPLICANT JUSTIFICATION: According to the applicant, page 86 of the 2021-2025 Consolidated Plan for Collier County stated, “There is not a sufficient supply for low- and moderate-income households in Collier County” and “A significant lack of affordable housing existing particularly for the approximately one in four households that are the low or very-low income levels.” Furthermore, the applicant feels this housing contribution at 80%-140% AMI will “help the county achieve the overarching goals of the Consolidated Plan” which is “to provide decent housing by…increasing the availability of affordable housing” and “To provide a suitable living environment through safer, more livable neighborhoods, greater integration of low- and moderate-income residents throughout the County, [and] increased housing opportunities” (Consolidated Plan, pg. 112). PL20250006066 7 COMPREHENSIVE PLANNING STAFF ANALYSIS: On the other hand, the county has an obligation to meet the needs of all residents within the community. This is being accomplished through initiatives funded by public and private partnerships, which promote the development of affordable housing units at various AMI levels. For this project, the Collier County Land Trust (unaffiliated with Collier County government) is providing financial backing and management of the aforementioned affordable housing units. Since this project proposes that the developer has the first right of refusal, this ensures that affordable pricing will be maintained for future owners or renters for the next 30 years. The applicant has provided justification for the proposed amendment to allow multifamily on a residentially zoned parcel by identifying the need for affordable housing stock within Collier County when demonstrating the cost-burdens of housing expenses imposed on both renters and homeowners. In addition, the ability to tie into public water and sewer eliminates the need for on-site septic and well water, relieving the neighboring properties from competing for resources. It has also been shown that the local road network can support the addition of vehicular traffic resulting from this development. While there are existing affordable housing developments in Collier County, the need for additional affordable housing remains. Although there are sites available within the county that could support this type of infill development, the Comprehensive Planning staff believes the proposed site provides housing to an area that would benefit from its location. The proximity of the proposed development to major highways and Activity Centers provides future residents with a link to employment opportunities. Comprehensive Planning staff finds the creation of a subdistrict for multifamily use within the Urban Golden Gate Estates—to allow uses identified within the subdistrict text—to be consistent with the goals and policies of the Golden Gate Area Master Plan, as well as the Florida state statutes listed below. CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES: Data and analysis requirements for comprehensive plans and plan amendments are noted in Chapter 163, F.S., specifically as listed below. Section 163.3177(1)(f), Florida Statutes: (f)All mandatory and optional elements of the comprehensive plan and plan amendments shall be based upon relevant and appropriate data and an analysis by the local government that may include, but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the comprehensive plan or plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary, as indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue. 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such studies, surveys, data, and supporting documents for proposed plans and plan amendments shall be made available for public inspection, and copies of such plans shall be made available to the public upon payment of reasonable charges for reproduction. Support data or summaries are not subject to the compliance review process, but the comprehensive plan must be clearly based on appropriate data. Supporting data or summaries may be used to aid in determining compliance and consistency. 2. Data must be taken from professionally accepted sources. The application of a methodology used in data collection, or whether a particular methodology is professionally accepted, may be evaluated. However, the evaluation may not include PL20250006066 8 whether one accepted methodology is better than another. Original data collection by local governments is not required. However, local governments may use original data so long as methodologies are professionally accepted. 3. The comprehensive plan shall be based upon permanent and seasonal population estimates and projections, which shall either be those published by the Office of Economic and Demographic Research or generated by the local government based upon a professionally acceptable methodology. The plan must be based on at least the minimum amount of land required to accommodate the medium projections as published by the Office of Economic and Demographic Research for at least a 10-year planning period unless otherwise limited under s. 380.05, including related rules of the Administration Commission. Absent physical limitations on population growth, population projections for each municipality and the unincorporated area within a county must, at a minimum, be reflective of each area’s proportional share of the total county population and the total county population growth. Section 163.3177(6)(a)2. Florida Statutes: 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data regarding the area, as applicable, including: a.The amount of land required to accommodate anticipated growth. b. The projected permanent and seasonal population of the area. c. The character of undeveloped land. d.The availability of water supplies, public facilities, and services. e.The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community. f.The compatibility of uses on lands adjacent to or closely proximate to military installations. g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02. h. The discouragement of urban sprawl. i.The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy. j.The need to modify land uses and development patterns within antiquated subdivisions. Section 163.3177(6)(a)8. Florida Statutes: (a)A future land use plan element designating proposed future general distribution, location, and extent of the uses of land for residential uses, commercial uses, industry, agriculture, recreation, conservation, education, public facilities, and other categories of the public and private uses of land. The approximate acreage and the general range of density or intensity of use shall be provided for the gross land area included in each existing land use category. The element shall establish the long-term end toward which land use programs and activities are ultimately directed. 8. Future land use map amendments shall be based upon the following analyses: PL20250006066 9 a.An analysis of the availability of facilities and services. b. An analysis of the suitability of the plan amendment for its proposed use, considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site. c.An analysis of the minimum amount of land needed to achieve the goals and requirements of this section. Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process] Process for adoption of small-scale comprehensive plan amendment. (1)A small-scale development amendment may be adopted under the following conditions: (a)The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises ±4.18 acres.] (b)The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government’s comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small-scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Golden Gate Area Master Plan, and those text changes are directly related to the proposed future land use map amendment.] (c)The property that is the subject of the proposed amendment is not located within an area of critical state concern unless the project subject to the proposed amendment involves the construction of affordable housing units meeting the criteria of s. 420.0004(3) and is located within an area of critical state concern designated by s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [The subject property is not located within an Area of Critical State Concern.] (4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES The applicant conducted a NIM on November 3, 2025, at the New Hope Ministries, located at 7675 Davis Boulevard, Naples, FL. Robert J. Mulhere and Ellen Summers, the agents, were prepared to conduct the meeting with a presentation on the proposed RPUD Rezone and Small Scale Growth Management Plan Amendment (SSGMPA) application; however, there were 19 public attendees, in addition to the agents, their staff, and the applicant. A PowerPoint presentation was provided to attendees. All public attendees were residential neighbors of the proposed development and expressed opposition to the project's location due to density and associated vehicular traffic, but supported the concept of providing affordable housing within Collier County. The public attendees posed questions regarding the following: drainage and capacity of the canal, traffic congestion along 60th Street SW, retaining native vegetation along the southern buffer, off-site conservation mitigation, drinking water supply, sewer connections, on-site retention capabilities, flooding, impacts to property values, and safety for kids. A copy of the NIM Summary, sign-in sheet, and NIM PowerPoint presentation are included in attachments. PL20250006066 10 FINDINGS AND CONCLUSIONS: •An existing conflict exists in the proposed subdistrict text and the Estates Designation of the GGAMP, which prohibits multifamily uses and prohibits density above 1 unit per 2.25 acres along this segment of Golden Gate Parkway. The proposed amendment resolves the conflict. •The subject is approximately ½ mile to the west of Golden Gate City, which is designated Urban and allows higher density multifamily development. •The proposed changes are compatible with nearby institutional uses based upon the high level at which GMPAs are reviewed. •As allowed by the CCME and LDC, the petitioner is opting to provide off-site mitigation rather than retain a portion of the on-site native vegetation. •The traffic volume along the segment of Golden Gate Parkway abutting the subject site is 0.21%, which, per the TIS, is distributed as: 7 vehicles per hour per day going west (peak hour and peak direction), and 4 vehicles per hour going west (peak hour and non-peak direction). •Traffic volume for the local street, 60th Street SW, is not tracked in the county AUIR report. •The vehicular trips to the subject site are found to be insignificant according to the traffic study provided. The existing roadway network appears to support proposed changes to trip generations at the subject site. •Collier County has an existing unmet need of affordable housing inventory. •The Collier County Consolidated Plan 2021-2025 analysis identified a need for affordable housing in Collier County. •The appropriateness of the location is met through the close proximity to I-75, which offers convenient access to job centers throughout the county. •Sufficient water and wastewater treatment capacities are available. Environmental Findings: The subject property is ±4.18 acres. The Environmental Services Staff verified the acreage of native vegetation on site during the review of the PUD PL20250006068 for the project. The subject property is currently zoned Estates. The property contains 3.68 acres of native vegetation, which will require 0.37 acres to be placed in preservation. The proposed GMP amendment has no effect on the requirements of the Conservation and Coastal Management Element (CCME) regarding the protection of native vegetation; the preservation requirement is 0.37 acres (10% of 3.68 acres). Native vegetation standards will be met off-site in accordance with the standards established by CCME Policy 6.1.2. and section 3.05.07.H of the LDC. Environmental Services staff recommends approval of the proposed petition. Transportation Planning Findings: A Transportation Impact Statement (TIS) prepared by JMB Transportation Engineering, dated December 3, 2025, was submitted as part of this petition. Transportation Planning staff reviewed the TIS and the petition for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan using the current 2024 AUIR. Transportation Planning Staff finds the TIS to be sufficient and has no objections to the Transmittal of this GMPA petition. Housing Policy & Economic Development Findings: The development proposes to include 100% of the 36 residential units as " Affordable “Rent-to- Own. While the units are rented, 19 will be restricted to households at and below 80% of PL20250006066 11 Area Median Income (AMI). The remaining 17 will be restricted to households at and below 120% of Area Median Income (AMI). If homes are subsequently sold to existing renters, they will be limited to 140% of AMI. If homes are sold to new buyers, they will be limited to 120% of AMI. For reference, the 2025 Florida Housing Finance Corporation Income Limits are: A Restrictive Covenant will be recorded on the affordable units, requiring them to be initially and subsequently rented or sold to qualifying households for a period of 30 years from the Certificate of Occupancy for each unit. The need for affordable housing units is great in Collier County, as the University of Florida Shimberg Center for Housing reports that there are currently 51,368 cost-burdened households in Collier County, with 25,687 of those spending more than 50% of their monthly income on housing expenses. The Median home sales price in Collier County is $570,000 (Single Family Homes- $750,000, Condos- $435,000), NABOR Market Report, Dec 2025. Prices in Naples have increased by 73% since pre-COVID levels. 63% of sales are cash deals, according to the NABOR Market Report, Feb 2025. The Zillow Observed Rent Index (ZORI), Market Rate Rent for December 2025 was $2,709, University of Florida Schimberg Center for Housing Studies. Approval of this development will assist Collier County in addressing the continued need for affordable housing. Utility Findings: The project lies within the regional potable water service area and the Golden Gate Wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and wastewater services are available via existing infrastructure within the adjacent right-of-way. 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 GMP goals PL20250006066 12 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 impact to the Level of Service (LOS). LEGAL CONSIDERATIONS: The County Attorney’s Office reviewed this Staff Report on March 16, 2025. STAFF RECOMMENDATION: Staff recommends that the Collier County Planning Commission forward a recommendation of approval for the proposed Golden Gate Parkway/60th St. Residential Subdistrict PL20250006066 to the Board of County Commissioners to approve and adopt, and transmit to the Florida Department of Commerce and other statutorily required agencies. NOTE: This petition has been tentatively scheduled for the May 26, 2026, BCC meeting. ORDINANCE NO. 2026- AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES (E) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY, FOR THE PROJECT TO BE KNOWN AS GOLDEN GATE PARKWAY/60TH STREET RPUD, TO ALLOW UP TO 36 TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18± ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250006068] WHEREAS, Robert J. Mulhere, FAICP and Ellen Summers, AICP of Bowman Consulting, and Zachary W. Lombardo, Esq. of Woodward, Pires & Lombardo, P.A., representing Collier County Community Land Trust petitioned the Board of County Commissioners to change the zoning classification of the herein described real property. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that: SECTION ONE: The zoning classification of the herein described real property more particularly described in Exhibit A, located in Section 29, Township 49 South, Range 26 East, Collier County, Florida, is changed from the Estates (E) Zoning District partly in the Corridor Management Overlay and Airport Overlay to the Residential Planned Unit Development (RPUD) Zoning District partly in the Corridor Management Overlay and Airport Overlay for a [25-CPS-02682/2004962/1]97 Project Gateway/PL20250006068 3/2/26 1 of 2 4.18+/- acre project to be known as Golden Gate Parkway/60th Street RPUD Rezone, to allow up to 36 townhouse dwelling units, with affordable housing, in accordance with Exhibits A through F attached hereto, and incorporated herein by reference. The appropriate zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. SECTION TWO: This Ordinance shall become effective upon filing with the Department of State and on the date that the Growth Management Plan Amendment in Ordinance No. 2026- becomes effective. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this day of , 2026. ATTEST: BOARD OF COUNTY COMMISSIONERS CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA By: By: , Deputy Clerk Dan Kowal, Chairman Approved as to form and legality: frAc Heidi Ashton-Cicko 3-2-26 Managing Assistant County Attorney Attachments: Exhibit A - List of Permitted Uses Exhibit B - List of Development Standards Exhibit C - Master Plan Exhibit D - Legal Description Exhibit E - List of Deviations Exhibit F - List of Developer Commitments [25-CPS-02682/2004962/1]97 Project Gateway/PL20250006068 3/2/26 2 of 2 EXHIBIT A GOLDEN GATE PARKWAY/60th St. RPUD LIST OF PERMITTED USES Regulations for the development of the RPUD shall be in accordance with the content of this document and all applicable sections of the Growth Management Plan (GMP), the Land Development Code (LDC), and the Administrative Code in effect at the time of approval of the Site Development Plan(SDP)or plat. Where the RPUD Ordinance does not provide development standards,then the provision of the specific sections of the LDC that are otherwise applicable shall apply. RESIDENTIAL DEVELOPMENT A. Principal Use: 1. Multi-family dwelling units, including townhouses,not to exceed 36 total dwelling units subject to Exhibit F, Paragraph E—Affordable Housing Commitments. B. Accessory Uses: 1. Accessory uses and structures customarily associated with the permitted principal uses and structures permitted by right in this RPUD. 2. Recreational uses and facilities that serve the residents only, such as swimming pools, fitness centers, sports courts, and clubhouse/recreation buildings. 3. Customary accessory uses and structures to residential units, including parking structures, gazebos, fountains, trellises, signage, entry gates and gatehouses, and similar structures. 4. Stormwater management treatment, conveyance facilities, and structures, such as berms, swales, and outfall structures. Page 1 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ EXHIBIT B GOLDEN GATE PARKWAY/60t6 St. RPUD LIST OF DEVELOPMENT STANDARDS A. Residential Development Standards The table below sets forth the development standards for the uses within the Golden Gate Parkway/60th St. RPUD. Standards not specifically set forth herein shall be those specified in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision plat. TABLE I: DEVELOPMENT STANDARDS' PRINCIPAL ACCESSORY STRUCTURES STRUCTURES MIN. LOT AREA N/A N/A MIN. LOT WIDTH N/A N/A MIN. FLOOR AREA 1,000 S.F. N/A MINIMUM YARDS' (EXTERNAL—MEASURED FROM THE PUD BOUNDARY) NORTH PROPERTY LINE 25' SPS SOUTH PROPERTY LINE 30' SPS EAST PROPERTY LINE 25' SPS WEST PROPERTY LINE 30' SPS MIN. SETBACK FROM 62ND STREET SW 25' SPS MIN. INTERNAL SETBACKS FOR TOWNHOUSES FRONT YARD 20' SPS SIDE YARD 0' SPS REAR YARD 25' SPS PRESERVE SETBACKS 25' 10' MIN. DISTANCE BETWEEN 10' SPS STRUCTURES MAXIMUM BUILDING HEIGHT ZONED 35' SPS ACTUAL 42' SPS N/A-not applicable; SPS - same as principal structures; S.F - square feet. 1. Lakes and water management facilities may be reduced to 15 feet from the PUD boundary. 2. Setbacks must comply with the required separation between utility infrastructure and buildings or structures provided in the Utility Standards and Procedures Ordinance,Chapter 134,Article III of the Collier County Code of Laws and Ordinances Page 2 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ EXHIBIT C GOLDEN GATE PARKWAY/60th St. RPUD-MASTER PLAN LAND USE SUMMARY D®CRPIION AC % R EADIENIIAL 3.16 76.3694 GOLDEN GATE PARKWAY(100'ROW) lOt LPR3PERIY 4,18 100% OPEN SPACESJ1WRY" 62ND ST.SW(60'ROW) PROPERTY DRY BOUNDARY-, DETENTION raaouFEDpoxl PA095138)I40°/a++ .. t0.08 AC 1.67 1.67 FML \,...tr , 'FINAL CALCULATION FOR TYPE"D" THE OPEN SPACE SHALL • BUFFER 71 BE PROVIDED AT THE TIME (SEE EXHIBIT F, OF SDP OR PLAT. COMMITMENT F.2) o "SEE DEVIATION#1 1 ZONING:ESTATES = ' CURRENT USE •DEVELOPMENT NOTES: r I o COMMUNITY FACILITY 1. PRESERVE REQUIREMENT: > < 30' a.EX.NATIVE VEGETATION RIGHT OF WAY =3.68AC. b.MIN.REQUIRED/PROVIDED DRY DETENTION 0.23 AC (10%)=0.37 AC c.PRESERVE REQUIREMENT • SHALL BE FULFILLED OFFSITE. 2. MAXIMUM DENSITY IS 36 ENHANCED 25' AFFORDABLE HOUSING TYPE"C" 10' MULTI-FAMILY DWELLING UNITS j LANDSCAPE BUFFER TYPE"D"BUFFER (SEE EXHIBIT F, 0 (SEE EXHIBIT F, ZONING:ESTATES • COMMITMENT F.1) COMMITMENT F.2) CURRENT USE a— L. RESIDENTIAL • PROPERTY FINAL ACCESS LOCATION BOUNDARY WILL BE DETERMINED PROPERTY AT TIME OF PLAT OR SDP-\ BOUNDARY __I ENHANCED 25' �— TYPE"C" PROPERTY LANDSCAPE BUFFER BOUNDARY (SEE EXHIBIT F,COMMITMENT F.1) N ZONING:ESTATES CURRENT USE B RESIDENTIAL 1 GRAPHIC SCALE 0 1 30' 00' .. min (1\FEET) SCALE 1"=30' »... ., EXHIBIT C "' r GOLDEN GATE PARKWAY/ . .nm NAY - Bowman 60TH ST.RPUD NAVP-01 u� - MASTER PLAN :—.. ROA.CERT 0..OG Au 11V3M3ArION»..., Page 3 of 10 Golden Gate Parkway 60th St. RPUD(PL-20250006068)(02-26-2026)_ EXHIBIT D GOLDEN GATE PARKWAY/60th St. RPUD LEGAL DESCRIPTION ALL OF TRACT 49, GOLDEN GATE ESTATES, UNIT 30, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 7, PAGE 58, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPT THAT CERTAIN RIGHT-OF-WAY MORE PARTICULARLY DESCRIBED IN THAT CERTAIN ORDER OF TAKING AS RECORDED IN O.R. BOOK 3210, PAGE 750, OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA. COMPRISING A TOTAL OF 4.18 ACRES. Page 4 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ EXHIBIT E GOLDEN GATE PARKWAY/60th St. RPUD LIST OF DEVIATIONS 1. The deviation requests relief from LDC Section 4.07.02.G.1, Open space requirements, which states PUD districts composed entirely of residential dwelling units and accessory uses shall provide at least 60 percent of the gross area devoted to usable open space to instead allow 40 percent of the gross area be devoted to usable open space. Page 5 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ EXHIBIT F GOLDEN GATE PARKWAY/60th St. RPUD LIST OF DEVELOPER COMMITMENTS The purpose of this section is to set forth the development commitments for the development of this project. A. GENERAL 1. One entity (hereinafter the Managing Entity) shall be responsible for RPUD monitoring until close-out of the RPUD,and this entity shall also be responsible for satisfying all RPUD commitments until close-out of the RPUD.At the time of this RPUD approval, the Managing Entity is Collier County Community Land Trust. Should the Managing Entity desire to transfer the monitoring and commitments to a successor entity,then it must provide a copy of a legally binding document,to be approved for legal sufficiency by the County Attorney. After such approval, the Managing Entity will be released from its obligations upon written approval of the transfer by County staff,and the successor entity shall become the Managing Entity. As Owner and Developer sell off tracts,the Managing Entity shall provide written notice to the County that includes an acknowledgment of the commitment required by the RPUD by the new owner and the new owner's agreement to comply with the Commitments through the Managing Entity, but the Managing Entity will not be relieved of its responsibility under this Section.When the RPUD is closed out,then the Managing Entity is no longer responsible for the monitoring and fulfillment of RPUD commitments. 2. Issuance of a development permit by a county does not in any way create any rights on the part of the applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the county for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligation imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. (Section 125.022, FS) 3. All other applicable state or federal permits must be obtained before commencement of the development. B. TRANSPORTATION 1. The maximum total daily trip generation for the RPUD shall not exceed 18 two- way PM peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of application for SDP/SDPA or subdivision plat approval. 2. Access to the project site will be available at the ingress/egress along 60th Street SW. Page 6 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ C. UTILITIES 1. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan(SDP)approval,as the case may be,offsite improvements and/or upgrades to the wastewater collection/transmission system may be required to adequately handle the total estimated peak hour flow from the project. Whether or not such improvements are necessary, and if so, the exact nature of such improvements and/or upgrades shall be determined by the County Manager or Designee during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. 2. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan(SDP)approval,as the case may be,offsite improvements and/or upgrades to the water distribution/transmission system may be required to adequately handle the total estimated peak hour flow to the project. Whether or not such improvements are necessary,and if so,the exact nature of such improvements and/or upgrades shall be determined by the County Manager or Designee during PPL or SDP review. Such improvement and/or upgrades as may be necessary shall be permitted and installed at the developer's expense and may be required to be in place prior to issuance of a certificate of occupancy for any portion or phase of the development that triggers the need for such improvements and/or upgrades. 3. The dumpster enclosure shall maintain a minimum distance of 250 feet from the south property line of the PUD. D. LIGHTING 1. All lighting facilities shall be architecturally designed, and lighting shall be limited to a maximum height of fifteen (15) feet. Such lighting facilities shall be shielded from neighboring residential land uses and utilize International Dark Skies Association best practices. E. AFFORDABLE HOUSING COMMITMENTS 1. The Golden Gate Parkway/60th St. RPUD shall provide 100%of the total dwelling units as affordable units with the option of renting the units or selling the units subject to the requirements herein for a period of 30 years from the date of the issuance of the certificate of occupancy (the"Restricted Period"). 2. Affordable Rental Dwelling Units: a. Up to a maximum of nineteen (19) of the dwelling units shall be made available as rental units to households whose initial certified incomes are Page 7 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ up to and including 80% of the Area Median Income (AMI) for Collier County at rents that are no more than 80%AMI rent limits. Income and rent limits may be adjusted annually based on the income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. b. Up to a maximum of seventeen (17) of the dwelling units may be made available as rental units to households whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for Collier County at rents that are no more than the 120%of AMI rent limits. Income and rent limits may be adjusted annually based on the income and rent limit table published by the Florida Housing Finance Corporation or as otherwise provided by Collier County. c. By way of example, the 2025 Florida Housing Finance Corporation Income and Rent Limits are: 2025 Collier County Income and Rent Limits for Affordable Housing Income Limit by Number of People in Unit Rent Limit by Number of Bedrooms in Unit Per2025 � 1 2 4 1 2 3 Media hem Collier 30% bomb $ 23,880 $ 27,270 $ 34,080 $ 639 $ 767 $ 886 County 50% Very low S 39,800 $ 45,450 $ 56,800 $ 1,065 $ 1,278 $ 1,476 Median 60% Na $ 47,760 5 54,540 $ 68,160 $ 1,278 $ 1,534 $ 1,772 Household 80% Low $ 63,680 $ 72,720 $ 90,::0 $ 1,705 $ 2,046 $ 2,363 Income 100% Medan $ 79,600 $ 90,900 $ 113,600 $ 2,131 $ 2,557 $ 2,953 $113,600 120% moderate $ 95,520 $ 109,080 $ 136,320 $ 2,557 $ 3,069 $ 3,544 140% Gap S 111,440 5 127,260 $ 159,040 $ 2,983 $ 3,580 $ 4,135 Source MJD 202S Medan name Far da~Dart Frerce Corp'rcome and Rent lr,ts 3. Affordable Owner-Occupied Dwelling Units:Any of the 36 dwelling units may be Affordable Housing Owner-Occupied dwelling units. a. Any Affordable Housing Dwelling Unit may be sold to a household that rented the unit in accordance with Section 2 above provided the household's certified income prior to closing on the sale are up to and including 140% of the Area Median Income (AMI) for Collier County. b. Any affordable housing dwelling unit may be sold to a household whose initial certified incomes are up to and including 120% of the Area Median Income (AMI) for Collier County. c. By way of example, the 2025 Florida Housing Corporation Income Limits are: Page 8 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026) Income Limit by Number of Persons in Household Percentage AMI Categorgy Name 1 2 3 4 2025 Collier , County Median 30% Extremely Low 23,900 27,300 30,700 34,100 Houseshold 50% Very Low 39,800 45,450 51,150 56,800 Income$113,600 80% Low 63,650 72,750 81,850 90,900 100% Median 79,600 90,900 102,300 113,600 120% Moderate 95,520 109,080 122,760 136,320 140% Gap 111,440 127,260 143,220 159,040 Source:HUD 2025 Median Income;Florida Housing Finance Corp.Income and Rent l.mits d. Upon death of a qualifying owner of an affordable housing owner-occupied dwelling unit after closing on the purchase of the unit,the ownership of the affordable housing owner-occupied dwelling unit may transfer to the heir of the owner, and the heir will not be subject to the affordable housing restrictions in this Section E. for the duration of the heir's ownership of the dwelling unit. 4. Households shall occupy the property as their primary residence. For owner- occupied units, maintenance of homestead exemption is evidence of compliance. 5. Prior to the issuance of the Certificate of Occupancy for any of the dwelling units, the owner will record a restrictive covenant in the public records of Collier County identifying all units as affordable units and the various income threshold applicable to the units.The covenant will state that each unit,when rented and/or sold,will be initially and subsequently rented and/or sold to qualifying parties or, if sold, transferred to qualifying heirs of qualifying parties for a period of 30 years from the issuance of the Certificate of Occupancy for each unit. The covenant will also state that at least 30 days prior to the initial rental or sale or subsequent rental or sale of any unit, the County's Community and Human Services Division, or its designee, will be notified in writing and provided documents for income verification and certification on forms acceptable to Collier County.The closing on any sale may occur after the County, or its designee, confirms that the household qualifies for the designated income thresholds. The covenant may state that each sale from the developer may include a right of first refusal for the developer for subsequent affordable rental or sale. 6. Income verification and certification for households or household members shall be based on the most recent year's tax return, unless otherwise provided herein. Income verification and certification for households or household members who had not filed the most recent year's tax return may be based on written verification to verify all regular sources of income to the household member. The written verification shall include,at a minimum,the purpose of the verification,a statement to release information,employer verification of gross annual income or rate of pay, Page 9 of 10 Golden Gate Parkway 60th St. RPUD(PL-20250006068)(02-26-2026)_ number of hours worked, frequency of pay, bonuses, tips, and commissions and a signature block with the date of verification. The verification shall be valid for up to 90 days prior to occupancy. Upon expiration of the 90-day period, the information may be verbally updated form the original sources for an additional 30 days, provided it has been documented by the person preparing the original verification.After this time, a new verification form must be completed. 7. As part of the annual PUD monitoring report,the developer will include an annual report that provides the progress and monitoring of occupancy of the income- restricted units, including rent data for rental units and homestead data for owner- occupied units, in a format approved by the Collier County Community and Human Services Division. The developer agrees to annual on-site monitoring by the County, or its designee. F. LANDSCAPING 1. An enhanced 25 foot wide Type C landscape buffer abutting the west and south property lines shall be provided consistent with the Master Plan. The enhancements shall include a minimum 50% of the 25-foot-wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass. Existing native trees must be retained within the 25-foot-wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible,to aid in achieving this buffer requirement.Water retention/detention areas shall be allowed in this buffer area if left in a natural state,and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. 2. The minimum code required Type D landscape buffer hedge shall be a minimum of 3-foot height at planting and maintained at a minimum height of 6 feet. G. ENVIRONMENTAL 1. The Owner shall adhere to the Florida Fish and Wildlife Conservation Commission Black Bear Management Plan, as applicable. The informational brochure created by the Florida Fish and Wildlife Conservation Commission (FWCC) and titled"A Guide to Living in Bear County" will be distributed to future homeowners and construction/maintenance personnel. Residents will be provided with information on how to secure their garbage containers to discourage bears from foraging in trash receptacles and the project will utilize bear-proof dumpsters in locations to be determined at the time of Site Development Plan (SDP) approval. All costs, including maintenance, of bear-proof containers will be borne by the Owner. 2. Native vegetation preservation will be mitigated off-site at time of SDP. Page 10 of 10 Golden Gate Parkway 60th St.RPUD(PL-20250006068)(02-26-2026)_ 44. c Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel 6.1 T Collier County, Florida u 3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324 no 0.,• Phone: (239) 252-2646 Affidavit of Publication COLLIER COUNTY STATE OF FLORIDA Before the undersigned authority personally appeared Yani Fernandez,who on oath says that he or she is a Deputy Clerk of the Circuit Court of Collier County, Florida; that the attached copy of advertisement, 4/2/26 CCPC-Gateway Housing Subdistrict(Small Scale GMPA) & (PUDZ) (PL20250006066) & (PL20250006068)was published on the publicly accessible website https://notices.collierclerk.com as designated by Collier County, Florida on 03/13/2026 until 04/04/2026. Affiant further says that the website complies with all legal requirements for publication in chapter 50, Florida Statutes. di ' PA', 0 (, fi nt Si I 1 atilt; A.,.' • I 1 ` 81 _ J(41 iai t Printe.8 tame) i1 S, pin to atid- b cribed before me this 04/06/2026 'Cry-Oaf-it.Kir el;Glerk of the Circuit Court& iss,.. Coth txoll r i• .. .. ..,.. .•. . .•. " . ,,, ,,,--,f3 ‘‘‘ Dc._ -..," , ./. . (Deputy Clerk Signature) Stephc..n, C tit,ri-ine-Z. 1-1/6/zC (Deputy Jerk Printed Name) Date NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM ESTATES-MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO ESTATES-MIXED USE DISTRICT, GOLDEN GATE PARKWAY/60TH STREET RESIDENTIAL SUBDISTRICT TO ALLOW 36 MULTIFAMILY TOWNHOUSE DWELLING UNITS,WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18± ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20250006066] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES(E)ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY, FOR THE PROJECT TO BE KNOWN AS GOLDEN GATE PARKWAY/60TH STREET RPUD, TO ALLOW UP TO 36 TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18±ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250006068] Bathe}� LN j4% Project V n (sate FKW Location r .-- 62nd ST SW � 3 Ill 00 CA tri CA Er `° CA M `Q All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail, Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website. Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K. 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OO E CD L(�� W E c9<go a Z O M , ry � U �\ O U W ¢Lo< mL 0u_ c� • 3 Q I— cm °-w� C) a O w~ oc O 0- of O o N a v01.1.1 UY ocn 00 1-" < G K = W Z w zw O -JE -6 O > W CD 0j O •a+ 44 m= O wa CI I- COCU J = w• W H DO wm C) cnw Z Zwa Iw .� F-w �o~ �.� OZ cv> W u)m <J > �� tt ZQ " Zw L U Z E~ C z m O O Z U ..\ O ._' :CC:, W U F J a)Ed .----)g_ �¢ m a o C, d N CD = J CO CO 0 C CC W < w c C) = N = Q C CD a Q, o 0 co M z c.) '" DARYL MAX FORGEY,AICP LAND USE PLANNER& EXPERT WITNESS maxr))forgevnlanning.com 239.560.5864 April 2, 2026 Honorable Board of County Commissioners and Planning Commission Collier County Florida 2800 North Horseshoe Drive Naples, Florida 34104 EXPERT WITNESS REPORT IN OPPOSITION TO SMALL-SCALE GROWTH MANAGEMENT PLAN AMENDMENT PL20250006066 AND COMPANION PUD REZONING PL20250006068 Project Gateway Residential Subdistrict Collier County, Florida 1. PURPOSE OF REPORT AND QUALIFICATIONS OF EXPERT Purpose of this report. This report was prepared on behalf of Clients KELLY AND EARL TURNER, whose property and residence is located at 3111 60th Street SW, Naples, Florida 34116, in opposition to the proposed Project Gateway Residential Subdistrict and companion PUD rezoning applications in unincorporated Collier County, Florida. These applications seek to amend both the text and Future Land Use Map (FLUM) of the Collier County Growth Management Plan (GMP)to allow a site-specific residential subdistrict and to approve a companion rezoning that would allow a maximum of 36 affordable townhouse units on approximately 4.18 acres near Golden Gate Parkway and 60th Street SW. The purpose of this report is to provide an expert land use planning opinion for consideration by the Planning Commission in its capacity as the County's Local Planning Agency (LPA) and to the Board of County Commissioners (BCC). The report will address both the legislative and quasi-judicial aspects of the applications, evaluating the proposal in light of the adopted GMP and the well-established character of the existing Urban Golden Gate Estates area, explaining the justification for denial of the application and proposing findings of fact for consideration by the LPA and BCC. Qualifications and professional experience. The undersigned is an expert witness with more than 30 years of experience in Florida land use planning. He has earned a Master of Public Affairs (MPA) degree with a concentration in Urban and Regional Planning from the O'Neill School of Public and Environmental Affairs at Indiana University Bloomington and has been a Pagel of 11 member in good standing of the American Institute of Certified Planners (AICP) since 1993. He has testified in numerous legislative and quasi-judicial land use matters throughout Florida concerning comprehensive plan consistency, zoning entitlements, compatibility, growth management in the public interest. He has testified in at least four cases in Collier County. A copy of the resume of Daryl Max Forgey, detailing his professional qualifications and career experiences, is appended to this report. 2. LEGISLATIVE AND QUASI-JUDICIAL NATURES OF THESE PROCEEDINGS Case No. PL20250006066 is legislative in nature. It is a small-scale GMP amendment which proposes to create and define the Golden Gate Parkway/60th St. Residential Subdistrict within the Urban Golden Gate Estates Sub-Element for the subject property. Florida's Community Planning Act requires that comprehensive plans be adopted and amended via legislative processes. W. Thomas Hawkins, in his magisterial Land Use Law in Florida [Routledge, 2021], posits that legislative actions create general rules or policies applicable to an open class of individuals, interests, or situations, and that comprehensive plan amendments fall within that category. The proposed action is legislative because it would amend the Collier County GMP to create a new entitlement platform on approximately 4.18 acres of land currently within the Residential Estates Subdistrict. The GMP enshrines the County's vision of its future and provides guidance to property owners, local government agencies, and infrastructure and service providers. A local government has every good reason to maintain its adopted plan unless and until a better use reveals itself through the amendment process. The BCC has no obligation to approve this amendment merely because the applicant prefers a more intense or lucrative use. Case No. PL20250006068 is quasi-judicial in nature. Zoning changes in Florida must be amended by quasi-judicial procedures, as distinguished from legislative processes, such as comprehensive plan adoption or amendments to an existing comprehensive plan. Hawkins, in Land Use Law in Florida posits that"Florida courts call as-applied land use actions quasi- judicial and subject those decisions to strict scrutiny—a standard which, in this context requires competent and substantial evidence and testimony showing that the decision meets applicable requirements of law. Additionally, parties affected by quasi-judicial decisions are entitled to procedural due process to which parties affected by legislative decisions are not entitled." [p. 35] Mr. Hawkins explains the substance of the strict scrutiny standard with an extensive discussion of Machado a Musgrove, 519 So. 2d 629 (Fla. 3d DCA 1987), which need not be rehearsed in this report. He summarized the rights of parties as follows: "Parties at the hearing are entitled to: (1) receive notice of the hearing; (2) an opportunity to be heard; (3) present and rebut evidence; (4) cross-examine witnesses; (5) a tribunal which is impartial in the matter—i.e. having had no ex parte communications; and (6)be informed of all the facts on which the commission acts." [pg. 51] Page 2 of 11 This report therefore treats the two applications separately. The GMP amendment must be regarded as a legislative change to adopted policy. The rezoning must be regarded as a quasi- judicial request that must affirmatively satisfy the applicable standards through competent substantial evidence. 3. COMPATIBILITY, INTENSITY,AND MASSING Compatibility. Florida Statutes Sec. 163.3164 defines compatibility as follows: "(9) Compatibility means a condition in which land uses or conditions can coexist in relative proximity to each other in a stable fashion over time such that no use or condition is unduly negatively impacted directly or indirectly by another use or condition." The words "over time" are particularly instructive in this case, because they speak to the long-range effects on neighboring properties, and most specifically to the estate-sized Turner property, directly to the south. The staff report makes note of this property: "Immediately bordering the site on the southern boundary is a single-family home with separate guest house sitting on 2.73 acres (parcel 38163880003) developed in 2005." [pg. 2]. The staff report also mentions the other large residential lots to the west of the subject property: "On the west side of the subject site there are 4 lots that are legal non-conforming dating back as follows: 1975, 1984, 1987, and 1993." [pg. 2]. The report is factually correct, but does not reveal that the lots, for all their nonconformity, have houses on them. Returning to the long-term impact on the Turner residence and the long-term incompatibility which it would cause, it is noteworthy that the setbacks proposed in the application for the Gateway project are lower than those which apply to the Turner property. The Residential Estates Subdistrict. The subject property is located in the Residential Estates Subdistrict of the Urban Golden Gate Estates area. The staff report states that this subdistrict is intended to provide "low density semi-rural residential lots with limited opportunities for other land uses... Residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, exclusive of guest houses...Multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings are prohibited." [pg. 4]. That is the current FLUM designation on the subject property, as well as the Turner residence and their residential neighborhood. Unless and until this designation is amended, it remains under the protection of the GMP. The instant application is being heard by the LPA and BCC because the applicant wants to change that long- standing designation. The same staff report recounts that the GGAMP Restudy vision for Golden Gate Western Estates described the area as"a low-density, large-lot residential neighborhood in a natural setting" and that the community consensus was to maintain the area as it then existed. Page 3of11 Against that backdrop, the proposal would introduce a new site-specific subdistrict and companion PUD rezoning allowing 36 income-restricted multifamily dwelling units, including townhomes, on approximately 4.18 acres, accessed from 60th Street SW, with townhouse site design, internal drives, detention facilities, and concentrated residential intensity materially unlike the surrounding Estates pattern. Although the application and staff report emphasize affordable housing need, and cite the subject property's proximity to Golden Gate Parkway, I-75, public transit, churches, and health care uses, those considerations do not neutralize the basic compatibility question. The south and west edges of the property remain adjacent to Estates low-density land in actual residential use, and the east and north sides do not transform the area into an urban mixed-use district merely because institutional uses exist across a busy roadway. The undersigned concludes that the proposed land use pattern fails the compatibility test embodied in Florida law. The requested amendment and rezoning would insert an urban-intensity multifamily enclave into a low-density semi-rural Estates setting in a manner that cannot coexist in stable fashion over time without undue negative impact on neighboring residential properties, neighborhood character, local traffic conditions, and the settled expectations created by the adopted GGAMP framework. The issue is not simply the FLUM designation, but also the resulting intensity and massing of development that would be introduced on a relatively small parcel within an area planned and historically developed for large-lot residential use. If approved as proposed, the applicant will obtain a spot FLUM designation on less than five acres, that will be found on only one small lot in one of Florida's largest counties, and will constitute an impactful spot zone on the subject property. 4. SUMMARY OF THE REQUEST AND SITE CONTEXT The subject property comprises approximately 4.18 acres and is located at the southwest corner of 62nd Street SW and 60th Street SW, with a portion at the southwest corner of Golden Gate Parkway and 60th Street SW, east of I-75, identified as parcel 38164120005. The property is currently zoned E-Estates, with a portion located within the Corridor Management Overlay, and within the Urban Golden Gate Estates Sub-Element, Estates Mixed Use District, Residential Estates Subdistrict. The surrounding context may be summarized as follows: North: across Golden Gate Parkway, institutional and residential land uses, including the David Lawrence Center and a church, within Estates-zoned land and an institutional subdistrict. East: across 60th Street SW, institutional and residential land use, including a church and undeveloped lots. Page 4of11 South: single-family residential within the Estates designation and Estates zoning. West: residential land uses and undeveloped lots within the Estates designation and Estates zoning. The requested action is to create a new site-specific subdistrict to allow the construction of 36 multifamily dwelling units, described in the staff report as an affordable housing project and in the applicant materials as affordable townhouse units or townhomes in a rent-to-own format. The proposed GMP text amendment would expressly authorize a maximum of 36 income- restricted multifamily dwelling units, including townhomes, for a 30-year restricted period. The master plan depicts access from 60th Street SW, internal development on roughly 3.15 acres, off-site satisfaction of the 0.37-acre native vegetation preservation requirement, and enhanced 25-foot Type"C" landscape buffers on portions of the south and west sides, with a 10-foot Type "D" buffer along the north and east edges shown on the concept plan. 5. GROWTH MANAGEMENT PLAN /GGAMP CONSISTENCY AND OTHER AREAS OF CONCERN The staff report provides a useful history of the GMP and its evolving treatment of the Golden Gate vicinity. The subject property is located within the Residential Estates Subdistrict of the Urban Golden Gate Estates area, where the adopted GGAMP framework is intended to preserve low-density, semi-rural residential character. The staff report states that the Residential Estates Subdistrict is intended to provide "low density semi-rural residential lots with limited opportunities for other land uses" [pg. 4] and that residential density is limited to a maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record, while multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings are prohibited. The 2017 GGAMP Restudy produced a community vision statement for the Urban Golden Gate Estates: "Golden Gate Western Estates is a low-density, large-lot residential neighborhood in a natural setting with convenient access to the coastal area." [pg. 4]. The community consensus, as recounted in the staff report, was to maintain the area in its present form. The Restudy is barely nine years old, and there is no evidence that the residents along 60th Street SW yearn for a different FLUM designation at the end of their street. To the contrary, the proposed change of use would benefit only the applicant's interests. This is a significant fact that the LPA and BCC can consider in a legislative case, such as the proposed FLUM amendment. This is not a case where the applicant proposes to retrofit a project into an already mixed urban district. It is a case where the applicant seeks to amend the adopted plan precisely because the current plan does not allow this development form. Page 5 of 11 The requested subdistrict is inconsistent with the adopted character and structure of the Residential Estates Subdistrict. The requested amendment would replace the existing framework on a 4.18-acre site with a custom subdistrict allowing 36 multifamily units, a dramatic entitlement shift from roughly one unit per 2.25 acres to approximately 8.63 units per acre. The staff report openly acknowledges the conflict, stating that an existing conflict exists between the proposed use of this project within the Estates Designation of the GGAMP, which prohibits multifamily uses and prohibits density above one unit per 2.25 acres along this segment of Golden Gate Parkway, and that the proposed amendment resolves that conflict. The amendment does not clarify the adopted plan. It proposes to override the GMP one small site. The proposal is out of scale with the Urban Golden Gate Estates vision. Although the applicant argues that the site is in an ideal location for higher density due to roadway access, nearby institutions, transit, and services, the issue is whether this site in this adopted district should be legislatively converted from a low-density Estates pattern to a site-specific multifamily subdistrict. The proposed amendment also establishes a precedent for piecemeal subdistrict exceptions in the Estates area. Even if styled as affordable housing, the planning effect is the same: it creates a precedent that the Estates framework may be altered site by site whenever a location can be described as proximate to infrastructure or jobs. Affordable housing need does not by itself establish planning consistency. Countywide housing need is relevant, but it does not automatically convert every parcel into an appropriate location for multifamily affordable housing. The planning issues of location, compatibility, district integrity, and long-range policy consistency also merit consideration. 6. QUASI-JUDICIAL REZONING CONCERNS As a threshold matter, the requested PUD rezoning is not consistent with the existing Estates framework unless the companion plan amendment is approved. The staff report confirms that multifamily uses are currently prohibited and that the proposed amendment is what resolves the conflict. In practical terms, the rezoning stands only if the legislative body first changes the rules for this site. Compatibility is the central deficiency. The surrounding area remains predominantly Estates- designated with single-family residences, undeveloped lots, and limited institutional uses across the adjoining roads. The proposed project would introduce 36 townhouse units on 4.18 acres, with concentrated internal circulation, detention areas, multifamily site design, and a vehicular entrance from 60th Street SW into an existing low-density neighborhood edge condition. Page 6 of 11 The nearby church and institutional uses do not convert the surrounding neighborhood into an urban mixed-use context. The south and west edges remain residential Estates properties, and those are the edges where the compatibility impacts will be most directly felt. Access through 60th Street SW is a legitimate planning concern, not a trivial one. Because the site is within the Corridor Management Overlay and subject to access spacing rules, access is to be taken from the side street, 60th Street SW. Staff concludes that traffic is de minimis under the submitted traffic study, but local concern is more specific than arterial level of service. The County does not track local street volumes for this segment in the AUIR. That means the countywide traffic framework does not meaningfully capture neighborhood-level circulation, turning, queuing, driveway conflict conditions, or child safety on this local street. The project's off-site native vegetation preservation strategy weakens the site's rural character response. While the concept plan and staff analysis indicate that this is permitted, removal of native vegetation from the site and satisfaction of preservation elsewhere does little to maintain the visual and functional character of this particular location. The project's affordable housing structure is unusual, but that does not cure incompatibility. Affordable housing is an important public objective. It is not a waiver of compatibility. 7. FINDINGS PROPOSED IN STAFF REPORT The staff report contains an analysis of the case based upon Florida statutes and the GMP. The undersigned respectfully challenges the following findings in the staff report: Criteria for GMP Amendments Florida Statutes [pgs. 6-9]. Boldface type appears as such in staff report. Sec. 163.3187,Process for adoption of small-scale comprehensive plan amendment: "(1)A small-scale development amendment may be adopted under the following conditions: "(a) The proposed amendment involves a use of 50 acres or fewer. [The subject site comprises 4.18± acres.] "(b) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan but only proposes a land use change to the future land use map for a site-specific small-scale development activity. However, text changes that relate directly to and are adopted simultaneously with the small scale future land use map amendment shall be permissible under this section. [This amendment does include a text change to the Golden Gate Area Master Plan and those text changes are directly related to the proposed future land use map amendment.] Page 7of11 Comment: The subject property is indeed 4.18 acres, but it is noteworthy that the property's less- than-50-acre status does not justify approval. Likewise, the fact that the text amendment relates to the specific property does not imply merit for the text amendment. "(4) Comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan pursuant to s. 163.3177. Corrections, updates, or modifications of current costs which were set out as part of the comprehensive plan shall not, for the purposes of this act, be deemed to be amendments. [This amendment preserves the internal consistency of the plan and is not a correction, update, or modification of current costs that were set out as part of the comprehensive plan.] Comment: The GMP, Collier County Comprehensive Plan, has been in place for decades and its internal consistency should be assumed. There is insufficient compelling evidence that the proposed amendment would enhance the internal consistency of the GMP. Findings and Conclusions [pg. 9]. The staff report posits eleven findings, including the following: • " An existing conflict exists between the proposed use of this project within the Estates Designation of the GGAMP which prohibits multifamily uses and prohibits density above 1 unit per 2.25 acres along this segment of Golden Gate Parkway. The proposed amendment resolves the conflict. Comment: The purported conflict exists only in the applicant's imagination. The proposed amendment does not resolve an actual conflict. • The subject is approximately '/2 mile to the west of Golden Gate City which is designated Urban and allows higher density multifamily development. Comment: The existence of Golden Gate City half a mile away does not justify a small FLUM amendment on this property. • The proposed changes are compatible with nearby institutional uses based upon the high level at which GMPAs are reviewed. Comment: The proposed changes are not compatible with nearby institutional uses. They are at best not-incompatible with the Lawrence Center. They are incompatible with neighboring residential uses. • As allowed by the CCME and LDC, the petitioner is opting to provide off-site mitigation rather than retain a portion of the on-site native vegetation. Page 8 of 11 Comment: The loss of the on-site mitigation and native vegetation, while convenient and desirable to the applicant, would be detrimental to the Turners, who reside directly to the south of the subject property, with the loss of a cherished buffer from the proposed development. • The traffic volume along the segment of Golden Gate Parkway abutting the subject site is 0.21%which per the TIS is distributed as: 7 vehicles per hour per day going east(peak hour and peak direction), and 4 vehicles per hour going west (peak hour and non-peak direction). Comment: No challenge. • Traffic volume for the local street, 60th Street SW, is not tracked in the county AUIR report. Comment:No challenge. • The vehicular trips to the subject site are found to be insignificant according to the traffic study provided. The existing roadway network appears to support proposed changes to trip generations at the subject site. Comment: No challenge. • Collier County has an existing unmet need affordable housing inventory. Comment: While affordable housing is an unmet need in Collier County, that deficiency, which has been building for decades, will not be resolved by this single action on the County part. • The Collier County Consolidated Plan 2021-2025 analysis identified a need for affordable housing in Collier County. Comment: While affordable housing is an unmet need in Collier County, that deficiency, which has been building for decades, will not be resolved by this single action on the County part. • The appropriateness of the location is met through the close proximity to I-75 which offers convenient access to job centers throughout the county. Comment: No challenge. • Sufficient water and wastewater treatment capacities are available." Comment:No challenge. Page 9of11 8. RECOMMENDED FINDINGS OF FACT 1. Case No. PL20250006066 is legislative in nature. The BCC has no obligation to approve this amendment merely because the applicant prefers a more intense or lucrative use. 2. Case No. PL20250006068 on the same property is quasi-judicial in nature. If the BCC does not adopt the GMP amendment, the rezoning application becomes a nullity. 3. The proposed GMP amendment would create a permanent incompatibility with neighboring residential uses, especially those enjoyed by the Turners. Incompatibility is defined in Sec. 163.3164(9), Florida Statutes. 4. The proposed use is categorically inconsistent with the existing FLUM designation of Rural Estates. The subject property is located in the Residential Estates Subdistrict of the Urban Golden Gate Estates area. The staff report states that this subdistrict is intended to provide"low density semi-rural residential lots with limited opportunities for other land uses... Residential density is limited to a maximum of one unit per 2.25 gross acres..." 5. The property is currently within the Urban Golden Gate Estates Sub-Element, Estates Mixed Use District, Residential Estates Subdistrict, and is currently zoned E-Estates, with a portion within the Corridor Management Overlay. 6. Under the adopted GGAMP framework applicable to this area, residential density is limited to one unit per 2.25 gross acres, and multifamily dwelling units, duplexes, and other structures containing two or more principal dwellings are prohibited. 7. The proposed small-scale GMP amendment would create a site-specific Golden Gate Parkway/60th St. Residential Subdistrict allowing a maximum of 36 income-restricted multifamily dwelling units, including townhomes, for a restricted period of 30 years. 8. The staff report acknowledges that the proposed use conflicts with the existing Estates framework and states that the proposed amendment would resolve that conflict by changing the governing policy for the site. 9. The surrounding area remains predominantly Estates-designated and Estates-zoned, with residential uses to the south and west and limited institutional uses across Golden Gate Parkway and 60th Street SW. 10. The GGAMP Restudy vision statement for the Urban Golden Gate Estates describes the area as a low-density, large-lot residential neighborhood in a natural setting, and the community consensus was to maintain the area as-is. 11. The proposed development would take access from 60th Street SW, a local street, and the County does not track local street volumes for that segment in the AUIR. Page 10of11 12. Neighboring residents expressed opposition to the project's location, density, and traffic impacts, while generally supporting affordable housing as a concept elsewhere in the County. 13. The project proposes to satisfy the native vegetation preservation requirement off-site, rather than preserve the required area on the subject property itself. 14. Collier County has a documented affordable housing need, but that countywide need does not by itself establish that this Estates-designated site is an appropriate location for a 36- unit townhouse subdistrict and companion rezoning. 8. CONCLUSION AND RECOMMENDATION The requested small-scale Growth Management Plan Amendment PL20250006066 should be denied because it would legislatively impose a site-specific multifamily subdistrict in an existing Estates neighborhood that is intended to preserve low-density, semi-rural residential character. The amendment is inconsistent with the established character and vision of the Urban Golden Gate Estates area and would set an undesirable precedent for incremental erosion of the Estates pattern. The companion PUD rezoning PL20250006068 should also be denied outright because the proposed townhouse development is not compatible with the surrounding Estates context, depends on a prior legislative rewrite of the governing framework, and would introduce local access, circulation, intensity, and neighborhood edge impacts that are not cured by buffers, off- site mitigation, or the affordable housing label. For these reasons, the LPA should recommend denial of both applications and the BCC should act accordingly. Respectfully, /s/Daryl Max Forgey AICP#051,330 FORGEY PLANNING LLC In alliance with LAND SMART LLC cc Kelly Turner Ralf Brookes Page 11of11 DARYL MAX FORGEY AICP LAND USE CONSULTANT& EXPERT WITNESS 236 SE 45th Street Cape Coral FL 33904 max@forgeyplanning.corn 239.560.5864 Max Forgey is an experienced land use planner with more than three decades of professional experience and success in administration of local government comprehensive planning strategies, land development and regulatory controls, governmental relations, and public policy communications. Clients include governmental organizations and private property owners. He is the sole proprietor of FORGEY PLANNING LLC, a planning consultancy which provides expert witness services in land use cases and is allied with LAND SMART LLC, a Florida-based consortium of land use professionals which provides a broad range of professional assistance to public and private sector clients. His professional knowledge encompasses creating and developing community and small-area plans, urban design and architectural standards, land development entitlements, project management, and expert witness testimony. Max has worked on more than 35 cases across 25 Florida counties and municipalities, appearing before local planning agencies, city and county elected bodies, hearing examiners, administrative law judges, and circuit court proceedings. Max also actively participates in and leads speaking engagements at professional development conferences and symposia through the Promised Lands section of the American Planning Association Florida chapter, with the American Institute of Certified Planners, the Florida Planning and Zoning Association, and other organizations. Qualifications • LAND SMART LLC, Managing Member of a Cape Coral, Florida-based consortium • FORGEY PLANNING LLC. Owner of an urban planning and land-use consulting practice. • Master of Public Affairs (MPA) in Urban and Regional Planning, Indiana University. • Member American Institute of Certified Planners (AICP). • Member Florida Planning and Zoning Association (FPZA). • Qualified as an expert witness in Lee County Hearing Examiner proceedings. • Former Planning and Community Development Director in Charlotte County. • Former Planning Commissioner (LPA), City of Cape Coral, Florida. • Contract planner for the Town of Kenneth City. % —1 04) ro Accomplishments • Lead author of Kenneth City Evaluation and Appraisal Report (EAR) which was found in compliance with Florida's planning laws by the Florida Department of Commerce on April 7, 2025. • Established FORGEY PLANNING, an urban planning and land use consulting practice. • Developed a template for auditing the effectiveness of existing local governments comprehensive plans and zoning code for internal consistency of plan policy framework. • Authored "The Platted Lands Challenge" report for the six-county area of Southwest Florida offering policy guidance for platted, scattered-lot properties. • Development of implementation strategies which employ automation to create linked mixed media tools for restructuring and updating local government planning and zoning regulations. Certification AICP (American Institute of Certified Planners) Certification #051,330 Florida Chapter, APA Member in good standing since 1993. A national professional certification maintained by the American Planning Association. AICPs must first meet educational standards and then pass an examination covering all aspects of professional planning practice, and are expected to maintain their membership through a self-directed program of study that is monitored by the national organization, which includes regular training in law and ethics. Professional Experience Forgey Planning Cape Coral, FL Owner. 2008-present. A solo planning practice concentrating comprehensive planning work for Lee and Sarasota Counties, the City of North Port, and the Captiva Community Panel. Developed a template for auditing the effectiveness of existing local governments comprehensive plans which has been applied in Sarasota County. An expert witness since 2013, working on more than 40 cases in 25 Florida counties and municipalities, appearing before planning commissions, city councils, county commissions, hearing examiners, administrative law judges, and circuit court. Qualified as an expert witness in Lee County Hearing Examiner proceedings. Zoning Technologies Cape Coral, FL President. 2011-2017. A start-up subsection 'S' corporation that specialized in restructuring and updating local government comprehensive plans and developing implementation strategies which employ automation to create linked tools (e.g. application forms, automated worksheets, case reports, and adopting resolutions). The Zoning Technologies expert system prototype products were marketed statewide and were demonstrated at the American Planning Association (APA) national conference in Atlanta in 2014. N v Osceola County, Florida Kissimmee, FL Planning Coordinator. 2005-2008. Authored key elements of the Osceola County Comprehensive Plan and most of the County's 2008 Evaluation and Appraisal Report. Clay County, Florida Green Cove Springs, FL Senior Planner. 2003-2005. Authored the county's Interlocal Service Delivery Agreement Report (ISDAR) mandated by the Florida legislature, identifying all service overlaps between and among all local governments within Clay County. Lake County, Florida Tavares, FL Planning Director. 2001-2003. Staff liaison to the Environmental Lands Management Advisory Committee, a citizen organization created by the Board of County Commissioners to study the creation of an environmental land program. Recommended policies were ratified in November 2002, when Lake County voters approved a one-third mil assessment for the acquisition of environmental lands. Southwest Florida Regional Planning Council Fort Myers, FL Planner. 1997-1998. Reviewed local government plan amendments throughout the six-county area and authored "The Platted Lands Challenge" report. Charlotte County, Florida Port Charlotte, FL Community Development Director 1995-1997; Planning Director 1990-1995. Early in my tenure, Gulf Development Corporation (GDC), the County's largest land subdivider, declared bankruptcy, shifting responsibility for completion of roads, bridges, drainage works, and utilities, to the public sector and forcing a host of development decisions upon the local government and public agencies. I had three memorable achievements during these seven years: • Managed the research, preparation, and adoption of the County's Evaluation and Appraisal Report (EAR) and Comprehensive Plan. Aggressively negotiated with the Florida Department of Community Affairs (DCA) to remove the Plan's not-in-compliance finding. • Led the staff team that rewrote the Charlotte County Comprehensive Plan and was the point person in the successful four-year effort to negotiate a stipulated settlement agreement between the Board of County Commissioners and the Florida Department of Community Affairs to find Charlotte County's Comprehensive Plan in compliance with Florida's Growth Management Act. • Advocated against the rezoning of 42 parks (illustrated as such on GDC sales maps and the County's Future Land Use Maps) to residential uses. The Company's receivers eventually relented on their policy position and donated 41 parcels to the people of Charlotte County. m ra City of Cape Coral Cape Coral, FL Deputy Planning Director. 1985-1990. Authored and supervised preparation of key elements of the 1988 Comprehensive Plan (the City's first plan under the 1985 Growth Management Act) and the City's 1989 Land Development Code. Education Indiana University Bloomington, IN Master of Public Affairs (MPA)from the O'Neill School of Public and Environmental Affairs, 1982. Concentration in Urban and Regional Planning. The O'Neill School ranks #2 of 269 public administration graduate programs in US public administration graduate programs in the 2025-26 U.S. News & World Report"Best Graduate School" report. Important Cases, Continuing Education, Writing & Teaching • Co-presented "Legislative and Quasi-judicial: What Every Planner Needs to Know"with Ralf Brookes at American Planning Association Florida Chapter conference in Daytona Beach on September 18, 2025. • Co-presented a panel "Sometimes a Word is Worth a Thousand Pictures: Communication Skills for Planners"with Casey Dendor, AICP, and Doug Kelly, AICP, at FPZA conference in Charlotte Harbor, June 5, 2024. • Program chair for APA Florida/ FPZA "The Perfect Storm Eight Months Out:A Symposium for Professional Planners, Design Professionals, Plan Commissioners & Regular People" at Charlotte County Event & Conference Center Punta Gorda May 12, 2023. • Presenting a panel "Incorporation, Annexation, and Disincorporation"with Jim Studiale, AICP, and Luke Lirot, Esq. at APA Florida state conference on Orlando September 7, 2022. • Co-presented a panel "Legislative and Quasi-judicial: What Every Planner Needs to Know"with Attorney Andrew Dickman, AICP, at annual conference of Florida Planning and Zoning Association on Captiva Island June 3, 2022. • Program Chair for "The Swamp Peddlers", an APA Florida/ Florida Planning & Zoning Association symposium conducted on August 6, 2021 in Punta Gorda. Keynote speaker Jason Vuic and other presenters explored the legacy of land sales scams in Southwest Florida on the twentieth anniversary of the General Development Corporation bankruptcy. • Designed and co-presented "Land Use 101", a seminar for planning commissioners, elected officials, and new planners, hosted by the City of Cape Coral on June 16 and July 14, 2021 with co-presenters Vince Cautero, AICP, the City's Community Development Director, and Attorney Ralf Brookes. w fa a • Expert witness for client West Villagers for Responsible Government (WV4RG), a citizen organization which challenged the annexation of the 8730-acre non-contiguous West Villages subdivisions into the City of North Port. The City Commission rejected the Villagers' challenge by a unanimous vote, but following appeal presented by attorney Luke Lirot, the Twelfth District overturned the City's order denying petition for contraction in West Villagers for Responsible Government v. City of North Port. • Moderated a panel for law credit at the September 9, 2020 Zoom-facilitated American Planning Association's Florida state conference. Co-presenters were attorneys Karen Consalo, Thomas Hawkins, and Andrew Dickman. "The Rules are Very Different Here: How to Reform Florida's Land Use Decision-making Process"surveyed the inconsistencies among local governments' handling of land use decision-making and proposed a new Environmental Land Management Study (ELMS) to improve those processes. • Attended and participated in American Planning Association Florida chapter's 18th annual Public Policy Workshop at Florida State University, Tallahassee February 2020. • Drafted update of Town of Fort Myers Beach Sign Ordinance to reflect SCOTUS Reed v. Gilbert opinion for Weiler Engineering Fall 2019-Winter 2020. • Program chair for "Planners in Peril: Law, Legislation, and Ethics for Design Professionals," an APA Florida Promised Lands section symposium December 6, 2019 at Bonita Springs City Hall. • Program chair for "How High is the Water, Ma?: Rising Sea Level on the Florida Gulf Coast and what we can do about it," sponsored by Friends of Boca Grande Community Center, March 22, 2019 at the Boca Grande Community Center Auditorium. • Member, Faith Presbyterian Affordable Housing Board, a not-for-profit corporation which aspires to offer quality housing for low- and moderate-income persons in Cape Coral. Appointed 2018; appointment ended December 2020. • Received 2018 American Planning Association Florida Chapter, Promised Lands section's first- ever Wayne Daltry Award for Planning Programs for developing professional education symposia. • Prepared policy audit of Town of Fort Myers Beach Comprehensive Plan for Weiler Engineering, Summer 2018. • Program chair for American Planning Association symposium "Warped Tour '18: Land Use Law for Planners" March 23, 2018 in Punta Gorda. I..f) v an CO • Attended and participated in the hurricane-shortened APA Florida chapter annual conference in Daytona Beach September 4-6, 2017. Led panel with Greg Beliveau, AICP and Jane West Esq. entitled "How to Build a Better Client." • Program chair for Captiva Community Panel/ Florida APA symposium "Now in My Back Yard: Rising Sea Level on Florida's Gulf Coast and what can be done about it" January 13, 2017 at South Seas Resort on Captiva Island. • Co-authored article with Karen Consalo, Esq. "Best Practices for Local Government Land Use Decision-making" in Summer 2016 edition of Florida Planning. • Speaker at American Planning Association Florida Chapter Annual Conference in Tampa, September 9, 2016. "A Pre-tirement Guide for Perplexed Planners: Making the Transition to Solo Practitioner." • Attended and participated in CLE International's annual Land Use Law symposium in Tampa, August 18-19, 2016, and August 6-7, 2015. • Speaker at University of Central Florida 2016 Public Administration Research Conference April 8, 2016. Topic: "What's the Big Idea: New Software that Aids Land Use Decisions." • Attended and participated in APA Florida chapter annual conference in Hollywood, Florida September 10-13, 2015. • Coordinator and presenter for daylong FAPA-sponsored symposium "Everything You Ever Wanted to Know about Florida Land Use" in Cape Coral May 16, 2014. Jurisdictions - Expert Witness Work Bonita Springs Hillsboro Beach Sarasota County Bradenton Lantana Sumter County Cape Coral (5) Lee County (8)Miramar Suwannee County Charlotte County (2) Monroe Co (AU) Venice Collier County (2) North Port DeSoto County Orange County Fort Myers Beach (2) Ormond Beach Hardee County Pasco County (2) Hendry County (C Court) Palm Beach County (AU) Polk Hernando County County (C court) Highlands County Punta Gorda (2) Hillsborough County (3) St. Johns County (4) l.p to rts C,(.." I CC COGio, 'Cr, ,.a-a. Clerk of the Circuit Court and Comptroller- Crystal K. Kinzel Collier County, Florida C, 3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324 o f t��'�`�� Phone: (239) 252-2646 '"COINr Publication Confirmation COLLIER COUNTY STATE OF FLORIDA The attached copy of advertisement, 4/2/26 CCPC-Gateway Housing Subdistrict(Small Scale GMPA)&(PUDZ)(PL20250006066)& (PL20250006068)was published on the publicly accessible website https://notices.collierclerk.com as designated by Collier County,Florida on 03/13/2026. THIS IS NOT AN AFFIDAVIT OF PUBLICATION, NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE URBAN GOLDEN GATE ESTATES SUB-ELEMENT OF THE GOLDEN GATE AREA MASTER PLAN AND GOLDEN GATE FUTURE LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY FROM ESTATES-MIXED USE DISTRICT, RESIDENTIAL ESTATES SUBDISTRICT TO ESTATES-MIXED USE DISTRICT, GOLDEN GATE PARKWAY/60TH STREET RESIDENTIAL SUBDISTRICT TO ALLOW 36 MULTIFAMILY TOWNHOUSE DWELLING UNITS,WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18E ACRES; AND FURTHERMORE, DIRECTING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF COMMERCE; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE DATE. [PL20250006066] AND AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NO. 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATES(E)ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT PARTLY IN THE CORRIDOR MANAGEMENT OVERLAY AND AIRPORT OVERLAY, FOR THE PROJECT TO BE KNOWN AS GOLDEN GATE PARKWAY/60TH STREET RPUD, TO ALLOW UP TO 36 TOWNHOUSE DWELLING UNITS, WITH AFFORDABLE HOUSING. THE SUBJECT PROPERTY IS LOCATED ON THE SOUTHWEST CORNER OF GOLDEN GATE PARKWAY AND 60TH STREET, EAST OF I-75 IN SECTION 29, TOWNSHIP 49 SOUTH, RANGE 26 EAST, CONSISTING OF 4.18E ACRES;AND BY PROVIDING AN EFFECTIVE DATE. [PL20250006068] Bathev LTV '' Project eirri .n a e Location ea i,, r?- 62nd ST SW tit tai F 41111. All interested parties are invited to appear and be heard.Copies of the proposed Ordinances will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement,the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website.Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk.The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore,may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you arc a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance.Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples,FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K.Schmitt,Chairman IP c Clerk of the Circuit Court and Comptroller- Crystal K. Kinzel Collier County, Florida wl x 3315 Tamiami Trail East, Ste. 102 -Naples, FL 34112-5324 Imi Phone: (239) 252-2646 r6 ~qA /44 Publication Confirmation COLLIER COUNTY STATE OF FLORIDA The attached copy of advertisement, 4/2/26 CCPC-Copperstone Estates Rezone(PUDZ) (PL20250009053)was published on the publicly accessible website https://notices.collierclerk.com as designated by Collier County,Florida on 03/13/2026. THIS IS NOT AN AFFIDAVIT OF PUBLICATION, NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR TIIE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE COPPERSTONE ESTATES RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 12 SINGLE-FAMILY RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED ON THE NORTH SIDE OF TAMIAMI TRAIL EAST, APPROXIMATELY 3200 FEET EAST OF COLLIER BOULEVARD IN SECTION 3,TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.04 +/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250009053] mot, A �/\ ' /1 S _.. j .J y % /a .�A, fy ' rice ST , � .. a i �-\ R ;. ' * Proect w ; _ , Location ltr , Zx�tf,4;'' ! ., Henderson) .Toyer__. Cry .DR RD Manatee RUE. ,, _ . F... , All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement,the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website.Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice.Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk.The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore,may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance.Please contact the Collier County Facilities Management Division,located at 3335 Tamiami Trail East, Suite 101,Naples,FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K.Schmitt,Chairman IN Cii,o 44. c Clerk of the Circuit Court and Comptroller- Crystal K. Kinzel eg 64, c Collier County, Florida \\...,,,,, * 3315 Tamiami Trail East, Ste. 102 -Naples, FL 34112-5324 r� `�,z Phone: (239) 252-2646 ry two Publication Confirmation COLLIER COUNTY STATE OF FLORIDA The attached copy of advertisement, 4/2/26 CCPC-Comparable Use Determination Industrial Zoning District(LDCA)(PL20250014625)was published on the publicly accessible website https://notices.collierclerk.com as designated by Collier County,Florida on 03/13/2026. THIS IS NOT AN AFFIDAVIT OF PUBLICATION. NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 5:05 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE,WHICH INCLUDES THE COMPREHENSIVE LAND REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, TO PROVIDE FOR THE COMPARABLE USE DETERMINATION PROCESS IN THE INDUSTRIAL DISTRICT;BY PROVIDING FOR SECTION ONE,RECITALS;SECTION TWO, FINDINGS OF FACT; SECTION THREE, ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT CODE,MORE SPECIFICALLY AMENDING THE FOLLOWING: CHAPTER TWO — ZONING DISTRICTS AND USES, INCLUDING SECTION 2.03.04 INDUSTRIAL ZONING DISTRICTS; SECTION FOUR, CONFLICT AND SEVERABILITY; SECTION FIVE, INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE;AND SECTION SIX, EFFECTIVE DATE. [PL20250014625] all Industrial Zoning IMMOKALEE Collier County 14" Florida r Of NAPLES ter: 4 �✓,, CITY ,.4$ 6 GO0DLAND I$ .e EVERGLADES CITY All interested parties are invited to appear and be heard.Copies of the proposed Amendment will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement,the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website.Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice.Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk.The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bel lows(7a,collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore,may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance.Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples,FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K. Schmitt,Chairman CCPC 4/0212026 Copperstone Estates Rezone (PUDZ) (PL20250009053) dilyn.Padron@collier.gov> Sent: Thursday, March 5, 2026 9:12 AM To: Minutes and Records; Legal Notice Cc: Nancy Gundlach; Travis Ramballie; Karim Ismail; Kathynell Crotteau;Wanda Rodriguez Subject: RE:4/2/26 CCPC- Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Attachments: Ad Request.pdf Importance: High Follow Up Flag: Follow up Flag Status: Completed Good morning, M&R, Please use the updated version of the Ad Request to indicate the new hearing time of 1:00pm for the April 2nd CCPC meeting. Please let me know if you have any questions. Thank you! Ailyn Padron Management Analyst I Zoning Office:239-252-5187 E ,111 ,. Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 © r^, � Ailyn.Padron(a�collier.gov U My email address has changed. Effective immediately, please update your contact list to use this new address: Ailvn.Padron c(Dcollier.00v From:Ailyn Padron<Ailyn.Padron@collier.gov> Sent:Thursday, February 26, 2026 3:42 PM To: Minutes and Records<MinutesandRecords@collierclerk.com>; Legal Notice<legalnotice@collierclerk.com> Cc: Nancy Gundlach <Nancy.Gundlach@collier.gov>;Travis Ramballie <travis@avidium.com>; Karim Ismail <karim@blueprintpal.com> Subject: FW:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Good afternoon, M&R, Please post the attached Ad Request on the Collier Legal Notices webpage.The Ad will need to be advertised no later than March 13th and run through the hearing date. Staff& agent approvals are attached; CAO approval is below. Please note:The legal advertising fee has been collected for this project. 1 Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 -11 Collier Cou n 2800 Horseshoe Dr. Naples, Florida 34104 113 ,_, 0 Ailyn.Padroncollier.qov 1O My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(c�collier.gov From: Kathynell Crotteau <Kathynell.Crotteau@collier.gov> Sent:Thursday, February 26, 2026 11:52 AM To:Ailyn Padron<Ailyn.Padron@collier.gov> Cc:Wanda Rodriguez<Wanda.Rodriguez@collier.gov> Subject: FW:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Ailyn: The ad is CAO approved. Heidi just emailed you the ordinance in a separate email. .lCatliy Crotteazy Legal.4ssistant/Paralegal Office of the Collier County Attorney 2800 North Horseshoe Drive,Suite 301 Naples, FL 34104 Phone: (239)252-6052 From:Ailyn Padron<Ailyn.Padron@collier.gov> Sent:Thursday, February 26, 2026 8:45 AM To: Kathynell Crotteau<Kathynell.Crotteau@collier.gov> Cc: Nancy Gundlach <Nancy.Gundlach@collier.gov>;Travis Ramballie<travis@avidium.com>; Karim Ismail <karim@blueprintpal.com>;Wanda Rodriguez<Wanda.Rodriguez@collier.gov> Subject:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Good morning, Kathy, I have attached the Ad Request and approvals for the referenced petition.The ad will need to be advertised no later than March 13th and run through the hearing date. Please let me know if you have any questions. 2 Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 Ailvn.Padron a(�collier.gov x o i My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.PadronCa�collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 3 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples, FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE COPPERSTONE ESTATES RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 12 SINGLE—FAMILY RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED ON THE NORTH SIDE OF TAMIAMI TRAIL EAST, APPROXIMATELY 3200 FEET EAST OF COLLIER BOULEVARD IN SECTION 3,TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.04 +/— ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250009053] ito ' 4:: Price ST 0�e ; 4 -44-9, t°0,, 4tig rd.ri I Project ¶ 4LOCaOn>N; ti e ders ,Tower V oft- RD Week DRu r anatee RD CCPC 4/0212026 Jen Copperstone Estates Rezone (PUDZ) (PL20250009053) Fron 1@collier.gov> Sent: I hursday, February 26, 2026 3:42 PM To: Minutes and Records; Legal Notice Cc: Nancy Gundlach;Travis Ramballie; Karim Ismail Subject: FW:4/2/26 CCPC- Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Attachments: Ad Request.pdf; RE:4/2/26 CCPC- Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053); RE: Fw:4/2/26 CCPC- Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053); Ordinance - 022626.pdf Good afternoon, M&R, Please post the attached Ad Request on the Collier Legal Notices webpage.The Ad will need to be advertised no later than March 13t"and run through the hearing date. Staff& agent approvals are attached; CAO approval is below. Please note: The legal advertising fee has been collected for this project. Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 Ill � � Ailyn.Padron(a�collier.gov X. My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(a�collier.gov From: Kathynell Crotteau<Kathynell.Crotteau@collier.gov> Sent:Thursday, February 26, 2026 11:52 AM To:Ailyn Padron<Ailyn.Padron@collier.gov> Cc:Wanda Rodriguez<Wanda.Rodriguez@collier.gov> Subject: FW:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Ailyn: The ad is CAO approved. Heidi just emailed you the ordinance in a separate email. i .xatliy Crotteaz6 Legallssistant/Paralegal Office of the Collier County Attorney 2800 North Horseshoe Drive,Suite 301 Naples, FL 34104 Phone: (239)252-6052 From:Ailyn Padron<AilIn.Padron@collier.gov> Sent:Thursday, February 26, 2026 8:45 AM To: Kathynell Crotteau <Kathynell.Crotteau@collier.gov> Cc: Nancy Gundlach <Nancy.Gundlach@collier.gov>;Travis Ramballie<travis@avidium.com>; Karim Ismail <karim@blueprintpal.com>; Wanda Rodriguez<Wanda.Rodriguez@collier.gov> Subject:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Good morning, Kathy, I have attached the Ad Request and approvals for the referenced petition.The ad will need to be advertised no later than March 13th and run through the hearing date. Please let me know if you have any questions. Thank you. Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 � r: � CI I� My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padroncollier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 Jennifer Hansen From: Nancy Gundlach <Nancy.Gundlach@collier.gov> Sent: Wednesday, February 25, 2026 7:57 AM To: Ailyn Padron Subject: RE:4/2/26 CCPC- Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Follow Up Flag: Follow up Flag Status: Flagged Approved. Respectfully, Nancy Gundlach, AICP, PLA, CSM Planner III Zoning Services Division Nancy Gundlach Planner Ill Zoning Office:239-252-2484 Collier Coun 2800 North Horseshoe Drive Naples, Florida 34104 (�I X, CI Nancy.Gundlach(c@collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Nancy.Gundlach@collier.gov From:Ailyn Padron <Ailyn.Padron@collier.gov> Sent:Wednesday, February 25, 2026 7:32 AM To: Nancy Gundlach <Nancy.Gundlach@collier.gov>; Karim Ismail <karim@blueprintpal.com> Subject:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Good morning, Attached is the *Web* Ad Request and map for your petition. Please let me know if you approve and/or if changes are needed no later than 9:00a.m.,Thursday. Thank you. 1 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 ollr Coun 2800 Horseshoe Dr. Naples, Florida 34104 � poi � ClAiIvn.Padrona,collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padroncollier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 2 Jennifer Hansen From: Travis Ramballie <travis@avidium.com> Sent: Wednesday, February 25, 2026 1:20 PM To: Ailyn Padron Cc: karim; Nancy Gundlach Subject: RE: Fw:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) Follow Up Flag: Follow up Flag Status: Flagged EXTERNAL EMAIL:This email is from an external source. Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Hi Ailyn, Thanks for the clarification. If that's the case,then we're good to go with this Ad. Best Regards, Travis Ramballie (289)200-7654 From:Ailyn Padron <Ailyn.Padron®a collier.gov> To: "Travis Ramballie"<travis®a avidium.com> Cc: "karim"<karim®karimismail.com>, "Nancy Gundlach"<Nancy.Gundlach®collier.gov> Date:Wed, 25 Feb 2026 09:50:57-0500 Subject: RE: Fw: 4/2/26 CCPC-Ad Request for Copperstone Estates Rezone(PUDZ)(PL2o250009o53) Good morning,Travis, Thank you for your email.The meeting will commence at 12:00pm due to, a couple more petitions that require a "Nighttime Hearing". Once the agenda is published it will reflect the correct meeting time. Please let me know if you need anything else and if you approve the Ad Request. Thank you 1 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 Collier Coun 2800 Horseshoe Dr. Naples, Florida 34104 la (� � ICIAilyn.Padron(a�collier.gov My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron(acollier.gov From:Travis Ramballie<travis@avidium.com> Sent:Wednesday, February 25, 2026 9:29 AM To:Ailyn Padron<Ailyn.Padron@collier.gov> Cc: karim <karim@karimismail.com>; Nancy Gundlach <Nancy.Gundlach@collier.Rov> Subject: Re: Fw:4/2/26 CCPC-Ad Request for Copperstone Estates Rezone (PUDZ) (PL20250009053) EXTERNAL EMAIL:This email is from an external source.Confirm this is a trusted sender and use extreme caution when opening attachments or clicking links. Good morning Ailyn, After reviewing the Ad you sent, it says that the CCPC is at 3.2pm on April end. On the website, it shows that the CCPC hearing for that day is at gam, please see the attached screenshot. I just want to verify what time it actually is. Please let us know as soon as you can.Thanks! Best Regards, Travis Ramballie (289)2oo-7654 From:Ailyn Padron<Ailyn.Padront7collier.gov> Sent:Wednesday, February 25, 2026 7:33.:53.AM To: Nancy Gundlach <Nancy.Gundlach®collier.gov>; Karim Ismail<karim(a�blueprintpal.com> Subject: 4/2/26 CCPC-Ad Request for Copperstone Estates Rezone(PUDZ)(PL2o25000go53) Good morning, Attached is the *Web* Ad Request and map for your petition. Please let me know if you approve and/or if changes are needed no later than 9:00a.m.,Thursday. Thank you. 2 Ailyn Padron Management Analyst I Zoning Office:239-252-5187 „- Collier 2800 Horseshoe Dr. Naples, Florida 34104 Ailyn.Padroncollier.gov �O My email address has changed. Effective immediately, please update your contact list to use this new address: Ailyn.Padron@collier.gov Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing. 3 NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC) at 12:00 P.M. on April 2, 2026, in the Board of County Commissioners Meeting Room, third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE COPPERSTONE ESTATES RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 12 SINGLE-FAMILY RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED ON THE NORTH SIDE OF TAMIAMI TRAIL EAST, APPROXIMATELY 3200 FEET EAST OF COLLIER BOULEVARD IN SECTION 3,TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.04 +/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250009053] -a C, •a \,, ci 4, ,, - ,\ �i • -T-s rice ST i P-ge-fr ---,4 s. leitl A. A di . / P ,..) INC -. _ici4 _ ',-.7,641 k 1 ;II: 4 re° gel t%. , ., i_. --- -) 1.• lirlibl • 4 4111111P C4// Project , co °� l Location de .: i i Tow_er _ iy/ /i '87777F i ,4 . , RD `1-06 ' " \ _____, __,_ 4 All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website.Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk.The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows@a,collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled,at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K. Schmitt, Chairman w0.0,1`I'rl ukte' c Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel c Collier County, Florida u F., 3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324 no , Phone: (239) 252-2646 Affidavit of Publication COLLIER COUNTY STATE OF FLORIDA Before the undersigned authority personally appeared Yani Fernandez,who on oath says that he or she is a Deputy Clerk of the Circuit Court of Collier County, Florida; that the attached copy of advertisement, 4/2/26 CCPC-Copperstone Estates Rezone (PUDZ) (PL20250009053)was published on the publicly accessible website https://notices.collierclerk.com as designated by Collier County, Florida on 03/13/2026 until 04/04/2026. Affiant further says that the website complies with all legal requirements for publication in chapter 50, Florida Statutes. I 1 1* igna r' ° \ant Pcr ite N'an'e) '? "Swg;nntyo:-:I a anc4su$scribed before me this 04/06/2026 7 .. n- .cria,.al K.1it et lefk of the Circuit Court& ,;:k Goinptroller !QO (Deputy lerk Signature) SrephAn.L 1111„( Vine. z 4/6Iz6., (Deputy Clerk Printed Name) Date NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)at 1:00 P.M.on April 2,2026,in the Board of County Commissioners Meeting Room,third floor, Collier Government Center,3299 Tamiami Trail East,Naples,FL to consider: AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A) ZONING DISTRICT TO A RESIDENTIAL PLANNED UNIT DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE PROJECT TO BE KNOWN AS THE COPPERSTONE ESTATES RPUD, TO ALLOW CONSTRUCTION OF A MAXIMUM OF 12 SINGLE-FAMILY RESIDENTIAL DWELLING UNITS ON PROPERTY LOCATED ON THE NORTH SIDE OF TAMIAMI TRAIL EAST, APPROXIMATELY 3200 FEET EAST OF COLLIER BOULEVARD IN SECTION 3, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 4.04 +/- ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20250009053] \„,<4g. • rice ST .4 e$�'.� 0. (ImC --N\tr • • e ' p4 Project Location fy/ wer de flJ RD - N All interested parties are invited to appear and be heard. Copies of the proposed Ordinance will be made available for inspection at the Collier County Clerk's office, fourth floor, Collier County Government Center,3299 East Tamiami Trail,Suite 401,Naples,FL 34112,one(1)week prior to the scheduled hearing. Written comments must be filed with the Zoning Division,prior to April 2,2026. As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events on the County website at www.collier.gov/Calendar-Events-directory events after the agenda is posted on the County website.Registration should be done in advance of the public meeting, or any deadline specified within the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's risk. The County is not responsible for technical issues. For additional information about the meeting, please call Ray Bellows at 252-2463 or email to Ray.Bellows(a collier.gov Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need a record of the proceedings pertaining thereto and therefore,may need to ensure that a verbatim record of the proceedings is made,which record includes the testimony and evidence upon which the appeal is based. If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled, at no cost to you,to the provision of certain assistance. Please contact the Collier County Facilities Management Division, located at 3335 Tamiami Trail East, Suite 101,Naples, FL 34112-5356, (239) 252-8380, at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the Board of County Commissioners Office. Collier County Planning Commission Joseph K. Schmitt,Chairman