Agenda 02/10/2026 Iterm #17D (Ordinance - Rezoning property from a Rural Agricultural zoning district to a Commercial Planned Unit Development zoning district for the project to be known as South Naples Toy Storage)Proposed Agenda Changes
Board of County Commissioners Meeting
February 10, 2026
Move Item 16A2 to 11A: Recommendation to consider the release of two code enforcement liens with an
accrued value of $150,750 upon receipt of full payment, in the code enforcement actions titled Board of
County Commissioners vs. K2 Housing Naples LLC, in Special Magistrate Case Nos.
CESD20230007975 and CESD20230008241, relating to the property located at 3880 Tollgate Blvd,
Collier County, Florida. (Commissioner LoCastro's Request)
Move Item 16A1 to 11B: * * * Continued from the January 13, 2026, BCC Meeting. * * * Recommendation
to approve and authorize the Chair to sign a Resolution adopting the inventory list of County -owned real
property declared appropriate for use as affordable housing and approve the publication of the inventory
list to the County's website in compliance with Section 125.379, Florida Statutes. (Commissioner
McDaniel's Request)
Notes:
• When initially published, there was an incorrect companion reference between 16A2 and 17B.
• An Agreement — County Property document was added as backup to 16A9 on February 9, 2026.
• The Budget Narrative for item 16D4 had incorrect dollar amounts for table B item descriptions. The item
descriptions for this table were corrected on February 9.
• The title for Item 17D incorrectly refers to a Resolution rather than an Ordinance.
• Consent Section 16D should be titled Community Services (Consent)
TIME CERTAIN ITEMS:
2/9/2026 7:55 PM
2/10/2026
Item # 17.D
ID# 2026-115
Executive Summary
This item requires that ex-parte disclosure be provided by Commission members. Should a hearing be held on this item,
all participants are required to be sworn in. Recommendation to approve a Resolution rezoning property from a Rural
Agricultural (A) zoning district to a Commercial Planned Unit Development (CPUD) zoning district for the project to be
known as South Naples Toy Storage Commercial Planned Unit Development, to allow development of 60,000 square
feet of gross floor area of indoor vehicle storage, mini and self-storage warehousing only on property located on the west
side of Collier Boulevard north of Championship Drive, in Section 10, Township 51 South, Range 26 East, consisting of
5.62± acres; and by providing an effective date. [PL20230012017] (This item is a companion to Item 17D)
OBJECTIVE: To have the Board of County Commissioners (“Board”) review staff’s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced
petition, render a decision regarding this rezoning petition and ensure the project is in harmony with all the applicable
codes and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The subject property is located on the west side of Collier Boulevard, north of Championship
Drive, in Section 10, Township 51 South, Range 26 East, Collier County, Florida, consisting of 5.62± acres. The subject
property is comprised of one parcel and is owned by 951 Collier Blvd Investors, LLC. This petition seeks to rezone the
property to CPUD to allow for the development of 60,000 square feet of gross floor area of indoor vehicle storage, mini,
and self-storage warehousing only. A companion Growth Management Plan Amendment is requested (GMPA-
PL20230012845) to create a new subdistrict, South Naples Toy Storage Commercial Subdistrict, to allow 60,000 square
feet of gross floor area of indoor vehicle storage, mini and self-storage warehousing only on approximately 5.62 acres.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard Petition
PUDZ-PL20230012017, South Naples Toy Storage CPUD on January 15, 2026, and voted 5-0 to forward this petition to
the Board with a recommendation of approval with required changes to the PUD as explained below. The CCPC
approval was unanimous. There was no opposition to this petition. As such, this petition will be placed on the Summary
Agenda. The required changes and additions to be added to the PUD by the CCPC include:
Exhibit A – List of Permitted Uses:
1. Tract A – Commercial Tract — Principal Uses section — Adding descriptive language, “Warehousing and
Storage (SIC 4225) for indoor vehicle storage; intended for automobiles, recreational vehicles, boats, and
incidental household goods storage. Within the storage units, there may be mezzanines, auto lifts, bathrooms
(including showers), furnished lounge and/or office spaces, kitchenettes without cooktops/ranges and hoods,
wine storage, humidors, and game spaces (pool tables, electronic games, golf simulators or other similar
features).”
• Tract A – Commercial Tract – Accessory Uses section, Part 2 – Deleting "Outside storage or display of
merchandise associated with recreational vehicle and boat sales subject to LDC section 4.02.12."
Exhibit F – List of Developer Commitments:
• General Section, Adding Part D, “Within 90 days of the effective date of the PUD Ordinance, 951 Collier Blvd
Investors LLC will record a restrictive covenant against the PUD property in favor of Collier County that
prohibits residential rental developments over 4 units an acre.”
The changes were accepted by staff, and these revisions were added to the Ordinance.
This item advances the Collier County Strategic Plan Objective within Quality of Place by preserving and enhancing the
character of our community.
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2/10/2026
Item # 17.D
ID# 2026-115
FISCAL IMPACT: The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset
the impacts of each new development on public facilities. These impact fees are used to fund projects identified in the
Capital Improvement Element of the Growth Management Plan (GMP) as needed to maintain the adopted Level of
Service (LOS) for public facilities. Other fees collected prior to the issuance of a building permit include building permit
review fees. Please note that impact fees and taxes collected were not included in the criteria used by staff and the
Planning Commission to analyze this petition.
GROWTH MANAGEMENT IMPACT: The subject property is located within the Urban Designation, Urban Mixed-
Use District, Urban Coastal Fringe Subdistrict as identified on the countywide Future Land Use Map (FLUM) of the
Growth Management Plan (GMP). Due to the rezoning request for increased intensity, and a use that is not currently
allowed within the subdistrict, the proposed petition is required to attain consistency with the adopted GMP. This has
resulted in the submittal of a companion Growth Management Plan Amendment (GMPA) for consideration which, if
approved, would allow a maximum of 60,000 square feet of indoor vehicle storage. The proposed CPUD may be
deemed consistent with the Future Land Use Element if the companion GMPA is adopted and goes into effect. The PUD
Ordinance should provide for the effective date consistent with the effective date of the companion GMPA petition. (See
Attachment B – FLUE Consistency Memorandum)
Transportation Element: In evaluating this project, staff reviewed the applicant’s February 1, 2024 Traffic Impact
Statement for consistency with Policy 5.1 of the Transportation Element of the Growth Management Plan (GMP) using
the 2024 Annual Update and Inventory Reports (AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications, conditional use petitions, and
proposed amendments to the Future Land Use Element (FLUE) affecting the overall countywide density or intensity of
permissible development, with consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment as identified in the current
AUIR or if it impacts an adjacent roadway segment that is deficient as identified in the current AUIR, or which
significantly impacts a roadway segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning period, unless specific
mitigating stipulations are also approved. A petition or application has significant impacts if the traffic impact
statement reveals that any of the following occur:
a. For links (roadway segments) directly accessed by the project where project traffic is equal to or exceeds 2% of the
adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to or exceeds 2% of the
adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where it is equal to or exceeds 3%
of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and submitted as part of
the traffic impact statement that addresses the project’s significant impacts on all roadways.”
Staff findings: According to the TIS provided with this petition the proposed South Naples Toy Storage development
will generate a projected total of +/- 20 PM peak hour trips on the adjacent roadway Collier Boulevard. The trips
generated will occur on the following adjacent roadway network links:
Roadway/Link Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected P.M
Peak Hour/Peak
Direction
Project Traffic
(1)
2024 Level of
Service (LOS)
2024 Remaining
Capacity
Collier
Boulevard/ 37.0
Manatee Rd to
Mainsail Dr
2,200/NB 8/NB D 299 (2)
1. Source for P.M. Peak Hour/Peak Direction Project Traffic is February 1, 2024; Traffic Impact Statement
provided by the petitioner.
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2/10/2026
Item # 17.D
ID# 2026-115
2. Expected Deficiency 2032 due to Trip Bank, not caused by this development. Roadway is the Jurisdiction of
FDOT.
Based on the TIS provided by the applicant, the 2024 AUIR, the subject PUD can be found consistent with Policy 5.1 of
the Transportation Element of the Growth Management Plan. Transportation Planning staff finds this petition consistent
with the GMP. The proposed development represents a 0.36% (de minimis, less than 1%) peak hour, peak direction
impact on the adjacent Collier Boulevard roadway.
Conservation and Coastal Management Element (CCME): Environmental review staff have found this project to be
consistent with the Conservation & Coastal Management Element (CCME). The project site consists of 3.68 acres of
native vegetation. A minimum of 0.55 acres (15%) of native vegetation is required to be preserved.
GMP Conclusion: The proposed PUD is consistent with the GMP if the Board approves the companion GMPA first or
concurrent with the PUD, and the uses and intensities align.
LEGAL CONSIDERATIONS: This is a site-specific rezone from the Rural Agricultural (A) Zoning District to a
Commercial Planned Unit Development (CPUD) Zoning District for a project to be known as the South Naples Toy
Storage CPUD. The burden falls upon the applicant to prove that the proposed rezone is consistent with all the criteria
set forth below. The burden then shifts to the Board of County Commissioners, should it consider denying the rezone,
to determine that such denial would not be arbitrary, discriminatory or unreasonable. This would be accomplished by
finding that the proposal does not meet one or more of the listed criteria below.
Criteria for CPUD Rezones
Ask yourself the following questions. The answers assist you in making a determination for approval or not.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
2. Is there an adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments
or for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made
for the continuing operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense? Findings and recommendations of this type shall be made only after
consultation with the County Attorney
3. Consider: Conformity of the proposed CPUD with the goals, objectives and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions
on location of improvements, restrictions on design, and buffering and screening requirements.
5. Is there an adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with CPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting public purposes to a
degree at least equivalent to literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the
elements of the Growth Management Plan?
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2/10/2026
Item # 17.D
ID# 2026-115
10. Will the proposed CPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested CPUD Rezone result in the possible creation of an isolated district unrelated to adjacent
and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed
incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic,
including activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance
with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be
required to make the property usable for any of the range of potential uses under the proposed zoning
classification.
25. Consider: The impact of development resulting from the proposed CPUD rezone on the availability of
adequate public facilities and services consistent with the levels of service adopted in the Collier County
Growth Management Plan and as defined and implemented through the Collier County Adequate Public
Facilities Ordinance [Code ch.106, art.II], as amended.
26. Are there other factors, standards, or criteria relating to the CPUD rezone request that the Board of County
Commissioners shall deem important in the protection of the public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied
to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons
and the oral testimony presented at the Board hearing as these items relate to these criteria. Should this item be denied,
Florida Statutes section 125.022(3) requires the County to provide written notice to the applicant citing applicable
portions of an ordinance, rule, statute, or other legal authority for the denial. This item has been reviewed as to form and
legality, and an affirmative vote of four is necessary for Board approval. -HFAC
Page 3566 of 3707
2/10/2026
Item # 17.D
ID# 2026-115
RECOMMENDATION(S): To approve the request for Petition PUDZ-PL20230012017, the South Naples Toy Storage
CPUD, and the proposed ordinance.
PREPARED BY: Timothy Finn, AICP, Planner III, Zoning Division
ATTACHMENTS:
1. Staff Report - South Naples Toy Storage CPUD
2. Attachment A - Proposed Ordinance revised 1-23-26
3. Attachment B - FLUE Consistency Memorandum
4. Attachment C - Application-Backup Materials
5. Attachment D - Hearing Advertising Sign
6. legal ad - agenda IDs 26-50 & 26-115 - South Naples Toy Storage GMPA & PUDZ (PL20230012845 & PL20230012017) - 2.10.26
BCC
Page 3567 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 1 of 13
Revised: December 23, 2025
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: JANUARY 15, 2026
SUBJECT: PUDZ-PL20230012017; SOUTH NAPLES TOY STORAGE CPUD
COMPANION ITEM: PL20230012845; SOUTH NAPLES TOY
STORAGE COMMERCIAL SUBDISTRICT
______________________________________________________________________________
OWNER/AGENT:
Owner: Agent:
951 Collier Blvd Investors, LLC Patrick Vanasse, AICP
1550 East Beltline Ave SE, Suite 150 The Neighborhood Company
Grand Rapids, MI 49506 5618 Whispering Willow Way
Fort Myers, FL 33908
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to rezone a 5.62+/- acre property from the Rural Agriculture (A) zoning district to a
Commercial Planned Unit Development (CPUD) zoning district to be known as South Naples Toy
Storage Commercial Planned Unit Development. The subject property is comprised of one parcel
and is owned by 951 Collier Blvd Investors, LLC.
GEOGRAPHIC LOCATION:
The subject property is located on the west side of Collier Boulevard, north of Championship
Drive, in Section 10, Township 51 South, Range 26 East, Collier County, Florida, consisting of
5.62+/- acres (see location map on page 2).
PURPOSE/DESCRIPTION OF PROJECT:
This petition seeks to rezone the property to CPUD to allow for the development of 60,000 square
feet of gross floor area of indoor vehicle storage, mini and self-storage warehousing only.
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 2 of 13
Revised: December 23, 2025
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 3 of 13
Revised: December 23, 2025
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses, zoning classifications, and maximum
approved densities for properties surrounding boundaries of South Naples Toy Storage CPUD:
North:
Undeveloped land, with a current zoning designation of Agriculture (A) zoning
district.
East: Collier Boulevard, a six-lane arterial roadway, then developed recreational
vehicles and travel trailers, with a current zoning designation of Silver Lakes
MPUD (3.84 DU/AC), which is approved for recreational vehicles, travel
trailers, recreational residences, recreational, and conservation uses
South: Developed with Florida Power and Light (electric utilities) with a current
zoning designation of Agriculture (A) zoning district, then farther south is
Florida Power and Light and Lee County Electric Cooperative (electric
utilities) that are zoned Agriculture (A) zoning district and Naples Boat and
Self-Storage that is zoned Heavy Commercial (C-5) zoning district
West: Undeveloped land, with a current zoning designation of Agriculture (A) zoning
district.
Aerial Photo (Property Appraiser GIS)
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 4 of 13
Revised: December 23, 2025
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The subject property is located within the Urban
Designation, Urban Mixed-Use District, Urban Coastal Fringe Subdistrict as identified on the
countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP). Due to the
rezoning request for increased intensity, and a use that is not currently allowed within the
subdistrict, the proposed petition is required to attain consistency with the adopted GMP. This has
resulted in the submittal of a companion Growth Management Plan Amendment (GMPA) for
consideration which, if approved, would allow a maximum of 60,000 square feet of indoor vehicle
storage. The proposed CPUD may be deemed consistent with the Future Land Use Element if the
companion GMPA is adopted and goes into effect. The PUD Ordinance should provide for the
effective date consistent with the effective date of the companion GMPA petition. (See Attachment
B – FLUE Consistency Memorandum)
Transportation Element: In evaluating this project, staff reviewed the applicant’s February 1,
2024 Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of
the Growth Management Plan (GMP) using the 2024 Annual Update and Inventory Reports
(AUIR).
Policy 5.1 of the Transportation Element of the GMP states;
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element
(FLUE) affecting the overall countywide density or intensity of permissible development,
with consideration of their impact on the overall County transportation system, and shall
not approve any petition or application that would directly access a deficient roadway
segment as identified in the current AUIR or if it impacts an adjacent roadway segment that
is deficient as identified in the current AUIR, or which significantly impacts a roadway
segment or adjacent roadway segment that is currently operating and/or is projected to
operate below an adopted Level of Service Standard within the five year AUIR planning
period, unless specific mitigating stipulations are also approved. A petition or application
has significant impacts if the traffic impact statement reveals that any of the following
occur:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal
to or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point where
it is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant
and submitted as part of the traffic impact statement that addresses the project’s
significant impacts on all roadways.”
Staff findings: According to the TIS provided with this petition the proposed South Naples Toy
Storage development will generate a projected total of +/- 20 PM peak hour trips on the adjacent
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 5 of 13
Revised: December 23, 2025
roadway Collier Boulevard. The trips generated will occur on the following adjacent roadway
network links:
Roadway/Link Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected P.M
Peak
Hour/Peak
Direction
Project
Traffic (1)
2024 Level
of Service
(LOS)
2024
Remaining
Capacity
Collier
Boulevard/
37.0
Manatee Rd
to Mainsail
Dr
2,200/NB 8/NB D 299 (2)
1. Source for P.M. Peak Hour/Peak Direction Project Traffic is February 1, 2024; Traffic Impact Statement provided by the
petitioner.
2. Expected Deficiency 2032 due to Trip Bank, not caused by this development. Roadway is the Jurisdiction of FDOT.
Based on the TIS provided by the applicant, the 2024 AUIR, the subject PUD can be found
consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan.
Transportation Planning staff finds this petition consistent with the GMP. The proposed
development represents a 0.36% (de minimis, less than 1%) peak hour, peak direction impact on
the adjacent Collier Boulevard roadway.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site consists of 3.68 acres of native vegetation. A minimum of 0.55 acres
(15%) of native vegetation is required to be preserved.
GMP Conclusion: The proposed PUD is inconsistent with the GMP, unless the Board approves
the companion GMPA first or concurrent with the PUD and the uses and intensities align.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and
Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as
“Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. The
CCPC uses the aforementioned criteria as the basis for its recommendation to the Board, who in
turn use the criteria to support their action on the rezoning or amendment request. In addition, staff
offers the following analyses:
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The required preserve is 0.55 acres (15% of 3.68 acres); the Master
Concept Plan provides for a 0.68-acre preserve onsite. The environmental data indicates the
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 6 of 13
Revised: December 23, 2025
proposed project is in an area that has the potential to contain a variety of protected animal species;
however, none were observed on-site.
The proposed project is located within the U.S. Fish and Wildlife Service (FWS) consultation area
for Bonneted Bats (Eumops floridanus). However, no evidence was found indicating the trees
were being utilized by Bonneted Bats. The only listed species observed onsite was two Little Blue
Herons (Egretta caerulea). This species is transient; therefore, follow-up evaluations will need to
occur to ensure appropriate protection.
The Environmental Data indicates the property is located outside the Panther Zone for Florida
Panther (Felis concolor coryi). There were no direct observations of panthers onsite. However,
because of the properties’ close proximity to panther zones, the future users of the storage units
should be provided with information to minimize human-wildlife conflicts.
The Florida Fish and Wildlife Conservation Commission (FWC) wildlife data indicates the
presence of Black bear (Ursus americanus floridanus) in the area. A black bear management plan
must be included in PPL or SDP review. Additionally, the property contains potential habitat for
Eastern indigo snake (Drymarchon corais couperi). Consultation with the US Federal Wildlife
Service (USFWS) and the Florida Fish and Wildlife Conservation Commission (FWCC) regarding
guidelines and permitting requirements will be required before construction. This information will
be included in the required listed species management and reviewed during the SDP/PPL review.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utilities Review: The project lies within the regional potable water service area and the south
wastewater service area of the Collier County Water-Sewer District (CCWSD). Water and
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.
Landscape Review: The landscape buffers on the master plan are consistent with LDC
requirements
Stormwater Review: Stormwater staff has reviewed the petition for compliance with the GMP and
the LDC and recommends approval of this project.
Zoning Services Review: Staff has evaluated the uses proposed and their intensities and the
development standards such as building heights, setbacks, and landscape buffers. Staff also
evaluated the building mass, building location and orientation, the amount and type of open space
and its location, and traffic generation/attraction of the proposed uses. After this review, staff has
determined that the proposed uses are compatible with the surrounding neighborhood.
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 7 of 13
Revised: December 23, 2025
The proposed CPUD requests a maximum gross area of 60,000 square feet of commercial uses
for indoor vehicle storage (SIC code 4225, mini-and-self-storage warehousing only). The
proposed CPUD also includes several accessory uses, including:
1. Administrative Offices within the same structures as principal uses.
2. Outside storage or display of merchandise associated with recreational vehicle and boat
sales subject to LDC Section 4.02.12.
3. Customary accessory uses and structure that are incidental to the list of permitted principal
uses.
The CPUD further requests a preserve with principal uses that include:
1. Preservation of natural vegetation
2. Pervious and impervious pathways and boardwalks, subject to criteria identified in LDC
3.05.07.H.1.h.i
3. Benches for seating
The preserve will include preserve accessory uses as the following:
1. Stormwater management structures and facilities, subject to criteria identified in LDC
3.05.07.H.1.h.ii
The proposed CPUD includes a maximum building height of 35 feet zoned and 40 feet actual for
principal and accessory uses. The properties to the north and west are undeveloped, which are
zoned Agriculture (A) with a maximum height of 35 feet. The properties to the south are zoned
Agriculture (A) with a maximum height of 35 feet and Heavy Commercial (C-5) zoning district
with a maximum height of 35 feet. To the east, across from Collier Blvd, is the Silver Lakes MPUD
with a maximum height of 15 feet for the recreational residences and travel trailer vehicles and 35
feet for the commons/recreational areas. The proposed CPUD will be required to meet the
architectural and site design standards in the LDC at the time of site plan approval.
The proposed CPUD includes a 25 ft-front yard setback, 15 ft- front and side yard setback, and a
25 ft preserve setback. Additionally, 30 percent of the property will be designated as open space.
The Master Plan proposes a 10-foot wide “Type A” landscape buffer along the eastern, southern,
and northern perimeters of the PUD. The western perimeter of the PUD will consist of a preserve
with a 25 ft preserve setback. These buffers are consistent with the required buffers of the
surrounding properties. The locations of buildings, setbacks, and open space contribute to the
project’s compatibility with the surrounding neighborhood.
Transportation review staff has determined that the proposed CPUD will not exceed Level of
Service Standards on Collier Boulevard.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states that, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
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PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 8 of 13
Revised: December 23, 2025
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
Water and wastewater mains are available along Collier Blvd. There are adequate water
and wastewater treatment capacities to serve the project. 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 site isn’t currently covered by a South Florida Water Management District (SFWMD)
Environmental Resource Permit (ERP). However this permit will be required prior to any
proposed change in land use or development. That process will ensure consistency with all
applicable state standards for stormwater systems. Currently, the site includes no formal
stormwater system and drainage is presumably influenced by a shallow surface ditch which
leads westwards through the property; ultimate discharge is into the Gulf via Rookery Bay.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments or for amendments in those proposed, particularly as
they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the property.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
Comprehensive Planning staff finds that the proposed PUD will only be consistent with
the GMP upon adoption of the companion GMPA-PL20230012845.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
As described in the Staff Analysis section of this staff report subsection Landscape Review,
staff is of the opinion that the proposed project will be compatible with the surrounding
area. The Master Plan proposes the appropriate perimeter landscape buffers.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
For Commercial PUDs, 30% of the gross area shall be devoted to usable open space
according to LDC 4.07.02.G.2. The PUD Master Plan indicates compliance with this
standard, with 30% to be provided as open space.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
Page 3575 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 9 of 13
Revised: December 23, 2025
available improvements and facilities, both public and private.
Water and wastewater mains are available along Collier Blvd. There are adequate water
and wastewater treatment capacities to serve the project. 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.
As noted above, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at time of first development order (SDP or Plat), at
which time a new TIS will be required to demonstrate turning movements for all site access
points. Finally, the project’s development must comply with all other applicable
concurrency management regulations when development approvals, including but not
limited to any plats and or site development plans, are sought.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
Water and wastewater mains are available along Collier Blvd. There are adequate water
and wastewater treatment capacities to serve the project. 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.
8. Conformity with PUD regulations or desirable modifications of such regulations in
the particular case based on the determination that such modifications are justified
as meeting public purposes to a degree at least equivalent to the literal application of
such regulations.
No deviations are proposed in connection with this request to rezone to CPUD.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered the proposed change in relation to the
following when applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the Growth Management Plan.
The proposed PUD is inconsistent with the GMP, unless the Board approves the companion
GMPA first or concurrent with the PUD and the uses and intensities align.
2. The existing land use pattern.
The surrounding land uses are described in the Surrounding Land Use and Zoning section
on page 4 of this staff report.
Page 3576 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 10 of 13
Revised: December 23, 2025
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The subject parcel is of sufficient size and therefore will not result in an isolated district
unrelated to adjacent and nearby districts. It is also comparable with expected land uses by
virtue of its consistency with the FLUE of the GMP, if the companion GMPA is approved.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
The CPUD boundary follows the boundaries of the existing parcels.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary but is being requested in compliance with the LDC
provisions to seek such changes. The petitioner believes the rezoning is necessary for the
purpose of constructing a commercial development.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The neighborhood and living conditions are characterized by the rural and natural lands in
vicinity of the site. The proposed development is more intense than the nearby undeveloped
agricultural areas to the west and north. The proposed change will not adversely influence
living conditions in the neighborhood. The development standards proposed ensure
compatibility with neighboring properties.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
As noted above, Transportation Planning staff finds this petition consistent with the GMP.
Operational impacts will be addressed at time of first development order (SDP or Plat).
Additionally, the project’s development must comply with all other applicable concurrency
management regulations when development approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed CPUD request is not anticipated to create a stormwater management problem
for the area. Although records indicate a pending application, the site is not currently
covered by a South Florida Water Management District (SFWMD) Environmental
Resource Permit (ERP). This permit will need to be secured prior to any proposed change
in land use or development. That process will ensure consistency with all applicable state
standards for stormwater systems. In addition, site development approval (SDP) will be
required from Collier County, to ensure that local development standards are maintained
and that proposed stormwater system(s) are designed consistent with relevant LDC and
Page 3577 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 11 of 13
Revised: December 23, 2025
County Ordinances for water quality and water quantity, during both the interim
construction phase and final implementation. Best management practices, treatment, and
storage will be addressed through ERP with the SFWMD. Staff will evaluate the
stormwater management system and design criteria at the time of SDP.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated this CPUD will reduce light or air to the adjacent areas. Development
of the site will need to meet the site design standards as set forth in the LDC.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results, which may be internal or
external to the subject property. Property valuation is affected by a host of factors,
including zoning; however, zoning by itself may or may not affect values since value
determination is driven by market forces.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The approval of the CPUD rezone request is not likely to deter development activity of the
surrounding properties.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner, contrasting with the public welfare.
If the proposed development complies with the GMP, then that constitutes a public policy
statement supporting zoning actions when they are consistent with said Comprehensive
Plan. Should approval of the proposed GMP Amendment be granted, the proposed change
would not constitute a grant of special privilege. Consistency with the FLUE is determined
to be a public welfare relationship because actions consistent with the County’s
comprehensive plan are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning to develop agriculture
uses, single family dwellings, and schools; however, the proposed uses and intensities
cannot be achieved without this PUD rezoning action.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
It is staff’s opinion the proposed uses and associated development standards and developer
commitments will ensure that the project is not out of scale with the needs of the
Page 3578 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 12 of 13
Revised: December 23, 2025
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed based on the location and proposed use of the subject site, and
staff does not specifically review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Any development anticipated by the PUD Document would require considerable site
alteration, and this project will undergo extensive evaluation relative to all federal, state,
and local development regulations during the SDP and/or platting processes, and again
later as part of the building permit process
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
The development will have to meet all applicable criteria set forth in the LDC regarding
Adequate Public Facilities. The project must also be consistent with all applicable goals
and objectives of the GMP regarding adequate public facilities. This petition has been
reviewed by county staff that is responsible for jurisdictional elements of the GMP as part
of the rezoning process, and staff has concluded that the developer has provided
appropriate commitments so that the impacts to the Level of Service (LOS) will be
minimized.
18. Such other factors, standards, or criteria as the Board of County Commissioners shall
deem important in protecting the public health, safety, and welfare.
To be determined by the Board during its advertised public hearing.
JUNE 6, 2024, NEIGHBORHOOD INFORMATION MEETING (NIM):
The NIM was scheduled for June 6, 2024, at 5:30 p.m. at the Donna Fiala Eagle Lakes Community
Park Community Center at 11565 Tamiami Trail East, Naples, FL 34113. No members of the
public were present or participated remotely, and therefore, no recording or transcript is available.
A copy of the NIM advertising is included in Attachment C.
AUGUST 14, 2025, NEIGHBORHOOD INFORMATION MEETING (NIM):
Page 3579 of 3707
PUDZ-PL20230012017 South Naples Toy Storage CPUD Page 13 of 13
Revised: December 23, 2025
Because the petition exceeded the first anniversary of the first NIM, the second NIM was
scheduled. The NIM was scheduled for August 14, 2025, at 5:30 p.m. at the Donna Fiala Eagle
Lakes Community Park Community Center at 11565 Tamiami Trail East, Naples, FL 34113. No
members of the public were present or participated remotely, and therefore, no recording or
transcript is available. A copy of the NIM advertising is included in Attachment C.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) REVIEW:
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of
the Collier County Codes of Laws and Ordinances. Environmental Services staff recommends
approval of the proposed petition.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on December 22, 2025.
RECOMMENDATION:
Staff recommends the CCPC forward this petition to the Board with a recommendation of
approval.
Attachments:
A) Proposed Ordinance
B) FLUE Consistency Memorandum
C) Application/Backup Materials
Page 3580 of 3707
[23-CPS-02413/1997587/1]79
South Naples Toy Storage /PUDZ-PL20230012017
1/22/26
1 of 2
ORDINANCE NO. 2026 -_____
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT TO A COMMERCIAL PLANNED UNIT
DEVELOPMENT (CPUD) ZONING DISTRICT FOR THE PROJECT TO
BE KNOWN AS SOUTH NAPLES TOY STORAGE COMMERCIAL
PLANNED UNIT DEVELOPMENT, TO ALLOW DEVELOPMENT OF
60,000 SQUARE FEET OF GROSS FLOOR AREA OF INDOOR
VEHICLE STORAGE, MINI AND SELF-STORAGE WAREHOUSING
ONLY ON PROPERTY LOCATED ON THE WEST SIDE OF COLLIER
BOULEVARD NORTH OF CHAMPIONSHIP DRIVE, IN SECTION 10,
TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 5.62±
ACRES; AND BY PROVIDING AN EFFECTIVE DATE. [PL20230012017]
WHEREAS, Jessica Kluttz, AICP, of Davidson Engineering, representing 951 Collier
Blvd Investors, LLC, petitioned the Board of County Commissioners of Collier County, Florida,
to change the zoning classification of the herein described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 10,
Township 51 South, Range 26 East, Collier County, Florida, is changed from a Rural
Agricultural (A) Zoning District to a Commercial Planned Unit Development (CPUD) for a
5.62± acre project to be known as South Naples Toy Storage CPUD, in accordance with Exhibits
A through F attached hereto and incorporated by reference herein. The appropriate zoning atlas
map or maps, as described in Ordinance Number 2004-41, as amended, the Collier County Land
Development Code, is/are hereby amended accordingly.
Page 3581 of 3707
[23-CPS-02413/1997587/1]79
South Naples Toy Storage /PUDZ-PL20230012017
1/22/26
2 of 2
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 , Chairman
Approved as to form and legality:
Heidi Ashton-Cicko
Managing Assistant County Attorney
Exhibit A: List of Permitted Uses
Exhibit B: Development and Design Standards
Exhibit C: Master Concept Plan
Exhibit D: Legal Description
Exhibit E: Deviations
Exhibit F: Development Commitments
Page 3582 of 3707
Page 1 of 8
EXHIBIT A
LIST OF PERMITTED USES
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
Regulations for development of this PUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of
Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide
development standards, then the provision of the specific sections of the LDC that are
otherwise applicable shall apply.
PERMITTED USES:
This CPUD shall be limited to a maximum development of 60,000 square feet of gross floor
area of commercial uses, subject to the trip cap identified in Exhibit F.2.A of this CPUD. No
building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following:
Tract A: Commercial Tract:
A. Principal Uses:
1. Warehousing and Storage (SIC 4225) for indoor vehicle storage; intended for
automobiles, recreational vehicles, boats and incidental household goods storage.
Within the storage units, there may be mezzanines, auto lifts, bathrooms (including
showers), furnished lounge and/or office spaces, kitchenettes without
cooktops/ranges and hoods, wine storage, humidors and game spaces (pool tables,
electronic games, golf simulators or other similar features).
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses
and structures, including, but not limited to:
1. Administrative Offices within same structures as principal uses
2. Customary accessory uses and structure that are incidental to the list of permitted
principal uses.
Tract B: Preserve:
A. Principal Uses
1. Preservation of natural vegetation.
2. Pervious and impervious pathways and boardwalks, subject to criteria identified in
LDC Section
3.05.07 H.1.h.i
3. Benches for seating
B. Preserve Accessory Uses
1. Stormwater management structures and facilities, subject to criteria identified in LDC
3.05.07.H.1.h.ii
Page 3583 of 3707
Page 2 of 8
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
Table I below sets forth the development standards for land uses within the proposed
CPUD. 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 STRUCTURES ACCESSORY
STRUCTURES
MINIMUM LOT AREA (sq. ft.) 10,000 N/A
MINIMUM LOT WIDTH (feet) 100 100
MINIMUM YARDS (EXTERNAL)
MINIMUM FRONT YARD (feet) 25 SPS
MINIMUM REAR YARD (feet) 15 SPS
MINIMUM SIDE YARD (feet) 15 SPS
MINIMUM PRESERVE SETBACK
(FEET)
25 25
MINIMUM DISTANCE BETWEEN
STRUCTURES (feet)
15 0
MAXIMUM ZONED HEIGHT (feet) 35 35
MAXIMUM ACTUAL HEIGHT (feet) 40 40
MINIMUM FLOOR AREA (sq. ft.) 700 N/A
Note: Nothing in this CPUD document shall be deemed to approve a deviation from the
LDC unless it is expressly stated in Exhibit E, list of deviations.
Page 3584 of 3707
STRUCTURE STRUCTURE SITE / LAND USE EXHIBIT C MASTER PLAN LEGEND TRACT B TRACT A 4365 Radio Road, Suite 201 Naples, Florida 34104 P: 239.434.6060 Company Cert. of Authorization No. 00009496 SOUTH NAPLES TOY STORAGE CPUD SCALE: 1" = 150' N SHEET NO: MASTER PLAN REVISIONS REV. DATE: DESCRIPTION Page 3 of 8 PRESERVE Page 3585 of 3707
Page 4 of 8
EXHIBIT D
LEGAL DESCRIPTION
Commencing at a monument (being an iron pin) at the Southwest corner of Section 10, Township 51
South, Range 26 East, Collier County, Florida; thence North along the division line between Sections 9
and 10, North 0° 04' 10" West, 110.03 feet to a concrete monument being the Point or Place of
Beginning of the parcel herein described; thence continuing along said division line between Sections
9 and 10, North 0°04'10" West, 330.11 feet to a concrete monument; thence leaving said division line
and passing through other lands of said Section 10, North 88° 36' 13" East, 673.67 feet to a concrete
monument; thence along other lands of Florida Power & Light Company, South
0°24'05" West, 330.18 feet to a concrete monument; thence still along other lands of Florida Power & Light
Company, South 88° 36' 13" West 670.96 feet to the Point or Place of Beginning of the parcel herein
described being a part of Section 10, Township 51 South Range 26 East, Collier County, Florida.
Together with the Northerly 40 feet of the Easterly 660 feet of the below described property:
A parcel of land situate, lying and being in Section 10, Township 51 South,
Range 26 East, Collier County, Florida, described as follows:
Beginning at the Southwest corner of Section 10, Township 51 South, Range 26 East; thence run East
along the South line of said Section, 1,330.15 feet to the Westerly right-of-way line of State Road S-951,
as described in 0. R. Book 51, page 137, Collier County Records; thence North 2' 28'34" East along
said Westerly right-of-way line to an intersection with a line page with, and 440 feet North (measured on
a perpendicular)of said South line of Section 10; thence Westerly along said parallel line a distance of660
feet; thence run South 2°28'34" West to an intersection with a line parallel with, and 110 feet North
(measured on a perpendicular)of said South line of Section 1O; thence Westerly along said parallel line to
the West line of said Section 10; thence South 110 feet to the Point of Beginning. Being part of the South
1/2 of the Southwest 4 of said Section 10, lying West of the Westerly right-of-way line ofS-951.
LESS AND EXCEPT TIIE FOLLOWING:
All that part of the North 40 feet of the South 440 feet of Section 10, Township 51 South, Range 26
East, Collier County, Florida lying Westerly of-existing State Road S-951 (100 feet wide) and being. a
parcel 83 feet wide (as measured on a perpendicular) with the Easterly line of said parcel being the
Westerly line of said right-of-way 100 feet wide, said Easterly lines lying 17 feet Westerly from (as
measured on a perpendicular)and the Westerly line of said parcel lying 100 feet Westerly from (as
measured on perpendicular) the following described centerline of a proposed right-of-way for State
Road 951 (200 feet wide):
From the Southwest corner of Section 15, Township 51 South, Range 26 East, Collier County, Florida run S
88°58'22" E along the South line of the Southwest quarter (SW-1/4) of said Section 15, for 1138.93 feet
to the centerline of construction of State Road 951 (200 feet wide) at Station 294+04.46 and the POINT
OF BEGINNING. From said POINT OF BEGINNING run N 02°28'03" E, parallel with and 33 feet Westerly
from (as measured on a perpendicular) the centerline of State Road S-951 (100 feet wide)for 15,452.33 feet
to Station 448+56.79 at the centerline of U.S. 41 Road 90) in the Northwest quarter (NW-1/4) of Section 3,
said Township and Range and the end of the herein described centerline.
Bearings are Plane Coordinate for the Florida East Zone.
Page 3586 of 3707
Page 5 of 8
THE ABOVE DESCRIBED PROPERTY IS ALSO KNOWN AND DESCRIBED AS FOLLOWS:
Commencing at a monument (an iron pin) at the Southwest corner of Section 10, township 51 South,
Range 26 East, Collier County, Florida;
Thence Northerly along the division line of Sections 9 and 10, North 00 degrees 04'10" West, 110.03 feet to
a concrete monument being the Point or Place of beginning of the parcel herein described;
Thence continuing along said division line between Section 9 and 10, North 00 degrees 04'10" West
330.11 feet to a concrete monument.
Thence leaving said division line and passing through other lands of said Section 10, North 88 degrees
36'13" East
673.67 feet to a concrete monument;
Thence along other lands of Florida Power & Light Company, South 00 degrees 24'05" West, 330.18 feet
to a concrete monument:
Thence still along other lands of Florida Power & Light company, South 88 degrees 36'13" West
670.96 feet to the Point or Place of Beginning of the parcel herein described being a part of Section
10, Township 51 South, Range 26 East, Collier County, Florida.
LESS
Together with the Northerly 40 feet of a part of the Easterly 660 feet of the below described property;
a parcel of land lying and being in Section 10, Township 51 South, Range 26 East, Collier County
Florida, described as follows:
Commencing at a monument (being an iron pin) at the Southwest corner of Section 10, Township 51
South, Range 26 East, Collier County, Florida;
Thence run the division line of Sections 10 and 15 and the Southerly line of a Florida Power and Light
Company Easement North 88 degrees 36'13" East 1,246.30 feet to a point on the Westerly Right of Way
of Collier Boulevard;
Thence North 00 degrees 22'56" East, 440.22 feet along the said Right of Way line to an iron pin LB
6569, being the Point or Place of Beginning;
Thence leaving said Right of Way Line, South 88 degrees 36'13" West, 576.54 feet to a concrete
monument; Thence South 00 degrees 24'05" West, 40.02 feet to an iron pin, #2463
Thence North 88 degrees 36'13" East, 576.60 feet to an iron pin LB 6569, a line that intersects the
Westerly Right of Way Line of Collier Boulevard;
Thence along said Right of Way Line North 00 degrees 22'56" East, 40.02 feet to the Point or Place of
Beginning. The area described contains 5.62 Acres.
Page 3587 of 3707
Page 6 of 8
EXHIBIT E
LIST OF DEVIATIONS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
No deviations are requested from the LDC.
Page 3588 of 3707
Page 7 of 8
EXHIBIT F
LIST OF DEVELOPER COMMITMENTS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
The purpose of this Section is to set forth the development commitments for the development of
this project.
1. GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close- out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is Timmer Partners LLC. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a
legally binding document that needs to be approved for legal sufficiency by the County
Attorney. After such approval, the Managing Entity will be released of its obligations
upon written approval of the transfer by County staff, and the successor entity shall
become the Managing Entity. As Owner and Developer sell off tracts, the Managing
Entity shall provide written notice to County that includes an acknowledgement of the
commitments required by the PUD by the new owner and the new owner’s agreement to
comply with the Commitments through the Managing Entity, but the Managing Entity shall
not be relieved of its responsibility under this Section. When the PUD is closed-out, then
the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD
commitments.
B. Issuance of a development permit by a county does not in any way create any rights on
the part of the applicant to obtain a permit from a state or federal agency and does not
create any liability on the part of the county for issuance of the permit if the applicant fails
to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency
or undertakes actions that result in a violation of state or federal law. (Section 125.022,
FS)
C. All other applicable state or federal permits must be obtained before commencement of
the development.
D. Within 90 days of the effective date of the PUD Ordinance, the owner will record a
restrictive covenant against the PUD property in favor of Collier County that prohibits
residential rental developments over 4 units an acre.
2. TRANSPORTATION:
A. The maximum total daily trip generation for the PUD shall not exceed 20 two-way PM
peak hour net trips based on the use codes and trip generation rates in the ITE Trip
Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat
approval.
3. LANDSCAPING:
A. The PUD shall provide landscape buffering as provided on the master plan in accordance
with the Land Development Code.
B. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with 3.05.07.
Owner will plant additional landscape material in the buffer to achieve the opacity
requirement no later than one year from the issuance of the certificate of occupancy.
Page 3589 of 3707
Page 8 of 8
4. ENVIRONMENTAL:
A. The Project has 3.68 acres of native vegetation. The Project will preserve a minimum of
15 percent of the site’s native vegetation as shown on the Master Plan. The minimum
required preserve for the PUD is 0.552 ± acres. However, the Project will provide at least
0.68± acres of preservation, and disturbed wetlands will be mitigated.
B. At time of development review, a Black Bear Management Plan, Florida Panther
Management Plan, Wading Birds Management Plan, Human-Panther Co-existence
Plan, and List Plan Species Protection Precautions will be provided, if necessary, as
determined by the County Manager or designee.
5. PUBLIC UTILITIES:
A. At the time of application for Site Development Plan (SDP) approval, as the case may
be, offsite improvements and/or upgrades to the water distribution/transmission system
and 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 at time of SDP review. Such
improvement and/or upgrades as may be necessary shall be permitted and installed at
the owner’s sole cost and 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 at the determination of the County
Manager or their designee.
Page 3590 of 3707
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.collier.gov/
CONSISTENCY MEMORANDUM
TO: Tim Finn, Planner III, Zoning Services
FROM: Jessica Constantinescu, Planner II, Comprehensive Planning
Growth Management Community Development Department
DATE: December 16, 2025
SUBJECT: South Naples Toy Storage CPUD (PUDZ) [PL20230012017]
_________________________________________________________________________________
PETITION NUMBER: PUDZ- PL20230012017
PETITION NAME: South Naples Toy Storage (CPUD)
REQUEST: To rezone ±5.62 acres from Rural Agricultural (A) to South Naples Toy Storage
Commercial Planned Unit Development (CPUD) to allow a maximum of 60,000 square feet of gross
leasable area of indoor air-conditioned vehicle storage. A Small-Scale Growth Management Plan
Amendment (SSGMPA), PL20230012845, is a companion petition to amend the GMP to create the
South Naples Toy Storage Commercial Subdistrict.
LOCATION: The subject property, a ± 5.62-acre parcel, is located on the west side of Collier
Boulevard (SR 951), approximately 1.8 miles south of Tamiami Trail East (US 41) in Section 10,
Township 51 South, Range 26 East.
COMPREHENSIVE PLANNING COMMENTS: The subject property is located within the Urban
Designation, Urban Mixed-Use District, Urban Coastal Fringe Subdistrict as identified on the
countywide Future Land Use Map (FLUM) of the Growth Management Plan (GMP).
Due to the rezoning request for increased intensity, and a use that is not currently allowed within the
subdistrict, the proposed petition is required to attain consistency with the adopted GMP. This has
resulted in the submittal of a companion Growth Management Plan Amendment (GMPA) for
consideration which, if approved, would allow a maximum of 60,000 square feet of indoor vehicle
storage.
Relevant FLUE Objectives and policies are stated below (in italics); each policy is followed by
staff analysis [in bold].
FLUE Policy 5.6:
Page 3591 of 3707
Growth Management Community Development • Planning & Zoning
2800 North Horseshoe Drive • Naples, FL 34104 • 239-252-2400 • www.collier.gov/
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October
18, 2004, as amended). [Comprehensive Planning staff leaves this determination to Zoning staff
as part of their review of the petition in its entirety to perform the compatibility analysis.
However, staff would note that in reviewing the appropriateness of the requested uses/intensities
on the subject site, the compatibility analysis might include a review of both the subject proposal
and surrounding or nearby properties as to allowed use intensities and densities, development
standards (building heights, setbacks, landscape buffers, etc.), building mass, building location,
traffic generation/attraction, etc.]
FLUE Objective 7 and Relevant Policies
Policy 7.1:
The County shall encourage developers and property owners to connect their properties to fronting
connector and arterial roads, except where no such connection can be made without violating
intersection spacing requirement of the Land Development Code.
[The proposed CPUD includes access onto Collier Boulevard (SR 951).]
Policy 7.2:
The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle
congestion on nearby collector and arterial roads and minimize the need for traffic signals.
[The proposed development is not of a feasible scale, nor does it feature an intensity that will
result in increased vehicle congestion to warrant the need for internal accesses and loop roads.]
Policy 7.3:
All new and existing developments shall be encouraged to connect their local streets and/or
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
The interconnection of local streets between developments is also addressed in Policy 9.3 of the
Transportation Element.
[Interconnection to the existing adjacent electrical sub-station is identified as a potential hazard.
As such, an access at this boundary is not considered. Future development to the north may be
considered for an interconnection point on the north property boundary, at the time of its
development.]
Policy 7.4:
The County shall encourage new developments to provide walkable communities with a blend of
densities, common open spaces, civic facilities and a range of housing prices and types.
[The proposed development is not residential in nature and could not be purposed as a civic
facility or common open space. As such, analysis of this policy is not applicable.]
CONCLUSION:
The proposed CPUD may be deemed consistent with the Future Land Use Element if the companion
GMPA is adopted and goes into effect. The PUD Ordinance should provide for the effective date
consistent with the effective date of the companion GMPA petition.
Page 3592 of 3707
Application for a Public Hearing for PUD Rezone, Amendment to PUD
or PUD to PUD Rezone (PUDZ, PUDA, PUDR)
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G.1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsections 10.02.13 E; and 10.03.06.B; and Ch. 3 G.2 of the Administrative
Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
State:
Name of Property Owner(s):
Name of Applicant if different than owner:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
E-Mail Address:
If Property is under contract to be sold:
Name of Property Buyer(s):
Name of Applicant if different than buyer:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
E-Mail Address:
City:City: State:State: ZIP:ZIP:
Cell:Cell:
City:City: ZIP:ZIP:
Cell:Cell:
City: State: ZIP:
Cell:
City: ZIP:
Cell:
State:
Page 3593 of 3707
REZONE REQUEST
Zoning district(s) to the This application is requesting a rezone from:
zoning district(s).
Present Use of the Property:
Proposed Use (or range of uses) of the property:
Original PUD Name:
Ordinance No.:
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
•If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
•If required to do so at the pre-application meeting, the applicant shall submit four (4) copies of a
recent survey (completed within the last six (6) months, maximum 1" to 400' scale), and
•The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Subdivision: Lot:Block:
Property I.D. Number:
Metes & Bounds Description:
Page #: Plat Book:
ft. x ft. = Total Sq. Ft. Acres:
Address/ General Location of Subject Property:
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Community Facilities Industrial
Mixed Use
Residential
Other:
Size of Property:
Page 3594 of 3707
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Subdivision: Lot: Block:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ASSOCIATIONS
Complete the following for all registered Home Owner / Civic Association(s) that could be affected by this
petition and located within 1,000 feet of the subject property. Provide additional sheets if necessary.
Information can be found on the Civic Associations and Communities page on the Board of County
Commissioner’s website. Applicant is responsible for and shall confirm the current mailing addresses for each
association as registered by the Florida Department of State, Division of Corporations.
City: State: ZIP:
City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
City:State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address: City:State: ZIP:
Page 3595 of 3707
EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s
analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a.The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b.Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
c.Conformity of the proposed PUD with the goals, objectives, and policies of the Growth
Management Plan. (This is to include identifying what subdistrict, policy, or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that
subdistrict, policy, or other provision.)
d.The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e.The adequacy of usable open space areas in existence and as proposed to serve the
development.
f.The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g.The ability of the subject property and of surrounding areas to accommodate expansion.
h.Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the request
is affected by existing deed restrictions.
Page 3596 of 3707
Yes No If so, please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 8 B of the
Administrative Code and LDC section 10.03.05. Following the NIM, the applicant will submit a written
summary and any commitments that have been made at the meeting. Refer to Chapter 8 B of the
Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on
this property within the last year? If so, what was the nature of that hearing?
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer
Commitments or Notice of Developer Commitments that contains the legal description of the property that
is the subject of the land use petition and contains each and every commitment of the owner or developer
specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall
comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or
Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within
15 days of recording of said Memorandum or Notice.
This application will be considered “open” when the determination of “sufficiency” has been made and the
application is assigned a petition processing number. The application will be considered “closed” when the
petitioner withdraws the application through written notice or ceases to supply necessary information to
continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6)
months. An application deemed “closed” will not receive further processing, and an application “closed”
through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by
submission of a new application, repayment of all application fees, and the grant of a determination of
“sufficiency”. Further review of the request will be subject to the then current code.
LDC subsection 10.02.08 D
Page 3597 of 3707
APPLICANT CONTACT INFORMATION
State: ZIP: City:
Cell:
Name of Applicant(s):
Address:
Telephone:
E-Mail Address:
Address of Subject Property (If available):
City: State: ZIP:
PROPERTY INFORMATION
Section/Township/Range: /
Lot: Block:
/
Subdivision:
Metes & Bounds Description:
Plat Book: Page #: Property I.D. Number:
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Package Treatment Plant
e.Septic System
Provide Name:
(GPD Capacity):
Type:
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
Provide Name:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Private System (Well)
Total Population to be Served:
Peak and Average Daily Demands:
A.Water-Peak:
B.Sewer-Peak:
Average Daily:
Average Daily:
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
Page 3598 of 3707
Narrative statement: Provide a brief and concise narrative statement and schematic drawing of sewage
treatment process to be used as well as a specific statement regarding the method of affluent and sludge
disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from
tests prepared and certified by a professional engineer. Attach additional pages if necessary.
Collier County Utility Dedication Statement: If the project is located within the service boundaries of
Collier County’s utility service system, a notarized statement shall be provided agreeing to dedicate
the water distribution and sewage collection facilities within the project area to the Collier County
Utilities. This shall occur upon completion of the construction of these facilities in
accordance with all applicable County ordinances in effect at that time. This statement
shall also include an agreement that the applicable system development charges and connection
fees will be paid to the County Utilities Division prior to the issuance of building permits by the
County. If applicable, the statement shall contain an agreement to dedicate the appropriate utility
easements for serving the water and sewer systems.
Statement of Availability Capacity from other Providers: Unless waived or otherwise provided for at the
pre-application meeting, if the project is to receive sewer or potable water services from any
provider other than the County, a statement from that provider indicating adequate capacity to
serve the project shall be provided.
Page 3599 of 3707
Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G.1 of the Administrative Code
Amendment to PUD- Ch. 3 G.2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G.1 of the Administrative Code
REQUIREMENTS REQUIRED NOT
REQUIRED
Cover Letter with narrative statement including a detailed description of why
amendment is necessary
Completed application with required attachments (download latest version)
Pre-application meeting notes
Affidavit of Authorization, signed and notarized
Property Ownership Disclosure Form
Notarized and completed Covenant of Unified Control
Completed Addressing Checklist
Warranty Deed(s)
List identifying owner and all parties of corporation
Signed and sealed Boundary Survey
Architectural rendering of proposed structures
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial.
Statement of utility provisions
Environmental data requirements pursuant to LDC section 3.08.00
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) packet at time of public hearings. Coordinate with project planner
at time of public hearings.
Listed or protected species survey, less than 12 months old. Include copies of
previous surveys.
Traffic Impact Study (TIS)
Historical Survey
School Impact Analysis Application, if applicable
Electronic copy of all required documents
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
*Checklist continues on next page
The following submittal requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please upload the submittal items with cover sheets attached to each section via the GMD Portal.
Incomplete submittals will not be accepted, or processed. View sample PUD document.
Page 3600 of 3707
Revised Conceptual Master Site Plan 24” x 36”and one (1) 8 ½” x 11” copy
Original PUD document/ordinance, and Master Plan 24” x 36” – Only if Amending
the PUD
Revised PUD document with changes crossed thru & underlined
Copy of Official Interpretation and/or Zoning Verification
+The following exhibits are to be completed on a separate document and attached to the application
packet:
•Exhibit A: List of Permitted Uses
•Exhibit B: Development Standards
•Exhibit C: Master Plan- See Chapter 3 G.1 of the Administrative Code
•Exhibit D: Legal Description
•Exhibit E: List of Requested LDC Deviations and justification for each
•Exhibit F: List of Development Commitments
If located in RFMU (Rural Fringe Mixed Use) Receiving Land Areas
Pursuant to LDC subsection 2.03.08.A.2.a.2.(b.)i.c., the applicant must contact the Florida Forest Service at 239-690-3500
for information regarding “Wildfire Mitigation & Prevention Plan.”
PLANNERS – INDICATE IF THE PETITION NEEDS TO BE ROUTED TO THE FOLLOWING REVIEWERS:
School District (Residential Components) Conservancy of SWFL
Utilities Engineering Parks and RecreationDirector
Emergency Management Immokalee Water/Sewer District
City of Naples Planning Director Other:
City of Naples Utilities Other:
Pre-Application Meeting: $500.00
PUD Rezone: $10,000.00* plus $25.00 an acre or fraction of an acre
PUD to PUD Rezone: $8,000.00* plus $25.00 an acre or fraction of an acre
PUD Amendment: $6,000.00* plus $25.00 an acre or fraction of an acre Comprehensive Planning
Consistency Review: $2,250.00
Environmental Data Requirements-EIS Packet (submittal determined at pre-application
meeting): $2,500.00
Listed or Protected Species Review (when an EIS is not required): $1,000.00
Transportation Review Fees:
•Methodology Review: $500.00 (Methodology by Email to Staff)
*Additional fees to be determined at Methodology Meeting.
•Minor Study Review: $750.00
•Major Study Review $1,500.00
Fire Planning Review Fee: ($150 PUDZ) ($125 PUDA, PUDR)
FEE REQUIREMENTS
Page 3601 of 3707
Estimated Legal Advertising fee:
•CCPC: $1,125.00
•BCC: $500.00
•Mitigation Fees, if application, to be determined by the School District in coordination with
the County
All fees are collected at the time of application. Property Notification Letters, if required by The Land Development Code, will be
invoiced after the petition is heard by the Board of County Commissioners.
Date Signature of Petitioner or Agent
Printed named of signing party
If applicable, an additional fee for Property Owner Notifications will be billed to the applicant after
Hearing Examiner hearing date. (Variable)
School Concurrency Fee, if applicable:
As the authorized agent/applicant for this petition, I attest that all of the information indicated on this checklist is included in this
submittal package. I understand that failure to include all necessary submittal information may result in the delay of processing this
petition. *Additional fee for the 5th and subsequent re-submittal will be accessed at 20% of the original fee.
*The completed application, all required submittal materials, and fees shall be submitted to:
Growth Management Community Development Department | GMD Portal:
https://cvportal.colliercountyfl.gov/cityviewweb
Questions? Email: GMDclientservices@colliercountyfl.gov
Page 3602 of 3707
# Units GPD/Unit GPD
48 125 6,000
6,000
Total Average
Daily Flow
(GPD)
Peak Factor
Total Peak
Hour Flow
(GPD)
Total Peak
Hour Flow
(GPM)
6,000 4.3 25,788 17.9
Subtotal
Project Capacity - COMMERCIAL
Type of Establishment
Other, Warehouse/ Car Condos (EA)
3/27/2018 CCPU Wastewater Flow Worksheets
Page 3603 of 3707
A = Type of Unit B = Number of
Units
C = Population
per Unit
D = Total
Population
(B x C)
E = Per Capita
Flow (gpd)
F = Total
Average Daily
Flow (gpd)
(D x E)
G = Peak hour
flow (gpm)
Residential*0 2.5 0 100 0 0
Commercial**60 100 6,000 18
Institutional**0 100 0 0
60 100 6,000 18
**Use population equivalent based on average daily flow.
Peak Factor = 18 + (P)1/2
4 + (P)1/2
P=0.060 (total population / 1000)
Peak Factor (PF) =4.3
Note: Peak factor calculation per 10 State Standards.
Project Capacity - MIXED USE
*100 gal/day per person and 2.5 people per household = 250 GPD per residential unit per Collier County Design
Criteria, Part 2 "Wastewater Collection and Transmission Systems"
TOTAL
3/27/2018 CCPU Wastewater Flow Worksheets
Page 3604 of 3707
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigning E xcellence
Civil Engineering • Planning • Permitting
Narrative and Evaluation Criteria for PUDZ
PL20230012017
South Naples Toy Storage
The intent of this PUD Rezone request is to allow for the creation of a commercial PUD including indoor
recreational vehicle storage (mini- and self-storage warehousing) and sales located at 5767 Collier
Boulevard, parcel ID 00734160009. A concurrent GMPA is submitted, PL20230012845.
The following document is a narrative of the PUD Rezone and how it is consistent with the standards for
approval, LDC sections 10.02.13 B and 10.02.08 F, as well as the Growth Management Plan.
LDC 10.02.13. B PUD Rezone Criteria
a. The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other
utilities.
The location of this site is compatible with the proposed use due to the location of an electrical
substation to the South and East of the site. This industrial type of use makes the land unsuitable
for the intended agricultural or residential use of the existing zoning. Further, the site is not
directly adjacent to any residential developments and abuts a natural preserve of Rookery Bay
to the West and North, ensuring that no development will occur along any side of the subject
property. Directly to the south is also property zoned C-5, showing the area is compatible with
this type of commercial use.
Regarding traffic, please see the included TIS which shows that the proposed use has minimal
impact to the adjacent roadways, as primary access is to be off Collier Blvd.
The project proposes to connect to public utilities. Adequate drainage and stormwater facilities
shall be provided per code.
b. Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or other
instruments, or for amendments in those proposed, particularly as they may relate to arrangements or
provisions to be made for the continuing operation and maintenance of such areas and facilities that are
not to be provided or maintained at public expense. Findings and recommendations of this type shall be
made only after consultation with the county attorney.
Please see the included Covenant of Unified Control. Timmer Partners LLC will own, develop,
and operate the facility and will be responsible for the continuing operation and maintenance
of the facility.
Page 3605 of 3707
c. Conformity of the proposed PUD with the goals, objectives and policies of the Growth Management
Plan. (This is to include identifying what Sub-district, policy or other provision allows the requested
uses/density, and fully explaining/addressing all criteria or conditions of that Sub-district, policy or other
provision.)
The CPUD Rezone application is a companion piece to a GMPA which aims to create a new
subdistrict to permit the commercial type uses identified in this application in the location. The
provisions of this CPUD will conform with those of the companion subdistrict. Per the included
market study, there is a need for this type of business in the subject area.
d. The internal and external compatibility of proposed uses, which conditions may include restrictions on
location of improvements, restrictions on design, and buffering and screening requirements.
The use will be located away from Collier Boulevard due to the shape of the parcel, with a thin
portion reaching the road and the developable area further West. Landscape buffering shall be
provided in accordance with the included PUD exhibits as appropriate and determined by the
LDC.
e. The adequacy of usable open space areas in existence and as proposed to serve the development.
A preserve is to be provided per the LDC requirements as well as required landscape buffers per
the included master site plan. As this is a commercial development, there is a 30% open space
requirement which shall be met through the aforementioned green spaces.
f. The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
Adequate facilities will be provided to support this low intensity commercial development , the
project proposes to connect to public utilities.
g. The ability of the subject property and of surrounding areas to accommodate expansion.
The site is currently vacant and sited adjacent to industrial and heavy commercial type uses.
The site is not under a conservation Future Land Use and would be a complimentary
development to the neighboring developed uses while not causing a nuisance to any nearby
residential as it will not be highly visible from the street and appropriate buffering shall be
provided.
h. Conformity with PUD regulations, or as to desirable modifications of such regulations in the particular
case, based on determination that such modifications of justified as meeting public purposes to a degree
at least equivalent to literal application of such regulations.
The regulations outlined within the PUD documents will be followed for any development made
on the property.
Page 3606 of 3707
LDC 10.02.08 F Rezone Criteria
1. Whether the proposed change will be consistent with the goals, objectives, and policies and future land
use map and the elements of the Growth Management Plan.
A companion GMPA is pursued to ensure compatibility with the GMP.
2. The existing land use pattern.
We believe that the proposed commercial uses of recreational vehicle storage and sales is
compatible with the surrounding uses which include C-5 heavy commercial, electrical sub
stations, and Collier Boulevard. An on-site preserve will buffer the site from the adjacent
Rookery Bay Conservation areas to the West.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The site abuts industrial style uses so while this would be a sub district it matches the
neighboring pattern of development.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
There currently exists isolated C-5 zoning to the south of this site, and then the electrical stations
were permitted without altering the Agricultural zoning . This petition proposes to expand this
area of existing heavy commercial and industrial style uses in a direction that will not adversely
impact residential neighbors across Collier Boulevard.
5. Whether changed or changing conditions make the passage of the proposed amendment necessary.
Please see the included market study to see the demand for this use in this specific area.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
Appropriate buffering will be implemented so as to not produce negative impacts to neighbors.
7. Whether the proposed change will create or excessively increase traffic congestion or create types of
traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of
vehicular traffic, including activity during construction phases of the development, or otherwise affect
public safety.
See included Traffic Impact Statement. The level of service is not anticipated to be significantly
or adversely impacted by the proposed development. The maximum total daily trip generation
for the site shall not exceed 20 two-way PM peak hour net trips based on the use codes and trip
generation rates in the ITE Trip Generation Manual in effect at the time of SDP/SDPA application
approval.
8. Whether the proposed change will create a drainage problem.
The proposed design of the on-site stormwater management system will meet design and
permitting standards from Collier County and the South Florida Water Management District
(SFWMD), as applicable. Stormwater runoff will be collected through both open dra inage
swales and/or stormwater inlet structures and discharged to on-site dry detention / retention
systems where the required stormwater treatment and attenuation will be provided.
Stormwater will ultimately discharge to on-site wetlands or adjacent off-site water bodies.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
Page 3607 of 3707
The development standards limit the height to 35’ zoned and restrict the use to a gross floor
area of 60,000 square feet. These limits will ensure that light and air will not be restricted to
adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent area.
We do not anticipate the proposed development and rezone to adversely impact the property
value of adjacent parcels.
11. Whether the proposed change will be a deterrent to the improvement or development of adjacent
property in accordance with existing regulations.
This will not be a deterrent to developing the surrounding property via the existing regulations
as the surrounding property is either already developed as industrial type electrical sub stations
or a Rookery Bay Conservation area.
12. Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
The proposed change does not propose a negative impact to the public welfare. The site is
located adjacent to industrial type uses and is thus not appropriate for the zoned Agricultural
or residential uses.
13. Whether there are substantial reasons why the property cannot be used in accordance with existing
zoning.
Per the LDC, a residential or agricultural use could be pursued on this site. Due to the site’s small
size, it is more likely that a residential use would be more appropriate. The neighboring
conservation lands would make it difficult to aggregate a large site for an agricultural endeavor.
Further, the neighboring power substation makes this site virtually unusable as a residential use
due to the associated noise and industrial nature of this use. A commercial use, such as the low
intensity vehicle storage proposed, would be a better fit on the site, and better serve the
neighboring residents of nearby motorcoach communities.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the county.
There is a documented need in Collier County for recreational vehicle storage and nearby
residential developments could utilize this, particularly the residents of motor coach
communities.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
The majority of heavy commercial zoned lots in Collier County have been developed, and many
locations do not permit storage uses easily. This location was selected due to the existing heavy
commercial development and lack of immediate adjacent residential development.
16.The physical characteristics of the property and the degree of site alteration which would be required
to make the property usable for any of the range of potential uses under the proposed zoning
classification.
Please see included site plan for proposed site alteration.
Page 3608 of 3707
17.The impact of development on the availability of adequate public facilities and services consistent with
the levels of service adopted in the Collier County Growth Management Plan and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. II], as
amended.
This development is not anticipated to significantly or adversely impact the level of service of
public facilities and services. Please see included Level of Service exhibit for further analysis.
18.Such other factors, standards, or criteria that the Board of County Commissioners shall deem important
in the protection of the public health, safety, and welfare.
The proposed project does not create any public health or safety concerns, no hazardous or
noxious uses are proposed.
Future Land Use Element Provisions
Policy 5.6
New developments shall be compatible with, and complementary to, the surrounding land uses, as set
forth in the Land Development Code (Ordinance 04-41, adopted June 22, 2004 and effective October 18,
2004, as amended).
We believe that the proposed commercial uses of recreational vehicle storage and sales is
compatible with the surrounding uses which include C-5 heavy commercial, electrical sub
stations, and Collier Boulevard. An on-site preserve will buffer the site from the adjacent
Rookery Bay Conservation areas to the West.
Policy 7.3
All new and existing developments shall be encouraged to connect their local streets and their
interconnection points with adjoining neighborhoods or other developments regardless of land use type.
The most direct access to this site is off Collier Boulevard and a paced drive shall be provided .
Interconnection to the electrical sub-stations to the East and South is impractical and could
present a safety or security hazard to both the general public and the power provider.
Conservation Coastal Management Element
Policy 6.1
For the County’s Urban Designated Area, Estates Designated Area, Conservation Designated Area, and
Agricultural/Rural Mixed Use District, Rural-Industrial District and Rural-Settlement Area District as
designated on the FLUM, native vegetation shall be preserved through the application of the following
minimum preservation and vegetation retention standards and criteria, unless the development occurs
within the Area of Critical State Concern (ACSC) where the ACSC standards referenced in the Future Land
Use Element shall apply. Notwithstanding the ACSC requirements, this Policy shall apply to all non-
agricultural development except for single-family dwelling units situated on individual parcels that are not
located within a watershed management conservation area identified in a Watershed Management Plan
developed pursuant to Policies supporting Objective 2.1 of this Element. For property in Golden Gate
Estates and designated Residential Estates in the Golden Gate Area Master Plan, the subdivision of parcels
up to 13 acres in size into single family lots shall be treated as single family dwelling units under the
preceding sentence. For properties not previously within the Coastal High Hazard Area but now within the
Coastal High Hazard Area due to adoption of a revised Coastal High Hazard Area boundary in 2013, the
native vegetation preservation and retention standards of the Non-Coastal High Hazard Area shall
Page 3609 of 3707
continue to apply. (Reference the Coastal High Hazard Area Comparison Map in the Future Land Use
Element.)
Acknowledged. As this site is within the Coastal High Hazard area and over 5 acres in size, a
minimum of 15% of the site’s native vegetation will be set aside as a preserve. An enhanced
preserve is proposed per the Developer Commitments to increase compatibility with land to the
West.
Objective 7.1
Direct incompatible land uses away from listed animal species and their habitats. (The County relies on
the listing process of State and Federal agencies to identify species that require special protection because
of their endangered, threatened, or species of special concern status. Listed animal species are those
species that the Florida Fish and Wildlife Conservation Commission has designated as endangered,
threatened, or species of special concern, in accordance with Rules 68A-27.003, 68A-27.004, and 68A-
27.005, F.A.C. and those species designated by various federal agencies as Endangered and Threatened
species published in 50 CFR 17.)
Acknowledged. Please see included listed species survey and species management plan.
At time of development review, a Black Bear Management Plan, Florida Panther Management
Plan, Wading Birds Management Plan, Human-Panther Co-existence Plan, and List Plan Species
Protection Precautions will be provided, if necessary.
Page 3610 of 3707
4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONGENERAL NOTES:AERIAL EXHIBIT1" = 40'SCALE: 5767 COLLIER BLVDCOLLIER BLVD LEGEND:Page 3611 of 3707
PROPOSEDPRESERVE(±0.78 ACRES)WATER MANAGEMENT(±0.26 ACRES)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONLEGENDGENERAL NOTES:CONCEPT PLAN 11" = 40'SCALE: 5767 COLLIER BLVDPLANNING NOTES:COLLIER BLVDPage 3612 of 3707
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4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigning E xcellence
Civil Engineering • Planning • Permitting
May 15, 2024
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of a Planned Unit
Development Rezone PL20230012017 and Growth Management Plan Amendment PL20230012845 to allow for
indoors vehicle storage, recreational vehicle storage and sales, for the following described property 5.62 acres in
size located at 5767 Collier Boulevard, Naples, FL 34113:
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held
to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity
to influence the form of development. The Neighborhood Information Meeting will be held on June 6th, 2024, at
5:30 PM at the Donna Fiala Eagle Lakes Community Park Community Center. The address of this location is 11565
Tamiami Trail East, Naples, FL 34113.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an
impending zoning application and to foster communication between the applicant and the public. The expectation
is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting. The Neighborhood Information Meeting is for informational purposes, it is not a public
hearing. If you are unable to attend this meeting but have questions or comments, or would like to request a virtual
link for remote attendance, inquiries can be directed by mail, phone, or e-mail to:
Todd Kamps
1550 E. Beltline Ave SW, Suite 150
Grand Rapids, MI 49506
616-638-6019
toddkamps@ccim.net
Or
Jessica Kluttz
239-434-6060
JessicaK@DavidsonEngineering.com
Page 3618 of 3707
1
NAME1 NAME2 NAME3 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE
AGOR, JOHN A LLOYD W AGOR 167 HIGHLAND STREET MANCHESTER, CT 06040---0 SILVER LAKES PHASE ONE BLK 3 LOT 13 73625003558 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 10 51 26 PROPOSED REALIGNMENT OF SR 951 00735920002 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 15 51 26 PROPOSED REALIGNMENT OF SR 951 00742960000 U
CORREIA, DANEAN 5 LEGEND LN WESTBURY, NY 11590---0 SILVER LAKES PHASE ONE BLK 3 LOT 9 73625003354 U
DONALD E HANSON REV TRUST 2055 EVA LANE MALABAR, FL 32950---0 15 51 26 S 330FT OF N 660FT LYING WLY OF THE REALIGNMENT OF SR 951 DESC IN OR 1258 PG 2390 00742600001 U
FLORIDA POWER & LIGHT CO PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 15 51 26 ALL OF THAT PORTION OF LAND AS DESC IN OR 5108 PG 2759 00742120109 U
FLORIDA POWER & LIGHT COMPANY PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 10 51 26 BEG AT SW COR FOR POB RUN E 1,330.15FT, N 440FT, W 660FT, S 330FT, W 673.15FT, S 110FT TO POB,00733080009 U
JAMES DAVID BURGOON JR &KATHRYN ELAINE BURGOON TRUST 1017 SILVER LAKES BLVD NAPLES, FL 34114---1582 SILVER LAKES PHASE ONE BLK 3 LOT 4 OR 1800 PG 1649 73625003105 U
JOHN L RICHARDS TRUST RICHARDS FAM TRUST 8375 SIERRA MEADOWS BLVD #308 NAPLES, FL 34113---0 SILVER LAKES PHASE ONE BLK 3 LOT 10 OR 1975 PG 1757 73625003406 U
LEE COUNTY ELEC COOP INC PO BOX 3455 NORTH FORT MYERS, FL 33918---3455 15 51 26 N30FT OF NW1/4 LYING W OF SR S-951 + W 660FT OF S 300FT OF N 330FT LESS REALIGNMENT OF 951 + LESS THAT 00742120002 U
LOVELY DOWD FLORIDA LLC 374 EAST CENTRAL AVE SPRINGBORO, OH 45066---0 SILVER LAKES PHASE ONE BLK 3 LOT 5 73625003150 U
NAPLES BOAT & SELF STORAGE LLC 1146 CANTON ST ROSWELL, GA 30075---0 15 51 26 COM AT NE CNR SEC 15,E 1246.65FT, S 30FT TO POB;CONT S 300.14FT, W 574.30FT,N 300.01FT, E 585.40FT TO POB 00742520000 U
RISINGER, RICHARD H 345 TWOLICK DR INDIANA, PA 15701---3747 SILVER LAKES PHASE ONE BLK 3 LOT 6 73625003202 U
SAMBLANET, DENNIS J KATHLEEN J SAMBLANET 1029 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 7 73625003257 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PHASE ONE TRACT "B" (R/W)73625000153 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1203 COPPER LAKE PT.NAPLES, FL 34114---9334 SILVER LAKES PHASE TWO-C THAT PORTION OF TRACT A1 LYING IN SECTION 10 TWP 51 RNG 26 73625009620 U
SOLLENBERGER, MOLLY A PO BOX 227 AKRON, PA 17501---0 SILVER LAKES PHASE ONE BLK 3 LOT 3
ROOKERY BAY NAT EST SANC ROOKERY BAY NAT EST SANC 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 10 51 26 BEG AT SW COR N 440.14FT TO POB, N 879.86FT OF E 1330.15FT OF S 880FT OF W 1333.67FT TO POB 26.9 AC OR 00732720001 U
TIMMER PARTNERS LLC STE 150 GRAND RAPIDS, MI 49506---0 10 51 26 COMM SW CNR SEC 10,N 110.03FT TO POB, CONT N 330.11FT, E 673.67FT, S 330.18FT, W 670.96FT TO POB,00734160009 U
WALTHER, MARILYN 1033 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 8 OR 1950 PG 879 73625003309 U
WISOTZKE, RICHARD T & KIM D 118 BALMORAL DR FAIRPORT, NY 14450---0 SILVER LAKES PHASE ONE BLK 3 LOT 2 73625003008 U
BARNES, JOSEPH RUBEN VICTORIA BARNES GENERAL DELIVERY LONGBOW LAKE LONGBOW LAKE P0X1H0 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 11 OR 2046 PG 1955 73625003451 F
BEAUMONT, SCOTT DARLEEN KAINE 2649 CLAUDE AVE NIAGRA FALLS L2J 2C7 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 12 73625003503 F
PELICAN LAKES MOTOR COACH RESORT 4555 SOUTHERN BREEZE DR NAPLES, FL 34114
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA
provided data. The recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230012017 | Buffer: 500' | Date: 4/4/2024 | Site Location: 00734160009
POList_500 Page 3619 of 3707
Page 3620 of 3707
Page 3621 of 3707
Page 3622 of 3707
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigning E xcellence
Civil Engineering • Planning • Permitting
May 15, 2024
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of a Planned Unit
Development Rezone PL20230012017 and Growth Management Plan Amendment PL20230012845 to allow for
indoors vehicle storage, recreational vehicle storage and sales, for the following described property 5.62 acres in
size located at 5767 Collier Boulevard, Naples, FL 34113:
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held
to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity
to influence the form of development. The Neighborhood Information Meeting will be held on June 6th, 2024, at
5:30 PM at the Donna Fiala Eagle Lakes Community Park Community Center. The address of this location is 11565
Tamiami Trail East, Naples, FL 34113.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an
impending zoning application and to foster communication between the applicant and the public. The expectation
is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting. The Neighborhood Information Meeting is for informational purposes, it is not a public
hearing. If you are unable to attend this meeting but have questions or comments, or would like to request a virtual
link for remote attendance, inquiries can be directed by mail, phone, or e-mail to:
Todd Kamps
1550 E. Beltline Ave SW, Suite 150
Grand Rapids, MI 49506
616-638-6019
toddkamps@ccim.net
Or
Jessica Kluttz
239-434-6060
JessicaK@DavidsonEngineering.com
Page 3623 of 3707
1
NAME1 NAME2 NAME3 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE
AGOR, JOHN A LLOYD W AGOR 167 HIGHLAND STREET MANCHESTER, CT 06040---0 SILVER LAKES PHASE ONE BLK 3 LOT 13 73625003558 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 10 51 26 PROPOSED REALIGNMENT OF SR 951 00735920002 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 15 51 26 PROPOSED REALIGNMENT OF SR 951 00742960000 U
CORREIA, DANEAN 5 LEGEND LN WESTBURY, NY 11590---0 SILVER LAKES PHASE ONE BLK 3 LOT 9 73625003354 U
DONALD E HANSON REV TRUST 2055 EVA LANE MALABAR, FL 32950---0 15 51 26 S 330FT OF N 660FT LYING WLY OF THE REALIGNMENT OF SR 951 DESC IN OR 1258 PG 2390 00742600001 U
FLORIDA POWER & LIGHT CO PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 15 51 26 ALL OF THAT PORTION OF LAND AS DESC IN OR 5108 PG 2759 00742120109 U
FLORIDA POWER & LIGHT COMPANY PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 10 51 26 BEG AT SW COR FOR POB RUN E 1,330.15FT, N 440FT, W 660FT, S 330FT, W 673.15FT, S 110FT TO POB,00733080009 U
JAMES DAVID BURGOON JR &KATHRYN ELAINE BURGOON TRUST 1017 SILVER LAKES BLVD NAPLES, FL 34114---1582 SILVER LAKES PHASE ONE BLK 3 LOT 4 OR 1800 PG 1649 73625003105 U
JOHN L RICHARDS TRUST RICHARDS FAM TRUST 8375 SIERRA MEADOWS BLVD #308 NAPLES, FL 34113---0 SILVER LAKES PHASE ONE BLK 3 LOT 10 OR 1975 PG 1757 73625003406 U
LEE COUNTY ELEC COOP INC PO BOX 3455 NORTH FORT MYERS, FL 33918---3455 15 51 26 N30FT OF NW1/4 LYING W OF SR S-951 + W 660FT OF S 300FT OF N 330FT LESS REALIGNMENT OF 951 + LESS THAT 00742120002 U
LOVELY DOWD FLORIDA LLC 374 EAST CENTRAL AVE SPRINGBORO, OH 45066---0 SILVER LAKES PHASE ONE BLK 3 LOT 5 73625003150 U
NAPLES BOAT & SELF STORAGE LLC 1146 CANTON ST ROSWELL, GA 30075---0 15 51 26 COM AT NE CNR SEC 15,E 1246.65FT, S 30FT TO POB;CONT S 300.14FT, W 574.30FT,N 300.01FT, E 585.40FT TO POB 00742520000 U
RISINGER, RICHARD H 345 TWOLICK DR INDIANA, PA 15701---3747 SILVER LAKES PHASE ONE BLK 3 LOT 6 73625003202 U
SAMBLANET, DENNIS J KATHLEEN J SAMBLANET 1029 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 7 73625003257 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PHASE ONE TRACT "B" (R/W)73625000153 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1203 COPPER LAKE PT.NAPLES, FL 34114---9334 SILVER LAKES PHASE TWO-C THAT PORTION OF TRACT A1 LYING IN SECTION 10 TWP 51 RNG 26 73625009620 U
SOLLENBERGER, MOLLY A PO BOX 227 AKRON, PA 17501---0 SILVER LAKES PHASE ONE BLK 3 LOT 3
ROOKERY BAY NAT EST SANC ROOKERY BAY NAT EST SANC 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 10 51 26 BEG AT SW COR N 440.14FT TO POB, N 879.86FT OF E 1330.15FT OF S 880FT OF W 1333.67FT TO POB 26.9 AC OR 00732720001 U
TIMMER PARTNERS LLC STE 150 GRAND RAPIDS, MI 49506---0 10 51 26 COMM SW CNR SEC 10,N 110.03FT TO POB, CONT N 330.11FT, E 673.67FT, S 330.18FT, W 670.96FT TO POB,00734160009 U
WALTHER, MARILYN 1033 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 8 OR 1950 PG 879 73625003309 U
WISOTZKE, RICHARD T & KIM D 118 BALMORAL DR FAIRPORT, NY 14450---0 SILVER LAKES PHASE ONE BLK 3 LOT 2 73625003008 U
BARNES, JOSEPH RUBEN VICTORIA BARNES GENERAL DELIVERY LONGBOW LAKE LONGBOW LAKE P0X1H0 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 11 OR 2046 PG 1955 73625003451 F
BEAUMONT, SCOTT DARLEEN KAINE 2649 CLAUDE AVE NIAGRA FALLS L2J 2C7 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 12 73625003503 F
PELICAN LAKES MOTOR COACH RESORT 4555 SOUTHERN BREEZE DR NAPLES, FL 34114
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA
provided data. The recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230012017 | Buffer: 500' | Date: 4/4/2024 | Site Location: 00734160009
POList_500 Page 3624 of 3707
Page 3625 of 3707
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Page 1 of 1
5618 Whispering Willow Way, Fort Myers, FL 33908 | 239.398.2016
www.theneighborhood.company
July 14, 2025
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of a Planned
Unit Development Amendment (PL20230012017) and Growth Management Plan Amendment (PL20230012845)
for the following property:
±5.62 acres located on the west side of Collier Boulevard, ±1.8 miles south of the intersection of US
41 and Collier Boulevard in Section 10, Township 51 South, Range 26 East, Collier County, Florida.
(Property ID: 00734160009).
The applicant, Timmer Partners LLC, is requesting a rezone and Growth Management Plan Amendment to allow
up to 60,000 SF of indoor luxury vehicle storage. In compliance with Land Development Code requirements, a
Neighborhood Information Meeting will be held to provide you with an opportunity to fully understand the proposed
amendment. The meeting will be held on August 14, 2025 at 5:30 p.m. at the Community Center at Donna Fiala
Eagle Lakes Community Park, located at the following address:
11565 Tamiami Trail East, Naples, FL 34113
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of the pending
zoning application and to foster communication between the applicant and the public. The expectation is that all
attendees will conduct themselves in such a manner that their presence will not interfere with the orderly progress
of the meeting. If you are unable to attend in person, a Zoom option will be available. If you would like to
participate via Zoom, please send an email to rh@theneighborhood.company prior to August 12, 2025 to
request the meeting link.
Should you have questions prior to the meeting, please contact me at rh@theneighborhood.company or 614-306-
0678.
Sincerely,
Rachel Hansen, AICP
Land Use Planner
SUBJECT
PROPERTY
Page 3630 of 3707
1
NAME1 NAME2 NAME6
951 COLLIER BLVD INVESTORS LLC 1550 EAST BELTLINE AVE SW STE 150 GRAND RAPIDS, MI 49506---0
AGOR, JOHN A LLOYD W AGOR 167 HIGHLAND STREET MANCHESTER, CT 06040---0
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0
CORREIA, DANEAN 5 LEGEND LN WESTBURY, NY 11590---0
FLORIDA POWER & LIGHT COMPANY PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0
JAMES DAVID BURGOON JR &KATHRYN ELAINE BURGOON TRUST 1017 SILVER LAKES BLVD NAPLES, FL 34114---1582
JOHN L RICHARDS TRUST RICHARDS FAM TRUST 8375 SIERRA MEADOWS BLVD #308 NAPLES, FL 34113---0
LEE COUNTY ELEC COOP INC PO BOX 3455 NORTH FORT MYERS, FL 33918---3455
LOVELY DOWD FLORIDA LLC 374 EAST CENTRAL AVE SPRINGBORO, OH 45066---0
NAPLES BOAT & SELF STORAGE LLC 1146 CANTON ST ROSWELL, GA 30075---0
PRESTIGE INVESTMENTS OF COLLIER
LLC 421 W ELKCAM CIR, BLDG A MARCO ISLAND, FL 34145---0
RISINGER, RICHARD H 345 TWOLICK DR INDIANA, PA 15701---3747
SAMBLANET, DENNIS J KATHLEEN J SAMBLANET 1029 SILVER LAKES BLVD NAPLES, FL 34114---0
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334
SOLLENBERGER, MOLLY A PO BOX 227 AKRON, PA 17501---0
TIITF /DNR
ROOKERY BAY NAT EST SANC % DEP
DOUGLAS BLDG 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000
WALTHER, MARILYN 1033 SILVER LAKES BLVD NAPLES, FL 34114---0
WISOTZKE, RICHARD T & KIM D 118 BALMORAL DR FAIRPORT, NY 14450---0
BARNES, JOSEPH RUBEN VICTORIA BARNES GENERAL DELIVERY LONGBOW LAKE LONGBOW LAKE P0X1H0 CANADA
BEAUMONT, SCOTT DARLEEN KAINE 2649 CLAUDE AVE NIAGRA FALLS L2J 2C7 CANADA
POList_500 to print Page 3631 of 3707
FINAL INVOICE
No: 165404 Date: 07/22/25
Rachel Hansen
The Neighborhood Company
5618 Whispering Willow Way
Fort Myers FL 33908
SHIP TO:
Mailing Services
Mailed by Panther Printing
Acct.No
25731
Ordered by
Rachel Hansen
Phone
614-306-0678
P.O. No
Rachel
Prepared by
DANNY x.115
Sales Rep
DANNY x.115
Ship By
Mailing Services
Quantity Description Price
20 67.35Mailing Inserts - 8.5"x11" - Fold 2x - 60# Uncoated Text - 4/4 - Full Color - 2-Sided
20 40.20Addressed #10 Envelopes - 4.125"x9.5" - 24# White Wove #10 Envelopes - Address,
Insert, Seal, Apply First Class Stamps - Blk/0 - Printed Black
20 17.44Postage Expense - Stamped - $17.44 (18 domestic @$0.78 + 2 Foreign @ $1.70) ·
Tax Exempt
The undersigned attests that he/she is authorized and hereby accepts this order.
All orders are based on 10% over/under runs. Color and quality guarantee is
limited to your artwork and your proof approval. Any claims of defects must be
made in writing within ten days. All invoices due upon receipt. Invoices not paid
within ten days are subject to interest at 1.5% per annum. By accepting this order,
you expressly agree to be bound by the Printing Trade Customs as found on the
reverse side. In the event that any issue arises regarding the work performed or
collection of the invoice, you agree to be liable for all collection costs including
attorney's fees.
Payment $131.98 Print Reach Pay 07/15/2025Received by ________________________________ Date ____________
Subtotal 124.99
Tax 6.99
TOTAL 131.98
Paid -131.98
BALANCE 0.00
Paid-in-Full Thank you
Panther Printing | Publishing | Mailing · 11000 Panther Printing Way · Fort Myers FL 33908 · (239) 936-5050 (print# 2)
Page 3632 of 3707
4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigningE xcellence
Civil Engineering • Planning • Permitting
Traffic Impact Study
Collier Blvd (5767)
Naples, FL 34114
Collier County
PREPARED BY:
Davidson Engineering, Inc.
4365 Radio Road, Suite 201
Naples, Florida 34104
Methodology Meeting Review Fee: $500
TIS Small Scale Review Fee: $0
Updated: February 1, 2024
October 19, 2023
The maximum total daily trip generation for the site shall not exceed 20 two-way PM peak hour net trips
based on the use codes and trip generation rates in the ITE Trip Generation Manual in effect at the time of
SDP/SDPA application approval.
_________________________________________________
Lee A. Davidson, P.E. License No. 90969
Company ID No. 9496
Page 3633 of 3707
Table of Contents
Introduction and Methodology ..................................................................................................................................1
Proposed Improvements ............................................................................................................................................2
Site Access and Build-out Year ...................................................................................................................................2
Trip Generation ..........................................................................................................................................................2
Trip Distribution and Assignment ...............................................................................................................................3
Background Traffic ......................................................................................................................................................4
Existing and Future Roadway Network ......................................................................................................................4
Project Impacts to Area Roadway Network – Roadway Link Analysis .......................................................................5
Significance Test .........................................................................................................................................................5
Concurrency Analysis ..................................................................................................................................................5
Operational and Turn Lane Analysis ...........................................................................................................................6
Conclusion ..................................................................................................................................................................6
Appendix A: Project Concept Plan
Appendix B: Trip Distribution Map
Page 3634 of 3707
1
Introduction and Methodology
This traffic impact statement is prepared to meet the application requirements for the proposed Collier Blvd.
(5767) development. The development proposes to construct ±60,000 SF of self-storage units along with a ±5,000
sf office in the undeveloped ±5.62-acre property. The subject site is located at 5767 Collier Boulevard, Naples FL,
34114. The site is zoned Agricultural (A). Refer to Figure 1 below for the project location and Appendix A for a
proposed concept plan.
The 5767 Collier Blvd. development will conduct a “Small Scale Study” TIS as it adheres to all the criteria in the
Collier County Guidelines for such. The analysis is based on the available Land Use categories provided in the 11th
Edition of the ITE Trip Generation Manual and provides the highest and best use scenario with respect to the
project’s proposed trip generation. Background traffic is extracted from the 2022 Collier County’s historical
Annual Update and Inventory Reports (AUIR).
Figure 1: Project Location
Page 3635 of 3707
2
Proposed Improvements
Upon clearing the subject property, the Collier Blvd. (5767) development proposes to construct ±60,000 SF of self-
storage space comprised of 48 units, a ±5,000 sf office, associated parking, stormwater management system, and
utilities. Table 1 details the land use code and units for the proposed development.
Table 1: Net/ New Trip Generation for Proposed Conditions
Land Use
ITE Land
Use
Code
Vehicle Trip
Ends vs:
GFA per
1,000 SF
Weekday AM Peak Hour PM Peak Hour
Total Enter Exit Total Enter Exit Total Enter Exit
Mini-Warehousing 151 60.00 87 44 43 5 3 2 9 4 5
Small Office
Building 712 5.00 72 36 36 8 7 1 11 4 7
Site Access and Build-out Year
The site proposes a single access point off Collier Boulevard. The site will utilize and expand the existing right-in
to service the site. The projected operational year is 2024.
Trip Generation
Trip generation rates are per the Institute of Transportation Engineers publication, Trip Generation Manual, 11th
Edition. Table 2 illustrates a summary of the trips generated by the proposed use and their entering/exiting
breakdown per the percentages provided by the ITE Trip Generation Manual.
Table 2: Summary of Site Trip Generation
Land Use Time Period Equation Calculated
Traffic Entering Exiting
Mini-
Warehousing
(151)
Weekday Average
Rate = 1.45
per 1000 sf 87 44 (50%) 43 (50%)
A.M. Peak
Hour
(Adjacent)
Average
Rate = .09
per 1000 sf 5 3 (59%) 2 (41%)
P.M. Peak
Hour
(Adjacent)
Average
Rate = .15
per 1000 sf 9 4 (47%) 5 (53%)
Page 3636 of 3707
3
Small Office
Building
(712)
Weekday Average
Rate = 14.39
per 1000 sf 72 36 (50%) 36 (50%)
A.M. Peak
Hour
(Adjacent)
Average
Rate = 1.67
per 1000 sf 8 7 (82%) 1 (18%)
P.M. Peak
Hour
(Adjacent)
Average
Rate = 2.16
per 1000 sf 11 4 (34%) 7 (66%)
Total
Weekday
159 80 (50%) 79 (50%)
A.M. Peak
Hour
(Adjacent) 13 10 (77%) 3 (33%)
P.M. Peak
Hour
(Adjacent) 20 8 (40%) 12 (60%)
Trip Distribution and Assignment
The traffic generated by the proposed development is assigned to the nearest local roadway and concurrency
links using basic knowledge of the surrounding area and the 2022 Collier County AUIR data. Per Coillier County TIS
guidelines, significantly impacted roadways are identified based on the proposed projects highest peak hour trip
generation of the adjacent street traffic. Per 2022 Collier County AUIR, the peak direction along Collier Boulevard
(Link 37.0) is northbound. The total trips accounted for are representative of the worst case scenario PM peak
hour trip generation for the proposed development. The site generated trip distribution is shown in Table 3 and
is graphically depicted in Appendix B.
Page 3637 of 3707
4
Table 3: Project Traffic Distribution for Weekday PM Peak Hour, Peak Direction
Link % Split Direction Entering (VPH) Exiting (VPH)
Link 37.0 (A) 70% ** North Toward
Manatee Rd.
6 8
Link 37.0 (B) 30% South Toward
Mainsnail Dr.
2 4
* Trips distributed are rounded to nearest whole number.
** Peak direction.
Background Traffic
The background traffic is conservatively evaluated, the historical growth rate shows the following over the last
five years:
Per the Growth Rate Calculations provided by Collier County in the AUIR a minimum average growth rate of 2.00%
is used to determine the projects expected traffic two years after the 2024 build-out; refer to Table 4.
Table 4: Background Traffic without Project (2026)
Roadway Link Roadway Link
Direction
2022 AUIR Peak
Hr, Peak Dir
Volume
Projected Traffic 2.0% Growth Rate 2026 Projected
Peak Hr, Peak Dir
Background Total
Volume w/out
Project 2023 2024 2025
Collier Blvd.
(ID# 37.0)
Manatee Rd.
to Mainsanil
Dr.
1,810 1,846 1,883 1,921 1,959
Existing and Future Roadway Network
The existing roadway conditions are also extracted from the 2022 AUIR. The 2026 roadway conditions are based
on the current Collier County Growth Management Division Five Year Work Program. Based on the roadway’s
current level of service (LOS) and remaining capacity, the LOS is anticipated to remain the same through 2026.
The existing and future roadway conditions are illustrated in Table 5.
Table 5: Existing and Future Roadway Conditions
Roadway Link Roadway Link Location Exist.
Roadway
Existing
LOS
Exist. Peak Dir,
Peak Hr Service
Volume
Min. LOS
Standard
Future 2026
Roadway
Collier Blvd.
(ID# 37.0)
Manatee Rd. to
Mainsanil Dr. 4D D 2,200 D 4D
Page 3638 of 3707
5
Project Impacts to Area Roadway Network – Roadway Link Analysis
Collier County’s Transportation Planning Services department developed Level of Service (LOS) volumes for all
major roadway links; these were evaluated to determine the project’s impact on the roadway network two years
after build-out, 2026. Table 6 illustrates the LOS impacts of the project on the roadway network closest to.
Table 6: Roadway Link LOS -- With and Without the Project in the Year 2026
Roadway
Link
CC AUIR
Link ID #
Roadway Link
Location
2026 PH,
PD
Service
Volume
2026 PH,
PD
Volume
w/out
Project
2026 PH,
PD Volume
w/Project
Remaining
PH, PD
Service
Volume
Capacity
w/Project
% Service
Volume
Impacted
by Project
Min LOS
exceeded
with
Project?
Yes/No
Collier Blvd. 37.0
Manatee Rd.
to Mainsanil
Dr.
2,200 1,959 8 233 0.36% No
Table Note- PH, PD = Peak Hour, Peak Direction for PM Peak Exiting.
Based on the TIS criterion, this project does not create any significant or adverse impacts to the area’s roadway
network.
Significance Test
As shown below in Table 7 the adjacent concurrency link is not found to be significantly impacted on Collier Blvd.
during the PM Peak Hour traffic. The traffic generated by the proposed development will have a maximum of only
a 0.36% PM Peak Directional (North bound) impact on Collier Boulevard. As such, additional concurrency segments
do not require analysis under the 2%-2%-3% review criteria.
Table 7: PM Peak Hour, Peak Direction Significance Test
Link Roadway Lanes
Existing
LOS
2022
Service
Volume
Network
Peak
Direction
PM Peak
Hour Site
Trips
%
Impact
37.0 Collier Blvd. 4D D 2,200 NB 8 0.36
Concurrency Analysis
The projected operational year is 2024. Per the Collier County TIS guidelines, site plan applications with build-out
horizon two years or less are to provide a concurrency analysis based on AUIR. So, Table 8 and 9, below, calculate
the anticipated plus project trip volume for Link 37.0.
Page 3639 of 3707
6
Table 8: 2022 AUIR Traffic Volume (Based on Collier County 2022 AUIR Data)
Link Roadway
Pk Hr, Pk Dir
Service Volume
PK Hr, Pk Dir
Volume Total Trip Bank 2022 PK Hr, Pk
Dir. AUIR Vol.
37.0 Collier Blvd. 2,200 1,810 (NB) 221 2,031
Table 9: PM Peak Hour, Peak Direction LOS Link Concurrency Analysis
Link From
Peak Hour, Peak Direction Traffic
Service
Capacity*
Within
Capacity?
2022
AUIR
Vol.
Project
Traffic
2022 Volume
(AUIR + Trip
Bank+ Project)
37.0 Collier Blvd. 2,031 8 (NB) 2,039 2,200 Yes
Based on the Level of Service link analysis, this project does not create any significant or adverse impacts to the
roadway network during the projected 2024 PM peak hour, peak direction traffic volume. Therefore, no additional
concurrency analysis is required.
Operational and Turn Lane Analysis
The Collier Blvd. (5767) development is proposing a driveway connection to Collier Boulevard, a multi-lane
divided roadway. According to Collier County Transportation Planning Development Guidebook, the criterion for
left- and right-hand turn lanes on multi-lane divided roadways are as follows:
• “… only when the projected traffic volume at the proposed opening (two-way total) averages 150 vph…”.
• “Right turn lanes shall always be provided for existing multi-lane divided roadways…”.
The site has an existing right turn lane access along Collier Blvd. which the development proposes to extend
further north (see Appendix A). During the operational analysis, the entering & exiting PM peak hour trips
generated by the proposed development (8 PM Trips, exiting governs) do not exceed the requirements for a left
turn lane above, therefore, no left turn lane is proposed along Collier Boulevard. Left turn-in entering traffic will
access the site via the median split just north of the property.
Conclusion
The proposed development creates an increase in the AM/PM peak hour trips due to the proposed use; however,
this project will cause de minimis effects to the surrounding roadway network. The development proposes to
extend the existing right turn lane adjacent to the site, in compliance with Collier County and FDOT standards.
Page 3640 of 3707
Appendix A
Project Site Plan
Page 3641 of 3707
PROPOSEDPRESERVE(±0.78 ACRES)WATER MANAGEMENT(±0.26 ACRES)4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONLEGENDGENERAL NOTES:CONCEPT PLAN 11" = 40'SCALE: 5767 COLLIER BLVDPLANNING NOTES:COLLIER BLVDPage 3642 of 3707
Appendix B
Trip Distribution Map
Page 3643 of 3707
COLLIER BOULEVARDCOLLIER BLVD. SITE TRIPSTOTAL PM ENTER: 8 (40%)TOTAL PM EXIT:12 (60%)TOTAL AM ENTER: 10 (77%)TOTAL AM EXIT: 3 (23%)NORTHBOUND (40%):PM EXIT: 8SUBJECTPROPERTY5767COLLIERBLVD.DIAMOND LAKE CIRSOUTHBOUND (20%):PM EXIT: 4SOUTHBOUND (10%):PM ENTER: 2NORTHBOUND (30%):PM ENTER: 6SOUTHBOUND (23%):AM ENTER: 3NORTHBOUND (54%):AM ENTER: 7NORTHBOUND (15%):AM EXIT: 2SOUTHBOUND (8%):PM EXIT: 14365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496SHEET:REVISIONSDATEREV.DESCRIPTIONTIS TURN EXHIBIT1" = 100'SCALE: 5767 COLLIER BLVDLEGENDEXITINGENTERINGPage 3644 of 3707
SPECIES MANAGEMENT PLAN
Site Address
5767 Collier Blvd
Naples, Florida 34113
PID 00734160009
Collier County Environmental Plan Reviewers
To whom it may concern,
The following document will serve as the Species Management Plan requested by the Collier
County Environmental Plan Reviewers for the construction development located at 5767 Collier
Blvd, Naples Florida 34113, Collier County Parcel ID Number 00734160009.
If any additional information is required please contact Schuyler Houfek with Tropical
Environmental Consultants.
Sincerely,
Schuyler Houfek
Tropical Environmental Consultants
Biologist and Consultant
SHoufek@tecsfl.com
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
10/23/24 Attn: Jaime Cook Environmental Reviewer
Refer to Figure 2-Black Bear Sighting Map on page 18 of this PDF document to resolve
Correction Comment #1
Page 3645 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
SPECIES MANAGEMENT PLAN
Introduction
The 5.62+/- property is located at 5767 Collier Blvd, Naples Florida 34113 within Collier County. PID
00734160009. The property is currently undeveloped and is zoned Acreage not zoned agricultural, the
legal address for the property is 10 51 26 COMM SW CNR SEC 10, N 110.03FT TO POB, CONT N
330.11FT, E 673.67FT, S 330.18FT, W 670.96FT TO POB, + N 40FT OF ELY 660FT OF THE. A listed
species survey was conducted on the property.
Upon surveying the property TEC Biologist observed no evidence of the Gopher Tortoise, Burrowing
Owl, Florida Bonneted Bat, Florida Black Bear, Listed Wading Birds, Florida Panther or any other
listed species in the FNAI.
Zero (0) Potentially Occupied (PO) Gopher Tortoise burrows and zero (0) Abandoned burrow (Ab) were
observed within the subject properties’ boundaries. Additionally, One (1) Cavity Tree (CT) was observed
containing cavities. The species survey was conducted following FWC surveying guidelines in which
biologist walked straight-line and meandering transects throughout the property boundaries. The cavity
was scoped and it was found to be inactive.
*original survey June 10, 2022. survey updated October 10, 2023.
*Preserves may be used to satisfy the landscape buffer requirements after exotic vegetation removal in accordance with LDC sections
4.06.02 and 4.06.05.E.1. Supplemental plantings with native plant materials shall be in accordance with 3.05.07. In order to provide the
required (insert Type B or C) buffer, a minimum 6-foot wide landscape buffer easement located outside the preserve will be conveyed by
owner to a homeowners’ association or condominium association at time of SDP or plat approval. Owner will plant additional landscape
material in the buffer easement to achieve the opacity requirement no later than one year from the issuances of the first residential
certificate of occupancy. 0.26 Acres is proposed to be designated as an Easement for the SFWMD.
*5767 Collier Blvd, Naples Florida 34113 is referring to the Collier County Parcel ID Number 00734160009.
INTENTIONALLY LEFT BLANK
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3646 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
VEGETATION MANAGEMENT PLAN
3.04.00 - PROTECTION OF ENDANGERED, THREATENED, OR LISTED SPECIES
3.04.03 - Requirements for Protected Plants
Rare Plants:
Cowhorn orchid
Curtiss's milkweed
Florida clamshell orchid
Ghost orchid
Cyrtopodium punctatum
Asclepias curtissii
Encyclia cochleata
Polyrrhiza lindenii
West coast prickly apple Harrisia gracilis
Less Rare Plants:
Butterfly orchid
Giant wild-pine
Inflated wild-pine
Stiff-leaved wild-pine
Twisted air plant
Encyclia tampensis
Tillandsia utriculata
Tillandsia balbisiana
Tillandsia fasciculata
Tillandsia flexuosa
After a comprehensive survey and assessment of the designated site, it has been confirmed that no
protected plant species, as listed in Section 3.04.03 - Requirements for Protected Plants, specifically the
Rare and Less Rare plants, were found within the impacted area. As per the regulatory guidelines, the
identified habitat does not contain any of the listed protected plant species requiring relocation or
preservation.
Should any protected plant species listed in Section 3.04.03 be observed within the designated
development area prior to any construction or development activities, a comprehensive relocation plan
will be implemented. These observed protected plant species will be promptly relocated to the designated
on-site preserve area, adhering to the regulatory guidelines and ensuring the preservation and protection of
these identified plant species.
Based on the initial survey conducted, there were no observed protected plant species listed above or in
FNAI Biomatrix 40899 on the subject site.
It is our assessment that no further action should be required at this time.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3647 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
SPECIES MANAGEMENT PLAN
Gopher Tortoise (Gopherus polyphemus)
If any gopher Tortoises were to inhabit the property all construction or impactful activities will
have to be 25'+ from any burrow, if any activity needs to occur within the 25' ft buffer area
surrounding Gopher tortoise burrows an FWC Conservation Relocation permit will have to be
obtained to develop within the site. To best manage and address the Gopher Tortoise listed
species occupying the subject property, an FWC Authorized Agent will submit a Conservation
Relocation Permit application to FWC for the relocation of the potentially occupied gopher
tortoise burrows located within the subject property, either to a more ideal on-site location or to
a recipient site (located off-site). Mitigation fees will be paid to FWC for the Gopher tortoise
relocation permit and relocation efforts. Both the subject property and the area directly adjacent
to the property will be re-surveyed prior to the relocation efforts and following the relocation
efforts to ensure that all listed species have been accounted for within the proposed impacted
area. At the request of the county, a siltation fence can be installed at a depth of 8" inches to
prevent any additional Gopher tortoises from occupying the subject property after the relocation
efforts have been made.
If any listed species are observed following the relocation efforts, all impaction activities will
cease. Tropical Environmental Consultants will be contacted as well as the FWC Regional
biologist to address the situation moving forward. TEC will leave the permit open until all
clearing activities have been completed for the proposed construction within the subject
property.
Florida Bonneted Bat (Eumops floridanus)
Zero (0) rooting locations for the Bonneted Bat were identified on site. Following the Florida
Bonneted Bat Consultation Guideline (October 2019), the property is larger than 5 acres and is
located within the Consultation area for the Florida Bonneted Bat, a Roost Survey and Full
Acoustic survey must be completed if roosting habitat will be lost or modified within 250 ft of
the potential roost sites.
Red-cockaded Woodpecker (Picoides borealis)
Federally listed as “endangered” by USFWS
The Red-cockaded Woodpecker (RCW) is a woodpecker endemic to the southeastern United
States. These woodpeckers are about the size of the common cardinal, with a its black cap and
nape that encircle large white cheek patches being the most distinguishing feature. Historically,
RCWs inhabited long leaf pine ecosystems throughout North America. Habitat loss is the main
threat to this species, and it has been listed as endangered since October of 1970. Although the
subject site falls within the USFWS Red-cockaded Woodpecker consultation area, no Red-
cockaded Woodpeckers were observed and no suitable habitat for this species exists within the
project boundaries. No further action should be required pertaining to Red-cockaded
Woodpeckers.
Page 3648 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Eastern Indigo Snake (Drymarchon couperi)
Federally Listed as “Threatened” by USFWS
The Eastern indigo snake (Drymarchon couperi) is listed as Threatened by USFWS, based on
dramatic population declines caused by over-collecting for the domestic and international pet
trade as well as mortalities caused by rattlesnake collectors who gassed gopher tortoise burrows
to collect snakes. Since its listing, habitat loss and fragmentation by residential and commercial
expansion have become much more significant threats to the eastern indigo snake. This species
is widely distributed throughout central and south Florida; in northern Florida and southern
Georgia, it primarily occurs in sandhill habitats.
For the majority of smaller projects, simple execution of an FWC gopher tortoise relocation
permit would effectively clear all potential refugia for the Eastern Indigo Snake within the
development footprint. None identified on site.
Wood Stork (Mycteria americana)
Federally Listed as “Threatened” by USFWS
The subject site is shown to be located within a Wood Stork Nesting Colony Core Foraging
Area. Wood Storks typically nest colonially in medium to tall trees that occur in stands located
either in swamps or on islands surrounded by relatively broad expanses of open water. Because
of their specialized feeding behavior, Wood Storks forage most effectively in shallow-water
areas with highly concentrated prey. Good foraging conditions are characterized by water that
is relatively calm, open, and having water depths between 5 and 15 inches (5 and 38 cm). The
U.S. Fish and Wildlife Service has identified core foraging area (CFA) around all known Wood
Stork nesting colonies that is important for reproductive success. In Florida, CFAs include
suitable foraging habitat (SFH) within a 15-mile radius of the nest colony. The Service
believes loss of suitable foraging wetlands within these CFAs may reduce foraging
opportunities for the Wood Stork.
Based on our review of available databases, there is no record of a Wood Stork rookery on the
project site or within near proximity. However, documented Wood Stork Nesting Colonies exist
within 10 miles of the subject site and within predetermined forage buffer limits. The USFWS
and the U.S. Army Corps of Engineers require that any impacts to on-site ditches and/or
wetlands, which would eliminate a portion of the Wood Stork foraging habitat, be either
mitigated through the purchase of mitigation credits or recreated elsewhere on-site so that there
would be no net loss of Wood Stork foraging habitat. No Wood Storks were observed within
the subject site and potential mitigation for Wood Stork habitat will be addressed during the
permitting process if required. not listed but likely.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3649 of 3707
Little Blue Heron (Egretta caerulea) - *no species or evidence identified on site.
The little blue heron is a small wading bird species that can reach a length of up to 29 inches
(74 centimeters), with a wingspan of 41 inches (104 centimeters) and a weight of 14 ounces
(397 grams). Little blue herons have a grayish-blue body and a dark red head during breeding,
and a purplish head and neck during non-breeding periods (Rodgers et al. 1995).
Behavior
The diet of the little blue heron primarily consists of fish, insects, shrimp, and amphibians.
Little blue herons feed alone, usually along freshwater systems and on floating vegetation. The
little blue heron nests in colonies, often with other species of long-legged waders. Nests of
sticks are placed in trees and shrubs on islands, thickets near water, or emergent vegetation
over water. Little blue herons will lay three to five blue-green eggs that hatch in 20 to 24
days. The young are able to leave the nest and fly (fledge) at 28 days of age.
Tricolored heron (Egretta tricolor) - *no species or evidence identified on site.
The tricolored heron is a midsized member of the genus Egretta. This species can reach a
length between 24-26 inches (61-66 centimeters) with a wingspan of approximately 36 inches
(91 centimeters). The tricolored heron is named for its distinct coloration. It has a dark slate-
blue colored head and upper body, a purple chest, and white underparts. This species also has
a long, slender neck and bill, and is the only dark heron with light underparts. The diet of the
tricolored heron primarily consists of fish. Tricolored herons breed in colonies between the
months of February and August. Females construct nests out of sticks and vegetation
collected by the males. Nests are found in trees or shrubs on salt marsh islands or standing
water. Females lay between three to five eggs and both parents share incubation duties. Eggs
hatch approximately 21-25 days after being laid (LaLonde 2003). The young remain in the
nest until they are approximately 35 days old.
Florida Black Bear (Ursus americanus) - *no species or evidence identified on site.
Black bears are the only species of bear found in Florida.
FWC biologists estimate that there are approximately 4,050 black bears in Florida.
Adult male black bears usually weigh between 250 to 350 lbs. The largest adult male black
bear in Florida weighed 760 lbs. Adult female black bears are smaller than males, usually
weighing between 130 and 180 lbs. The largest adult female black bear in Florida weighed
460 lbs. Adult male black bears usually live within a 60 square mile area, whereas females
usually live within a 15 square mile area. Female bears have their first litter at about 3 ½ years
old and generally have a litter every other year. In Florida, the breeding season runs from June
to August and cubs are born around late January or early February. Bears are excellent
climbers and often climb trees when they are frightened. About 80 percent of a black bear’s
diet comes from plants (e.g., fruits, nuts, berries), 15 percent from insects (e.g., termites, ants,
yellow jackets) and 5 percent from meat (e.g., opossums, armadillos, carrion.
Page 3650 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Florida Panther (Puma concolor coryi)
U.S. Status: Endangered FL Status: Endangered
Description: A large (70 - 150 lbs. = 32 - 68 kg) cat with a long tail. Fur is dark buff to tawny
above and light buff to white below; muzzle and tip of tail are black. The head is broad, and
ears are round. Typical track shows four clawless toe pads around a three-lobed heel pad.
Defining characteristics of the subspecies are a dorsal hair whorl, a crook in the tail, and white
flecking on the neck and shoulders.
Habitat: Requires extensive blocks of mostly forested communities. Large wetlands that are
generally inaccessible to humans are important for diurnal refuge. Will tolerate improved areas
in a mosaic of natural communities.
Seasonal Occurrence: Year-round resident.
Florida Distribution: Collier, Glades, and Lee counties are the stronghold for the Florida
panther; Miami-Dade and Monroe counties are also important. Dispersing individuals may
range well north in the peninsula searching for new territories. No occurrences noted.
Big Cypress Fox Squirrel (Sciurus niger avicennia)
Description: A large (22 - 26 in. = 550 - 660 mm) tree squirrel with variable dorsal fur color.
The most common color phase has a black head and dorsal fur with buff sides and belly, white
nose and ears, and buff and black tail (see photograph). Other forms may be nearly all black
with white muzzle and ears. Few individuals are black and silver. Tail is long, nearly the length
of the head and torso.
Habitat: A variety of forested habitats with open to moderately dense understory and shrub
cover. A mosaic of pine flatwoods, cypress swamps, and hardwood hammocks is ideal to
provide year-round food and cover.
Seasonal Occurrence: Active year-round. Florida Distribution: South of the Caloosahatchee
River. No occurrences noted.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3651 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Florida Burrowing Owl (Athene cunicularia)
Zero (0) burrows for the Burrowing Owl were identified on site. Take of burrowing owls can be
either incidental or intentional. Incidental take refers to take that is incidental to, and not the
purpose of, carrying out an otherwise lawful activity. This type of take is prohibited without an
incidental take permit or other authorization. Impacts to burrows in the act of building a house is
an example of incidental take. Intentional take is not incidental to an otherwise lawful activity
and is prohibited without a scientific collecting permit or unless the take is authorized under
certain circumstances involving risks to property or human safety. Capturing and handling
burrowing owls for research is an example of intentional take.
Take of burrowing owls includes any of the following:
1. Causing injury or death of burrowing owl adults, eggs, or young.
2. Collapsing a Potentially Occupied burrow or blocking the entrance of a Potentially Occupied
burrow in a manner that prevents an owl from entering or exiting the burrow.
3. Disturbances within 10 feet of a Potentially Occupied burrow entrance at any time of year are
expected to cause take, unless outlined below in Examples of activities not expected to cause
take. Given this species’ year-round use of burrows, impacts to burrows result in significant
disruption of breeding and sheltering activities. Examples of this form of take include, but are
not limited to, inserting objects or liquids into a burrow, impeding a burrowing owl’s ability to
take shelter in a burrow, or blocking visibility around the Potentially Occupied burrow by
erecting structures or planting vegetation greater than 8 inches in height within 10 feet of the
burrow.
4. Disturbances within 33 feet of a Potentially Occupied burrow entrance during the breeding
season (February 15-July 10) are expected to cause take (Millsap and Bear 2000), unless they are
included below in Examples of activities not expected to cause take.
5. Intentionally and repeatedly forcing burrowing owls to fly or to exhibit signs of stress (e.g.,
giving alarm calls, producing snapping sounds with their bill, bobbing up and down, crouching
and weaving back and forth, remaining vigilant toward the intruder) is considered take via
harassment. This clause applies to instances when this is the purpose of the activity rather than
incidental to an otherwise lawful activity.
6. Capturing, handling, and collecting burrowing owls or eggs constitute take, as do banding,
collecting, attaching auxiliary markers to, and drawing blood or other biological samples from
burrowing owls.
7. Use of a burrow scope within a Potentially Occupied burrow is expected to cause take.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3652 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
8. Significant habitat modification -- An activity that results in the loss of greater than 50% of the
total foraging habitat within a 1,970-foot radius circle around a Potentially Occupied burrow may
result in significant habitat modification by impairing the essential behavior of foraging (unless
authorized under Florida Forestry Wildlife BMP’s and Florida Agricultural Wildlife BMP’s or
Other authorizations for take). FWC staff will evaluate activities that meet this criterion on a case
by case basis to determine if significant habitat modification is likely to occur. When conducting
this evaluation, FWC staff will consider Potentially Occupied burrows that are either on site or
within 33 feet of the project boundary. Activities that may cause significant habitat modification
include, but are not limited to, clearing, grading, paving, bulldozing, digging, building
construction, and site preparation for development.
FWC Recommended Conservation Practices
Recommendations are general measures that could benefit the species but are not required. No
FWC permit is required to conduct these activities.
• Avoid the use of pesticides, rodenticides, insecticides, fungicides and/or herbicides
immediately around the burrow entrance. Reduce or avoid the use of pesticides, rodenticides,
insecticides, fungicides and/or herbicides in burrowing owl foraging habitat to the extent
practicable, especially during the nesting season. Use these products according to label
instructions. Pesticides can contaminate or possibly limit the amount of food available for owls.
Raptors can become sick and even die from eating prey that have consumed certain rodenticides
(Murray 2017).
Short-tailed Hawk (Buteo brachyurus)
The large stick nest is built in a tree, at a height ranging from 2.5 to 30 m (8.2 to 98.4 ft). In
Florida, the bald cypress (Taxodium distichum) is a popular nesting tree of the short-tailed
hawk. The nest is bulky, measuring 60–70 cm (24–28 in) wide and 30 cm (12 in) deep. Its 1–
3 eggs per clutch are white, usually with dark spots and blotches. The nesting season is
January through June in Florida and is possibly similar in the tropics. Incubation occurs over
34 days with no known details of their fledgling period.[4] In Florida, American crows have
been known to consume eggs of this species. Short-tailed hawks breed in the tropical and
subtropical Americas from southeastern Brazil and northern Argentina north through Central
America to the mountains of the Mexico-Arizona border area, as well as in southern Florida,
United States; it is also found on the Caribbean island of Trinidad.
Bald Eagle (Haliaeetus leucocephalus)
Utilizing both FWC and Audubon’s Nest Finder data, TEC conducted a review for any recorded
Bald Eagle nests (through the 2021-2022 nesting season) on or within the vicinity of the project
site. This review revealed that there are zero (0) recorded Bald Eagle nests within 660 feet
of the subject boundaries. The nearest recorded nests; CO004, is approximately 1.48 miles to the
south & CO062 & 62a is 1.1 miles to the north. Please keep in mind that nest locations
have not been updated or status reconfirmed following Hurricane Ian in late 2022. Being well
outside the required 660-foot buffer, no further action should be required with respect to Bald
Eagle nests.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3653 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Uniform Mitigation Assessment Method
The UMAM score at the proposed preserve location is the highest scoring location on
site which is why it was chosen for the preserve, also the fact that the location chosen
for the preserve is adjacent to wetlands which are connected downstream and are part
of a larger wetland system. The lower quality wetlands on site will be impacted
during construction (mitigation & preservation will offset impacts). The wetlands to
be impacted are of lower quality and are inundated with exotic vegetation. Also, the
water environment in the lower quality wetlands is not as significant.
Impacting lower quality wetlands (in the middle of the site) for the construction of a
storage unit facility rather than impacting the high-quality wetlands in the back of the
property, which possesses a higher UMAM score and will serve as a vital preserve for
protected species and vegetation. The preserves higher UMAM score and its location
adjacent to a large, connected wetland system make it crucial corridor for
safeguarding protected species, while minimizing impacts to the high-quality wetland.
*If any protected vegetation or species are found they will be relocated to preserve*
*The preserve will be 15% of the property*
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3654 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Exotic Evaluation Exotic species present include Acacia auriculiformis (8%), Melaleuca
quinquenervia (35%), Schinus terebinthifolia(30%), across the whole property. Exotics are present
but they do not reflect the majority of the property. Exotics are scattered throughout the site. There
is native vegetation throughout the site as well. The property as a whole exotic density E3
(50-75%). The least amount of exotics are in the rear of the site, adjacent to the wetlands off site.
Conservation Coastal Management Element (CCME)
OBJECTIVE 6.1: Protect native vegetative communities through the application of minimum
preservation requirements.
Project Consistency with CCME Objective 6.1:
In accordance with site preservation and native vegetation retention requirements established
in CCME Policy 6.1.1 and LDC 3.05.07 B.1, the required preserve is to be 15% of the native
vegetation prior to clearing, not including easement area
*Response to Objective 6 & Policy 6.1-
Wetland and surface waters will abide by state and federal guidelines in reference to the
development of 5767 Collier Blvd Naples Florida 34113.
(3.68 ac. native vegetation prior to clearing
= 0.5 ac. preserve required).
OBJECTIVE 7.1: Direct incompatible land uses away from listed animal species and
their habitats.
*Response to Objective 7.1-
There have been no documented observations or records of these species within the property or its
immediate vicinity, further indicating the unlikelihood of their presence. In conclusion, based on the
habitat characteristics, geographical range, and ecological requirements of the listed species in the
FNAI Biomatrix and Section 3.04.03, it is reasonable to conclude that none of these species are
anticipated to be present on the subject property at 5767 Collier Blvd Naples Florida 34113, PID
00734160009. This assessment suggests that the proposed project is not expected to adversely
affect threatened and endangered species in this area. Final consultation may be reviewed by FWS
following our assessment.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
x 15%
5
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PID 00734160009; Tmmer
Listed Species Management Plan
Analysis Assessment
After a thorough evaluation of the subject property at 5767 Collier Blvd Naples Florida 34113,
PID 00734160009, the listed species as per the FNAI Biomatrix, and 3.04.03 - Requirements
for Protected Plants, specifically the Rare and Less Rare plants, it is evident that none of the
listed species are present or anticipated to be present on the property. The following factors
contribute to this conclusion;
Habitat Suitability: The property's habitat does not align with the requirements of the listed
species indicated on the FNAI Biomatrix. For instance, species need open to forage and nest
and not areas which are dense with exotic vegetation species.
Ecological Significance: The property is within the known range or habitat of the Florida
Panther or Eastern Indigo Snake, and the presence of these species is possible given the
ecological characteristics of the property. Which is what the preserve on site will enhance.
Absence of Suitable Features: The subject property lacks key features required by various
species. For instance, woodpeckers, such as the Red-cockaded Woodpecker, rely on mature
long-leaf pine trees for nesting, and these are not found on the property. Additionally, the
absence of necessary conditions like wooded scrub habitats for certain species, such as the
florida panther and black bear, further supports the conclusion that these species are not likely
to be present.
Geographical Range: Species like the Wood Stork, while present in the broader region, are
not typically found in this specific location, as it has only minimal required aquatic and wetland
habitats for these birds.
No Known Observations: There have been no documented observations or records of these
species within the property or its immediate vicinity(except black bear), further indicating the
unlikelihood of their presence. In conclusion, based on the habitat characteristics, geographical
range, and ecological requirements of the listed species in the FNAI Biomatrix and 3.04.03 -
Requirements for Protected Plants, specifically the Rare and Less Rare plants, it is reasonable
to conclude that none of these species are anticipated to be present on the subject property at
5767Collier Blvd Naples Florida 34113. This assessment suggests that the proposed project is
not expected to adversely affect threatened and endangered species in this area. Final
consultation may be reviewed by FWS following our assessment.
*If any protected vegetation or species are found they will be relocated to preserve*
*The preserve will be 15% of the property*
*A listed species survey was conducted and a scope of CT1 showed inactivity, no
other listed or protected species were identified on site.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3656 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
FLORIDA PANTHER
Panther Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following iems C-D will be utilized in
the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to the Florida Panther
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified panther habitat within the preservation
area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to Florida Panther habitat will be conducted to
monitor and report.
4. Any Panther sightings will be reported to Florida Fish & Wildlife Commission.
B. Corridor Establishment
1. Designate a portion of the site as a panther corridor (panther habitat from item A, if on
site, if not, then a corridor with a prolific passage).
2. Minimize human activity within the corridor area.
C. *Human-Panther Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote panther awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on panther-friendly practices for on and off-site.
3. Panther-Resistant Infrastructure
4. Encourage panther-resistant fencing and road crossings to minimize panther-vehicle
conflicts within the site.
Conclusion
This streamlined Florida Panther Species Management Plan for the 5.62-acre site emphasizes panther
habitat preservation and corridor creation to support the coexistence of development and panther
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3657 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
BLACK BEAR
Black Bear Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following iems C-D will be utilized in
the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to the Florida Black Bear
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified bear habitat within the preservation
area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to Florida Black Bear habitat will be conducted
to monitor and report.
4. Any Bear sightings will be reported to Florida Fish & Wildlife Commission.
B. Corridor Establishment
1. Designate a portion of the site as a bear corridor (bear habitat from item A, if on
site, if not, then a corridor with a prolific passage).
2. Minimize human activity within the corridor area.
C. Human-Bear Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote bear awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on bear-friendly practices for on and off-site.
3. Bear-Resistant Infrastructure
4. Encourage bear-resistant fencing and road crossings to minimize panther-vehicle conflicts
within the site.
5. Bear safe trash cans.
Conclusion
This streamlined Florida Black Bear Species Management Plan for the 5.62-acre site emphasizes
bear habitat preservation and corridor creation to support the coexistence of development and bear
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232 Page 3658 of 3707
PID 00734160009; Tmmer
Listed Species Management Plan
Assessment & Management Plan
WADING BIRDS
Wading Bird Assessment
The following items (A-B) should be addressed prior to any site plans and before any
development is commenced on the property. The following items C-D will be utilized
in the development and building plans.
A. Habitat Protection
1. Survey specific to the site to identify any existing habitat specific to wading birds
and designate it for preservation (see item B).
2. Implement land-use regulations to protect identified wading bird habitat within the
preservation area and the corridor/preservation area (see item B).
3. Biannual reporting and site surveys specific to wading bird habitat will be conducted to
monitor and report.
4. Any sightings will be reported to Florida Fish & Wildlife Commission.
B. Preserve Establishment
1. Designate a portion of the site as a wading bird preserve (wading bird habitat from item
A, if on site, if not, then a preserve with a prolific passage).
2. Minimize human activity within the preserve area.
C. Human-Bird Coexistence . Education and Outreach
1. Develop educational materials for site personnel and visitors to promote bird awareness.
a. Post signage and other education materials at entrances and in public locations.
2. Share guidance on bird-friendly practices for on and off-site.
Conclusion
This streamlined wading bird Species Management Plan for the 5.62-acre site emphasizes bird
habitat preservation and corridor creation to support the coexistence of development and wading bird
conservation. It underscores the importance of education, infrastructure design, regular reporting, and
adaptive management for the successful implementation of panther conservation measures on this
specific site.
The preservation area on site will provide characteristics to the adjacent wetlands and provide a vital
corridor for the safe passage of listed species.
- Tropical Environmental Consultants -
3900 Mannix Drive #118 Naples, Florida 34114
239-455-6232
Page 3659 of 3707
Subject Site
0 350
Figure 1:
Location Map
700 1,400 Meters
PID 00734160009
Collier County
Subject Site (±5.62 Ac.)
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0 15
Figure 2:
Aerial Map
30 60 Meters
PID 00734160009
Collier County
Subject Site (±5.62 Ac.)
Page 3661 of 3707
NO Black Bear Sightings
Figure 2:
BLACK BEAR MAP
PID 00734160009
Collier County
0 15 30 60 Meters
Subject Site (±5.62 Ac.)
Page 3662 of 3707
Subject Site (±5.62 Ac.)
FLUCCS Code
631E1- (2.67 AC)
631E3- (0.91 AC)
619E3- (0.57 AC)
422E4- (0.79 AC)
640E3- (0.19 AC)
411E1- (0.42 AC)
619E1- (0.07 AC)
640E3 411E1
619E3 619E1
PROPOSED
PRESERVE
(±0.78 ACRES)
631E1
631E3
422E4
0 15
Figure 3: FLUCCS &
SFWMD Delineation
30 60 Meters
PID 00734160009
Collier County
Site Visit
Date: 6/10/2024EASEMENT 0.26AC
63
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AGRICULTURAL ZONINGVACANTAGRICULTURAL ZONINGELECTRICAL SUBSTATIONAGRICULTURAL ZONINGVACANTCONCEPTUALPRESERVE
CONCEPTUAL STRUCTUREAGRICULTURAL ZONINGELECTRICAL SUBSTATIONCOLLIER BLVDCONCEPTUAL STRUCTURETRACT BTRACT ASHEET NO:4365 Radio Road, Suite 201Naples, Florida 34104P: 239.434.6060Company Cert. of AuthorizationNo. 00009496REVISIONSDATE:REV.DESCRIPTION1" = 150'SCALE:NSOUTH NAPLES TOY STORAGE CPUDMASTER PLANSITE / LAND USEEXHIBIT CMASTER PLANLEGENDPage 3664 of 3707
SCHUYLER HOUFEK 3900 Mannix Drive STE 118
Naples, FL 34114
(239) 455-6232
shoufek@tecsfl.com
EXPERIENCE
2021-present. Tropical Environmental Consultants
• Conduct Wetland Delineations and Determinations
• Process and obtain State ERP and Federal (404) Wetland, Mangrove, Dock, Seawall Permits
• Gopher Tortoise burrow locating, identification, and GPS mapping - Katharina Shoemaker
Permit Number: GTA-19-00047A
• Submerged Aquatic Vegetation surveying, mapping, species identification and delineation.
• FWS Bald Eagle, Scrub Jay, Burrowing Owl; Identification, Surveying, Monitoring, Mapping
• Cavity Scope Procedures
2017-2021. Environmental Specialist I, State of Florida: Department of Environmental Protection
• Specialize in Jurisdictional Wetland/Upland Soil, and Plant Identification.
• Wetland delineation and identification.
• Mitigation Analysis and UMAM scoring.
• High Knowledge and Understanding of 62-340, 18-20, and 18-21 F.A.C. and the 1996
Mangrove Trimming and Preservation Act
• Sea Grass Surveys and Identification
• Snorkel Certified with the State of Florida.
• 400+ wetland and upland identifications/delineations
• Current employment.
2016-2017. Marine Mammal Observer, CSA Ocean Sciences, Inc.
• Observed the surrounding waters of Estero Pass, in Fort Myers, Florida for manatees,
dolphins, turtles, and sawfish. Observed 8 manatees and 9 dolphins.
• Instruct the captain of procedures to take into action.
2010-2012 - Parachute Packer and Skydiving Instructor, Skydive Spaceland-Clewiston, Florida
2008-2009 - Floor Manager, My Whole Pet Market, LLC.
2005-2008 - Swim Instructor, Quality Swimming, Inc.
EDUCATION
• Florida Gulf Coast University: August 2011 – December 2016
-Bachelor degree in Marine Science, and Minors in Biology & Geology.
• Palm Beach State College: 2008- 2010
• Spanish River High School: 2004 – 2008
-High School Diploma. 3.2 GPA
-Swim Team Captain, 2 years
CV: See attachment below.
Page 3665 of 3707
SCHUYLER HOUFEK 3900 Mannix Drive STE 118
Naples, FL 34114
(239) 455-6232
shoufek@tecsfl.com
EXPERIENCE
• Florida Boater Safety/ Education Course (I.D. # 0000000581620)
• High level of boating and trailering experience.
• Wetland Identification and Delineation - 62-340, 18-20, 18-21 F.A.C.
• Physical Oceanography Flow Monitoring in Estero Bay & Imperial River
• Core Sampling for Oyster Reefs and Hurricane Evidence
• Dissections (cat, oyster, worm, squid, crayfish)
• Species Identification Trip in the Keys
• Specialize in Identification of Florida Native/Non-Native Plants, Fish, and Wildlife
• Microsoft Office (Excel, and Word) and Adobe Acrobat Skills
• Type ~60 words per minute
• Strong oral and writing skills.
• Self motivated, detailed-oriented, and well organized
• YSI
• Water Quality Testing
• High level of field experience underwater with a variety of projects
• Spectrometer
• Lab work and analysis of specimens
• Sea Turtle Research/ Relocation
• Marine Observer CSA Ocean Sciences (manatees, dolphins, sea turtles, sawfish)
EXPERIENCE - SPECIFIC
• Marine Mammal Observing- 90 observing hours – observed 8 manatees and 9 dolphins
• Manatee Observation: rec. (~11) June/July 2016-Aug. 2017, June/Aug 2019, (8) 2020-21.
• Manatees surfacing (18), diving (10) - September 2017, June/Aug 2019, Jan/Feb 2021.
• Observed cows with calves - (2) November 2017, (1) August 2019, (1) February 2021
• Observed manatee scarring (~4 tees)
• Gopher Tortoise location, observation, and mapping. 2020.
• John Pennecamp Observation – 3 manatees, 5 dolphins – June 2015
• FGCU- Marine Science Lab
• Sea Grass Monitoring and Study
• The Talkin’ Monkeys Project. Clewiston, Florida
• Lakeside Elementary School Volunteer
• C.R.E.W.
EDUCATION
I. Florida Gulf Coast University - 2016
• Coastal Watershed Geology
• Oceanography
• Physical Oceanography
• Ecology
• Marine Ecology & Chemistry
• General Biology I with Lab
• Biology II with Lab
• Chemistry I & II with Lab
• Organic Chemistry I
• Environmental Chemistry
• Invertebrate Zoology
• Vertebrate Form & Function
• Meteorology & Climatology
• Physics & Statistics
• American Sign language
• Marine Ecosystem Monitoring & Research Methods
• Genetics
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September 18, 2023 VIA: E-MAIL
Brandon Gifford BGifford@davidsonengineering.com
Davidson Engineering
4365 Radio Road, Ste 201
Naples, FL 34104
Subject: Water and Wastewater Service Availability
Project: 5767 Collier Blvd Self Storage
Parcel #: 00734160009
Dear Brandon:
The subject project is in the service areas of the Collier County Water -Sewer District’s (CCWSD) regional WTP
and The South County Water Reclamation Facility. Connection to the CCWSD’s water distribution and
wastewater collection systems will be permitted only after the GMD Development Review Division’s approval
of hydraulic calculations prepared by the Developer’s Engineer of Record in accordance with the Design Criteria
found in Section 1 of the Collier County Water-Sewer District Utilities Standards Manual. Adequate capacity to
this project is not guaranteed until the project receives a commitment for service.
Water service is available to the site via a 10” PVC water line running along the east side of Collier Boulevard.
Potable water is available for domestic use, fire protection, and irrigation, subject to the provisions of LDC
4.03.08 C, the Collier County Irrigation Ordinance (2015-27), and other applicable rules and regulations. Potable
water source pressure shall be verified by the results of a fire flow test not older than six months, in accordance
with subsection 2.2.1, paragraph A.
Wastewater service is available to the site via a 12” PVC force main running along the east side of Collier
Boulevard. Please contact the Wastewater Engineering Section (WasteWaterEngineering@colliercountyfl.gov)
to confirm downstream wastewater transmission system capacity and force main connection pressure .
A preliminary utility plan must be reviewed and discussed at a pre -submittal conference with representatives
of the Public Utilities Department and the Growth Management Department, as required by Sec. 134 -58,
paragraph (b)(2) of the Code of Ordinances. This conference may be conducted by email at the discretion of the
Public Utilities Department. Please contact Joanna Nicholson (Joanna.Nicholson@colliercountyfl.gov) for
assistance with this requirement.
Page 3685 of 3707
See the attached GIS screenshot for approximate utility locations. Record drawings for CCWSD utility
infrastructure can be requested by emailing Utility Planning (UtilityPlanning@colliercountyfl.gov).
Respectfully,
Drew Cody
Public Utilities Department
Project Manager III, Engineering and Project Management
CC: Howard Brogdon, Division Director, PUD/WD; Robert Von Holle, Division Director, PUD/WWD; Matthew
McLean, Division Director, PUD/EPMD; Joe Bellone, Division Director, PUD/FOSD; Craig Pajer, Division
Director, PUD/SRU; Ben Bullert, Supervisor Project Manager (Licensed) – Water, PUD/EPMD; Shon
Fandrich, Supervisor Project Manager (Licensed) - Wastewater, PUD/EPMD; Brett Rosenblum,
Supervisor Project Manager (Licensed), GMD/DRD; Joanna Nicholson, Site Plans Reviewer II, GMD/DRD;
Utility Planning Section
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GIS Screenshot
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4365 Radio Road • Suite 201 • Naples, FL 34104 • P: 239.434.6060 • www.davidsonengineering.com
D esigning E xcellence
Civil Engineering • Planning • Permitting
May 15, 2024
Dear Property Owner:
Please be advised that a formal application has been submitted to Collier County seeking approval of a Planned Unit
Development Rezone PL20230012017 and Growth Management Plan Amendment PL20230012845 to allow for
indoors vehicle storage, recreational vehicle storage and sales, for the following described property 5.62 acres in
size located at 5767 Collier Boulevard, Naples, FL 34113:
In compliance with the Land Development Code requirements, a Neighborhood Information Meeting will be held
to provide you an opportunity to become fully aware of our development intentions and to give you an opportunity
to influence the form of development. The Neighborhood Information Meeting will be held on June 6th, 2024, at
5:30 PM at the Donna Fiala Eagle Lakes Community Park Community Center. The address of this location is 11565
Tamiami Trail East, Naples, FL 34113.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with notice of an
impending zoning application and to foster communication between the applicant and the public. The expectation
is that all attendees will conduct themselves in such a manner that their presence will not interfere with the orderly
progress of the meeting. The Neighborhood Information Meeting is for informational purposes, it is not a public
hearing. If you are unable to attend this meeting but have questions or comments, or would like to request a virtual
link for remote attendance, inquiries can be directed by mail, phone, or e-mail to:
Todd Kamps
1550 E. Beltline Ave SW, Suite 150
Grand Rapids, MI 49506
616-638-6019
toddkamps@ccim.net
Or
Jessica Kluttz
239-434-6060
JessicaK@DavidsonEngineering.com
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1
NAME1 NAME2 NAME3 NAME5 NAME6 LEGAL1 LEGAL2 LEGAL3 LEGAL4 FOLIO ADDRESSTYPE
AGOR, JOHN A LLOYD W AGOR 167 HIGHLAND STREET MANCHESTER, CT 06040---0 SILVER LAKES PHASE ONE BLK 3 LOT 13 73625003558 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 10 51 26 PROPOSED REALIGNMENT OF SR 951 00735920002 U
COLLIER CNTY TRANSPORTATION RIGHT-OF-WAY 2885 HORSESHOE DRIVE S NAPLES, FL 34104---0 15 51 26 PROPOSED REALIGNMENT OF SR 951 00742960000 U
CORREIA, DANEAN 5 LEGEND LN WESTBURY, NY 11590---0 SILVER LAKES PHASE ONE BLK 3 LOT 9 73625003354 U
DONALD E HANSON REV TRUST 2055 EVA LANE MALABAR, FL 32950---0 15 51 26 S 330FT OF N 660FT LYING WLY OF THE REALIGNMENT OF SR 951 DESC IN OR 1258 PG 2390 00742600001 U
FLORIDA POWER & LIGHT CO PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 15 51 26 ALL OF THAT PORTION OF LAND AS DESC IN OR 5108 PG 2759 00742120109 U
FLORIDA POWER & LIGHT COMPANY PROPERTY TAX DEPARTMENT 700 UNIVERSE BLVD, PSX/JB JUNO BEACH, FL 33408---0 10 51 26 BEG AT SW COR FOR POB RUN E 1,330.15FT, N 440FT, W 660FT, S 330FT, W 673.15FT, S 110FT TO POB,00733080009 U
JAMES DAVID BURGOON JR &KATHRYN ELAINE BURGOON TRUST 1017 SILVER LAKES BLVD NAPLES, FL 34114---1582 SILVER LAKES PHASE ONE BLK 3 LOT 4 OR 1800 PG 1649 73625003105 U
JOHN L RICHARDS TRUST RICHARDS FAM TRUST 8375 SIERRA MEADOWS BLVD #308 NAPLES, FL 34113---0 SILVER LAKES PHASE ONE BLK 3 LOT 10 OR 1975 PG 1757 73625003406 U
LEE COUNTY ELEC COOP INC PO BOX 3455 NORTH FORT MYERS, FL 33918---3455 15 51 26 N30FT OF NW1/4 LYING W OF SR S-951 + W 660FT OF S 300FT OF N 330FT LESS REALIGNMENT OF 951 + LESS THAT 00742120002 U
LOVELY DOWD FLORIDA LLC 374 EAST CENTRAL AVE SPRINGBORO, OH 45066---0 SILVER LAKES PHASE ONE BLK 3 LOT 5 73625003150 U
NAPLES BOAT & SELF STORAGE LLC 1146 CANTON ST ROSWELL, GA 30075---0 15 51 26 COM AT NE CNR SEC 15,E 1246.65FT, S 30FT TO POB;CONT S 300.14FT, W 574.30FT,N 300.01FT, E 585.40FT TO POB 00742520000 U
RISINGER, RICHARD H 345 TWOLICK DR INDIANA, PA 15701---3747 SILVER LAKES PHASE ONE BLK 3 LOT 6 73625003202 U
SAMBLANET, DENNIS J KATHLEEN J SAMBLANET 1029 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 7 73625003257 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1001 SILVER LAKES BLVD NAPLES, FL 34114---9334 SILVER LAKES PHASE ONE TRACT "B" (R/W)73625000153 U
SILVER LAKES PROPERTY OWNERS ASSN OF COLLIER COUNTY INC 1203 COPPER LAKE PT.NAPLES, FL 34114---9334 SILVER LAKES PHASE TWO-C THAT PORTION OF TRACT A1 LYING IN SECTION 10 TWP 51 RNG 26 73625009620 U
SOLLENBERGER, MOLLY A PO BOX 227 AKRON, PA 17501---0 SILVER LAKES PHASE ONE BLK 3 LOT 3
ROOKERY BAY NAT EST SANC ROOKERY BAY NAT EST SANC 3900 COMMONWEALTH BLVD TALLAHASSEE, FL 32399---3000 10 51 26 BEG AT SW COR N 440.14FT TO POB, N 879.86FT OF E 1330.15FT OF S 880FT OF W 1333.67FT TO POB 26.9 AC OR 00732720001 U
TIMMER PARTNERS LLC STE 150 GRAND RAPIDS, MI 49506---0 10 51 26 COMM SW CNR SEC 10,N 110.03FT TO POB, CONT N 330.11FT, E 673.67FT, S 330.18FT, W 670.96FT TO POB,00734160009 U
WALTHER, MARILYN 1033 SILVER LAKES BLVD NAPLES, FL 34114---0 SILVER LAKES PHASE ONE BLK 3 LOT 8 OR 1950 PG 879 73625003309 U
WISOTZKE, RICHARD T & KIM D 118 BALMORAL DR FAIRPORT, NY 14450---0 SILVER LAKES PHASE ONE BLK 3 LOT 2 73625003008 U
BARNES, JOSEPH RUBEN VICTORIA BARNES GENERAL DELIVERY LONGBOW LAKE LONGBOW LAKE P0X1H0 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 11 OR 2046 PG 1955 73625003451 F
BEAUMONT, SCOTT DARLEEN KAINE 2649 CLAUDE AVE NIAGRA FALLS L2J 2C7 CANADA SILVER LAKES PHASE ONE BLK 3 LOT 12 73625003503 F
PELICAN LAKES MOTOR COACH RESORT 4555 SOUTHERN BREEZE DR NAPLES, FL 34114
Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA
provided data. The recipient may not transfer this data to others without consent from the CCPA.
Petition: PL20230012017 | Buffer: 500' | Date: 4/4/2024 | Site Location: 00734160009
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EXHIBIT A
LIST OF PERMITTED USES
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
Regulations for development of this PUD shall be in accordance with the contents of this document
and all applicable sections of the Growth Management Plan (GMP), the Land Development Code
(LDC), and the Administrative Code in effect at the time of approval of Site Development Plan
(SDP) or plat. Where the PUD ordinance does not provide development standards, then the
provision of the specific sections of the LDC that are otherwise applicable shall apply.
PERMITTED USES:
This CPUD shall be limited to a maximum development of 60,000 square feet of gross floor area of
commercial uses, subject to the trip cap identified in Exhibit F.2.A of this CPUD. No building or
structure, or part thereof, shall be erected, altered or used, or land used, in whole or part, for other
than the following:
Tract A: Commercial Tract:
A. Principal Uses:
1. Indoor Vehicle Storage (SIC 4225, mini- and self-storage warehousing only)
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures, including, but not limited to:
1. Administrative Offices within same structures as principal uses
2. Outside storage or display of merchandise associated with recreational vehicle and boat
sales subject to LDC section 4.02.12.
3. Customary accessory uses and structure that are incidental to the list of permitted principal
uses.
Tract B: Preserve:
A. Principal Uses
1. Preservation of natural vegetation.
2. Pervious and impervious pathways and boardwalks, subject to criteria identified in LDC
Section
3.05.07 H.1.h.i
3. Benches for seating
B. Preserve Accessory Uses
1. Stormwater management structures and facilities, subject to criteria identified in LDC
3.05.07.H.1.h.ii
Page 3694 of 3707
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EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
Table I below sets forth the development standards for land uses within the proposed CPUD.
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 STRUCTURES ACCESSORY
STRUCTURES
MINIMUM LOT AREA (sq. ft.) 10,000 N/A
MINIMUM LOT WIDTH (feet) 100 100
MINIMUM YARDS (EXTERNAL)
MINIMUM FRONT YARD (feet) 25 SPS
MINIMUM REAR YARD (feet) 15 SPS
MINIMUM SIDE YARD (feet) 15 SPS
MINIMUM PRESERVE SETBACK
(FEET)
25 25
MINIMUM DISTANCE BETWEEN
STRUCTURES (feet)
15 0
MAXIMUM ZONED HEIGHT (feet) 35 35
MAXIMUM ACTUAL HEIGHT (feet) 40 40
MINIMUM FLOOR AREA (sq. ft.) 700 N/A
Note: Nothing in this CPUD document shall be deemed to approve a deviation from the LDC
unless it is expressly stated in Exhibit E, list of deviations.
Page 3695 of 3707
STRUCTURE
STRUCTURE
SITE / LAND USE
EXHIBIT C
MASTER PLAN
LEGEND
TRACT B TRACT A
4365 Radio Road, Suite 201
Naples, Florida 34104
P: 239.434.6060
Company Cert. of Authorization
No. 00009496
SOUTH NAPLES TOY STORAGE CPUD
SCALE: 1" = 150'
N
SHEET NO: MASTER PLAN
REVISIONS
REV.
DATE:
DESCRIPTION
Page 3 of 8 PRESERVE Page 3696 of 3707
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EXHIBIT D
LEGAL DESCRIPTION
Commencing at a monument (being an iron pin) at the Southwest corner of Section 10, Township 51 South, Range 26 East, Collier County, Florida; thence North along the division line between Sections 9 and 10, North 0° 04' 10" West, 110.03 feet to a concrete monument being the Point or Place of Beginning of the parcel herein described; thence continuing along said division line between Sections 9 and 10, North 0°04'10" West, 330.11 feet to a concrete monument; thence leaving said division line and passing through other lands of said Section 10, North 88° 36' 13" East, 673.67 feet to a concrete
monument; thence along other lands of Florida Power & Light Company, South
0°24'05" West, 330.18 feet to a concrete monument; thence still along other lands of Florida Power & Light Company, South 88° 36' 13" West 670.96 feet to the Point or Place of Beginning of the parcel herein described being a part of Section 10, Township 51 South Range 26 East, Collier County, Florida.
Together with the Northerly 40 feet of the Easterly 660 feet of the below described property:
A parcel of land situate, lying and being in Section 10, Township 51 South,
Range 26 East, Collier County, Florida, described as follows:
Beginning at the Southwest corner of Section 10, Township 51 South, Range 26 East; thence run East along the South line of said Section, 1,330.15 feet to the Westerly right-of-way line of State Road S-951, as described in 0. R. Book 51, page 137, Collier County Records; thence North 2' 28'34" East along said Westerly right-of-way line to an intersection with a line page with, and 440 feet North (measured on a perpendicular)of said South line of Section 10; thence Westerly along said parallel line a distance of660 feet; thence run South 2°28'34" West to an intersection with a line parallel with, and 110 feet North (measured on a perpendicular)of said South line of Section 1O; thence Westerly along said parallel line to the West line of said Section 10; thence South 110 feet to the Point of Beginning. Being part of the South 1/2 of the Southwest 4 of said Section 10, lying West of the Westerly right-of-way line ofS-951.
LESS AND EXCEPT TIIE FOLLOWING:
All that part of the North 40 feet of the South 440 feet of Section 10, Township 51 South, Range 26 East, Collier County, Florida lying Westerly of-existing State Road S-951 (100 feet wide) and being. a parcel 83 feet wide (as measured on a perpendicular) with the Easterly line of said parcel being the Westerly line of said right-of-way 100 feet wide, said Easterly lines lying 17 feet Westerly from (as measured on a perpendicular)and the Westerly line of said parcel lying 100 feet Westerly from (as measured on perpendicular) the following described centerline of a proposed right-of-way for State Road 951 (200 feet wide):
From the Southwest corner of Section 15, Township 51 South, Range 26 East, Collier County, Florida run S 88°58'22" E along the South line of the Southwest quarter (SW-1/4) of said Section 15, for 1138.93 feet to the centerline of construction of State Road 951 (200 feet wide) at Station 294+04.46 and the POINT OF BEGINNING. From said POINT OF BEGINNING run N 02°28'03" E, parallel with and 33 feet Westerly from (as measured on a perpendicular) the centerline of State Road S-951 (100 feet wide)for 15,452.33 feet to Station 448+56.79 at the centerline of U.S. 41 Road 90) in the Northwest quarter (NW-1/4) of Section 3, said Township and Range and the end of the herein described centerline.
Bearings are Plane Coordinate for the Florida East Zone.
Page 3697 of 3707
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THE ABOVE DESCRIBED PROPERTY IS ALSO KNOWN AND DESCRIBED AS FOLLOWS:
Commencing at a monument (an iron pin) at the Southwest corner of Section 10, township 51 South, Range 26 East, Collier County, Florida;
Thence Northerly along the division line of Sections 9 and 10, North 00 degrees 04'10" West, 110.03 feet to a concrete monument being the Point or Place of beginning of the parcel herein described;
Thence continuing along said division line between Section 9 and 10, North 00 degrees 04'10" West 330.11 feet to a concrete monument.
Thence leaving said division line and passing through other lands of said Section 10, North 88 degrees
36'13" East
673.67 feet to a concrete monument;
Thence along other lands of Florida Power & Light Company, South 00 degrees 24'05" West, 330.18 feet
to a concrete monument:
Thence still along other lands of Florida Power & Light company, South 88 degrees 36'13" West
670.96 feet to the Point or Place of Beginning of the parcel herein described being a part of Section
10, Township 51 South, Range 26 East, Collier County, Florida.
LESS
Together with the Northerly 40 feet of a part of the Easterly 660 feet of the below described property;
a parcel of land lying and being in Section 10, Township 51 South, Range 26 East, Collier County
Florida, described as follows:
Commencing at a monument (being an iron pin) at the Southwest corner of Section 10, Township 51
South, Range 26 East, Collier County, Florida;
Thence run the division line of Sections 10 and 15 and the Southerly line of a Florida Power and Light
Company Easement North 88 degrees 36'13" East 1,246.30 feet to a point on the Westerly Right of Way
of Collier Boulevard;
Thence North 00 degrees 22'56" East, 440.22 feet along the said Right of Way line to an iron pin LB
6569, being the Point or Place of Beginning;
Thence leaving said Right of Way Line, South 88 degrees 36'13" West, 576.54 feet to a concrete
monument; Thence South 00 degrees 24'05" West, 40.02 feet to an iron pin, #2463
Thence North 88 degrees 36'13" East, 576.60 feet to an iron pin LB 6569, a line that intersects the
Westerly Right of Way Line of Collier Boulevard;
Thence along said Right of Way Line North 00 degrees 22'56" East, 40.02 feet to the Point or Place of
Beginning. The area described contains 5.62 Acres.
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EXHIBIT E
LIST OF DEVIATIONS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
No deviations are requested from the LDC.
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EXHIBIT F
LIST OF DEVELOPER COMMITMENTS
South Naples Toy Storage CPUD
A Commercial Planned Unit Development
The purpose of this Section is to set forth the development commitments for the development of
this project.
1. GENERAL:
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring until
close- out of the PUD, and this entity shall also be responsible for satisfying all PUD
commitments until close-out of the PUD. At the time of this PUD approval, the Managing
Entity is Timmer Partners LLC. Should the Managing Entity desire to transfer the
monitoring and commitments to a successor entity, then it must provide a copy of a
legally binding document that needs to be approved for legal sufficiency by the County
Attorney. After such approval, the Managing Entity will be released of its obligations
upon written approval of the transfer by County staff, and the successor entity shall
become the Managing Entity. As Owner and Developer sell off tracts, the Managing
Entity shall provide written notice to County that includes an acknowledgement of the
commitments required by the PUD by the new owner and the new owner’s agreement to
comply with the Commitments through the Managing Entity, but the Managing Entity shall
not be relieved of its responsibility under this Section. When the PUD is closed-out, then
the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD
commitments.
B. Issuance of a development permit by a county does not in any way create any rights on
the part of the applicant to obtain a permit from a state or federal agency and does not
create any liability on the part of the county for issuance of the permit if the applicant fails
to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency
or undertakes actions that result in a violation of state or federal law. (Section 125.022,
FS)
C. All other applicable state or federal permits must be obtained before commencement of
the development.
2. TRANSPORTATION:
A. The maximum total daily trip generation for the PUD shall not exceed 20 two-way PM
peak hour net trips based on the use codes and trip generation rates in the ITE Trip
Generation Manual in effect at the time of application for SDP/SDPA or subdivision plat
approval.
3. LANDSCAPING:
A. The PUD shall provide landscape buffering as provided on the master plan in accordance
with the Land Development Code.
B. Preserves may be used to satisfy the landscape buffer requirements after exotic
vegetation removal in accordance with LDC sections 4.06.02 and 4.06.05.E.1.
Supplemental plantings with native plant materials shall be in accordance with 3.05.07.
Owner will plant additional landscape material in the buffer to achieve the opacity
requirement no later than one year from the issuance of the certificate of occupancy.
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4. ENVIRONMENTAL:
A. The Project has 3.68 acres of native vegetation. The Project will preserve a minimum of
15 percent of the site’s native vegetation as shown on the Master Plan. The minimum
required preserve for the PUD is 0.552 ± acres. However, the Project will provide at least
0.68± acres of preservation, and disturbed wetlands will be mitigated.
B. At time of development review, a Black Bear Management Plan, Florida Panther
Management Plan, Wading Birds Management Plan, Human-Panther Co-existence
Plan, and List Plan Species Protection Precautions will be provided, if necessary, as
determined by the County Manager or designee.
5. PUBLIC UTILITIES:
A. At the time of application for Site Development Plan (SDP) approval, as the case may
be, offsite improvements and/or upgrades to the water distribution/transmission system
and 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 at time of SDP review. Such
improvement and/or upgrades as may be necessary shall be permitted and installed at
the owner’s sole cost and 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 at the determination of the County
Manager or their designee.
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