June 4, 2026, CCPC Agenda Packet

Planning Commission Meeting · 2026-06-04 · agenda_packet

[1925 Metropolitan Blvd.; North side of Piper Boulevard, west of Palm River Boulevard; Town of Ave Maria (general area north of Oil Well Road and south of Immokalee); case PL20250008935 (Mini-Triangle GMPA); PL20250008076 (Mini-Triangle MPUD); PL20240000329 (Fairways Inn GMPA); PL20240000220 (Fairways Inn PUDZ); PL20240012290 (Ave Maria SRA)] This document contains agenda items for the Collier County Planning Commission meeting on June 4, 2026. Two items (9A and 9B) concerning the Mini-Triangle Mixed Use Subdistrict and MPUD at 1925 Metropolitan Blvd. were continued from a previous meeting to June 4, 2026, due to public opposition regarding parking issues. Two other items (9C and 9D) regarding the Fairways Inn Commercial Subdistrict and PUDZ at the north side of Piper Boulevard, west of Palm River Boulevard, were also continued to June 4, 2026. A significant portion of the document details a May 7, 2026, meeting where the Planning Commission heard a petition (PL20240012290) to amend the Town of Ave Maria Stewardship Receiving Area (SRA). This amendment proposes to expand the town's boundaries by 2,042 acres, increasing residential units by 6,732, commercial space by 996,000 square feet, and adding 100 hotel rooms. The expansion includes new town centers, neighborhood general areas, service districts, and community parks. The proposal also addresses affordable housing requirements by dedicating sites off-site and includes a mobility plan with pedestrian pathways and provisions for golf carts and low-speed vehicles. Several deviations were requested and discussed, including those related to off-street parking landscaping, sales center conversion, off-premise directional signs, and boundary marker signs. Public comment focused on concerns about traffic on Camp Keais Road, with one speaker stating it would add over 12,000 vehicles without adequate plans for improvement. The staff report supported the petition, finding it fiscally neutral and consistent with the Growth Management Plan and Land Development Code. [1,001 acres east of Camp Keais Road] This document details public comments and discussions regarding a proposed expansion of the Ave Maria Stewardship Receiving Area (SRA). Key concerns raised by residents and stakeholders include water usage and rationing, loss of agricultural land, financial instability of the Ave Maria Master Association (high HOA deficiency rate), potential negative impacts on Immokalee businesses and residents, and environmental concerns regarding wildlife habitat. A significant point of contention is the proposed inclusion of 1,001 acres east of Camp Keais Road, with arguments that the petitioner is simultaneously seeking to include this land in the SRA for development benefits while also attempting to remove it from a separate bond-issuing district to avoid associated costs. The petitioner argues that the expansion is necessary due to previous caps on the town's size and that the land is already zoned for development, meeting fiscal neutrality requirements for Collier County. The discussion also touches on the nature of the SRA program, the definition of "town" versus "village," and the funding mechanisms for infrastructure. [case Ave Maria: PL20250001447; Big Cypress: PL20250003046] This document details discussions and decisions regarding land use and development, primarily focusing on two projects: an expansion of the Town of Ave Maria and an amendment to the Town of Big Cypress. For Ave Maria, the expansion involves approximately 2,042 acres, adding an estimated 6,738 dwelling units and 996,000 square feet of commercial/office space. Key discussions revolved around the project's integration into the Ave Maria master association, traffic impact mitigation, and fiscal neutrality. For Big Cypress, the amendment adds 451.75 acres, increasing the maximum dwelling units to 5,799 and commercial space to 996,000 square feet. Discussions included deviations for landscape buffers, fuel pump separation, parking, alley-loaded sites, and gasoline service station minimum size. Public comment raised concerns about traffic, water restrictions, and environmental impact. The Ave Maria expansion was approved with one dissenting vote due to infrastructure concerns. The Big Cypress amendment was also approved. [South of Holly Avenue and west of the terminus of Bayshore Drive; case PL25-20250003046] Windward Landing RPUD, a proposed development of 90 single-family homes on 71.4 acres, south of Holly Avenue and west of Bayshore Drive. The project involves rezoning from RSF3 and agricultural to a Residential Planned Unit Development (RPUD). The applicant, Toll Brothers, has addressed concerns regarding construction traffic damage to Bayshore Drive, buffer modifications, and has prohibited pickleball courts. The development is consistent with the Comprehensive Plan Future Land Use Designation and offers lower density than allowed. Advisory boards recommended approval. A key condition is the lighting, with a commitment to 15-foot pole height within residential areas and up to 25 feet at the entrance, adhering to Dark Skies compliance. Bayshore Drive will be extended to the project entrance with a roundabout, with maintenance obligations falling to the developer. Public comment included concerns about visual impact and the narrowness of Bayshore Road, with assurances of enhanced buffers and walls. The project was approved unanimously. [Southwest corner of Everglades Boulevard and 16th Avenue Northeast; case PL20250007107] Vanderbilt II Tower, a proposed 150-foot shrouded cell phone tower with a 4-foot lightning rod, located at the southwest corner of Everglades Boulevard and 16th Avenue Northeast. The property is 2.65 acres and zoned for this use under specific conditions (minimum 2.25 acres, on a collector or arterial road). The applicant, Vertex Development on behalf of T-Mobile, aims to improve wireless coverage in the Golden Gates Estates area, which was previously underserved. The tower will support four carriers, with AT&T also intending to use the site. Concerns raised by the public included potential health impacts, property devaluation, and visual obstruction. The applicant stated that property value impact is not a code criterion and that the shrouded design mitigates visual impact. The project was approved, with staff noting the importance of reliable e911 service and telecommunications. Generators will be on-site for each carrier, with monitoring and fueling protocols in place. [case PL20240002941, PL20240002945, PL20260002471, PL20250008935, PL20250008076] This document details discussions and decisions from a Collier County Planning Commission meeting on May 7, 2026. Key items included a proposed cell tower, a mixed-use subdistrict amendment, and changes to temporary event permitting. The cell tower was approved 4-2, with concerns raised about its location and impact on residents. The Mini-Triangle Mixed Use Subdistrict amendment (PL20250008935) was unanimously approved, allowing for an increase in acreage and multifamily dwelling units. A legislative amendment to require temporary-use permits for public events on county property was also unanimously approved, aimed at improving coordination with emergency services. Discussions also touched upon future meetings and ongoing development projects. [case PL20240002941 (implied, related to cell tower discussion)] This item concerns a proposed cell tower. The applicant, Vertex Development (represented by Ms. Solik and Mr. Ruiz), sought approval for a T-Mobile tower. Commissioners discussed site selection criteria, including carrier need, zoning requirements (2.25 acres, arterial road), and willing landlords. Concerns were raised by Commissioner McLeod regarding bird safety, color, and lighting, referencing recommendations from the National Audubon Society and US FWS. Mr. Ruiz stated the tower would not have guy wires and that lighting would only be added if Mosquito Control required it, noting FAA approval for no lighting. Commissioner Petscher indicated he would vote against lighting. Mr. Ruiz also addressed community concerns about tower lighting, predicting blowback if lit at night. Commissioner Schumacher questioned the site selection, suggesting locations closer to commercial areas like Golden Gate Boulevard and comparing the proposed tower's spacing to others. Mr. Ruiz explained the coverage and capacity needs, including proximity to high-density areas like Golden Gate Boulevard. The discussion also touched on the comparison between macro towers and smaller 'sidewalk towers'. Chairman Schmitt raised questions about health impacts, and RF engineer Keenan Chinnuke explained that cell phones operate at lower power when in good coverage. Commissioner Schumacher expressed concern about towers appearing in backyards and mentioned 88 owners finding the project incompatible, referencing a previous Verizon tower meeting. Mr. Ruiz clarified that wholesale carriers like Mint Mobile use existing networks. Ms. Solik assured that the code requires demonstrating why existing sites won't work before new ones are built. Chairman Schmitt noted the importance of wireless for 911 calls. Commissioner Schumacher ultimately voted against the tower due to incompatibility concerns and perceived gaps in coverage. Chairman Schmitt supported the tower, citing the Comp Plan amendment and the need for service. The motion to approve passed 4-2. [State Road 82; case PL20240002941, PL20240002945] This item involves a proposed amendment to the Growth Management Plan (GMP) and a Planned Unit Development (PUD) for a 5-acre parcel on State Road 82 in Collier County. The property is adjacent to a project in Hendry County, and access will be through the Hendry County site. The proposed uses are 100,000 sq ft of self-storage and 30,000-60,000 sq ft of retail. The applicant, represented by Mr. Yovanovich, stated that the uses are consistent with the already approved Hendry County project and that the development is benign. The neighborhood information meeting had no attendees. Staff recommended approval. The Board of County Commissioners unanimously approved both the Comp Plan amendment and the PUD. [Collier County property; case PL20260002471] This item concerns a legislative amendment to the Land Development Code (LDC) regarding temporary events on Collier County property. The proposed change requires a temporary-use permit for events open to the public, aiming to ensure sufficient review by emergency services (EMS, police, fire). Previously, permits were handled by Parks and Recreation, with less rigorous review. The amendment aims to streamline the process, with most events requiring administrative approval and a $200 fee, while larger events (estimated 500-750+ attendees) would require Board approval and a $275 fee. The change was prompted by an event that was relocated and raised questions about agency notification. The amendment does not affect private rentals like birthday parties or league play. The Board unanimously approved the amendment. [1925 Metropolitan Blvd; case PL20250008935] This item, PL20250008935, involves a small-scale Comprehensive Plan amendment to increase the size of the Mini-Triangle Mixed Use Subdistrict by 1.35 acres and increase the total multifamily dwelling units by 16, from 491 to 507. The subject property is 6.70± acres and located near the intersection of Davis Boulevard and Tamiami Trail East. The existing use of the added 1.35 acres is a U-Haul Rental and Storage facility, which will be replaced by multifamily use. The amendment aims to further the revitalization goals of the Bayshore Gateway Triangle Community Redevelopment Area. Staff recommended approval, finding the amendment consistent with the Future Land Use Plan and the redevelopment overlay. The Board of County Commissioners unanimously approved the amendment. [Near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive; case PL20250008935 (GMPA) and PL20250008076 (PUDA)] The Collier County Planning Commission is considering a request to amend the Mini-Triangle Mixed Use Subdistrict. The proposed amendment involves adding 1.35 acres to the existing 5.35-acre subdistrict, bringing the total to 6.70 acres. This expansion will allow for an increase of 16 multi-family dwelling units, bringing the total to 507 units. The gross density across the entire project will decrease from 91.77 to 75.7 units per acre. The property is located near the intersection of Davis Boulevard and Tamiami Trail East. The applicant is 2001 TTE, LLC. The case number is PL20250008935 for the Growth Management Plan Amendment (GMPA) and PL20250008076 for the Planned Unit Development Amendment (PUDA). Staff recommends approval for both, with a tentative Board of County Commissioners meeting scheduled for July 14, 2026. During a Neighborhood Information Meeting on April 7th, 2026, one attendee and one remote participant were present. No questions or comments were raised by attendees. [Approximately 600 feet to the east of the triangular intersection of Davis Boulevard and Tamiami Trail East; case PUDA-PL20250008076] The Mini-Triangle MPUD is undergoing an amendment to add 1.35 acres, increasing the total project size to 6.70 acres. The amendment also proposes to increase the maximum number of multi-family dwelling units from 491 to 507. The property is located approximately 600 feet east of the intersection of Davis Boulevard and Tamiami Trail East. The applicant is 2001 TTE, LLC. The case number is PUDA-PL20250008076. The decision is a recommendation for approval by staff. A Neighborhood Information Meeting was held on April 7, 2026, with no opposition reported. Utilities, including wastewater and water service, are confirmed to have adequate capacity, with any necessary system improvements being the responsibility of the developer. Stormwater management will be addressed through SFWMD and Collier County reviews. The proposed changes are considered compatible with the neighborhood and consistent with the GMP. Several deviations from standard development codes were requested and are listed in Exhibit E. Developer commitments include managing MPUD monitoring, providing transit stops, and addressing potential offsite wastewater system upgrades. [Near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive; case PL20210001100] Collier County Ordinance No. 2022-36 amends Ordinance No. 18-25, the Mini-Triangle Mixed Use Planned Unit Development (MPUD). The amendment decreases commercial uses from 200,000 to a maximum of 130,000 square feet, with a minimum of 15,000 square feet for office uses and 30,000 square feet for other commercial uses. It also increases multi-family dwelling units by 114, for a maximum of 491 units, subject to a traffic cap. The movie theatre use is removed. The subject property is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive, in Section 11, Township 50 South, Range 25 East, Collier County, Florida, consisting of 5.35± acres. The ordinance was passed and adopted by the Board of County Commissioners on a date in 2022, with an effective date upon filing with the Department of State and the effective date of Growth Management Plan Amendment in Ordinance No. 2022-3. [Near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East; case PL20250008935, PL20250008076] The Mini-Triangle Mixed Use Subdistrict project involves changing the land use designation of 1.35 acres from Urban Mixed Use District, Urban Residential Subdistrict to Urban Mixed Use District, Mini-Triangle Mixed Use Subdistrict. This change aims to add acreage and increase the maximum multifamily dwelling units by 16, for a new maximum of 507 units. The subject property is 6.70 acres located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East, in Section 11, Township 50 South, Range 25 East. Case numbers PL20250008935 and PL20250008076 are associated with this project. A separate ordinance amends the Mini-Triangle MPUD to add acreage and increase the maximum multifamily dwelling units by 16, for a new maximum of 507 units. The property is 6.70 acres near the southern corner of Davis Boulevard and Tamiami Trail East, in Section 11, Township 50 South, Range 25 East. [North side of Piper Boulevard, west of Palm River Boulevard; case PL20240000329, PL20240000220] The Fairways Inn Commercial Subdistrict project involves amending the Future Land Use Element and Maps to change the Land Use Designation from Urban Mixed-Use District, Urban Residential Subdistrict to The Urban Mixed-Use District, Fairways Inn Commercial Subdistrict. This change allows for a hotel or motel up to 76 rooms. The subject property is 2.63 acres located on the north side of Piper Boulevard, west of Palm River Boulevard, in Section 23, Township 48 South, Range 25 East. Case numbers PL20240000329 (GMPA) and PL20240000220 (PUDZ) are associated with this project. The applicant is Andrew Rath, P.E., of Davidson Engineering, and the owner is Seasonal Investments Inc. The Collier County Planning Commission staff recommends approval. The project has been continued from April 16, 2026, to May 7, 2026, and further to June 4, 2026. A Neighborhood Information Meeting (NIM) was held on May 1, 2025. Public comments at the NIM included concerns about stormwater management, sewers, traffic, noise, parking, water drainage, flooding, building height, and interconnections between the existing and proposed hotel. Staff notes a market analysis supports the need for midscale/economy lodging options, that a hotel is a compatible use with adjacent residential development, and that the motel benefits the neighborhood and local employment centers. The Fairways Inn is described as one of the last 'Old Florida' style hotels in the area. Environmental Services staff recommend approval. [Immokalee Road] The Fairways Inn PUDZ & GMPA project involves a rezoning and Growth Management Plan Amendment for an existing hotel. The applicant, Mirowitz Real Estate, seeks to expand the Fairways Inn of Naples. The location is described as approximately 2.25 miles west of Interstate 75 and 1.5 miles east of Tamiami Trail on Immokalee Road. The document extensively analyzes the Naples Hospitality Submarket, detailing hotel trends, supply and demand, and economic demographics, concluding that the proposed expansion is supportable due to the need for affordable accommodations in a market increasingly focused on luxury and upper-upscale properties. No specific decision date or case number is provided in this excerpt. [103, 121 & 127 Palm River Blvd and 128 & 136 Palm View Drive, Naples, FL; case PL20240000329 (GMPA) and PL20240000220 (PUDZ)] This document details a Growth Management Plan Amendment (GMPA) and Planned Unit Development Rezone (PUDZ) application for the Fairways Inn project. The proposal aims to expand an existing 46-room hotel by adding 30 rooms, bringing the total to 76 rooms. The expansion will occur on four adjacent residential lots that will be demolished. The project involves a total of 2.63 acres. The applicant, Seasonal Investments, Inc., is seeking to rezone the properties to a Commercial Planned Unit Development (CPUD). The project is located north of Immokalee Road. Public comments during a Neighborhood Information Meeting raised concerns about sewer systems, traffic, flooding, and the impact on the surrounding residential neighborhood. The applicant addressed these concerns by explaining proposed stormwater management systems, connection to gravity sewers, and the plan to maintain the existing hotel lobby for check-in. The decision on this application is not stated in the provided text. [103 Palm River Blvd; case PL20240000220 (PUDZ) and PL20240000329 (GMPA)] The Fairways Inn project involves a rezoning from Residential Single Family 3 (RSF-3) and Residential Tourist (RT) to Commercial Planned Unit Development (CPUD) to allow for the expansion of an existing hotel. The expansion will add 30 hotel rooms, bringing the total to 76 rooms. This expansion will require the demolition of four existing single-family homes on Tract B. The project is located at the northwest corner of Palm View Drive and Palm River Boulevard. Public comment expressed strong opposition due to concerns about increased traffic, noise, strain on infrastructure, and the impact on neighborhood character. The project is located within the Northwest Transportation Concurrency Management Area (TCMA). A traffic impact statement concluded that the project's impact on the roadway network is not significant and that the TCMA concurrency requirements are met. Site access will be via a new full movement connection onto Palm River Boulevard. Water and wastewater service availability has been confirmed, with existing lines along Piper Boulevard, Palm View Drive, and Palm River Boulevard. The project is subject to Collier County Road Impact Fees. [North side of Piper Boulevard, west of Palm River Boulevard; case PUDZ-PL20240000220] The Fairways Inn CPUD project involves rezoning approximately 2.63 acres from Residential Single Family 3 (RSF-3) and Residential Tourist (RT) to Commercial Planned Unit Development (CPUD) to allow for the expansion of a hotel/motel. The expansion aims to add up to 76 rooms. The project is located on the north side of Piper Boulevard, west of Palm River Boulevard, in Section 23, Township 48 South, Range 25 East. A companion Growth Management Plan Amendment (GMPA PL20240000329) is required for consistency with the GMP. The project has undergone reviews for transportation, environmental, utility, and landscape aspects, with staff recommending approval contingent on the GMPA adoption. Public comments at a Neighborhood Information Meeting raised concerns about stormwater management, sewers, traffic, noise, parking, water drainage, flooding, building height, and interconnections between existing and proposed hotel structures. The decision is pending the Board of County Commissioners' review. [103 Palm River Blvd, Naples, FL 34110 (and associated parcels); case PL20240000220 (PUDZ), PL20240000329 (GMPA)] This document details a Planned Unit Development (PUD) Rezone and Growth Management Plan Amendment for the Fairways Inn. The project proposes to expand an existing 46-room hotel by adding 30 new rooms, bringing the total to 76 rooms. The expansion will occur on four parcels north of the existing hotel, which currently contain four single-family residential units that will be demolished. The total project site is approximately 2.66 acres. The applicant, Seasonal Investments, Inc., represented by Davidson Engineering and Davies Dukes, is seeking to rezone the properties from Residential Tourist (RT) and Residential Single Family-3 (RSF-3) to Planned Unit Development (PUD). A parking easement on county-owned property to the south will be utilized for off-site parking. The development will be limited to two stories. Public comments at a Neighborhood Information Meeting raised concerns about traffic, sewer systems, flooding, and the impact on surrounding residential areas. The project is located within the Northwest Transportation Concurrency Management Area (TCMA), exempting it from concurrency requirements if impacts are mitigated. The decision on this application is pending. [103 Palm River Blvd (mentioned in public comment); case PL20240000329 (GMP Amendment); PL20240000220 (PUDZ)] This document is a Traffic Impact Statement for the Fairways Inn PUDZ/GMPA project. It details projected traffic generation, trip distribution, background traffic analysis, and impacts on the local roadway network, specifically Immokalee Road. The project proposes a new connection onto Palm River Boulevard. The analysis concludes that the project's traffic impact on the surrounding roadway network is not significant and that the Northwest TCMA concurrency requirements are met. Mitigation includes paying Collier County Road Impact Fees. Public comment from residents of Palm River Estates and River Oaks Community Association expresses strong opposition to the expansion due to concerns about increased traffic, safety risks, noise, disruption to neighborhood character, strain on infrastructure, and potential decline in property values. They advocate for denial of the rezoning petitions. [103 Palm River Blvd, Naples, FL; case PL20240000329 (GMPA) & PL20240000220 (PUDZ)] The Fairways Inn is seeking to expand its hotel by rezoning four single-family residential lots (RSF-3) to a Commercial Planned Unit Development (CPUD). The proposal includes demolishing four existing homes to add 30 new hotel rooms, for a total of up to 76 rooms, and expanded parking. The project is located at 103 Palm River Blvd, Naples, FL, on approximately 1.03 acres. Concerns raised by residents and homeowners associations include increased traffic and safety risks on local streets, noise, lighting, strain on infrastructure, potential decline in property values, and the permanent loss of residential land. Specific objections focus on off-street parking arrangements that allegedly violate Land Development Code (LDC) requirements and create safety hazards, as well as the proposed building height being incompatible with adjacent residential properties. A petition against the expansion has garnered significant signatures. The applicant's traffic study and market analysis have been questioned for their adequacy and relevance to the residential context. The proposed change is from Residential Single-Family-3 (RSF-3) and Residential Tourist (RT) zoning to Commercial Planned Unit Development (CPUD).