Planning Board Backs 205-Unit Apartment Project with Workforce Housing in North Naples
Collier County’s planning board has endorsed a developer’s proposal to construct additional rental apartments in North Naples, despite resistance from nearby residents, according to a recent article by Laura Layden of Naples Daily News.
The development, planned for a 24-acre site along Immokalee Road east of Collier Boulevard, includes 205 apartments, with 30% designated as rent-restricted workforce housing for essential workers such as teachers, police officers, nurses, and firefighters.
During a recent hearing, the planning board unanimously recommended approval to county commissioners, who will make the final decision. However, residents of the neighboring 55+ community, Valencia Trails, strongly oppose the project, citing concerns over increased traffic. A petition against the development has already gathered nearly 650 signatures.
The site, located at the southwest corner of Immokalee Road and Catawba Street, is already approved for a mixed-use planned development. The developer is seeking zoning modifications and amendments to the county’s Growth Management Plan to move forward with the proposed changes.
The planning board determined that the project would be more beneficial than harmful to the community. It is expected to generate less traffic than what was originally approved for the property. In response to neighborhood concerns, the developer made several revisions, such as reducing the number of units and increasing setbacks.
Initially, the site was approved for 129 for-sale townhomes, all designated as affordable housing. However, rising construction costs and interest rates made the project financially unfeasible. The developer’s attorney, Rich Yovanovich, explained that the absence of market-rate units in the original plan made it difficult to subsidize the affordable housing.
If approved, the new plan would allow for 76 additional residential units beyond what was previously permitted. The developer initially proposed 249 apartments but compromised with county staff to lower the count to 205. To balance the increased residential density, commercial space on the property would be reduced from 44,400 square feet to 36,500 square feet, and a previously planned 12,000-square-foot daycare center would be removed.
Traffic projections show that the revised development would generate significantly fewer vehicle trips compared to the original plan–reducing peak hour traffic nearly by half. The county staff determined that while the new plan offers less affordable housing, it would still provide rental options that are more attainable than homeownership.
Under the revised plan, 15% of the apartments would be reserved for residents earning up to 80% of the area’s median income, while another 15% would be for those earning up to 100%. This adjustment would serve lower-income households compared to the original proposal.
Mike Bosi, the county’s planning and zoning director, highlighted that the project’s changes would result in larger setbacks, improved buffering, and a nearly 50% reduction in traffic impact. He also pointed out that the upcoming Vanderbilt Beach Road extension would provide additional routes for Valencia Trails residents, reducing congestion on Immokalee Road by 20-25%.
Despite these adjustments, some Valencia Trails residents remain strongly opposed. Concerns include increased noise, crime, declining property values, and the transient nature of rental properties. Some believe there are already too many apartments in the area, as indicated by ongoing rental promotions and incentives.
Yovanovich addressed these concerns, dismissing claims that renters do not care for their living spaces. He emphasized that the affordable units would be legally designated for essential workers, and the development’s new design would minimize visual impact on Valencia Trails.
One resident accused the developer of a “bait and switch,” but Yovanovich refuted this, explaining that the project had to change due to market conditions. He maintained that the revised plan still contributes to addressing the county’s housing shortage while respecting environmental and community concerns.
If approved, rent for the income-restricted apartments is expected to range between $1,566 and $1,958 per month for a one-bedroom unit. The developer estimates the total cost of the project at $80 million.
Some planning board members expressed concerns over the loss of the daycare center, but they agreed that the overall benefits, including reduced traffic impact, outweighed the downsides. Commissioner Paul Shea voiced concerns about traffic safety, specifically regarding access points, but county transportation planners assured that turn lanes and road safety measures would be assessed during the site development process.
The county commission will make its final decision on April 8.
This article originally appeared on Naples Daily News.