The East Naples planning board unanimously approves mixed-use development with affordable housing.

The planning board in Collier is endorsing a mixed-use development aimed at increasing the availability of affordable housing in East Naples.

On Thursday, the board cast a unanimous vote supporting the developer’s two petitions, according to a recent article by Laura Layden of Naples Daily News.

Generally, when there is complete agreement, the petitions are placed on the county commission’s consent agenda, moving forward without any debate or discussion.

The project may include as many as 300 multifamily rental units and 64,000 square feet designated for commercial purposes.

The project is set to take place on a 24.4-acre site located to the west of the intersection of U.S. 41 East and Greenway Road, in proximity to Fiddler’s Creek.

The developer has committed to providing 30% of the rentals as affordable housing in exchange for the increased density. That amounts to 90 units, with half allocated for households earning 80% or less of the county’s area median income, and the remaining half for those earning no more than 100%.

The median income for a family of four in the county has now exceeded $100,000. The median indicates the value at the center, where half of the individuals earn more and half earn less.

Land use attorney Rich Yovanovich, representing the petitioners, highlighted that other multifamily rental projects, which also set aside 30% for affordable housing, have received county approval to tackle what is widely recognized as a crisis in Collier County.

The affordable housing initiative aims to support teachers, firefighters, police officers, nurses, and other essential workers who find themselves living outside the county due to high housing costs.

Priority treatment would also be given to military veterans for the lower-cost rentals.

The reduced rents would vary from $1,566 to $2,713 per month, contingent upon income and unit size (according to current estimates).

The Shimberg Center for Housing at the University of Florida reports that average rents in the county have doubled in the last ten years, hitting $3,234 in 2024.

The center identified over 51,000 households in the county facing cost burdens, with more than half allocating over 50% of their monthly income to housing expenses.

In order to construct the new mixed-use project, the developer requires a rezoning and a minor amendment to the county’s growth management plan.

Although the property is designated for agricultural use, Yovanovich emphasized its location within the urban area, where the foundational density is four units per acre. He also highlighted that developers are permitted to request higher density for projects that include affordable housing, in accordance with the county’s regulations.

The density requested is essential for accommodating lower-cost housing while maintaining the development’s economic viability, he stated.

The project received a favorable recommendation from county staff.

There were no opposing voices at the public hearing.

A neighbor who owns a horse farm raised concerns about the possibility of fencing her property across Greenway Road to safeguard her animals from the rising traffic. However, this issue was beyond the scope of the planning commission’s authority.

“The county will need to look into that,” stated Joe Schmitt, the chairman of the commission.

The developer has consented to contribute towards the cost of a new traffic signal, though the payment will not be made at this time.

Elliot Miller, chairman of the Fiddler’s Creek Community Development District #2, inquired whether the developer would agree to a “fair allocation” to assist in funding a new traffic light at Sandpiper Drive and U.S. 41, an area that has experienced significant traffic accidents.

This needs to occur immediately. “Not in three years, when the property is developed and residents begin to move in,” he stated.

The community development district sought the light to benefit residents in Fiddler’s Creek, and it is already sharing expenses with others, including a second community development district for Fiddler’s Creek and the owners of a nearby 7-11, but costs are increasing.

Community development districts function as specialized governmental entities, primarily tasked with managing the construction, upkeep, and operation of community infrastructure, such as roads.

The developer has committed to assisting the Fiddler’s Creek districts with the funding for the new traffic light; however, Yovanovich noted that the specific amount is still to be decided.

“An analysis of fair share responsibilities has yet to be performed to ascertain the obligations of the developer, given that their project is significantly smaller and would produce considerably less traffic compared to Fiddler’s Creek, which has been approved for over 6,000 homes,” he stated.

“In response to the request for a check at this moment, we will not be issuing a check at this time,” Yovanovich stated.

Miller, seeking a different response, proposed a discount for early payment, yet Yovanovich remained unmoved.

“We will not be discussing a dollar amount today,” he said with conviction.

Yovanovich emphasized to everyone present that the plans for the signal had been developed well in advance of his client’s petitions, suggesting that any financial assistance from his client in covering the costs should be regarded with gratitude.

The developer has undertaken several additional commitments. This encompasses enhancing turning movements at all road access points of the project and supplying a portable generator for the county’s use at public shelters when necessary.

The developer has decided to exclude a car wash from the commercial uses, responding to requests from neighbors due to the presence of nearby alternatives.

A new planning commissioner advocates for an alternative design, yet it has not been positively received.
Michelle McLeod, a new member of the planning board, commended the developer for omitting a car wash, responding to the concerns of the neighborhood.

Nevertheless, she sought greater assurances regarding the design commitments.

She inquired whether the developer would consider a maximum setback of 50 feet for buildings, positioning them nearer to the street to enhance their visual appeal and walkability.

She suggested Fifth Avenue South in downtown Naples as a model for what she envisions along U.S. 41, featuring buildings positioned nearer to the road, with parking located at the rear or off to the sides.

Surprised, Yovanovich expressed that he couldn’t agree to such a request “instantly.”

He believed the idea was illogical, considering the project’s scale and its placement along a six-lane highway. He remarked that relocating the buildings nearer to the road might lead to unforeseen outcomes, compelling the developer to construct in a more elongated, linear style that would not be aesthetically pleasing.

“Many individuals prefer not to have buildings directly adjacent to the road,” he stated.

McLeod retorted, “It’s not very appealing when you notice all the parking in the front.”

Having served on the planning commission for many years, Schmitt clarified that the advisory board does not delve into the design specifics of buildings. “The county is responsible for examining community character and determining its desires through planning studies,” he stated.

The proposals for the new mixed-use development are set to be presented to county commissioners on January 28.

This article originally appeared on Naples Daily News