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County commissioner warns Live Local Act could enable denser housing at city edge; appeals filed on Naples Grande amenity
Summary
County Commissioner Daniel Kowal told Naples City Council that recently adopted state rules let commercial parcels near the city convert to housing at up to 25 units per acre under the Live Local Act, and said three appeals affecting the Naples Grande hotel amenity have been filed and may reach the county commission later in the year.
Daniel Kowal, Collier County commissioner for District 4, told the Naples City Council that properties designated commercial near the city could become eligible for higher‑density housing under the state's Live Local Act, which allows up to 25 units per acre in qualifying circumstances. Kowal said local commercial parcels that change hands could take advantage of the law, but that projects must still meet parking and other code requirements and be processed through county planning.
Kowal outlined parts of his district bordering Naples and summarized several ongoing projects. He said three appeals have been filed over plans for an amenity at the Naples Grande resort, and those appeals have been recognized by the county development review board. 22If everything pans out with the lawsuits and everything's filed properly, as early as July we could possibly have something before the Board of County Commissioners,22 Kowal said, urging council members and residents to prepare for a public hearing later this year.
Kowal also described redevelopment activity along Davis Boulevard and in the Bayshore CRA area, and explained that the county is encouraging 'activity centers' east of the city to reduce long commutes. He defended tourism funding managed by the county's Tourism Development Council, noting previous grants for the Naples Pier and a county contribution to the city's new outfall project.
Why it matters: The Live Local Act shifts development dynamics at the city's edges by enabling more residential density on land formerly reserved for commercial use. Kowal's comments signal that projects outside Naples could have immediate traffic, infrastructure and legal implications for the city; he urged joint planning and closer information-sharing between the county and city staff.
What's next: Kowal said the county attorney will certify the appeals and that the project could come before the county commission later this year; he also said his office will continue coordinating with city staff on shared water, stormwater and transportation priorities.
Representative quote: Daniel Kowal said, 22So if everything pans out with the lawsuits and everything's filed properly, as early as July we could possibly have something before the Board of County Commissioners.22
