Collier denies Fairways Inn expansion in North Naples

The owner of a 46-unit Old Florida-style motel that has operated in North Naples for 60 years lost a bid to expand by 30 units after intense neighborhood opposition. 

Citing the impact on neighbors and the possible future effects of the state’s Live Local Act, Collier’s Board of County Commissioners on Sept. 22 unanimously voted to deny a small-scale amendment to the county Growth Management Plan that would have allowed the expansion of Fairways Inn at 103 Palm River Blvd. onto 2.63 acres of adjacent property. The denial meant a vote to rezone the property was moot. 

The decision came three months after the county Planning Commission unanimously recommended denial following opposition from Palm River neighbors, while county staff recommended approval with conditions. 

Commissioner Chris Hall, whose district covers the motel, made the motion to deny, citing a potential impact under the Live Local Act if the property were ever sold. 

“To rezone and make everything commercial, to me it just opens up a whole new can of worms,” Hall said. “We don’t know what the future holds. Live Local is in place right now. They can sell that property as it’s rezoned, and we could have all kinds of things happen over there. Whether that’s the intention, I highly doubt that, but that’s a possibility … a real risk.” 

Commissioner Burt Saunders seconded the motion, noting, “I have a concern of encroachment of commercial into a residential neighborhood. I think it presents an unfair impact on the neighbors, so I am very reluctant to change a comp plan that our citizens have relied on over the years.” 

Built in 1965-1966 

Motel owner Steven Mirowitz, through Seasonal Investments Inc., sought approval to build a two-story, 30-room hotel addition by demolishing four single-family homes he uses as short-term rentals. The inn is located north of Piper Boulevard and west of Palm River Boulevard, near a large residential community that opposes the expansion. 

The building would be about 35 feet tall, oriented away from neighboring homes and have no outdoor sound system. All parking would be on-site, with a single entry. The petition asked to amend the county Growth Management Plan to create a commercial subdistrict and to rezone residential and residential-tourist zoning districts to a commercial planned-unit development district. 

Mirowitz told commissioners the expansion was prompted by demand for more rooms. The motel “consistently operates at very strong occupancy levels,” guest reviews demonstrate that guests value the motel, and repeat guests return yearly. 

“What we are proposing is to allow a longstanding Collier County business to evolve while preserving what has made it successful,” Mirowitz said. “The Fairways Inn did not come into an established residential neighborhood and try and change it. The inn has been here for decades and the surrounding area has developed and changed around it, so when we talk about the future of the property, we’re talking about the evolution of a property that has been here for generations.” 

“We’re not trying to turn the Fairways Inn into a generic modern hotel,” he added. “We’re trying to preserve its identity while making sure the property remains competitive and attractive to visitors.” 

Fears of commercial encroachment 

Residents argued the expansion would increase traffic and worsen existing problems and code enforcement issues. Their Change.org petition garnered 559 signatures. They maintained additional rooms aren’t needed in the area and feared an expansion would lower property values. Fifteen people signed up to speak, some ceding time to others, with six opposing the plans and three supporting the expansion. 

Sharwood Drive resident Edward Boeder disputed Davidson Engineering’s report, which noted the motel maintains a good relationship with the neighborhood and is operated in a clean, quiet manner “so as not to cause any adverse impact.” 

He cited a 129-page report documenting 118 responses by the Collier County Sheriff’s Office to Fairways Inn between 2021 and 2025, or nearly two per month. He conceded some involved medical calls but noted the lack of a night receptionist forces guests to call 911 if they get locked out, and he said he’s witnessed a fight there. 

“Around two calls to the sheriff every month, and you’re proposing to increase the motel by 40% — that won’t have more than a minimal impact to the neighbors?” Boeder asked, waving the report. 

Sharwood Drive resident Magali Diaz, who has lived eight homes away from the rear parking lot for 30 years, called Fairways Inn a “good neighbor,” one that provides neighborhood discounts, offers to check her home after hurricanes and employs long-term, trustworthy staff. There’s new fencing, beautiful landscaping and a “gorgeous” event space, she said, contending a small addition would maintain the “neighborhood aesthetic.” 

“I’d hate to think what might happen if the property is sold,” Diaz said. “We’re looking at a 10-story monolith in front of our neighborhood and probably just a big, old square block. … That’s something that we, as a neighborhood, need to keep in our minds — that by denying or not allowing this project, we may end up with a corporate sale. We may end up looking at a parking lot.” 

Mirowitz said he’s working to fix code enforcement and other issues and pointed out residents’ claims that he’d added kitchenettes without a permit were wrong; they existed when the motel was built. 

County staff recommended plans 

County planning staff recommended approval, pending resolution of a code enforcement issue and fire inspections. They noted landscaping and buffering would make the commercial uses more compatible with the area. 

Commissioners considered giving Mirowitz time to fix the issues, which he expects to do by late this year. Commissioner Rick LoCastro warned residents they could face a denser proposal in the future and suggested holding a town hall with residents to work out problems. But then the debate turned to the impact of the Live Local Act. 

Saunders questioned Planning and Zoning Director Mike Bosi and County Attorney Jeff Klatzkow, who said the 1½ acres that would be rezoned commercial could enable 4 acres to fall under the act in the future if the property were sold. Vice Chair Bill McDaniel Jr. pointed out another hotel could be built up to 100 feet high, which Bosi said could double or triple the number of rooms. 

In making the motion to deny, Hall said he loved Mirowitz’s passion and said he was doing a great job but was swayed by residents’ concerns. 

Mirowitz did not respond to an email requesting comment after the hearing.