Imperial Lakes plan approved after 44-year delay 

Forty-four years after its initial approval, Imperial Lakes in North Naples got the green light from Collier County commissioners to build 313 homes off the planned extension of Veterans Memorial Boulevard, a 27% reduction from the 1982 plan. 

However, the developer still may proceed with the original 430 multifamily homes in buildings of up to five stories. The rezoning approved April 28 allows the 430 homes or 313 market-rate residences, single-family, two-family, townhouse and multifamily homes, on roughly 78.28 acres north of Imperial Golf Club at Imperial Golf Estates. Homes abutting Castlewood at Imperial would be limited to two stories. 

The project still faces approvals and permitting requirements by state and federal agencies, including the Army Corps of Engineers and the South Florida Water Management District. Construction is expected to begin in about a year once those approvals are secured. 

The Board of County Commissioners unanimously approved rezoning a Planned Unit Development to the Imperial Lakes Residential Planned Unit Development, and vacated half of a 60-foot roadway easement on the southern portion, a half-mile south of Veterans Memorial Boulevard. 

“We’re requesting to vacate that because it goes to nowhere,” land-use attorney Rich Yovanovich told commissioners. “As part of this project, we will be extending Veterans Memorial Boulevard, and that will be our access until the county extends it farther, all the way to U.S. 41, ultimately.” 

It’s an east-west corridor extension more than 40 years in the making. The 1967 public easement was conveyed by the developer, which will design, permit and build the extension to the railroad, while the county will extend it from there to U.S. 41. County officials have said that will improve traffic in the area. 

The county finished the first phase in 2023, but the developer was waiting for it to be extended westward. That’s scheduled to be designed in fiscal year 2026, the county will acquire rights of way, and it will be funded in fiscal year 2027, with construction expected by 2028. 

The developer and landowner is N.A. Realty Trust Inc., which state records show is headed by Aubrey Ferrao, CEO of Gulf Bay Group of Companies. It has built numerous luxury properties within Pelican Bay, Fiddler’s Creek and Marco Beach Ocean Resort. 

Although some residents sent commissioners letters claiming their property values would be reduced if the easement were vacated, Yovanovich pointed out both homeowner associations, Castlewood and Imperial Golf Club, signed letters approving it. He questioned the opponents’ rationale. 

“Without the road right of way being vacated, you’re going to have five-story structures, multifamily versus two-story structures that are single-family,” Yovanovich said, noting the original five-story plans could have moved forward without these approvals. “I think we’re actually probably enhancing their value.” 

The plans were recommended by county staff and the county Planning Commission, which approved it in March. 

Planning & Zoning Director Mike Bosi noted planning commissioners cited concern over Railhead Scrub Preserve and nearby residents and stipulated that the developer use dark sky-compliant lighting throughout the project and down-shield lights. Bosi called the project unique due to its multiple preserves and environmentally sensitive lands. 

Brad Cornell, Audubon Western Everglades’ policy director, asked the developer to shift the Northeast Pine Flatwoods Preserve in the northwest corner to protect the “extremely rare coastal scrub” next to the larger Railhead Scrub Preserve owned by Conservation Collier. But testimony showed that wasn’t possible due to costs and planned homes, and engineer Tim Hall, of Turrell, Hall & Associates, said there are no scrub jays in that area. 

“It’s bare sand,” Hall explained. “It’s been impacted in the past by the off-road vehicles, jeeps, dirt bikes, four-wheelers, everybody running through there. … Those off-road vehicles have kind of torn things up and run through there over time.” 

He said that area has very little scrub vegetation and the project team believed a higher priority was to preserve wetlands in another corner of the property. 

Yovanovich pointed out the developer already conceded to many of Audubon’s demands, including dark-sky lighting, bear-resistant trash cans and dumpsters, limited lighting and warm light temperatures below 3,000K. 

The undeveloped property is west of Aubrey Rogers High School and Castlewood at Imperial. To the west and north is the Railhead Scrub Preserve, environmentally sensitive land managed by Conservation Collier. Veterans Memorial Boulevard ends about 880 feet east of the site, where it accesses the school. 

Original plans allowed five units per acre, which was consistent with the county’s comprehensive plan in 1982, but the rezoning reduces it to four units per acre, consistent with the current comprehensive plan. Plans show a lake system, homes 20 feet from the shoreline and green space between the property line and lakes. After the meeting, Yovanovich said the 430-home plan is still an option. 

Other members of the project team are Q. Grady Minor and JMB Transportation Engineering.