Collier panel rejects Fairways Inn hotel expansion

The Collier County Planning Commission unanimously rejected Fairways Inn’s proposal for a 76-room hotel June 4, siding with Palm River Estates residents and neighboring property owners who argued the project was incompatible with the surrounding residential community.

The application, submitted by Andrew Rath of Davidson Engineering on behalf of property owner Seasonal Investments Inc., sought approval to construct a two-story, 30-room hotel addition. The expansion would have increased the motel’s total room count from 46 to 76. It also called for the demolition of four single-family homes owned by the company and currently used as short-term rentals.

Located north of Piper Boulevard and west of Palm River Boulevard, Fairways Inn has operated since the 1960s and is one of the area’s few remaining Old Florida-style hotels.

Attorney Noel Davies, representing the applicant, said a market study supports the need for additional midscale and economy lodging in Collier County and urged approval of the project. He said the new building would be two stories, or about 35 feet tall, and oriented away from nearby homes. He also said the project would include no outdoor sound systems and would provide all parking on-site with a single access point.

Davies said the expansion would complement the existing motel, comply with the county’s land development code and remain consistent with the surrounding neighborhood.

“This is a true legacy project for my client and his family, who would be self-funding the renovation and expansion and would continue to operate the inn in a way that is mindful of its neighbors and fits with the community, while staying committed to providing high-quality lodging at reasonable rates — something that is desperately needed here, as we all know,” Davies said.

The proposal required a rezoning and a small-scale amendment to the county’s Growth Management Plan. The 2.63-acre site is owned by Seasonal Investments Inc.

Opponents argued the expansion would increase traffic and worsen existing problems at the property. Several residents cited code enforcement issues and sheriff’s reports as evidence of ongoing concerns about the motel’s impact on the neighborhood.

More than a dozen neighbors signed up to speak against the project during public comment. A Change.org petition opposing the proposal gathered nearly 550 signatures.

Neighbors also questioned whether additional hotel development is needed in the area and said the expansion could lower property values. Some criticized the property owner for not contributing to neighborhood upkeep.

Edward Baeder referenced a 129-page report documenting 118 Collier County Sheriff’s Office responses at the motel between 2021 and 2025 — an average of nearly two per month.

“I personally witnessed a fist fight while walking the dog on a quiet evening in our beautiful residential neighborhood by two intoxicated gentlemen in the back parking lot,” Baeder said.

He said the reports did not reflect a quiet, residentially compatible property. He also cited alleged fire code violations, including claims that some rooms contained unpermitted kitchenettes lacking required fire suppression systems and hoods.

Davies disputed those characterizations, saying many of the calls involved medical emergencies rather than criminal activity.

“These are not some sort of nefarious activity by my client,” Davies said. “It is a gross mischaracterization to try to assert that there’s some sort of serial safety issue at the inn.”

County Planning and Zoning Director Mike Bosi said staff recommended approval, noting the expansion would improve buffering between the motel and nearby homes and make the commercial use more compatible with surrounding residential properties.

However, staff also noted that sheriff’s reports and code violations could be considered when evaluating overall compatibility.

The commission voted 6-0 against the proposal. Commissioner Michelle McLeod called the sheriff’s reports “shocking,” citing repeated incidents, including Baker Acts and drug-related calls.

“Nothing tells me that he [the owner] is not going to care for this new building any more than he’s not caring for the existing building,” McLeod said.

Commissioner Mike Petscher said he preferred to adhere to the county’s Growth Management Plan and saw no reason to deviate from it, adding that approval could set a precedent for future developments.

Chairman Joseph Schmitt said he was also uncomfortable supporting the proposal, citing unresolved fire safety concerns and existing parking issues at the property.

The Board of County Commissioners will make the final decision on the proposal at a future meeting.