{
  "product": "Naples Development Capital & Capacity Radar",
  "publisher": "Intelligence Desk — a Civic Intelligence publication produced by Barone Media Group",
  "as_of": "2026-07-17",
  "core_period": "2024-01-01 to present; priority FY2025, FY2026, projected FY2027",
  "method_note": "Records-only. Every figure carries an evidence label and classification. Deed/mortgage/beneficial-ownership and authoritative parcel geometry were NOT independently pulled from Collier Clerk / Property Appraiser and are marked NEEDS SOURCE PULL — never estimated. Unlike financial figures are never summed into one 'investment' total. City of Naples primary documents (Site Plan Summary Report; DRB minutes; CRA budget; site-plan petitions) were retrieved directly and are labeled VERIFIED. CORRECTION 2026-07-17 (post-recovery pass): Metropolitan/Mini-Triangle reclassified as COUNTY COMPARATOR (Collier jurisdiction) and removed from the City ranking; Aura loan reclassified REPORTED DEBT — NOT INDEPENDENTLY VERIFIED; verified recorded debt = $0.",
  "evidence_labels": [
    "VERIFIED",
    "PARTIALLY VERIFIED",
    "REPORTED — NOT INDEPENDENTLY VERIFIED",
    "MODELED",
    "NEEDS SOURCE PULL",
    "NOT YET DECIDED",
    "UNAVAILABLE IN THE REVIEWED RECORD",
    "CONFLICTING PUBLIC RECORDS"
  ],
  "financial_classifications": [
    "VERIFIED PROJECT COST",
    "DECLARED PERMIT VALUE",
    "RECORDED ACQUISITION PRICE",
    "RECORDED DEBT",
    "DISCLOSED DEVELOPER EQUITY",
    "DISCLOSED PRESALE VALUE",
    "REPORTED PROJECT VALUE",
    "ASSESSED VALUE",
    "PUBLIC CAPITAL COST",
    "PUBLIC OPERATING COST",
    "DEVELOPER CONTRIBUTION",
    "MODELED TAX REVENUE",
    "UNKNOWN",
    "REPORTED DEBT — NOT INDEPENDENTLY VERIFIED"
  ],
  "projects": [
    {
      "rank": 1,
      "name": "Naples Beach Club — A Four Seasons Resort (redevelopment of former Naples Beach Hotel & Golf Club)",
      "address": "Gulf Shore Blvd N / 1090 Crayton Rd (Golfside Residences parcel), Naples 34102",
      "jurisdiction": "City of Naples",
      "parcel_ids": "NEEDS SOURCE PULL (folios not pulled). Legal: Tracts RT-1, OS-1, H-1, BE of Naples Beach Club, Plat Book 68 pp.52-56",
      "cra_status": "NEEDS SOURCE PULL (beachfront, likely outside CRA)",
      "category": "Resort / branded residences / golf — multi-phase PD redevelopment",
      "status": "Under construction; hotel opened Nov 2025; golf course debut 2026; residential phases continuing",
      "petition_numbers": "PD Ordinance 2019-14420; base Site Plan Resolution 2019-14421 (Council 12/4/2019); Bldg E 23-SPD1 / Res 2023-15076; Residential Restrictive Covenant Res 2023-15054 (6/7/2023); Golfside Residences amendment SP# NEEDS SOURCE PULL",
      "owner_entity": "Naples Beach Club Land Trust I (Tracts H-1, BE); Naples Beach Club Land Trust II (Tract RT-1); NBC Club Owner, LLC (Tract OS-1) [VERIFIED, petition]",
      "controlling_entity": "Petitioner of record: Naples Property Holding Company, LLC (Jay Newman) [VERIFIED]. Beneficial ownership NOT inferred.",
      "developer": "BDT & MSD Partners + The Athens Group + Four Seasons; residences with Discovery Land Company [REPORTED]",
      "operator_brand": "Four Seasons",
      "architect": "NEEDS SOURCE PULL",
      "engineer": "Davidson Engineering, Inc. (Andrew Rath, P.E.) [VERIFIED]",
      "land_use_attorney": "NEEDS SOURCE PULL",
      "acreage": "125 acres total [REPORTED]; Golfside Residences amendment parcel 6.286 ac [VERIFIED]; ~104+ ac permanent conservation easement [REPORTED]; ~100-ac Tom Fazio golf course [REPORTED]",
      "residential_units": "PD-wide max 147 (reduced from 175 by Res 2023-15054) [VERIFIED]; ~153 residences (58 beachfront + 95 golfside) [REPORTED]",
      "hotel_rooms": "CONFLICTING PUBLIC RECORDS — '220 rooms + 57 suites' (Gulfshore Business) vs '215-room' (Athens Group)",
      "commercial_sqft": "32,000+ sq ft event space, five dining venues [REPORTED]; precise GSF NEEDS SOURCE PULL",
      "reported_project_cost": {
        "value": "$1,000,000,000+",
        "class": "REPORTED PROJECT VALUE",
        "evidence": "REPORTED — NOT INDEPENDENTLY VERIFIED (Athens Group, Business Observer, Gulfshore Business)"
      },
      "recorded_debt": "NEEDS SOURCE PULL (Collier Clerk mortgages not pulled)",
      "acquisition_price": "NEEDS SOURCE PULL",
      "public_costs": "No CRA/public nexus documented for this parcel [UNAVAILABLE IN THE REVIEWED RECORD]",
      "countywide_effects": "Restored public access to 1,000+ ft Gulf shoreline; 104+ ac conservation easement; ~400 permanent jobs from ~20,000 applicants; regional luxury-tourism anchor [REPORTED]",
      "conditions": "PD lot coverage capped 5% (amendment 3.95%→4.36%); density capped 147 PD-wide / 89 landward RT-1 [VERIFIED]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium-high (physical program & approvals verified against City petition; all dollar figures REPORTED)",
      "sources": [
        "https://www.naplesgov.com/media/166736",
        "https://www.gulfshorebusiness.com/hospitality/four-seasons-debuts-revamped-naples-beach-club-resort/article_a54b0e6e-93ba-419a-8c64-578f7b8240b9.html",
        "https://athensdevco.com/project/naples-beach-club-a-four-seasons-resort/"
      ],
      "unresolved": "Hotel key count conflict (215 vs 277); Golfside SP petition #; parcel folios; acquisition price; recorded debt; permit values; council vote tallies; land-use attorney."
    },
    {
      "rank": "COUNTY COMPARATOR — NOT RANKED IN CITY PIPELINE",
      "name": "Metropolitan Naples / Naples Triangle (Ascent + Aura towers) — Mini-Triangle",
      "address": "Davis Blvd (US-41) & 5th Ave S, Naples area",
      "jurisdiction": "COLLIER COUNTY — Bayshore Gateway Triangle CRA (NOT City of Naples). Flagged for jurisdiction.",
      "parcel_ids": "NEEDS SOURCE PULL",
      "cra_status": "Within Bayshore Gateway Triangle CRA (Collier County) 'Mini Triangle Catalyst Project' [REPORTED]",
      "category": "Mixed-use high-rise (condos + retail/dining + office)",
      "status": "Under construction — Ascent first occupancy Fall 2024; Aura underway from Oct 2024; completion ~2026 [REPORTED]",
      "petition_numbers": "NEEDS SOURCE PULL (Collier PUD/zoning)",
      "owner_entity": "NEEDS SOURCE PULL",
      "developer": "Jerry Starkey and Fred Pezeshkan [REPORTED]",
      "acreage": "~5.3 acres [REPORTED]",
      "residential_units": "Ascent ~270; Aura 56 (1,890–6,335 sq ft, from ~$2M) [REPORTED]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "recorded_debt": {
        "value": "$113,604,228 (Aura construction loan)",
        "class": "REPORTED DEBT — NOT INDEPENDENTLY VERIFIED",
        "evidence": "REPORTED — NOT INDEPENDENTLY VERIFIED (no Collier Clerk mortgage instrument retrieved; verified recorded debt = $0)"
      },
      "countywide_effects": "CRA 'catalyst' redevelopment in unincorporated Collier at the City gateway; competes with/complements downtown Naples commercial [REPORTED]",
      "evidence_status": "REPORTED — NOT INDEPENDENTLY VERIFIED",
      "confidence": "medium on construction/scope; low on figures; Collier jurisdiction",
      "sources": [
        "https://bayshorecra.com/projects/cra-projects/mini-triangle-catalyst-project/",
        "https://naples.floridaweekly.com/articles/aura-at-metropolitan-naples-is-now-under-construction/",
        "https://www.bldup.com/posts/construction-loan-for-113-604-228-arranged-for-aura-at-metropolitan-naples"
      ],
      "unresolved": "Collier PUD numbers; parcel IDs; owner entity; verify $113.6M loan in Collier Clerk; unit/commercial GSF.",
      "jurisdiction_note": "Bayshore Gateway Triangle CRA, unincorporated Collier County — excluded from the City of Naples ranking; tracked in City-to-County spillover only."
    },
    {
      "rank": 2,
      "name": "Naples Dual-Brand Hotel — '2 Hotels Concept in the Commons'",
      "address": "870 Goodlette-Frank Rd (within The Commons professional park), Naples",
      "jurisdiction": "City of Naples",
      "parcel_ids": "NEEDS SOURCE PULL",
      "petition_numbers": "25-SP1 [VERIFIED, Site Plan Summary] — sufficiency letter 1/29/2026, re-issued 3/4/2026; PD = Y",
      "category": "Hotel / lodging (8-story dual-brand)",
      "status": "Site plan sufficient; approvals advancing; one final City Council public hearing reported (April 15) [PARTIALLY VERIFIED]",
      "owner_entity": "Commonage Corp. (Andrew J. Saluan, AJS Realty Group) [REPORTED]",
      "controlling_entity": "AAM Naples Hotel Owner LLC (David R. Masse; AAM 15 Management) [REPORTED]",
      "developer": "AAM Naples Hotel Owner LLC / AAM 15 Management [REPORTED]",
      "operator_brand": "Not finalized (Hilton/Marriott negotiation; Homewood Suites + Tru by Hilton previously promoted) [REPORTED]",
      "architect": "MHK Architecture (Mark McLean) [REPORTED]",
      "engineer": "Davidson Engineering (Andrew Rath) [VERIFIED agent on 25-SP1 / REPORTED civil]; transportation Trebilcock; landscape Architectural Land Design [REPORTED]",
      "land_use_attorney": "Francesca Passidomo [REPORTED]",
      "acreage": "4.45 acres (of the larger ~52-ac Commons) [PARTIALLY VERIFIED]",
      "hotel_rooms": "290 [PARTIALLY VERIFIED — corroborates public record]",
      "commercial_sqft": "188,039 gross sq ft, 8 stories / ~94 ft [PARTIALLY VERIFIED]",
      "parking_spaces": "290 (1/room) [REPORTED]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "conditions": "Rooftop restaurant removed after neighbor opposition [REPORTED]; DRB & PAB unanimous [REPORTED]",
      "countywide_effects": "290 lodging keys add to regional visitor capacity on the Goodlette-Frank corridor [REPORTED]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium-high on program; low on financials",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.gulfshorebusiness.com/collier/naples-advances-proposal-for-an-8-story-hotel-plan/article_78dc5dfd-242b-46b4-9afe-2dc2933ab2ac.html"
      ],
      "unresolved": "Petition final resolution/vote date & tally; parcel ID; project cost; permit value; acquisition price; impact fees; final brand."
    },
    {
      "rank": 3,
      "name": "Moorings Park (CCRC expansion)",
      "address": "120 Mooring Park Dr, Naples (83-ac PD east of Goodlette-Frank)",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP2 [VERIFIED, Site Plan Summary] — waiting for revisions; PD = Y (rezone via two City Council hearings)",
      "category": "Institutional — continuing-care retirement community expansion",
      "status": "In review; PD rezone with two required Council hearings [PARTIALLY VERIFIED]",
      "owner_entity": "Moorings Park Institute, Inc. [REPORTED]",
      "developer": "Moorings Park",
      "engineer": "Davidson Engineering [VERIFIED agent]",
      "acreage": "~83 acres [REPORTED]",
      "residential_units": "+140 units proposed (3 residential buildings + wellness center); total to ~514 from PD cap 414 IL + 180 AL/nursing [REPORTED]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "conditions": "42 ft height limit; no commercial planned [REPORTED]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.mooringspark.org/news/moorings-park-retirement-center-in-naples-looks-to-add-four-buildings-140-units"
      ],
      "unresolved": "Council hearing dates/votes; petition confirmation; parcel IDs; cost."
    },
    {
      "rank": 4,
      "name": "The Viceroy",
      "address": "599 River Point Dr, Naples 34102 (waterfront near Fifth Ave S bridge / Gordon River)",
      "jurisdiction": "City of Naples",
      "parcel_ids": "NEEDS SOURCE PULL",
      "petition_numbers": "22-SP8 [VERIFIED, Site Plan Summary] — sufficiency letter 5/6/2026; PD = N; plus conditional-use petition for transient lodging",
      "category": "Mixed-use (condos + marina commercial + transient lodging CU)",
      "status": "Council conditional-use approval reported (4-1); Design Review Board approval still required [REPORTED]",
      "owner_entity": "Viceroy Naples LLC [REPORTED]",
      "developer": "Harry Zea [REPORTED]",
      "architect": "PK Studios (Peter Kulicki) [REPORTED]",
      "engineer": "Davidson Engineering [VERIFIED agent] / Karins Engineering (Mike Valentine) [REPORTED]",
      "land_use_attorney": "Burt Saunders, GrayRobinson [REPORTED]",
      "acreage": "1.81 acres [REPORTED]",
      "residential_units": "12 luxury condos (3,885–4,432 sq ft each) [REPORTED]",
      "commercial_sqft": "4,200 sq ft marina ship store + office; 14 boat slips [REPORTED]",
      "parking_spaces": "93 (34 public + 30 private underground + 29 surface) [REPORTED]",
      "board_council_votes": "City Council 4-1 (Krol opposed; Barton abstained — disclosed business relationship; Penniman absent) [REPORTED]",
      "marina_component": "14 boat slips + 4,200 sf ship store [REPORTED]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "evidence_status": "REPORTED — NOT INDEPENDENTLY VERIFIED (site-plan status VERIFIED)",
      "confidence": "medium on scope/vote; low on figures",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.gulfshorebusiness.com/collier/proposal-features-commercial-space-and-amenities-for-boaters/article_c000daf2-39e5-4f70-a8a0-de2da2a10419.html"
      ],
      "unresolved": "Petition/resolution confirmation; parcel ID; conditions; acquisition price/debt; DRB outcome."
    },
    {
      "rank": 5,
      "name": "D Downtown Mixed-Use (Downtown Naples LLC / Wynn family)",
      "address": "852 1st Ave S (site plan 23-SP5) — related DRB item at 1090 1st Ave S. Design District.",
      "jurisdiction": "City of Naples",
      "petition_numbers": "Site plan 23-SP5 (852 1st Ave S, Davidson Engineering, waiting for revisions) [VERIFIED]; DRB 25-DRB3 Rev 1 + Public Art 25-PA2 at 1090 1st Ave S, approved 3-0 on 1/28/2026 [VERIFIED, DRB minutes]",
      "category": "Mixed-use (retail/restaurant + office + transient lodging for Gulfshore Playhouse)",
      "status": "Site plan in review (23-SP5); DRB design approved (25-DRB3); reported groundbreaking, permitting delays [PARTIALLY VERIFIED]",
      "owner_entity": "Downtown Naples, LLC (Wynn family) [VERIFIED for 1090 parcel]",
      "developer": "Downtown Naples, LLC; partnership with Gulfshore Playhouse and City of Naples [REPORTED]",
      "architect": "BECK Architectural Group (Bob Vayda); landscape Windham Studio (Scott Windham) [VERIFIED, DRB minutes]",
      "engineer": "Davidson Engineering [VERIFIED agent on 23-SP5]",
      "commercial_sqft": "~45,000 sq ft total [REPORTED]",
      "residential_units": "Transient lodging/studio units for theatrical personnel + apartment [REPORTED]",
      "reported_project_cost": {
        "value": "~$15,000,000",
        "class": "REPORTED PROJECT VALUE",
        "evidence": "REPORTED — NOT INDEPENDENTLY VERIFIED (Business Observer)"
      },
      "public_nexus": "Adjacent to CRA 1st Ave S / 12th St S / 10th St stormwater & streetscape ($8,854,000 FY25-26, CIP 25C02) and municipal parking garage; Gulfshore Playhouse / City partnership [PARTIALLY VERIFIED]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://swagit-attachments.granicus.com/uploads/video/minutes_file/373446/2026-0128_drb_minutes.pdf",
        "https://www.businessobserverfl.com/news/2025/dec/21/anticipation-high-naples-mixed-use-project/"
      ],
      "unresolved": "Relationship of 852 vs 1090 addresses; unit count/GSF in official docs; parcel IDs; permit value; full conditions."
    },
    {
      "rank": 6,
      "name": "Inn on Fifth Expansion",
      "address": "675 4th Ave S, Naples 34102 (downtown; Fifth Ave S overlay)",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP3 [VERIFIED] — in review (submittals 2/28/2025 → 11/21/2025); historical PD 15-R3 / 15-SD7 / 15-SP8 (2015) [VERIFIED]",
      "category": "Downtown hotel-and-residences PD expansion",
      "status": "Site plan in review [VERIFIED]",
      "owner_entity": "Historical: Second Generation Development, LLC / Philip J. McCabe, Trustee [VERIFIED 2015]; current owner NEEDS SOURCE PULL",
      "engineer": "Davidson Engineering [VERIFIED agent]",
      "land_use_attorney": "Historical: John M. Passidomo, Cheffy Passidomo [VERIFIED 2015]; current NEEDS SOURCE PULL",
      "acreage": "Historical PD ~5.08 ac [VERIFIED 2015]; 25-SP3 acreage NEEDS SOURCE PULL",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.naplesgov.com/media/66626"
      ],
      "unresolved": "Expansion program (rooms/units/GSF/height); current owner/developer; cost/financing; CRA status."
    },
    {
      "rank": 7,
      "name": "Harbour House",
      "address": "1624 Gulf Shore Blvd N, Naples (former Naples Harbour Club coop)",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP8 [VERIFIED, Site Plan Summary] — sufficiency letter 1/30/2026; DRB approval reported Nov 2025",
      "category": "Luxury waterfront residential redevelopment",
      "status": "Pre-construction; reported to begin summer 2026 [REPORTED]",
      "owner_entity": "1624 Gulfshore LLC (reported headed by Dominic Polizzotto, Pilot Grove Management LLC) [REPORTED]",
      "engineer": "Blair Foley, PE [VERIFIED agent]",
      "acreage": "~1.36–1.41 ac [REPORTED]",
      "residential_units": "14 boutique single-family-style residences [REPORTED]",
      "existing_use": "Former Naples Harbour Club (20-unit coop), Hurricane Ian-damaged [REPORTED]",
      "acquisition_price": {
        "value": "$17,500,000 (coop site, June 2025)",
        "class": "REPORTED ACQUISITION PRICE — NOT DEED-VERIFIED",
        "evidence": "REPORTED — NOT INDEPENDENTLY VERIFIED (no Collier Clerk deed retrieved)"
      },
      "presale_value": {
        "value": "$6,500,000 starting per residence",
        "class": "DISCLOSED PRESALE VALUE",
        "evidence": "REPORTED"
      },
      "evidence_status": "REPORTED — NOT INDEPENDENTLY VERIFIED (site-plan status VERIFIED)",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.gulfshorebusiness.com/collier/luxury-development-harbour-house-set-to-begin-construction/article_7948e2a7-5195-4e2f-9e4d-9502724eb170.html"
      ],
      "unresolved": "DRB petition #/vote; parcel IDs; verify $17.5M sale + $6.5M price vs Clerk/Appraiser."
    },
    {
      "rank": 8,
      "name": "Revs Institute expansion — 'Revs Reserve Naples'",
      "address": "2300 & 2400 E Horseshoe Dr, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP7 [VERIFIED, Site Plan Summary] — sufficiency letter 4/8/2026; DRB approval reported (date conflict 2025 vs 2026)",
      "category": "Institutional/commercial — climate-controlled vehicle storage + hospitality",
      "status": "Approved (DRB, reported unanimous); groundbreaking expected fall; opening 2027 [REPORTED]",
      "owner_entity": "Revs Institute [REPORTED]",
      "engineer": "LJA Engineering [VERIFIED agent]",
      "acreage": "6.6 acres [REPORTED]",
      "commercial_sqft": "63,800 sq ft [REPORTED]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "evidence_status": "REPORTED — NOT INDEPENDENTLY VERIFIED (site-plan status VERIFIED)",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://revsinstitute.org/press-releases/naples-design-review-drb-board-grants-unanimous-approval-to-revs-for-its-state-of-the-art-automotive-facility"
      ],
      "unresolved": "CONFLICTING PUBLIC RECORDS on DRB approval date; petition tally; cost; permit value."
    },
    {
      "rank": 9,
      "name": "Club at Naples Bay Resort — Amendment 1",
      "address": "1800 Tamiami Trl E, Naples 34112",
      "jurisdiction": "City of Naples",
      "petition_numbers": "22-SP7 [VERIFIED, Site Plan Summary] — sufficiency letter 11/21/2025; PD = Y",
      "category": "PD site-plan amendment — resort/marina/club",
      "status": "Sufficient; pending public hearing [PARTIALLY VERIFIED]",
      "engineer": "Davidson Engineering [VERIFIED agent]",
      "reported_project_cost": "NEEDS SOURCE PULL",
      "evidence_status": "NEEDS SOURCE PULL (name/status/petition VERIFIED; scope not)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Amendment scope (units/rooms/GSF/marina); owner/developer; parcels; cost."
    },
    {
      "rank": 10,
      "name": "Royal Poinciana Country Club (clubhouse campus)",
      "address": "1600 Solana Rd, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP12 [VERIFIED, Site Plan Summary] — sufficiency letter 3/30/2026; agent Rich Yovanovich (attorney) & Patty Kulak",
      "category": "Private club clubhouse modernization",
      "status": "Sufficient [VERIFIED]",
      "land_use_attorney": "Richard Yovanovich (Coleman Yovanovich Koester) [VERIFIED agent]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "low-medium",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope/GSF; hearing dates/votes; parcels; cost."
    },
    {
      "rank": 11,
      "name": "Moorings Country Club",
      "address": "2500 Crayton Rd, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP10 [VERIFIED, Site Plan Summary] — sufficiency letter 1/21/2026",
      "category": "Private club (distinct from Moorings Park CCRC)",
      "engineer": "Blueshore Engineering LLC [VERIFIED agent]",
      "evidence_status": "PARTIALLY VERIFIED (status VERIFIED; scope NEEDS SOURCE PULL)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; cost; hearings."
    },
    {
      "rank": 12,
      "name": "Chick-fil-A (former Red Lobster site)",
      "address": "2355 9th St N (Ninth Street North / US-41), Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP5 [VERIFIED, Site Plan Summary] — under review; agent Bowman",
      "category": "Retail / drive-thru restaurant",
      "status": "Under review; DRB revised design 8/28/2024; conditional use required for drive-thru [REPORTED]",
      "acreage": "~1.5 acres [REPORTED]",
      "evidence_status": "PARTIALLY VERIFIED (status VERIFIED; program REPORTED)",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.naplespress.com/tim-aten-knows/3-more-chick-fil-a-locations-planned-in-naples-area/article_35dc2cbe-4891-523e-9b7c-420650f14015.html"
      ],
      "unresolved": "Final DRB/CU outcome; parcel; owner; permit value."
    },
    {
      "rank": 13,
      "name": "Jetport Motor Suites Amendment",
      "address": "3106 N Horseshoe Dr, Naples 34104 (airport-area business park)",
      "jurisdiction": "City of Naples",
      "petition_numbers": "22-SP26 Amendment 2 [VERIFIED, Site Plan Summary] — under review; PD = Y; agent LJA Engineering",
      "category": "Luxury motor-suite / car-condo amendment",
      "commercial_sqft": "~88,421 sq ft / 59 units referenced in prior design review [REPORTED — not confirmed for this amendment]",
      "evidence_status": "PARTIALLY VERIFIED (petition/status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Amendment scope; owner/developer; GSF/units; cost."
    },
    {
      "rank": 14,
      "name": "Hibiscus Center",
      "address": "2950 9th St N, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP1 [VERIFIED, Site Plan Summary] — under review; agent Civilgear LLC",
      "category": "Retail center",
      "evidence_status": "NEEDS SOURCE PULL (status VERIFIED; scope not)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; owner; tenants; GSF; cost."
    },
    {
      "rank": 15,
      "name": "Estuary at Grey Oaks",
      "address": "1600 Estuary Dr & 2785 Airport Rd, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP5 [VERIFIED, Site Plan Summary] — under review; PD = Y; agent RDA Consulting Engineers",
      "category": "Planned-development (residential/club, Grey Oaks)",
      "evidence_status": "NEEDS SOURCE PULL (status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; units; cost."
    },
    {
      "rank": 16,
      "name": "Trinity by the Cove",
      "address": "553 Galleon Dr, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP9 [VERIFIED, Site Plan Summary] — sufficiency letter 3/18/2026; agent RDA Consulting Engineers",
      "category": "Institutional (church/school campus)",
      "evidence_status": "NEEDS SOURCE PULL (status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; GSF; cost."
    },
    {
      "rank": 17,
      "name": "The Chateau Club — Amenity Building",
      "address": "2151 Gulf Shore Blvd N, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP6 [VERIFIED, Site Plan Summary] — under review; agent J.R. Evans Engineering",
      "category": "Residential condominium amenity building",
      "evidence_status": "NEEDS SOURCE PULL (status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; GSF; cost."
    },
    {
      "rank": 18,
      "name": "Serena & Lily (design shop)",
      "address": "375 12th Ave S, Naples (Third Street South)",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP3 [VERIFIED, Site Plan Summary] — waiting for revisions; agent Kimley-Horn",
      "category": "Retail (small design-shop build-out — minor record)",
      "commercial_sqft": "~2,900 sq ft shop + ~500 sq ft studio [REPORTED]",
      "evidence_status": "PARTIALLY VERIFIED",
      "confidence": "medium",
      "sources": [
        "https://www.naplesgov.com/media/173631",
        "https://www.naplesillustrated.com/serena-lily-is-a-natural-fit-in-naples/"
      ],
      "unresolved": "Permit value; minor project."
    },
    {
      "rank": 19,
      "name": "Arhaus Furniture",
      "address": "5023 9th St N, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "25-SP11 [VERIFIED, Site Plan Summary] — sufficiency letter 2/20/2026; agent Kimley-Horn",
      "category": "Retail (furniture store — minor record)",
      "evidence_status": "PARTIALLY VERIFIED (status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; GSF; permit value; minor project."
    },
    {
      "rank": 20,
      "name": "Bayfront Single Family Unit",
      "address": "465 Bayfront Pl, Naples",
      "jurisdiction": "City of Naples",
      "petition_numbers": "26-SP4 [VERIFIED, Site Plan Summary] — waiting for revisions; PD = Y; agent Atwell",
      "category": "Residential (within Bayfront PD)",
      "evidence_status": "NEEDS SOURCE PULL (status VERIFIED)",
      "confidence": "low",
      "sources": [
        "https://www.naplesgov.com/media/173631"
      ],
      "unresolved": "Scope; minor record."
    }
  ]
}