The No Water Park Coalition (NWC) is an alliance of over 10,000 neighbors banded together to oppose this folly. To date, we have collected over 5,000 opposition signatures and raised over $150 thousand for a zoning appeal
WHEN THE TROUBLE STARTED- PRIVATE EQUITY BUYS IN MARCH 2022
In March 2022, two private equity real estate funds, South Street Partners (SSP), and London-based Henderson Park purchased the Naples Grande Hotel. With the purchase, they set out to maximize their short term investment at the long-term expense of residents. SSP has a long history of conflicts with local residents, and is currently involved in multiple lawsuits in two other communities, Palmetto Bluffs and Kiawah Partners. Lawsuits
CLAM COVE WATER PARK IS HATCHED-MARCH 2022 to Fall 2025
After securing numerous developer-friendly zoning interpretations, the private equity funds unveiled their plans for a publicly accessible 3.3 acre Water Park, dubbed "Clam Cove." The proposed complex has a separate entrance pavilion (with numerous lockers), 25' water slides, a lazy river that can hold 390 people, a kids splash zone with slides, a bar, and eighty loudspeakers. It's estimated that over 1,000 people could fit within the water park. The water area could fit 35 normal household pools.
INCONSISTENCIES ARISE
1. A Water Park or a "Pool Amenity"?
Recently, in an attempt to tamp down public outcry and to prevail in zoning appeals, the Hotel has started referring to the complex as "pools or a customary water amenity." This defies common sense. It also contradicts all previous County filings, public presentations, and documents. Below is 4/15 screenshot from the County site, in addition to a scale rendering which shows that the proposed water park is as long as TWO hotels
If it looks like a water park, splashes like a water park, and makes noise like a water park, it's a water park!!
2. What is the definition of "Public"?
Recently, in a presentation SSP initially claimed that the water park won't be open to the public. Twenty minutes into the presentation, they started describing selling day passes to non-hotel guests and allowing in golf club members.
Public = Anyone not staying overnight at the hotel = More noise + More Traffic
THE **** HITS THE FAN- NOVEMBER 5, 2025
Although the Hotel's plans were leaked in April 2024, it was over eighteen months until the private equity funds formally unveiled their plans to anxious residents. Residents were concerned about the destruction of their quality of life and property values. Noise, increased flooding risk, excess traffic in an already overburdened area, vibrations from a huge number of pilings, loss of green space were but a few of their concerns. SSP's spin was that residents would one day be appreciative of a five-star hotel. Almost comically, they offered that “residents will enjoy 15% off current room rates and F&B prices, subject to limited restrictions / black out dates.”
One resident, who started picking cucumbers as a teenager and then had a successful career at Betty Crocker, said "Our nest egg was put into purchasing our dream retirement home, and they insult us by telling us why we should be grateful!"
LEGAL CHALLENGE- JANUARY 20, 2026
APPEAL PROCESS STARTS- MARCH 20, 2026
The Bay Villas HOA lawyered up. They filed numerous objections to the County Staff's zoning interpretations. The most fundamental one was that the water park is not a "customary accessory." It is neither customary or compatible to have a water park within a half mile of a pre-school, an elementary school, two churches, Clam Pass Park, the Waterside Shops, and soon, a new restaurant and hotel. Many residences are less than 150 feet away. A church memorial garden is less than 300’ away. Any comparison to the hotel's existing pools, or the Ritz Tiburon or Great Wolf lodge ( the only 2 hotels out of 70 in Collier County with water parks) is a false equivalency.
Other objections included lack of required parking, setbacks, open space requirements, and unauthorized sales of day passes to non-overnight guests. The PUD also requires that any site plan "be in harmony with the general intent and purpose of the PUD and will not be injurious to the neighborhood or adjoining properties or otherwise detrimental to the public welfare."
The County planning staff disagrees with Bay Villas zoning challenges. There will be an appeal within the next thirty days. We expect that the Collier County Board of Commissioners will hear the appeal in late May or early June.
PROTESTS AT THE BCC MEETING- APRIL 3RD, 2026
Over 100 neighbors pack the County Commissioners' meeting to protest the staff's zoning decicion.
3. What is the Capacity?
Despite being continually asked, the Hotel has refused to answer the question regarding capacity. A casual count of chairs, cabanas, and the kids pavilion could easily put the number around 1,000 people. The lazy river plans indicate a capacity of 390 people.
The hotel only has 475 rooms. Assuming that most people go to the beach, and adults wanting peace use the existing adult pools, this leaves a lot of capacity. How will they fill it?
Private equity funds have models for everything, including the number of toilet paper rolls, and they don’t have a model for the capacity? Perhaps because it would scare people?