Agenda 06/13/2017 Item #16F206/13/2017
EXECUTIVE SUMMARY
Recommendation to report to the Board an offer received from Del and Nancy Ackerman for the
sale of properties located on Thomasson Drive and Bayshore Drive at an asking price of $2.9
million and recommend the offer be rejected.
_____________________________________________________________________________________
OBJECTIVE: To provide relevant information regarding an offer received from Del and Nancy
Ackerman (Seller) and to recommend that the offer be rejected at the current sales price.
CONSIDERATIONS: On June 11, 2013, Item 15B, the Board discussed bringing offers received for
land sales to the Board for consideration and potential action.
The Seller’s property, as depicted on the attached Location Map, is comprised of three parcels totaling
1.84 +/- acres. The existing store and warehouse (.44 acres +/- acres) are zoned C-5, the dry storage (.77
+/- acres) is zoned C-3 and C-5, and the vacant lot (.63 +/- acres) is zone RMF-6.
On April 4, 2017, an email offering the properties for sale to the Board was received from Mr. Allen
Richardson, President/Broker of Associates Real Estate Services, Inc., on behalf of the Seller. A copy of
the email is attached for Board review. Staff confirmed that the property is not currently on the market
and was informed by Mr. Richardson that the recent listing was unauthorized.
Staff attended the Bayshore/Gateway Triangle Local Redevelopment Advisory Board (Advisory Board)
meeting on May 2, 2017, to inquire if the Advisory Board was interested in pursuing appraisals for the
Seller’s properties. The unanimous consensus of the Advisory Board was to not expend any funds on
Seller’s properties.
Collier County’s in-house Real Estate Appraiser prepared a valuation on May 11, 2017, and determined a
fair market valuation of $1,872,000 for the properties. A copy of the valuation report is attached for
Board review. Based on the delta between the asking price and the in-house fair market valuation, staff is
recommending the offer be rejected.
FISCAL IMPACT: No fiscal impact.
GROWTH IMPACT: None at this time.
LEGAL CONSIDERATION: This item has been reviewed by the County Attorney, is approved as to
form and legality, and requires majority vote for direction. -JAK
RECOMMENDATION: That the Board rejects the offer and authorizes the County Manager or his
designee to notify the Seller that the requested sales price is not supported by recent sales information.
Prepared by: Toni A. Mott, Manager, Real Property Management, Facilities Management Division
ATTACHMENT(S)
1. Attachment 1 - Location Map (PDF)
2. Attachment 2 - Allen Richardson - Email dated April 4, 2017 (PDF)
3. [Linked] Attachment 3 - Appraisal Report (PDF)
16.F.2
Packet Pg. 999
06/13/2017
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.F.2
Doc ID: 3224
Item Summary: Recommendation to report to the Board an offer received from Del and Nancy
Ackerman for the sale of properties located on Thomasson Drive and Bayshore Drive at an asking price
of $2.9 million and recommend the offer be rejected.
Meeting Date: 06/13/2017
Prepared by:
Title: Manager - Property Acquisition & Const M – Facilities Management
Name: Toni Mott
05/17/2017 1:34 PM
Submitted by:
Title: Division Director - Facilities Mgmt – Facilities Management
Name: Dennis Linguidi
05/17/2017 1:34 PM
Approved By:
Review:
Facilities Management Dennis Linguidi Additional Reviewer Completed 05/17/2017 2:52 PM
Solid and Hazardous Waste Dan Rodriguez Additional Reviewer Completed 05/18/2017 12:23 PM
Public Utilities Operations Support Joseph Bellone Additional Reviewer Completed 05/18/2017 12:53 PM
Public Utilities Department Margie Hapke Additional Reviewer Completed 05/24/2017 11:46 AM
Public Utilities Department Heather Bustos Level 1 Division Reviewer Completed 05/24/2017 2:54 PM
County Attorney's Office Jeffrey A. Klatzkow Level 2 Attorney Review Completed 05/24/2017 4:30 PM
Public Utilities Department George Yilmaz Level 2 Division Administrator Review Skipped 05/26/2017 4:14 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 05/30/2017 9:06 AM
Budget and Management Office Ed Finn Additional Reviewer Completed 05/30/2017 11:12 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 05/30/2017 3:55 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 06/04/2017 11:48 AM
Board of County Commissioners MaryJo Brock Meeting Pending 06/13/2017 9:00 AM
16.F.2
Packet Pg. 1000
De!'s Property Location Map
=1 24 Hourstore
=1
Warehouse
A1 Residential Lot
Ay Leased Dry Boat Storage
●
鰤
16.F.2.a
Packet Pg. 1001 Attachment: Attachment 1 - Location Map (3224 : Del's Offer to Sell)
MottToni
Subject: FW: Dels
From: allen@naolescommercialrealestate.com [mailto:allen@naolescommercialrealestate.com]
Sent: Tuesday, Aptil 04,2Ol7 7:59 AM
To: CasalanguidaNick <Nickcasalanpuida@colliersov.net>; ArnoldMichelle <M.igtrCllgAEo!.d@lslliCIggy.nC!>;
TaylorPenny <PennvTavlor@colliergov.net>
subject: Fwd: Dels
Good moming,
As per my meetings yesterday please see the email below from the Ackermans. As I have stated the
opportunity for redevelopment ofthis comer is now and the best solution for the "vision ofBayshore" would be
to prevent the C-5 highest and best uses such as used car sales and service and salvage or the commercial
laundry/dry cleaning plant. These are my most recent use prospects for that comer. I am available to tour the
property and discuss on behalf of the Ackermans.
Sincerely,
Allen F. Richardson CPM
President/Broker
Associates Real Estate Services Inc.
239-261-2334
Sent from my iPhone
Begin forwarded message:
From: Theresa Parent <lhelegA.pAlg$@ao!-qoln>
Date: April 3,2017 at4:59:23 PM EDT
To: allen@naplescommercialrealestate. com
Subject: Dels
Allen Richardson
As per our conversation, we agree to offer for sale our assets of the corner of Thomasson and
Bayshore to Collier County for 2.9 million.
Please begin the process with Collier County.
Del and Theresa Ackerman
Under Florida Law, e-mail addresses are public records. lf you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. lnstead, contact this office by telephone or in writing.
16.F.2.b
Packet Pg. 1002 Attachment: Attachment 2 - Allen Richardson - Email dated April 4, 2017 (3224 : Del's Offer to Sell)
Del's 24 Hour Store, Warehouse, & Dry Boat storage
Warehouse 3,920sf
Dry Boat Storage 0.77acres
800sf bldg. (dry storage area)
800sf bldg. (dry storage area)
Ariel of Subject Property
24 Hour Store 3,500sf
Warehouse 3,920sf
Residential Lot 0.53ac
Leased Dry Boat Storage with 8@sf bldg
*1
r
Del's PROPERTIES SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Subject: Del's market, warehouse, vacant residential lot and dry boat storage lot.
4825 Bayshore Dr.,2802 Thomasson Dr. & 2808 Thomasson Dr. Naples, 341 12
Owner: Del H Ackerman
Legal Description: see Addenda
Tax Identification: see Addenda
Intended Use: The intended use is to assist the client in intemal decision making purposes.
Intended User(s): Collier County, BCC
PROPF],RTY
Land Area: Total: 1.84+/- acres;0.77ac C-3,0.44ac C-5, & 0.63ac RMF-6
Improvements:
Store, Warehouse, & Misc. Building
Year Built / Size: Misc. bldg. 1992l800sf; Warehouse bldg.1981/3,920sf.; Store 197313,600sf
Gross Building Area (GBA): 8,320sf
Gross Leasable Area (GLA): 8,320sf
Property Totals: GBA GLA 8,320sf
Zoringz C-5; C-3; RMF-6
Highest and Best Use
As if Vacant
Future Commercial Use
As Improved The highest and best use is redevelopment commercial
Exposure Tirne 12 months
Marketing Period 12-18 months
VALUE INDICATIONS
Cost Approach: Not Developed
Sales Comparison Approach: $ 1,872,000
Income Approach: $ 1,970,000
Reconciled Value(s): As Is
Value Conclusion(s) $ 1,872,000
Effective Date(s) May 8th,2017
Property Rights Fee Simple4
i
は,0 @
gEE
BE,
GI4l
■lGateway Triangle Mixed Use Overlay District (GTMUD). This section contains special
conditions for the properties in and adjacent to the Gateway Triangle as identified by the
designation "GTMUD" on the applicable official Collier County Zoning Atlas Map or map
series. See Addenda for complete zoning classification.
Map of gateway Triangle
Table of Contents
Ariel and features
Summary building
Zoning
Table of contents
Facts "building"
Marketanalysis
Scope of work
Highest and best use
Valuation methodology
Definition of value
Site valuation
Sales Valuation
Sales approach
Income Approach
Value Conclusion
Appraiser' s Certifi cation6
Scope of the Appraisal
o the client and any other intended users;
o the intended use of the appraiser's opinions and conclusions;
. the type and definition of value;
o the effective date of the appraiser's opinions and conclusions;
o subject ofthe assignment and its relevant characteristics;
o assignment conditions;
o Most weight is given to the Sales Comparison Approach
Financial reports and other income data was not available for this assignment.
Scope of Work
o Propertyldentification
. Inspection
o Market Area Analysis
o Highest and Best Use
o Valuation Analyses (3 approaches to value)
o ExtraordinaryAssumptions
PuRposf, oF ArrRAISAL, Pnornnty RIcHTS AppRArsED, AND DATf,s
The purpose ofthe appraisal is to estimate the market value of the fee simple interest in
the subject property. The effective date of the subject appraisal is May 8th, 2017. The date
of inspection was May 8th, 2017 . The date of the report is May 12th, 2017.7
Market Area Analvsis
The subject property boundaries are East of Sandpiper, S of Davis Blvd, West of County Bam
Rd, and North ofThomasson Dr. The subject property is located with the Bayshore CRA area.
Access and linkages provided by Bayshore Dr. and Thomasson Dr.
According to JLL forecast repo(, Naples and the surrounding markets have been propelled
forward by the surge in luxury spending and in-migration ofbaby boomers. Naples population
has grown 2.7% ir12014, making it the l0th fastest growing market in the country, and the 3rd
fastest over the past five years. Population growth, coupled with the strong incomes has led to
strong job growth, with Forbes citing Naples in the top 10 markets in the country, projecting 4.6
percent growth annually though 2017. The unemployment rate is one of the lowest in the
country at 4.7Yo, which has pushed wages higher. Of the 10 fastest growing job markets in
Florida, Naples is the only market with an average wage higher than $50,000.
Naples
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Market Area Conclusion
An increase in pending sales bodes well for carrying momentum through the tourist season,
particularly in the market between $300,000 and $2 million, where sectors posted increases
between 20 percent and 37 percent in January compared with January 2016, said Zom.
"This will set the trend for the confidence in our marketplace, and consumers will be retuming to
the closing table," she said.
The overall increase in sales was driven by a 14 percent increase in condo sales; the 34112 urd
34113 ZIP codes led the way with a 47 percenl increase in sales from 49 in January 2016 to 72 in
Jannry 2017 .
HrcnEsr Ano BEST UsE
Highest and best use may be defined as:
The reasonably probable and legal use of vacant land or an improved property, which
is physically possible, appropriately supported, financially feasible, and that results in
the highest value. The four criteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility, and maximum productivity. I. Physically possible for the land to accommodate the size and shape ofthe
ideal improvement.. Legally permissible under the zoning regulations, building codes,
environmental regulations, and other restrictions that apply to the site. A
property use that is either currently allowed or most probably allowable.. Financially feasible to generate sufficient income to support the use.. Maximally productive, or capable ofproducing the highest value from among the
permissible, possible, and financially feasible uses.
Highest and Best Use As If Vacant
Physically possible for the land to accommodate the size and shape ofthe
ideal improvement. The subject property is total of 1.84 acres with zoning C-3, C-5, & RMF-6
Legally permissible under the zoning regulations, building codes, environmental regulations, and
other restrictions that apply to the site. A property use that is either currently allowed or most
probably allowable. The zoning can most likely be rezoned to commercial use, for all c-3lc-5
zoning.
Financially feasible to generate sufficient income to support the use. The recent two sales across
the street being multifamily use and the newer development in the area will generate new
customers.
9
Maximally productive, or capable of producing the highest value from among the permissible,
possible, and financially feasible uses. A commercial rezone to a business entity within the
allowable zoning will create the most financial feasibility.
Highest and Best Use As If Improved
The subject property current use is an interim use.
Var-uarroN Mrrnooor-,ocv
Three basic approaches may be used to arrive at an estimate of market value. They are:
Cost Approach
The Cost Approach estimates the current cost to construct the existing structure including
an entrepreneurial incentive, depreciation, and the estimated land value. This approach is
particularly applicable when the improvements represent the highest and best use ofthe
land and are relatively new. It is also applicable when the property has unique or
specialized improvements for which there is little or no sales data from comparable
properties.
Sales Comparison Approach
The Sales Comparison Approach compares sales of similar properties with the subject
property. Each comparable sale is adjusted for its inferior or superior characteristics. The
values derived from the adjusted comparable sales form a range ofvalue for the subject.
By process of correlation and analysis, a final indicated value is derived. This approach is
most reliable in an active market, and is lease reliable when valuing a property for which
no direct comparable sales data is available.
Income Approach
The Income Approach converts the anticipated flow of future benefits (cash flows and
reversion) to a present value estimate through a capitalization and or a discounting
process. This approach generally reflects a tJpical investor's perception of the
relationship between the potential income ofa property and its market value.
Final Reconciliation
The appraisal process concludes with the Final Reconciliation ofthe values derived from
the approaches applied for a single estimate of market value. The reconciliation ofthe
approaches are based on an evaluation ofthe quantity and quality of the available data in
each approach. Furthermore, different properties require different means of analysis and
lend themselves to one approach over the others.
10
ANALYSES APPLIED
A cost analysis was not considered because of the age ofthe structures.
A sales comparison analysis is considered and developed because there was
adequate data to develop a value estimate and this approach reflects market behavior for
this property type.
An income analysis was considered because the subject property has a current lease and the
warehouse is currently seeking tenants, however current leases and income statements are not
available at the time of this valuation, the data used is from the typical market for this kind of
business operations, therefore most weight is placed on the sales comparison approach.
DET'INITION OF MARKET VALUE
Market value is defined by The Dictionary ofReal Estate Appraisal 5th Edition:
"The most probable price which a property should bring in a competitive and open
market under all conditions requisite to a fair sale, the buyer and seller each acting
prudently and knowledgeably, and assuming the price is not affected by undue
stimulus. Implicit in this definition is the consummation of a sale as of a specified date
and the passing oftitle from seller to buyer under conditions whereby:
! Buyer and seller are typically motivated;
n Both parties are well informed or well advised, and acting in what they consider
their best interests;
n A reasonable time is allowed for exposure in the open market;! Payment is made in terms of cash in United States dollars or in terms of
financial arrangements comparable thereto; and
n The price represents the normal consideration for the property sold unaffecled
by special or creative financing or sales concessions granted by anyone
associated with the sale." (Source: 12 C.F.R. Part34.42(9);55 Federal Register
34696, August 24, 1990, as amended at 57 Federal Register 12202, April g,
1992; 59 Federal Register 29499, J:une 7, 1994)
DEFINITION OF PROPERTY RIGHTS APPRAISEI)
Fee simple estate is defined as an: "Absolute ownership interest unencumbered by any
other interest or estate, subject only to the limitations imposed by the govemmental
powers of taxation, eminent domain, police power, and escheat." (Source: The Dictionary
ofReal Estate Appraisal, Fifth Edition,2010.)
SITE ANALYSIS
The following description is based on our property inspection, assessment records and
property deeds.
Location: The subject is located on the south / east comer of Thomasson Dr. in East Naples
Current Use ofthe Property: The site contains a store, warehouse, vacant lot and boat leasing lot
Site Size: Total: 1.84 acres; 80,150 square feet
Usable: 1.84 acres; 80,150 square feet
Shape: The site is irreg.
Road Frontage/Access: Good / Access
Visibility: Average
Topography: The subject has level topography at grade and no areas of wetlands.
Soil Conditions: We were not provided with a soil report for this appraisal. We are not experts in
soils analysis; however, the soil conditions observed at the subject appear to be typical ofthe
region and adequate to support development.
Utilities:
Electricity: FP&L
Sewer: Municipal sewer
Water: Municipal water
Natural Gas: Not available
Undergroturd Utilities: The site is not serviced by undergound utilities
Adequacy: The subject's utilities are typical and adequate for the market area.
Site Improvements: . Street Lighting: There is street lighting
. Sidewalks: There are no sidewalks
. Curbs and Gutters: There are no curbs and gutters
. Curb Cuts: There is one curb cut along Enterprise Avenue.
. Landscaping: The subject has average landscaping.
Flood Zone: The subject is in an area mapped by the Federal Emergency
Management Agency (FEMA). .
Environmental Issues: we were not provided with an envirornnental assessment report for
the oumose ofthis aporaisal. Environmental issues are beyond us
scope of expertisel therefore. we assume the property is not
12
Valuation Analysis
IHPROVEO SALES COMPARISON CHART
■―e DEL'S|SHORT FORM REPORT
3470 BAYSHORE DR
1器 =h
ROAD FRO'「A●EIndtated V,鮨 e of
Consit.rirg tha curranl Raal E3bl.the unrdjusl.d .v.rr!a square ,S203 thに wouU be
tlc bw rrn .. Ihc ..liEt d F.t .cr! a b.. thfl U7 wlrldi b md lini5r b th! 3rtjad p.D9.'ty, rd.( .rd bod rbr.qr-
'2s.t
wa ba ur.d hthi vrrr.tbn
rcbvant to lny crlalldarirlic* tprbabL to aatEordhary t.tuiplirnt or hypothclical condlbnt. Tha thrcc appao6ch€ to vabc .r!
hovyovcr, only lh. taha amrorch apptiaa to th. .ppraiaal tcopa of th. litirnnant.
|…ヶ 観購 r._Jχ 塑 む吼に"13
Sales Comp Pictures
4097 Bayshore Dr
3555 Bayshore Dr
3470 Bayshore Dr
身
Sales Comparison Approach
The Sales Comparison Approach is based on the premise that a buyer would pay no more
for a specific prope(y than the cost of obtaining a property with the same quality, utility,
and perceived benefits of ownership. It is based on the principles of supply and demand,
balance, substitution and externalities. The following steps describe the applied process
ofthe Sales Comparison Approach.
I The market in which the subject property competes is investigated; comparable sales contracts
for sale and current offerings are reviewed.
! The most pertinent data is further analyzed and the quality ofthe transaction is determined.
n The most meaningful unit of value for the subject property is determined.
n Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject
property.
I The value indication ofeach comparable sale is analyzed and the data reconciled for a final
indication ofvalue via the Sales Comparison Approach.
Comparable Sale Adjustments
The adjustment process is typically applied through either quantitative or qualitative analysis.
Quantitative adjustments are often developed as dollar or percentage amounts, while qualitative
adjustments are simply expressed through relative comparison (i.e. significantly inferior).
Quantitative adjustments are most applicable when the quality and quantity ofdata allows paired
sales, cost or statistical analysis. Given the availability ofdata and imperfect nature of the real
estate market, participants most often rely on relative or qualitative compadsons. Combining the
benefits ofboth qualitative and quantitative analysis, a blended adjustment technique is generally
used. This is accomplished through pre-assigning quantitative adjustments for relative
comparison. The following chart illustrates the blended adjustment technique.
BLENDED ADJUSTMENTS
Qualitative Comparisons
Pre-Assigned Quantitative Adjustments
Slight Adjustment 5%
Moderate Adjustment 1 0%
Fair Adjustment l5%
S i gnifi cant Adj u stment 20%o
Large Adjustment 25% plus
Market participants can often identify superior or inferior characteristics when comparing
properties. Without paired sales or statistical information, applying quantitative adjustmants to
reflect the differences is often problematic or subjective. For this analysis, the above listed
quantitative adjustments reflect the need for slight, moderate, fair, significant oflarge
adjustments.
14
Incone Analysis
An income analysis was considered because the subject property has a current lease and the
warehouse is currently seeking tenants, however current leases and income statements are not
available at the time ofthis valuation, the data used is from the typical market for this kind of
business operations, therefore most weight is placed on the sales comparison approach.
Warehouse (currently vacant)
$12sfx 3,920sf $47,000yr
Boat Rental Lot (lease)
$2,200 x 12 $26,400yr
Del's Mkt (Sales Agent)
$2,000,000p
Total (PGI) fi2,073,400
Yacancy (5%o) $103,670-
EGI $1,969,730
Industry expense 53oZ
Taxes, ins, reseryes, etc 40%o
$ 1,83 1,849-
NOr $137,881
Cap Rate 1Vo
$1,969,730 say $1,970,000
Industry chart indicates grocery stores net 5oZ
Again, most weight is placed on sales comparison, insufficient available data for income
approach.
%●00%
404%
604%
20796 222296 227496 "7896
1891%2293%
357%
415%
96%39496 368%
438 33%
272%228%
lndustri。I Property Asking Rent―Leose Trends
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- q $r.55 -4.616 +{.0x
The overoge osking rentol rote
p€r sq ftlyeor for lndustriol
properties in Noples, FL os of
Jun 16 wos Sll 55 This
represents o decreose of -4.61o
compored to the prior 3
months, with on increose of
+0.0% yeor-over-yeor. County-
wde, overoge rentol rotes in
Noples ore -5 l loler ot
511.43 per sq ftlyeor for
lndustriol proF,e.ties curr€ntly
for leose.
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Propared for Prosented by roosovolt leonard5t12t2017 (239) 252-2621
rooseveltleonard@colliergov.net
Propertie3 for Leas6
Address 4227 Enlelotse
Avenue
Naples, FL 34104
1150 Porer St
Napbs,日 _34104
3508 Enterplse
Ave
Napbs.FL 34104
465 Produclion B vd
Napbs FL 34104
4327 Amold Ave
Nap es,日 L34104
Property Type lnduslrial lndustrial lnduskial Industi al lndustnal
Property Subtype Manufacluring Flex Space Distrib ution
Warehouse
Flex Space Warehouse
Zoning|Industttal Industr al
Building si20 37,375 SF BIdg 28,000 SF BIdg 10,000 SF BIdg 3.200 SF BUg 7.000 SF BIdg
Year Bu∥t1974 1996 1988 1984
No. Stories
Lot Size 2 27 AC 36.155 SF 43,560 SF 046 AC 25,264 SF
APN′ParceHD
Space Available 3.675 SF 3,000 SF 7.500 SF 3 200 SF 7.000 SF
Asking Rent $8/SF´/「$750′SF/Y「S4-12′SF/Y「S1275′SF/Yr Sl1 43′SF/Y「
Spaces l Spac€1 Spaca '1 Space 'l Space 1 Space
Property
Description
Desirable
Prcdudion Park
location, suitable
for manufacturing
or warehouse. This
This building is
28,000 sq. ft with
multiple tenants
Freestanding
10,000 sq.fr.
building with two
(2) tenant spaces .
Each space has
Freestand ng
industnal bu∥ding
wnh fenced yard
for sto「age
7,000 square feet
of oflice and
warehouse space
Location
Description
Located on
Enterp百 se Avenue.
luSt east of Ai「pOrt
Road 2 5■miにs
from l-75
Located in the
Naples Produdion
Park just west of
Livingston Rd. and
east of Airport-
Property is located
on Enterprise
Avenue just off of
Airport Road an
Naples, Florida.
West of Livingston
Road, No(h of
Radio Road on the
West side oI
Produdion
Just North of Radio
Road between
Airpod Pulling Road
and Vanderbilt
Beach Road
Notes
Value Conclusion:
Taking into consideration, highest and best use, the operations has been an on-going concem for
over 20 years. The warehouse and Boat lease rental rates are considered market rates. The
warehouse is vacant, but the agent is asking $12sf, this rate is reasonable. Based on the data and
analyses developed in this appraisal, I have reconciled to the following value conclusion, as of
May 8th, 2017 the subject property "as is"
Reconciled Value: Premise: "As Is"
Value Conclusion: $ 1,872,000
One Million Eight Hundred Seventy-Two Dollars.
16
Appraiser's Certification Statement
I certify that, to the best of my knowledge and belief:! The statements offact contained in this report are true and correct.! The reported analyses, opinions and conclusions are limited only by the reported assumptions
and limiting conditions, and are of my personal, impartial, and unbiased professional analyses,
opidons and conclusions.
n I have no present or prospective futule interest in the property that is the subject ofthis report,
and have no personal interest with respect to the parties involved.
! I have no bias with respect to the property that is the subject of this report, or to the parties
involved with this assignment.
! My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
! My compensation for completing this assignment is not contingent upon the
development or reporting ofa predetermined value or direction in value that favors the cause of
the client, the amount of the value estimate, the attainment ofa stipulated result, or the
occurence ofa subsequent event directly related to the intended use ofthis appraisal.! The evaluation was not based on a requested minimum valuation or specific valuation, or
approval of a loan.
! My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice (USPAP).
n My reported analyses, opinions, and conclusions were developed and this report has been
prepared in conformity with the Code ofProfessional Ethics and Uniform Staadards of
Professional Appraisal Practice (USPAP) ofthe Appraisal Institute.! The use ofthis report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.! No one provided significant real property appraisal assistance to the person(s) signing
this certification.
5/12 7
Roosevelt Leonard. tuW-AC
Sr. Review Appraiser
Real Property Manag€ment
3335 Tamiami Trail East Ste. l0l
Naples. FL 341l2
Pht 239 252-2621
17
Legal Description of Properties
しo∥口erし ounty rroperEy Appralser
Property Summary
Parcei No. 526∞12∞03 Site AdL 2808 THOMASSON DR NAPLES,FL 34112
Name′Addrぃ 諄 ACKERMAN,DEL H
5610 CYNTH:A LN
City NAPLES State FL
Page 1 of I
S96.320
3180,556
S276,876
S276,876
S276,876
S276.876
Map No. Strap N●.5A23 43090035A23
Lega: JONESV:LLE LOT 3 0R 446 PC 655
M∥:a●e Area 0 63
subycond。 430900‐JONESV:LLE
Use Code● 14‐SupERMARKETS
Latest Sales History
(Not ali Sales are listed due lo Conndentiality)
Date B●ok‐page Amount
Zip 34112‐2309
Section Township Range Acres'Estimated
23 50 25 0.44
M∥la●e Rates●'Caicuiations
Scho●: Other Tota:
5245 8.6184 13.8634
2016 Certined Tax Ro∥
(Sublect tO Change)
Land Value
(+) lmproved Value
(=) Market Value
(=) Assessed Value
(=) School Taxable Value
1=; Taxable Value
lf.ll V.lu6 rhown .bove equ.l 0 thb parcel w.s .re.ted aft.r the Final Tax Roll
http://www.collierappraiser.com/main_search./Recorddetail.html?Map=No&FolioNum:5260012000g
￢
Page 1 of 1LOロ ロロer tOunty rropeEy■PPraISerProperty Detail
Parcel No. 526∞120003 Site Adr. 2808 THOMASSON DR NAPLES,FL 34112
Nameノ Add腱
“ACKERMAN,DEL H
5610 CYNTH:A LN
City NAPLES State FL
Permits
Tax Yr lssucr P€rmit # CO Date Tmp CO Final Bldg
1972 COUNW 72-1748 07/18172
1981 COUNTY 81-2814 10119181 06111181
1998 COUNTY 9802-1906 O4lO2l98
2007 couNw 050!r-3559
Zip 34112‐2309
Type
Land
# Calc Code
10 COMMERC:AL SF
Building/Extra Features
units # vear BuiL Desc∥ption Area A●Area
19264 10 1973 METAL‐STEEL FRAME 3600 3600
20 1981 FACTORY BLDG 3920 3920
30 1981 ASPH P 2646 2646
http://www.collierappraiser.com/main_search/Recorddetail.html?Map:No&FolioNum:5260012000g
刊
Page 1 of 1
Collier County Property Appraiser
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40
Search Results
Parcel ID 52600120008
Promtu Apor!iaGr
Owner Information
Values/Reductions/Exemptions
Market Value 276′876 .
堕 Pald 03/31/2017 320321 3′83844
Page 1 of 1
Colher County Tax Co∥ecto「
3291 Tamiami Tra∥East,Naples FL 34112
Ma21P A Info l…|…1…
望∞四曖fOr eBi∥ror an electronic′papeness tax b∥in 201フ
Legal Description
Rate Assessed
Pay Terms
Tax Information
Exempt Taxable Tax Amount
county 3.5938 276,A76 O 276,A76 995,03 t'lill code 63
Save Our Homes O School‐State 2 99フ 0 2フ 6′8フ 6 0 2フ 6′876 829 80 Escrow Code O
10 Percent Cap o school Loca 2 2480 276′876 0 276′876 622 42 TIIA Number O
Agriculture 9_* City
Assessed Vabe 1276′876___J Dependent L1673_1 睦 塑 虫 _」 匡 __ l[西 亜EI三 コ 876.95 Acttage 44
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TaxaЫ e Vane 1276′876 」 PA Fee O.00
Adve""h9 507
Certifi@te Info.mation
Previous Tax Yea6
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http:i/www.colliertax.com/search/view.php?parcel:526001 20008&year20l6
Collier County Property Appraiser
Property Summary
Parce:No. 52600080009 Site Adr. 4825 BAYSHORE DR,NAPLES,FL 34112
Nameノ Addrett ACKERMAN′DEL H
2802 THOMASSON DR
City NAPLES
lf all Values shown above equal 0 this parcel was created after the Final
Tax Roll
Map No。
5A23
02ノ01/83 1007‐1828
07ノ01/78 761¨361
12ノ 01/73 567‐5Strap No.
43090025A23
Legal JONESVILIE IOTS I AND 2, OR 1007 PG 1828
Millage Area C 63
Sub,/Condo 430900 - JONESVILLE
Use code o ff;,[5lt'#ilro", LAUNDRTES,
Latest Sales Histow
(Not a∥Sales are:isted due to Con■dentiality)
Date Book‐Page Amount
Page I ofl
State FL Z:p 34112‐6528
Sect:on TOwnship Range Acres ・ Estimated
23 50 25 0。77
Millace Rates O・ Calcu:ations
School other Tota:
5.245 8.6184 13.8634
201 6 Certified Tax Roll
(Subiect tO Change)
Land Value
$ 56,200 (+) Improved Value
$ o (=) Market vatue$0 (=) Assessed Value
(=) School Taxable Value
1=1 Taxable Value
S168′306
S71,423
S239,729
S239′729
$239,729
5239,729
http://www.collierappraiser.com/Main_Search/RecordDetail.html?FolioID:S26000g0009|一
Details
Name/Address ACKERMAN,DEL H
2802 THOMASSON DR
City NAPLES
Site Adr. 4825 BAYSHORE DR NAPLES.FL 34112
State FL
permits
CO Date Tmp CO Fina:B:dg
12ノ 07ノ 92 08/11/92
Parcel No.
ZiP 34112‐6528
TypeTax Yr
1955
1992
issuer
COUNTY
COUNTY
permit#
00
92-10749
■
10
Land
C.alc Code
COMMERCIAT SF
units
33661.25
Description
RES:DENT:AL
ASPH P
CONC P
CLF6
g写
Property Summary
I P∥nt ll Tax日 ∥S サl ChangeofAddress l
Propeny Detali
52600080009
Building/Extra Features
# Vear Buiit
10 1992
20 1992
30 1955
40 1992
Page I of I
孟髯多′笏
Area
400
7310
480
732
Att Area
1060
7310
480
732
http://www.collierappraiser.com/main_search,/Recorddetail.html?Map=No&FolioNum:52600080009
ト
Page I of 1
Collier County Property Appraiser
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400
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CONC
FO●52000000000鋼
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Search Results
…
Owner lnforma●on
Page I of 1
Co∥ier County Tax Co∥ector
3291 Tamiami Tra∥East′Naples FL 34112
2016 Tax Ro∥Inquiry SystemMa2 1…|…IPrntTax L I■
―
■Ш口⊇rOr eB∥for an eに ctronに ′pape●ess tax bm in 2017
ACKERMAN′DEL H JONESVILLE LOTS l AND 2′OR November 3,19052
,anuary 3,25699
L●●●tlon i4825 0AYSHORE DR NAPLES Ih
Legal Description
Paid 03/31/2017 320421 3,32346
“
Ⅲ Code 63
Escrow Code O
TDA Number「~￢
Item Number O
Acr●●le ″
Status
□Ingta∥ment
□Pa"bl Pav
□Bankrupt
□De籠 嗣
□ut19at10n
Pay Terms
Tax lnfOrma●onVa lues/Reductions/Exemptions
l4arket Value 239,729 Rate
County 3.5938
Save Our Homes 0 School-State 2.9970
10 Percent Cap 0 School-Local 2.2480
Agriculture 0 City 0.0000
Assessed Value 239,729 Dependent 3.1673
Dl$btcd F--_l NumbGr
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Certifiete lnfomation
Prcvious Tax YaE
DLttt Type Amount
i l l 1 1 1
1 ! | | I I
I I I I l l
G7009 Tax 3,32■46
M Fee O.00
Adve嗜 日" 駐"…
http://www.colliertax.com/search/view.php?parcel:52600080009&year:2016
Page I of ILo∥口er Lounty rroperty Appra口 ser
Property Summary
Parcel No. 526∞16∞00 Site Adr. 2808 THOMASSON DR NAPLES,FL 34112
Name′Addres ACKERMAN,DEL=&NANCY
5610 CYNTH:A LN
City NAPLES State FL
Map N●.5A23
Strap No.
43090045A23
Zip 34112‐2309
S●dion Township Range Acres tEstimated
23 50 25 0.63
イアググら
L●ga: JONESV:LLE LOT 4 0R 795 PG 1921
Miliace Area●63 Mi:ia●e Rates●・Calcuiations
subycond。 430900‐JONESV:LLE sch。●: Other TOtal
Ose Code● o‐VACANT RES:DENT:AL 5.245 8.6184 13.8634
Latest Sales History 2016 Certined Tax Ro∥
(Sublect to Change)(Not a∥Sa:es are!isted due to Conidentiali")
Date Bo●k‐Page Amount
02/00/79 795‐1921
01ノ 01ノ79 789‐837
Land Value
50 (+):mproved Va:ue
S6.0∞ (=)Market Value
556,000
50
S56,000
356,000
556,000
556.000
(=) Assessed Value
(=) School Taxable Value
(=) Taxable Value
lf all V.lu€r rhown above equal 0 this parcel was crE.tGd after the Hn.l T.x Roll
http://www.collierappraiser.com/main_search/Recorddetail.html?Map:No&FolioNum=52600160000
Search Results
Paに d ID塵 60016000LI Loca●on
…
Page 1 of I
Ш
Lega:Desc■ptlon
Collier County Tax Collector
3291 Tamiami TEil East, Naples FL 34112
Pay Terms
Pald 03/31/2017 320221 77635
剛∥Code 63
Bcrow Code O
TDA Number O
nem Number O
Acreage .63
Status
□Insta∥ment
□P.嗜 ぃIP.v
□Bankrupt
□Detttd
□Llt●at10n
ACKERMAN′DEし &NANCγ 」ONESVIし LEし OT 4 0R 795 PG November 745 30
NAPLES′FL 34112-2309
Now Due 0 00
Values/Reduc●ons/Exemp●ons Tax lnformat on
Save Our HOmes O Schoo「state 2 9970 56′000 0 56′000 16783
…
2016 Tax Rol lnquiry SystemMaQI P A Infol…|…|…
oB:,,=nf●rm●u●nユュコ崚fOr eB∥for an electronに ,papedess tax bl∥in 2017
http://www.colliertax.com/search/view.php?parcel:526001 60000&year20l6
Bayshore CRA Zoning Classification
Bayshore Mixed Use Overlay District (BMUD). This section provides special conditions for the properties
adjacent to Bayshore Drive as identified by the designation "BMUD" on the applicable official Collier County
Zoning Atlas Map or map series.
1.
Purpose and lntent. The purpose and intent of this District is to encourage revitalization of the
Bayshore Drive portion of the Bayshore Gateway Triangle Redevelopment Area with pedestrian-
orienied, interconnected pOects. The Overlay encourages uses that support pedestrian activity,
including a mix of residential, civic and commercial uses that complement each other and provide for
an increased presence and integration of the cultural arts and related support uses. Vvlen possible
buildings, both commercial and residential, are located near the street, and may have front porches
and/or balconies.
?.
Applicability.
a.
These regulations shall apply to the Bayshore Mixed Use Overlay District as identified by the
designation "BMUD" on the applicable official Collier County Zoning Atlas Maps.
b.
Planned Unit Developments (PUDs) that existed prior to March 3, 2006, and properties with
Provisional Uses (PU) approved prior to March 3, 2006, including amendments or boundary
changes to these PUDs and Provisional Use properties, are not subject to the Bayshore
Overlay District requirements.
3.
Relationship to the Underlying Zoning Classilication and Collier County GroMh Management Plan.
a_
The purpose of the BMUD is to fulfill the goals, objectives and policies of the Collier County
GroMh Management Plan (GMP), as may be amended. Specitically, the BMUD imptements
the provisions of section V.F, Bayshore Gateway Triangle Redevelopment Overlay, of the
Future Land Use Element. Portions of the Bayshore Overlay Oistrict coincide with Mixed Use
Activity Center#16 designated in the Future Land Use Element (FLUE) ofthe Collier County
GMP. Development in the activity center is govemed by requirements of the underlying
zoning district and the mixed use activity center subdistrict requirements in the FLUE, except
for site development standards as stated in section 4.02.'16 of the LDC.
b.
Property owners within the BMUO may establish uses, densities and intensities in
accordance with the LDC regulations of the underlying zoning classification, or may elect to
develop/redevelop under the provisions of the applicable BMUD Subdistrict. ln either instance,
the BMUD site development standards as provided for in section 4.02.16 shall appty.
4.
Bayshore Mixed Use District (BMUD) Subdistricts.
a.
The BMUD consists of the following subdistricts:
i.
Neighborhood Commercial Subdistrict (BMUD-NC). The purpose and intent of this
subdistrict is to encourage a mix of low intensity commercial and residential uses,
including mixed use projects in a single building. This subdistrict provides for an
increased presence and integration of the cultural arts and related support uses,
including galleries, artists' studios, and live-work units. Developments will be
human-scale and pedestrian-oriented.
Waterfront Subdistrict (BMUD-W). The purpose of this subdistrict is to encourage a
mix of low intensity commercial and residential uses and allow maximum use of the
waterfront for entertainment while enhancing the area for use by the general public.
Development in this subdistrict is intended to allow a mix of residential and
commercial uses including limited marina and boatyard uses.
Residential Subdistrict 1 (BMUO-Rl ). The purpose of this subdistrict is to encourage
the development of a variety of housing types which are compatible with existing
neighborhoods and allow for building additions such as front porches. The intent in
new development is to encourage a traditional neighborhood design pattern and
create a row of residential units with uniform front yard setbacks and access to the
street.
Residential Subdistrict 2 (BMUD-R2). The purpose of this subdistrict is to allow for a
variety of housing types and encourage the development of multi-family residences
as transilional uses between commercial and single-family development. The multi-
family buildings shall be compatible with the building patterns of traditional
neighborhood design.
Residential Subdistrict 3 (BMUD-R3). The purpose of this subdistrict is to allow for a
variety of housing types and encourage the development of townhouses and
single-family dwellings. All new development in this subdistrict shali be compatible
with the building patterns of traditional neighborhood design.
Residential Subdistrict 4 (BMUD-R4). The purpose of this subdistrict is to protect the
character of existing neighborhoods comprised of detached single-family dwelling
units, while allowing for building additions such as front porches.
IV
Vlb
Use Catego百 es and Table of Uses|All uses permitted in the BMUD subdistricts have been divided into g general
categories, which are summarized below:
a)
Residential: Premises available for long{erm human habitalion by means of
ownership and rental, but excluding short-term leasing or rental of less than
one month's duration.
Lodging: Premises available for short-term human habitation, including daily
and weekly rental.
Office and Service: Premises available for the transaction of general
business and the provision of services, but excluding retail sales and
manufacturing, except as a minority component.
Retail and Restaurant: Premises available for the commercial sale of
merchandise, prepared foods, and food and drink consumption, but
excluding manufacturing.
Entertainment and Recreation: Premises for the gathering of people for
purposes such as arts and culture, amusement, and recreation.
Manufacturing, Wholesale and Storage: Premises available for the creation,
assemblage, storage, and repair of items including their wholesale or retail
sale.
Civic and lnstitutional: Premises available for organizations dedicated to
religion, education, govemment, social service, and other similar functions.
lnfrastructure: Uses and structures dedicated to transportation,
communication, information, and utilities, including Essential Services.
lnterpretation of the Table of Uses.
a)
The Table of Uses identifies uses as permitted uses (P); accessory uses
(A); conditional uses (CU), or a combination of the three. Blank cells
indicate that a use is not allowed in the corresponding subdistrict; however,
such use may be permitted by the underlying zoning designation.
b)
Any use not listed in the Table of Uses is prohibited unless the County
Manager or designee may determine that it falls within the same class as a
listed use through the process outlined in LDC section .1.06.00, Rules of
lnterpretation.
c)
Mixed Use Projects shall be limited to the permitted, accessory and
conditional uses allowed in the BMUD-NC and BMUD-W subdistricts, and
subject to the MUP approvat process as ouflined in Seclion 10.02.15. A
other projects may elect to establish uses, densities and intensities in
accordance with their underlying zoning or in accordance with the Overlay
d)
e)
g)
h)
つ
Subdistrict. However, all projects must comply with site development
standards as provided in section 4.02.16
iii.
Table of Uses.
Table 1. Table of Uses for the Bayshore Mixed Use District Subdistricts
USE ttYPE BMUD SUBDiSTRICTS ADD!T10NAL SttANDARDS
RESIDEN丁 :AL MIXED USE
Rl R2 R3 R4 NCW
a)RIS′DENTIAL
1)Dwelling,Single‐Fami:yPPPPP
2) Dwelling, DuplexPPP
ユ)Dwel∥ng,Two¨FamilyPPPPP
4) Dwelling, RowhousePPPPP
塁)Dwelling,Multi‐Family(3 or more)PPPPP6)Dwel∥ng,Mobile Home P'*lf atlowed by undertying zoning
7) Home OccupationsAAAAAA 5。02.03
8)Live‐Work Units CUPP 4.02.16c.6.
9)Artist Village CU CU CUPP 4。02.16C.3.
b,と ODG′NG4
1 I AeO & Breakfast Facitities CU CU CU 4。02.16c.4.
2; Hotels and MotelsPP
c,OFFrC[/SERyrC[
1; Banks, Credit Unions, Financia[ ServicesP
21 Business Support ServicesPP
ユ)Chitd Care Services CU CU CU CU CU
4; Community Service OrganizationPP
51 Drlve Thru Service (banks)
6; Government ServicesPP
7) Famity Care Facitity/Nursing HomePP
8)Medicat Services - Doctor OfficePP
9) Medicat Services - Outpatient/Urgent CareP
10) Personal Care ServicesPP
11)POSt OfficePP
12) Professional Office or ServicePP
13) Rentat Services - Equipment/VehiclesPP
14)StudiO‐Art,Dance,Martiat Arts,MusicPP
15)StudiO‐MOtion Picture CU
1 6) Vehicte Services - Maintenance/Repair
1 7) Veterinarians OfficePP
18)VideO RentalPP
のだ私た/R邸 私υMNTS
1 I auto Parts Sales
2) Bars/Tavern/Night CtubPP
3; Orive Thru Retait/Restaurant
4; Cas Station with Convenience StorePP 5。05。05
5; Heignborhood Retait - .2,000 sfPP
6) Generat Retait - <15,000 sfPP
7)General Retait‐>15,000 sf CU CU
8) RestaurantPP
9) Shopping Center ⊂UCU
1 0) Vehicte/Boat/Heavy Equipment Sales CU 4。02.16c.7.6
e,ENTER私 ′NMENT/RECREハ T10N
1; cattery / MuseumPP
2)Meeting FacitityPP
3; Cutturat or Community FacitityPP
4) Theater, Live PerformancePP
5)Theater, Movie CU CU
6) Recreation Facitity, lndoorPP
7) Recreation Facitity, Outdoor CU CU
8) Amusements, lndoorPP
9)Amusements, Outdoor CU CU
10) Community GardenPPPPPP 4.02.16c.5.
″川ハNじ FACTtJR′N6/WHOLttALE/STORス G[
1) Laboratory - Medicat, analytica[, researchP
2) Laundries and Dry CteaningP
3; tvteOia ProductionP
4; metal Products FabricationP
51 Mini-warehouses
6) Repair ShopsPP
7) Research and DevetopmentPP
8) Storage - OutdoorA 4.02.16c.9.
9) Storage - Warehouse
り 6′yfC fNSTfTIJTfONAL
'l ) Cottege/UniversityPP
2) Educational PlantPPPPPP
3) Hospitat
4) Membership OrganizationsPP
5) Pubtic safety Facitity CU CU
61 Retigious lnstitution CU CU CU CU CU CU
7) Schoots - Etementary and Secondary
8) Schoots - Vocational and Technicat
力,′NFRASTRυ CTt/R[
1) Automobite Parking Facitities CU
21 Boat LaunchA
3) Essential ServicesPPPPPP
4) Marinas and BoatyardsPP 4.02.16c.7.
5) Transit Station
6; Wireless Telecommunication Facitity
Note: The Table of Uses identifies uses as permitted uses (P); accessory uses (A); conditional uses (CU), or a
combination of the three.
Blank cells indicate that a use is not allowed in the corresponding subdistrict; however, such use may be permitted by
the underlying zoning designation.
Mixed Use Projects shall be limited to the permitted, accessory and conditional uses allowed in the BMUD-NC and
BMUD-W subdistricts, and subject to the MUP approval process as outlined in section 10.02.15. All other projects may
elect to establish uses, densities and intensities in accordance with their underlying zoning or in accordance with the
Overlay Subdistrict. However, all projects must comply with site development standards as provided in section 4.02.16
Gateway Triangle Mixed Use Overlay District (GTMUD). This section contains special conditions for the
properties in and adjacent to the Gateway Triangle as identified by the designation "GTMUD" on the applicable
official Collier County Zoning Atlas Map or map series.
1.
Purpose and lntent. The purpose and intent of this District is to encourage revitalization of the
Gateway Triangle portion of the Bayshore Gateway Triangle Redevelopment Area with human-scale,
pedestrian-oriented, interconnected projects that are urban in nature and include a mix of residential
types and commercial uses. Development in this District should encourage pedestrian activity through
the construction of mixed-use buildings, an interconnected street system, and connections to
adjacent neighborhoods. When possible, buildings are located near the street with on street parking
and off street parking on the side or in the rear of the parcet.
This District is intended to: revitalize the commercial and residential development; promote traditional
urban design; encourage on street parking and shared parking facilities; provide appropriate
landscaping and buffering; and protect and enhance the Shadowlawn residential neighborhood.
2.
Applicability.
a.
These regulations shall apply to the Gateway Triangle Mixed Use Overlay Districl as identified
by the designation "GTMUD" on the applicable official Collier County Zoning Atlas Maps.
b.
Planned Unit Developments (PUDs) that existed prior to March 3, 2006, and properties with
Provisional Uses (PU) approved prior to March 3, 2006, including amendments or boundary
changes to these PUDS and Provisional Use properties, are not subiect to the Gateway
Triangle Mixed Use District requirements.
3.
Relationship to the Underlying Zoning Classification and Collier County GroMh Management Plan.
a.
The purpose of the GTMUD is to fulfill the goals, objectives and policies of the Collier County
GroMh Management Plan (GMP), as may be amended. Specifically, the cTMUD implements
the provisions of section V.F, Bayshore Gateway Triangle Redevelopment Overlay, of the
Future Land Use Element. Portions of the Gateway Triangle Mixed Use District that coincide
with Mixed Use Activity Center #16 as designated in the FLUE of the Collier County GMP.
Development standards in the activity center is govemed by requirements of the underlying
zoning district requirements and the mixed use activity center subdistrict requirements in the
FLUE, except for site development standards as stated in section 4.02.16 of the Collier
County Land Development Code (LDC).
b.
Property owners may establish uses, densities and intensities in accordance with the existing
LOC regulations of the underlying zoning classification, or may elect to develop/redevelop
underthe provisions of the applicable GTMUD Subdistrict. ln either instance, the GTMUD site
development standards as provided for in section 4.02.16 shall apply.
4.
Gateway Triangle Mixed Use District (GTMUD) Subdistricts.
a.
The Cateway Tnangle Mixed Use Dlstnct cOnsists ofthe fo∥owing subdistncts:lMixed Use Subdiskict (GTMUD-MXD). The purpose and intent of this subdistrict is to
provide for pedestrian-oriented commercial and mixed use development3 and higher
density residential uses. Oevelopments will reflect traditional neighborhood design
building patterns. lndividual buildings are encouraged to be multi-story with uses
mixed verlically, with street level commercial and upper level office and residential.
lncluded in this District is the "mini triangte" formed by US 41 on the South, Davis
Boulevard on the North and Commercial Drive on the East, which is intended to serve
as an entry slatement for the Bayshore Gateway Triangle CRA and a gateway to the
City of Naples.
Residential subdistrict (GTMUD-R). The purpose of this subdistrict is to encourage
the continuation and revitalization of the Shadowlawn neighborhood. The subdistrict
l0
b.
provides for a variety of compatible residential housing types and a limited mix of
non-residential uses in a walkable context.
Use Categories and Table of Uses.
i.
All uses permitted in the GTMUD subdistricts have been divided into nine general
categories, which are summarized below:
a)
Residential: Premises available for long{erm human habitation by means of
ownership and rental, but excluding short-term leasing or rental of less than
one month's duration.
Lodging: Premises available for short-term human habitation, including daily
and weekly rental.
Office and Service: Premises available for the transaction of general
business and the provision of services, but excluding retail sales and
manufacturing, except as a minority component.
Retail and Restaurant Premises available for the commercial sale of
merchandise, prepared foods, and food and drink consumption, but
excluding manufacturing.
Entertainment and Recreation: Premises for the gathering of people for
purposes such as arts and culture, amusement, and recreation.
Manufacturing, Wholesale and Storage: Premises available for the creation,
assemblage, storage, and repair of items including their wholesale or retail
sale.
Civic and lnstitutional: Premises available for organizations dedicated to
religion, education, government, social service, and other similar functions.
lnfrastructure: Uses and structures dedicated to transportation,
communication, information, and utilities, including Essential Services.
b)
C)
d)
e)
g)
∥
lnterpretation of the Table of Uses
a)
Any uses not listed in the Table of Uses are prohibited. ln the event that a
particular use is not listed in the Table of Uses, the County Manager or
designee may determine that it falls within the same class as a listed use
through the process outlined in LDC section 1.06.00, Rules of lnterpretation.
b)
The Table of Uses identifies uses as permitted uses (P); accessory uses
(A); conditional uses (CU), or a combination of the three. Blank cells
indicate that a use is not allowed in the corresponding subdistrict; however,
such use may be permitted by the underlying zoning designation.
c)
Mixed Use Projects shall be limited to the permifted, accessory and
conditional uses allowed in the GTMUD-MXD subdistrict, and subject to the
MUP approval process as outlined in section 10.02.15. All other projects
may elect to establish uses, densities and intensities in accordance with
their underlying zoning or in accordance with the Overlay Subdistrict.
However, all projects must comply with site development standards as
provided in section 4.02.16
iii.
Table of Uses.
Table 2. Table of Uses for the Gateway Triangle Mixed Use District Subdistricts
USE ttYPE GTMUD SUBD:STRICTS ADDIT10NAL
STANDARDSR
MXD
a)RES′DENTIAL
l) Dwelling, Single-FamilyPP
!) Dwelling, DuplexPP
3) Dwelling, Two-FamilyPP
{) Dwetting, RowhousePP
5) Dwelling, Multi-Family (3 or more)PP重)Dwelling,MObile Home P'*lf permitted by undertying zoning
7) GuesthouseAA 5.05。04 and 4.02.16C.2.
12
8) Home OccupationsAA 5.02.03
9)Live¨Work Units CUP 4.02.16C.6.
10) Artist Village CUP 4.02.16C。3.
b,LOD6′N6
1 ) Bed & Breakfast Facitities CU CU 4.02.16C.4.
2) Hotels and MotelsP
o OFFIC[/SERyrC[
1 ) Banks, Credit Unions, Financia[ ServicesP
2) Business Support ServicesP
l) Chitd Care Services CU CU
4) Community Service OrganizationP
!) Government ServicesP
Q) Famity Care Facitity/Nursing Home CU
7) Medicat Seruices - Doctor OfficeP
8) Medicat Services - Outpatient/Urgent CareP
9) Personal Care ServicesP
13
10) Post OfficeP
11) ProfessionaI Office or ServiceP
12) Rentat Services - Equipment/VehiclesP
13) Studio - Art, Dance, Martial Arts, MusicP
14)StudiO‐MOtion Picture CU
15) Vehicte Services - Maintenance/Repair CU
16)Veterinarians OfficeP
17) Video RentatP
d)R[私 ′L/RISTAIJRANTS
l) Auto Parts SalesP
!) Bars/Tavern/ Night CtubP
l) Drive Thru Retail/RestaurantP
{) Gas Station with Convenience StoreP 5。05.05
二)Neighborhood Retait‐く2,000 sfP
1)Generat Retait‐く15,000 sfP
7) General Retail - >1 5,000 sfP
14
8) RestaurantP
9) Shopping Center CU
1 0) Vehicte/Boat/Heavy Equipment SatesP
10)POSt OfficeP
11) Professiona[ Office or ServiceP
12) Rentat Services - Equipment/VehictesP
13)StudiO‐Art,Dance,Martial Arts,MusicP
14)StudiO‐MOtion Picture CU
15) Vehicte Services - Maintenance/Repair CU
1 6) Veterinarians OfficeP
17)VideO RentatP
d)R[瓢 ′L/RISTAtJRANTS
1)Auto Parts SatesP
!) Bars/Tavern/Night CtubP
f) Drive Thru Retait/RestaurantP
!) Gas Station with Convenience StoreP 5。05.05
二)Neighborhood Retait‐く2,000 sfP
豊)General Retait‐く15,000 sfP
7)General Retail‐>15,000 sfP
14
2) Laboratory - Medicat, analyticat, researchP
f) Laundries and Dry-cleaningP
l)Media ProductionP
!) Metat Products Fabrication CU
6) Mini-Warehouses
7) Repair ShopsP
8) Research and DevetopmentP
9) Storage - Outdoor CU 4.02.16C.9.
10) Storage - WarehouseP
11) Lawn and Garden Services in conjunction with a Nursery CU
g,crylc/′NSTrTtJT10Nム と
l) Cottege/University CU
2)Educationat PlantPP
l) Hospitat CU
!) Membership OrganizationsP
l) Pubtic Safety Facitity CU
16
6) Retigious lnstitution CU CU
7) Schoots - Etementary and SecondaryP
8) Schoots - Vocational and Technicat CU
h) TNFRASTRUCTURE
l) Automobite Parking FacilitiesP
2) Boat Launch
l) Essential SeMcesPP
4)MarinasP
5)Transit Station CU
6) Wiretess Tetecommunication Facitity CU
Note: The Table of Uses identifies uses as permitted uses (P); accessory uses (A); conditional uses (CU), or a
combination of the three.
Blank cells indicate that a use is not allowed in the corresponding subdistrict; however, such use may be permitted by
the underlying zoning designation.
Mixed Use Projects shall be limited to the permitted, accessory and conditional uses allowed in the BMUD-NC and
BMUD-W subdistricts, and subject to the MUP approval process as outlined in section 10.02.15. All other projects may
elect to establish uses, densities and intensities in accordance with their underlying zoning or in accordance with the
Overlay Subdistrict. However, all projects must comply with site development standards as provided in section 4.02.16
17
Zoning Districts C‐3/C-5
commercial lntermediate District (c-3). The purpose and intent ofthe commercial intermediate district
(c-3) is to provide for a wider variety ofgoods and services intended for areas expected to receive a
higher degree ofautomobile traffic. The type and variety oftoods and services are those that provide an
opportunity for comparison shoppinB, have a trade area consisting ofseveral neighborhoods, and are
preferably located at the intersection oftwo-anerial levelstreets. Most activity centers meet ihis
standard. This district is also intended to allow allofthe uses permitted in the C-1and C-2 zoning
districts typi.ally attretated in planned shoppinE centers . This district is not intended to permit
wholesaling type of uses, or land uses that have associated with them the need for outdoor storage of
equipment and merchandise. A mixed-use project containing a residentjal component is permitted in
this district subject to the criteria established herein. The C-3 district is permitted in accordance with the
locational criteria for commercialand the goals, objectives, and policies as identified in the future land
use element ofthe CollierCounty GMP. The maximum density permissible in the C-3 district and the
urban mixed use land use desi8nation shall be guided, in part, by the density ratinS system contained in
the future land use element ofthe Collier County GMP. The maximum density permissible or permitted
in the C-3 district shall not exceed the density permissible under the density rating system.
1.
The followint uses, as identified with a number from the Standard lndustrial Classification Manual
{1987}, or as otherwise provided for within this section are permissible by ri8ht, or as accessory or
conditional uses within the commercial intermediate districr (c-3).
a.
Permitted uses.
1.
AccountinB (8721).
2.
Adjustment and collection services (7322).
3.
AdvertisinE atencies (7311).
4.
Animal specialty services, except veterinary (0752, excludint outside kennelint ).
5.
Apparel and accessory stores (5611-5699) with 5,000 square feet or less ofgross floor area in the
principalstructure .
6.
Architectural services (8712).
7.
Auditing (8721).
8.
Auto and home supply stores (5531) with 5,000 square feet or less of gross floor area in the principal
structure.
9.
Automobile Parking, automobile parking Eara8es and parking structures (7521 - shall not be construed
to permit the activity of "tow-in parking lots").
10.
Automotive services (7549) except that this shall not be construed to permit the activity of "wrecker
service (towing) automobiles, road and towing service."
17.
Banks, credit unions and trusts {6011-6099).
L2.
Barber shops (7241, except for barber schools).
13.
Beauty shops (7231, except for beauty schools).
14.
BookkeepinB services (8721).
15.
Business associations (8611).
16.
Business consulting services (8748).
17.
Business credit institutions (6153-6159).
18.
Business services - miscellaneous (7389, except auctioneering service, automobile recovery
automobile repossession, batik work, bottle exchanges, bronzing, cloth cutting, contractors'
disbursement, cosmetic kits, cotton inspection, cotton sampler, directories-telephone, drive-away
automobile, exhibits-building, filling pressure containers, field warehousing, fire extinguisher, floats-
decoration, folding and refolding, gas systems, bottle labeling, liquidation services, metal slitting and
shearing, packaging and labeling, patrol of electric transmission or gas lines, pipeline or powerline
inspection, press clipping service, recording studios, repossession service, rug binding, salvaging of
damaged merchandise, scrap steel cutting and slitting, shrinking textiles, solvent recovery, sponging
textiles, swimming pool cleaning, tape slitting, texture designers, textile folding, tobacco sheeting,
window trimming, and yacht brokers).
19.
Child day care services (8351).
20.
Churches.
2L.
Civic, social and fraternal associations (8641).
22.
Commercial art and graphic design (7336).
23.
Commercial photography (7335).
24.
Computer and computer software stores (5734) with 5,000 square feet or less ofgross floor area in the
principalstructure.
25.
Computer programming, data processing and other services (737!-7319]|.
26.
Credit reportinB services (7323).
27.
Direct mail advertising seNices (7331).
24.
Drycleaning plants (7216, nonindustrial drycleaning only).
29.
Drug stores {5912).
30.
Eating places (5812 only) with 6,000 square feet or less in gross floor area in the principal structure . All
establishments engaged in the retail sale of alcoholic beverages for on-premise consumption are subject
to locational requirements of section 5.05.01.
31.
Educational plants and public schools subject to LDC section 5.05.14.
32.
Engineering services (8711).
Essential seNices, subject to section 2.01.03.
34.
Federal and federally-sponsored credit agencies (6111).
35.
Food stores (groups 5411-5499)with 5,000 square feet or less oftross floor area in the principal
structure.
36.
Funeral services (7261, except crematories).
37.
Garment pressing, and agents for laundries and drycleaners (7212).
38.
Gasoline service stations (5541, subject to section 5.05.05).
39.
Generalmerchandise stores (5331-5399)with 5,000 square feet or less ofgross floor area in the
principalstructure.
40.
Glass stores (5231) with 5,000 square feet or less ofBross floor area in the principalstructure .
41.
Group care facilities (category I and ll, except for homeless shelters); care units, except for homeless
shelters; nursing homes; assisted livjng facilities pursuant to F.5. 5 400.402 and ch. 58A-5 F.A.C.; and
continuing care retirement communities pursuant to F.S. S 651 and ch. 4-193 F.A.C.; all subject to
section 5.05.04.
42.
Hardware stores (5251) with 1,800 square feet or less of gross floor area in the principal structure .
43.
Health services, offices and clinics (8011-8049).
44.
Home furniture and furnishings stores (5712-5719)with 5,000 square feet or less ofgross floor area in
the principal structure.
45.
Home health care services (8082).
46.
Household appliance stores (5722) with 5,000 square feet or less ofgross floor area in the principal
Structure.
47.
lnsurance carriers, agents and brokers (5311-6399, 6411).
44.
Labor unions (8631).
49.
Landscape architects, consulting and plannin8 (0781).
50.
Laundries and drycleaning, coin operated - selfservice (7215).
51.
Laundries, family and commercial (7211).
52.
tegalservices {8111).
53.
Libraries (8231).
54.
toan brokers (6163).
55.
Management services (87 47 and 87 42).
56.
Marinas (4493), subject to section 5.05.02.
57.
Membership organizations, miscellaneous (8699).
58.
Mortgage bankers and loan correspondents (6162).
59.
Museums and art galleries (8412).
50.
Musical instrument stores (5735) with 5,000 square feet or less oftross floor area in the principal
structure .
61.
Paint stores (5231)with 5,000 square feet or less ofgross floor area in the principalstructure .
62.
Personal credit institutions (6141).
53.
Personal services, miscellaneous (7299 - babysitting bureaus, clothing rental, costume rental, dating
service, debt counseling, depilatory salons, diet workshops, dress suit rental, electrolysis, genealoBical
investigation service, and hair removal only) with 5,000 square feet or less of gross floor area in the
principal structure.
64.
Personnel supply services (7361 and 7363).
65.
Photocopying and duplicating services (7334).
55.
Photofinishing laboratories (7384).
67.
Photographic studios, portrait (7221).
68.
Physical fitness facilities (7991.; 7911, except discotheques).
69.
Political organizations (8551).
70.
Professional membership organizations (8521).
7L.
Public administration (groups 9111-9199, 9?29, 937L, 94lt-9451- 9511-9532, 9611-9661).
72.
Public relations services (8743).
73.
Radio, television and consumer electronics stores (5731) with 5,OOO square feet or less of gross floor
area in the principal structure.
74.
Radio, television and publishers advertising representatives (7313).
75.
Real Estate (6531-6552).
76.
Record and prerecorded tape stores (5735) with 5,000 square feet or less of gross floor area in the
principal structure .
77.
Religious organizations (8561).
78.
Repair services - miscellaneous (7529-7631,7699 - bicycle repair, binocular repair, camera repair, key
duplicating, lawnmower repair, leather goods repair, locksmith shop, picture framing, and pocketbook
repair only).
79.
Retail nurseries, lawn and garden supply stores (5261) with 5,000 square feet or less of gross floor area
in the principal structure .
80.
Retail services - miscellaneous (5921-5963 except pawnshops and building materials, 5992-5999
except auction rooms, awning shops, gravestones, hot tubs, monuments, swimming pools, tombstones
and whirlpool baths) with 5,000 square feet or less ofgross floor area in the principal structure .
81.
Secretarial and court reporting services (7338).
82.
Security and commodity brokers, dealer, exchanges and services (5211-6289).
83.
Shoe repair shops and shoeshine parlors (7251).
84.
Social services, individual and family (8322 activity centers, elderly or handicapped only; day care
centers, adult and handicapped only).
85.
Surveying services (8713).
86.
Tax return preparation services (7291).
47.
Travel aBencies (4724, no othertransportation services).
88.
United State Postal Service (4311, except major distribution center).
89.
Veterinary services (0742, excluding outdoor kenneling ).
90.
Videotape rental (7841)with 5,000 square feet or less ofgross floor area in the principal structure .
91.
Wallpaper stores (5231)with 5,000 square feet or less ofgross floor area in the principalstructure.
92.
Any use which was permissible under the prior ceneral Retail Commercial (cRC) zoning district, as
identified by Zonin8 Ordinance adopted October 8, 1974, and which was lawfully existint prior to the
adoption ofthis code.
93.
Any ofthe foregoing uses that are subject to a gross floor area limitation shall be permitted by right
withoutthe maximum floorarea limitation ifthe use is developed as a component of a shoppin8center.
94.
Any other commercial use or professional services which is comparable in nature with the foregoing
uses including those that exclusively serve the administrative as opposed to the operational functions of
a business and are associated purely with activities conducted in an office.
95.
Any other commercial or professional use which is comparable in nature with the (C-1) list of permitted
uses and consistent with the purpose and intent statement of the district as determined by the board of
zoning appeals pursuant to section 10.08.00.
96.
An existing lawful structure over 5,000 sq. ft. as of July 74,20L4 may be occupied by a ny C-3 permitted
use with a 5,000 sq. ft. or greater limitation.
b.
Accessory Uses.
t.
Uses and structures that are accessory and incidentalto the uses permitted as of right in the C-3 district.
2.
Caretaker's residence, subject to section 5.03.05.
3.
Outside storage or display of merchandise when specifically permitted for a use, otherwise prohibited,
subject to section 4.02.12.
c,
conditional uses. The following uses are permissible as conditional uses in the commercial intermediate
district (C-3), subject to the standards and procedures established in sections 4.02.02 and 10.O8.OO.
t.
Amusements and recreation services (7999 - boat rental, miniature golf course, bicycle and moped
rental, rental of beach chairs and accessories only).
2.
Ancillary plants .
3.
Automotive vehicle dealers (5511, limited to automobile agencies (dealers)-retail and only new
vehicles). ln addition to the Planning Commission's Findings, its recommendation shall include, but not
be limited to, the following considerations for the conditional use request:
a.
Controls on outdoor paging or amplified systems used as part of the daily operations.
bLoca●on of enc osed service areas wth excep●on fOr entry/exに dOOrsC
The numbe「of seryice baysd
OperatiOn hourse
Adequacy of buffer(s)fLocation of gasoline storage and/or Fue∥ng tanksg
Means of de iverv ofautomob∥es4
8owling centers(7933)5Coin operated amusement devices{7993)6Courts(9211)7Drinking places(5813)excluding bottle clubs A∥estab ishments engaged in the reta∥sale of alcohol c
beverages for on―premise consumption are sublect to the locational requirements ofsectiOn 5 05 018
Educational services{8221 and 8222)9Fire protection(9224)
10
Food stores with greater than 5,000 square feet ofgross floor area in the principal structure (Broups
s411-s499).
11.
Health services (8071,8092, and 8099).
t2.
Homeless shelters.
13.
Hospitals (groups 8052-8069).
14.
letal counsel and prosecution (9222).
15.
Medical equipment rentaland leasing (7352).
16.
Membership sports and recreational clubs indoor only (7997).
17.
Mixed residential and commercial uses, subject to design criteria contained in section 4.02.38 except
where superseded by the following criteria:
i.
A site development plan is approved pursuant to section 10.02.03 that is designed to protect the
character ofthe residential uses and neighboring lands;
ii.
The commercial uses in the development may be limited in hours ofoperation, size of delivery trucks,
and type ofequipment;
iii.
The residential uses are designed so that they are compatible with the commercial uses;
Residential dwellings units are located above principaluses;
Residential and commercial uses do not occupy the same floor of a building ;
vi.
The number of residential dwellings units shall be controlled by the dimensional standards of the C-3
district, together with the specific requirement that in no instance shall the residential uses exceed 50
percent of the gross floor area of the building or the density permitted under the growth management
plan;
vii.
Building height may not exceed two storles;
viii.
Each residential dwelling unit shall contain the following minimum floor areas : efficiency and one-
bedroom,450 square feet; two-bedroom,650 square feet; three-bedroom, 900 square feet;
ix.
The residential dwellings units shall be restricted to occupancy by the owners or lessees of the
commercial units below;
x.
A minimum of thirty (30) percent of the mixed use development shall be maintained as open space . The
following may be used to satisfy the open space requirements; areas used to satisfy water manaBement
requirements; landscaped areas; recreation areas; or setback areas not covered with impervious surface
or used for parking (parking lot islands may not be used unless existing native vegetation is maintained);
xi.
The mixed commercial/residential structure shall be designed to enhance compatibility ofthe
commercial and residential uses through such measures as, but not limited to, minimizing noise
associated with commercial uses; directing commercial lighting away from resldential units; and
separatinB pedestrian and vehicular accessways and parking areas from residential units, to the greatest
extent possible.
18.
Motion picture theaters, (7832 - except drive-in).
19.
Permitted food service (5812, eating places) uses with more than 6,000 square feet ofgross floor area in
the principal structure .
20.
Permitted personal services, video rental or retail uses (excluding drug stores - 5912) with more than
5,000 square feet ofEross floor area in the principal structure .
27.
Permitted use with less than 700 square feet gross floor area in the principal structure .
22.
Public order and safety (9229).
23.
SocialseNices (8322 - other than those permitted,8331-8399)
24.
Soup kitchens.
Theatrical producers and miscellaneous theatrical services (7922 - community theaters only).
26.
Vocational schools (8243-8299).
27.
Any other intermediate commercial use which is comparable in nature with the foretoing ljst of
permitted uses and consistent with the permitted uses and purpose and intent statement ofthe district,
as determined by the board of zoning appeals pursuant to section 10.O8.OO.
Heavy Commercial District (C-5). ln addition to the uses provided in the C-4 zoning district. the heavy
commercialdistrict (C-5) allows a range ofmore intensive commercial uses and services which are
generally those uses that tend to utilire outdoor space in the conduct ofthe business. The C-5 district
permits heavy commercial services such as full-service automotive repair, and establishments primarily
engaged in con5tarction and specialized trade activities such as contracto r offices, plumbing, heatinS
and air conditioning services, and similar uses that typically have a need to store construction associated
equipment and supplies within an enclosed structure or have showrooms displaying the building
materialfor which they specialize. Outdoorstorage yards are permitted with the requirement that such
yards are completely enclosed or opaquely screened. The C-5 distrjct is permitted in accordance with
the locational criteria for uses and the goals, objectives, and policies as identified in the future land use
element ofthe Collier County cMP.
1.
The followint uses, as identified with a number from the Standard lndustrial Classification Manual
(1987), or as otherwise provided for within this section are permissible by ritht, or as accessory or
conditional uses within the heavy commercial district (C-5).
a,
Permitted uses.
7.
Accounting (8721).
2.
Adjustment and collection services (7322).
3.
Advertising agencies (7311).
4.
AdvertisinB - miscellaneous (7319).
5.
AEricultural services (0783).
6.
Ancillary plants.
7.
Amusement and recreation services, indoor (7999).
8.
Amusement and recreation services, outdoor (7999 - fishing piers and lakes operation, houseboat
rental, pleasure boat rental, operation of party fishing boats, canoe rental only).
9.
Animal specialty servicet except veterinary (0752, excluding outside kenneling ).
10.
Apparel and accessory stores (5611-5599).
11.
Architectural services (8712).
12.
Armature rewindinE shops {7694).
13.
Auctioneering/auction houses (groups 7389, 5999).
14.
AuditinC (8721).
15.
Auto and home supply stores (5531).
16.
Automobile Parking. (7521).
Automotive dealers, not elsewhere classified (5599).
18.
Automotive repair services (7532 - 7539).
19.
Automotive services (7549).
20.
Banks, credit L,nions and trusts (6011-6099).
27.
Barber shops (7241, except for barber schools).
22.
Beauty shops (7231, except for beauty schools).
Boat dealers (5551).
24.
Bookkeeping services (8721).
25.
Bowling centers, indoor (7933).
26.
Building cleaning and maintenance services (7349).
27.
Building construction-General contractors and operative builders (1521-1542).
28.
Business associations (8611).
29.
Business consulting services (8748).
30.
Business credit institutions (5153-6159).
37.
Business services (7389-contractorsr disbursement, directories-telephone, recording studios, swimming
pool cleaning, and textile designers only).
32.
Cable and other pay television services (4841) including communications towers up to specified height,
subject to section 5.05.09.
33.
Carpentry and floor work contraators (1751-1752).
34.
Carpet and Upholstery cleaning (7217).
35.
Carwashes {7542), provided that carwashes abutting residential zoning distrjcts shall be subject to
section 5.05.11 of this Code.
36.
Churches.
37.
Civic, social and fraternal associations (8641).
38.
coin-operated laundries and dry cleaning (7215).
39.
Coin operated amusement devices, indoor (7993).
40.
Commercial art and graphic design (7335).
41.
Commercial phototraphy (7335).
42.
Commercial printing (2752, excluding newspapers).
43.
Computer programmin& data processinB and other services (7371-7379).
44.
Computer and computer software stores (5734).
45.
Concrete work (1771).
46.
Courts (9211).
47.
Credit reportinB services (7323).
48.
Crematories (7251).
49.
Dance studios, schools and halls, indoor (7911).
50.
Department stores {531U.
51.
Detective, guard and armored car service (7381, except armored car and dog rental).
52.
Direct mail advertisint services (7331).
53.
Disinfecting and pest control services 17342).
54.
Drycleaning plants (7216, nonindustrial drycleaning only).
55.
Dru8 stores (5912).
55.
Eating and drinking establishments (5812 and 5813) excluding bottle clubs. All establishments engaged
in the retailsale ofalcoholic beverages for on-premise consumption are subject to the locational
requirements of section 5.05.01.
57.
Educational plants and public schools subject to LDC section 5.05.14.
58.
Educational services (8221 and a2221.
59.
Electrical and electronic repair shops (7622-7629).
60.
Electrical contractors (1731).
61.
Engineering services (8711).
62.
Equipment rental and leasing (7359).
63.
Essential services, subject to section 2.01.03.
64.
Facilities support management services (87rM).
65.
Federal and federally-sponsored credit agencies (5111).
66.
Fire protection (9224).
67.
Fishing, commercial (0912-0919).
68.
Food stores (groups 5411-5499).
69.
Funeral services (7261).
70.
Garment pressing, and agents for laundries and drycleaners (7212).
7t.
Gasoline service stations (5541), with services and repairs as described in section 5.05.05.
72.
General merchandise stores (5331-5399).
73.
Glass and glazing work (1793).
74.
Glass stores (5231).
75.
60lf courses, public (7992).
76.
Group care facilities (category I and ll, except for homeless shelters)j care units, except for homeless
shelters; nursing homesj assisted Iivin8 facilities pursuant to F.S- 5 400.402 and ch. 58A,5 F.A.C.; and
continuing care retirement communities pursuant to F.S. 5 551 and ch.4-193 F.A.C., all subject to
section 5.05.04.
77.
Hardware stores (5251).
78.
Health services, offices and clinics (8011-8049).
79.
Health and allied services, miscellaneous (8092-8099).
80.
Heating and air-conditioning contractors (1711).
81.
Heavy construction equipment rental and leasing {7353).
82.
Home furniture and furnishings stores (5712-5719).
83.
Home health care services (8082).
84.
Hospitals (8062-8069).
85.
Hotels and motels (7011, 7021 and 7041) when located within an activity center.
85.
Household appliance stores (5722).
87.
lnstallation or eredion of building equipment contractors (1796).
88.
lnsurance carriers, agents and brokers (6311-6399, 6411).
89.
Labor unions (8631).
90.
[andscape architects, consulting and planning (0781).
91.
Laundries and drycleaning, coin operated - selfservice (7215).
92.
Laundries, family and commercial {7211}.
93.
Laundry and garment services, miscellaneous (7219).
94.
Legal counsel and prosecution {9222).
95.
tegalservices (8111).
96.
tibraries (8231).
97.
Loan brokers {6163).
98.
Localand suburban transit (4111).
99.
local passenger transportation (4119).
100.
Lumber and other building materials dealers (5211).
101.
Management services (87 47, 87 42],.
702.
Marinas (4493 and 4499 , except canal operation, cargo salvagin8, ship dismantling, lighterage, marine
salvaging, marine wrecking, and steamship leasing), subject to section 5.05.02.
103.
Masonry, stonework, tile setting and plastering contractors (1741-1743).
104.
Medical and dental laboratories (8071 and 8072).
105.
Medical equipment rentaland leasing (7352).
106.
Membership organizations, miscellaneous (8699).
101.
Membership spoats and recreation clubs, indoor (7997).
108.
Mobile home dealers (5271).
109.
Mortga8e bankers and loan correspondents (6162).
110.
Motion picture theaters (7832).
111.
Motor freight transportation and warehousing {4225, mini- and self-storage warehousing only).
lL2.
Motorvehicle dealers, new and used (5511,5521).
113.
Motorcycle dealers (5571).
174.
Museums and art galleries (8412).
115.
Musical instrument stores (5736).
116.
Newspapers: Publishing, or publishinB and printing (2711).
177.
News syndicates (7383).
118.
Nursing and professional care facilities (8051-8059).
119.
Outdoor advertising services (7312).
120.
Outdoor storage yards, provided that the yard is located no closer than twenty-five (25) feet to any
public street and that such yard shall be completely enclosed, except for necessary ingress and egress,
pursuant to section 4.02.12. This provision shall not be construed to allow, as permitted or accessory
use, wrecking yards, junkyards, or yards used in whole or part for scrap orsalvage operations or for
processing, storage, display, or sales of any scrap, salvage, orsecondhand building materials, junk
automotive vehicles, or secondhand automotive vehicle parts.
121
Paint stores (5231).
122.
Painting and paper hanging (1721).
721.
Passenger car leasing (7515).
L24.
Passenger car rental (7514).
125.
Passenger transportation arrangement {4729).
t26.
Periodicals: PublishinE or publishlng and printing (2721).
127.
Personal credit institutions (6141).
128.
Personal services, miscellaneous (7299).
tzg.
Personnel supply services (7361 and 7363).
130.
Photocopying and duplicating services (7334).
131.
Photofinishing laboratories (7384).
132.
Photographic studios, portrait (7221).
133.
Physical fitness facilities (7991).
t34.
Plumbing contractors (1711).
135.
Police protection (9221).
136.
Political organizations (8651).
137 .
Professional membership organizations (8621).
138.
Professional sports clubs and promoters, indoor (7941).
139.
Public administration (groups 9111-9L99,9229,9377,941L-945f, 9511-9532, 9611-9661).
140.
Public or private parks and playgrounds.
L4L.
Public order and safety (9229).
142.
Public relations services (8743).
143.
Radio, television and consumer electronics stores (5731).
144.
Radio, television and publishers advertising representatives (7313).
145.
Radio and television broadcastin8 stations (4832 and 4833).
146.
Real Estate (6512, 6531-6552).
741.
Record and prerecorded tape stores (5735).
148.
Recreational vehicle dealers (5561).
749.
Religious organizations (8661).
150.
Repair shops and services, not elsewhere classified (7699).
151.
Research, development and testing services (8731-8734).
152.
Retail - miscellaneous (5921-5963, 5992-5999).
153.
Retail nurseries, lawn and Barden supply stores (5261).
154.
Reupholstery and furniture repair (7641).
155.
Roofing, siding and sheet metal work contractors (1761).
156.
Secretarial and court reporting services (7338).
157.
Security and commodity brokers, deaier, exchanges and services (6211-6289).
158.
Security systems services (7382).
159.
Shoe repairshops and shoeshine parlors (7251).
160.
Social services, individual and family (8322-8399, except homeless shelters and soup kitchens).
161.
Special trade contractors, not elsewhere classified (1799).
t62.
Structural steel erection contractors (1791).
163.
Surveyint services (8713).
164.
Tax return preparation seryices (7291).
165.
Taxicabs (4121).
166.
Telegraph and other message communications (4822) including communications towers up to specified
height, subject to LDC section 5.05.09.
L67.
Telephone communications (4812 and 4813) including communications towers up to specified hei8ht,
subject to LDC section 5.05.09.
168.
Theatrical producers and miscellaneous theatrical services, indoor (7922-7929, including bands,
orchestras and entertainersj except motion picture).
169.
Tour operators (4725).
770.
Travel agencies (4724).
171.
Truck rentaland leasing, without drivers (7513).
172.
United State Postal Service (4311, except major distribution center).
773.
L,tility traller and recreational vehicle reotal (7519).
u4.
Veterinary services 10741 and 0742, excluding outside kenneling ).
175.
Videotape rental (7841).
1"16.
Vo.ational schools (8243-8299).
177.
Wallpaper stores (5231).
118.
Watch, clock and jewelry repair (7631).
779.
Water well drilling (1781).
180.
Welding repair (7692).
181.
Any use which was permissible under the prior General Retail Commercial {GRC) ?oning district, as
identified by Zoning Ordinance adopted October 8, 1974, and which was lawfully existing prior to the
adoption ofthisCode.
742.
Any other commercial use or professional services which is comparable in nature with the foregoing
uses including those that exclusively serve the administrative as opposed to the operational functions of
a business and are puaely associated with activities conducted in an omce.
183.
Any other commercial or professional use which is comparable in nature with the (C,1) list of permitted
uses and consistent with the purpose and intent statement ofthe district as determined by the board of
zoning appeals pursuant to LDC section 10.08.00.
b.
Accessory Uses,
1.
Uses and structures that are accessory and incidental to the uses permitted as of right in the C-S district.
2.
Detached caretakefs residence, subject to section 5.03.05.
3.
Temporary display of merchandise during business hours, provided it does not adversely affect
pedestrian or vehiculartraffic or public health or safety. Merchandise storage and display is prohibited
within any front yard; allowed within the side and rear yards of lots .
c.
Conditional uses. The followinB uses are permissible as conditional uses in the healy commercial district
(C-5), subject to the standards and procedures established in section 10.08.00.
1.
Animal specialty services, except veterinary (0752, with outdoor kenneling ).
2.
Amusement and recreation services, outdoor (7948, 7992, 1996, 7999).
3.
Bottle clubs. (All establishments entaged in the retail sale of alcoholic beverages for on-premise
consumption are subject to the locational requirements of sectlon 5.05.01.)
4.
Child day care services (8351), provided:
i.
All areas and surfaces readily accessible to children shall be free oftoxic substances and hazardous
materials. This shallinclude alladjacentand abutting properties lyinE within 50Ofeetofthe child ca.e
center's nearest property line.
a)
For purposes of this subsection, the following definitions shall apply:
i)
Hazardous materials. A material that has any of the following properties: jgnitable, corrosive, reactive
and/ortoxic.
ii)
Toxic substances. A substance which is, or is suspected to be, carcinogenic, mutagenic, teratogenic, or
toxic to human beings.
ii.
It shall not be located within 500 feet ofthe nearest property line of land uses encompassing wholesale
storage ofBasoline, liquefied petroleum, tas, oil, orother flammable liquids orgases.
iii.
It shall not be located on the same street customarily utilized by construction truck traffic from asphalt
plants and excavation quarries.
It shall have a minimum lot area of 20,000 square feet and a minimum lot width of 100 feet.
It shall provide a minimum usable open space of not less than thirty {30) percent ofthe totalsquare
footate of the lot area.
It shall provide that allopen spaces to be used by children will be bounded by a fence of not less than
five (5)feet in height, to be constructed ofwood, masonry or other approved material.
vii.
It shall provide a landscape buffer in accordance with section 4.06.00.
viii.
It shall comply with the State of Florida Department of Health and Rehabilitative Services Child Day Care
Standards, Florida Administrative Code.
ix
Where a child care center is proposed in conjunction with, and on the same parcel as, a facility which is
a permitted use, the requirements set forth in subparagraphs i through viii above, with the exceptions of
subsections iv. and v., shall be used to provide the protections to children using the child care center
intended by this section consistent with the development ofthe proposed permitted use.
5.
Communications (4812-4841) with communications towers that exceed specified height, subject to
section 5.05.09.
6.
Farm product raw materials (5153-5159).
7.
Fuel dealers (5983-5989).
8.
Homeless shelters.
9.
Hotels and motels (7011, 7O2t,7O4l when located outside an activity center.)
10.
Correctional institutions (group 9223).
tt.
Kiosks.
L2.
Local and suburban passenger transportation (4131-4173).
13.
Motion picture theaters, drive-in (7833).
L4.
Permitted uses with less than 700 square feet of gross floor area in the principal structure.
15.
Soup kitchens.
16.
Transfer stations (4212,local refuse collection and transportation only).
L7.
Packing Services (4783).
18.
Veterinary services lO74L & 0742, with outdoor kenneling ).
19.
Any other heavy commercial use which is comparable in nature with the foregoing list of permitted uses
and consistent with the purpose and intent statement of the district, as determined by the board of
zoning appeals pursuant to section 10.08.00.