Agenda 08/04/2022
Collier County Planning Commission Page 1 Printed 7/27/2022
COLLIER COUNTY
Collier County Planning Commission
AGENDA
Board of County Commission Chambers
Collier County Government Center
3299 Tamiami Trail East, 3rd Floor
Naples, FL 34112
August 4, 2022
9: 00 AM
Edwin Fryer- Chairman
Karen Homiak - Vice-Chair
Karl Fry- Secretary
Christopher Vernon
Paul Shea, Environmental
Joseph Schmitt, Environmental
Robert Klucik, Jr.
Amy Lockhart, Collier County School Board
Note: Individual speakers will be limited to 5 minutes on any item. Individuals selected t o speak
on behalf of an organization or group are encouraged and may be allotted 10 minutes to speak on
an item if so recognized by the chairman. Persons wishing to have written or graphic materials
included in the CCPC agenda packets must submit said material a minimum of 10 days prior to
the respective public hearing. In any case, written materials intended to be considered by the
CCPC shall be submitted to the appropriate county staff a minimum of seven days prior to the
public hearing. All material used in presentations before the CCPC will become a permanent part
of the record and will be available for presentation to the Board of County Commissioners if
applicable.
Any person who decides to appeal a decision of the CCPC will need a record of the proceedings
pertaining thereto, and therefore may need to ensure that a verbatim record of the proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
Page 1 of 2
AGENDA
COLLIER COUNTY PLANNING COMMISSION WILL MEET AT 9:00 A.M AUGUST 4, 2022, IN
THE BOARD OF COUNTY COMMISSIONERS MEETING ROOM, ADMINISTRATION
BUILDING, COUNTY GOVERNMENT CENTER, THIRD FLOOR, 3299 TAMIAMI TRAIL EAST,
NAPLES, FLORIDA 34112.
INDIVIDUALS WHO WOULD LIKE TO PARTICIPATE REMOTELY, SHOULD REGISTER AT
https://bit.ly/8422CCPC
ANY TIME AFTER THE AGENDA IS POSTED ON THE COUNTY WEBSITE WHICH IS 6 DAYS
BEFORE THE MEETING OR THROUGH THE LINK PROVIDED ON THE FRONT PAGE OF THE
COUNTY WEBSITE AT http://colliercountyfl.iqm2.com/Citizens/default.aspx INDIVIDUALS WHO
REGISTER WILL RECEIVE AN EMAIL IN ADVANCE OF THE PUBLIC HEARING DETAILING
HOW THEY CAN PARTICIPATE REMOTELY IN THIS MEETING. FOR ADDITIONAL
INFORMATION ABOUT THE MEETING, PLEASE EMAIL THOMAS CLARKE AT:
thomas.clarke@CollierCountyFL.gov.
NOTE: INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES ON ANY ITEM.
INDIVIDUALS SELECTED TO SPEAK ON BEHALF OF AN ORGANIZATION OR GROUP ARE
ENCOURAGED AND MAY BE ALLOTTED 10 MINUTES TO SPEAK ON AN ITEM IF SO
RECOGNIZED BY THE CHAIRMAN. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC
MATERIALS INCLUDED IN THE CCPC AGENDA PACKETS MUST SUBMIT SAID MATERIAL
A MINIMUM OF 10 DAYS PRIOR TO THE RESPECTIVE PUBLIC HEARING. IN ANY CASE,
WRITTEN MATERIALS INTENDED TO BE CONSIDERED BY THE CCPC SHALL BE
SUBMITTED TO THE APPROPRIATE COUNTY STAFF A MINIMUM OF SEVEN DAYS PRIOR
TO THE PUBLIC HEARING. ALL MATERIAL USED IN PRESENTATIONS BEFORE THE CCPC
WILL BECOME A PERMANENT PART OF THE RECORD AND WILL BE AVAILABLE FOR
PRESENTATION TO THE BOARD OF COUNTY COMMISSIONERS IF APPLICABLE.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE CCPC WILL NEED A RECORD
OF THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE
THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES
THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE BASED.
1. PLEDGE OF ALLEGIANCE
2. ROLL CALL BY SECRETARY
3. ADDENDA TO THE AGENDA
4. PLANNING COMMISSION ABSENCES
5. APPROVAL OF MINUTES
6. BCC REPORT- RECAPS
7. CHAIRMAN’S REPORT
8. CONSENT AGENDA
Page 2 of 2
9. PUBLIC HEARINGS
A. ADVERTISED:
1. PL20210001101 - GMPA - Mini Triangle - An Ordinance of the Board of County
Commissioners of Collier County, Florida amending Ordinance No. 89-05, as amended, the
Collier County Growth Management Plan for the unincorporated area of Collier County, Florida,
specifically amending the Future Land Use Element by amending the Mini-Triangle Mixed Use
Sub-district of the urban mixed use district to decrease commercial uses from 200,000 to 130,000
and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all
subject to a traffic cap; and remove movie theatre and bowling center uses. The subject property
is located near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East,
west of Commercial Drive in section 11, township 50 south, range 25 east, consisting of 5.35±
acres; and furthermore, recommending transmittal of the adopted amendment to the Florida
Department of Economic Opportunity; providing for severability and providing for an effective
date. (Companion item PL20210001100) [Coordinator: Sue Faulkner, Principal Planner
2. PL20210001100 - Mini-Triangle MPUD (PUDA) - An Ordinance of the Board of County
Commissioners of Collier County, Florida amending Ordinance Number 18-25, the Mini-Triangle
Mixed Use Planned Unit Development, to decrease commercial uses from 200,000 to a maximum
of 130,000 square feet with a minimum of 15,000 square feet of office uses and a minimum of
25,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114
units for a maximum of 491 dwelling units, all subject to a traffic cap; remove the movie theatre
use; and by amending the master plan. The subject property is located near the southern corner of
the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in
Section 11, Township 50 South, Range 25 East, Collier County, Florida, consisting of 5.35±
acres; and by providing an effective date. (Companion item PL20210001101) [Coordinator:
Timothy Finn, AICP, Principal Planner]
10. OLD BUSINESS
11. NEW BUSINESS
12. PUBLIC COMMENT
13. ADJOURN
CCPC Agenda/Ray Bellows/dl
August 2022
Collier County Planning Commission Page 2 Printed 7/27/2022
1. Pledge of Allegiance
2. Roll Call by Secretary
3. Addenda to the Agenda
4. Planning Commission Absences
5. Approval of Minutes
6. BCC Report - Recaps
7. Chairman's Report
8. Consent Agenda
9. Public Hearings
A. Advertised
1. PL20210001101 - GMPA - Mini Triangle - An Ordinance of the Board of County
Commissioners of Collier County, Florida amending Ordinance No. 89-05, as
amended, the Collier County Growth Management Plan for the unincorporated
area of Collier County, Florida, specifically amending the Future Land Use Element
by amending the Mini-Triangle Mixed Use Sub-district of the urban mixed use
district to decrease commercial uses from 200,000 to 130,000 and to increase multi-
family dwelling units by 114 units for a maximum of 491 dwelling units, all subject
to a traffic cap; and remove movie theatre and bowling center uses. The subject
property is located near the southern corner of the intersection of Davis Boulevard
and Tamiami Trail East, west of Commercial Drive in section 11, township 50 south,
range 25 east, consisting of 5.35± acres; and furthermore, recommending
transmittal of the adopted amendment to the Florida Department of Economic
Opportunity; providing for severability and providing for an effective date.
(Companion item PL20210001100) [Coordinator: Sue Faulkner, Principal Planner]
August 2022
Collier County Planning Commission Page 3 Printed 7/27/2022
2. PL20210001100 - Mini-Triangle MPUD (PUDA) - An Ordinance of the Board of
County Commissioners of Collier County, Florida amending Ordinance Number 18-
25, the Mini-Triangle Mixed Use Planned Unit Development, to decrease
commercial uses from 200,000 to a maximum of 130,000 square feet with a
minimum of 15,000 square feet of office uses and a minimum of 25,000 square feet
of other commercial uses; and to increase multi-family dwelling units by 114 units
for a maximum of 491 dwelling units, all subject to a traffic cap; remove the movie
theatre use; and by amending the master plan. The subject property is located near
the southern corner of the intersection of Davis Boulevard and Tamiami Trail East,
west of Commercial Drive in Section 11, Township 50 South, Range 25 East, Collier
County, Florida, consisting of 5.35± acres; and by providing an effective date.
(Companion item PL20210001101) [Coordinator: Timothy Finn, AICP, Principal
Planner]
B. Noticed
10. Old Business
11. New Business
12. Public Comment
13. Adjourn
08/04/2022
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.1
Item Summary: PL20210001101 - GMPA - Mini Triangle - An Ordinance of the Board of
County Commissioners of Collier County, Florida amending Ordinance No. 89 -05, as amended, the
Collier County Growth Management Plan for the unincorporated area of Collier County, Florida,
specifically amending the Future Land Use Element by amending the Mini-Triangle Mixed Use Sub-
district of the urban mixed use district to decrease commercial uses from 200,000 to 130,000 and to
increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all subject to a
traffic cap; and remove movie theatre and bowling center uses. The subject property is located near the
southern corner of the intersection of Davis Boulevard and Tamiami Trail East, west of Commercial
Drive in section 11, township 50 south, range 25 east, consisting of 5.35± acres; and furthermore,
recommending transmittal of the adopted amendment to the Florida Department of Economic
Opportunity; providing for severability and providing for an effective date. (Companion item
PL20210001100) [Coordinator: Sue Faulkner, Principal Planner]
Meeting Date: 08/04/2022
Prepared by:
Title: Planner, Principal – Zoning
Name: Sue Faulkner
07/12/2022 2:52 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/12/2022 2:52 PM
Approved By:
Review:
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 07/13/2022 11:42 AM
Planning Commission Diane Lynch Review item Completed 07/13/2022 3:38 PM
Zoning James Sabo Additional Reviewer Completed 07/13/2022 4:44 PM
Zoning Mike Bosi Zoning Director Review Completed 07/15/2022 3:07 PM
Growth Management Department James C French GMD Deputy Dept Head Completed 07/19/2022 4:37 PM
Planning Commission Ray Bellows Meeting Pending 08/04/2022 9:00 AM
9.A.1
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Zoning Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400 Page 1 of 10
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DEPARTMENT/ZONING DIVISION,
COMPREHENSIVE PLANNING SECTION
HEARING DATE: AUGUST 4, 2022
RE: PETITION PL20210001101, SMALL-SCALE GROWTH MANAGEMENT
PLAN AMENDMENT (Companion to PUDA-PL20210001100)
ELEMENT: FUTURE LAND USE ELEMENT (FLUE)
AGENT/APPLICANT/OWNER(S):
Applicant: Jerry Starkey, Manager
Metropolitan Naples, LLC
1500 Fifth Avenue S., Suite 106
Naples, FL 34102
Agents: Robert J. Mulhere, F.A.I.C.P., President and
Paula N.C. McMichael, A.I.C.P., VP
Holes Montes, Inc.
950 Encore Way
Naples, FL 34110
Agents: Richard C. Grant, Esquire
Grant Fridkin Pearson, P.A.
5551 Ridgewood Drive, Suite 501
Naples, FL 34108
Owner: Fred Pezeshkan & Jerry Starkey
Metropolitan Naples, LLC
1500 Fifth Avenue S., Suite 106
Naples, FL 34102
GEOGRAPHIC LOCATION:
The subject property, a ±5.35-acre site made up of six parcels, is located on the south side of
Davis Blvd. (SR 84), the north side of Tamiami Trail East (US 41), approximately 500 feet east
9.A.1.a
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from the intersection of those two roads, and 300 feet west of Commercial Drive, in Section 11,
Township 50 South, Range 25 East. (East Naples Planning Community).
REQUESTED ACTION:
The applicant proposes a small-scale Growth Management Plan amendment to the Future Land
Use Element (FLUE), specifically to amend the Mini Triangle Mixed Use Subdistrict text in the
Future Land Use Element, which will affect fewer than six (6) acres, by:
1) Increase the # of MF Dwelling Units from 377 DUs to a maximum of 491 DUs;
2) Reduce the maximum commercial uses from 200,000 SF to 130,000 SF;
3) Remove the commercial uses of 1) movie theatre (multiplex) and 2) bowling center;
4) The Trip Cap establishes the overall limitation on the intensity and density of any
combination of uses.
The Subdistrict language proposed by this amendment is found in Ordinance Exhibit “A”.
PURPOSE/DESCRIPTION OF PROJECT:
The petition is to amend the proposed self-contained mixed-use development, the Mini Triangle
Mixed Use Subdistrict in the Future Land Use Element of the Growth Management Plan to
increase the dwelling units from 377 to 491 Multi-family dwelling units and the decrease from
200,000 square feet to 130,000 of commercial. The project site has been replated to include
three development lots with frontage on both Davis Blvd. and US 41. The request from the
developer to adjust the commercial uses is to reflect the changing market in the last couple of
SUBJECT SITE
9.A.1.a
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years and specific local changes that have occurred (such as the movie theater opening a couple
of miles north at Golden Gate Parkway and US 41.)
A companion petition [PL20210001100] PUDA will amend this property from Mini Triangle MPUD.
The zoning action will implement the Mini Triangle Mixed Use Subdistrict.
STAFF ANALYSIS:
SURROUNDING LAND USE, ZONING AND FUTURE LAND USE DESIGNATION:
Subject Property:
The Future Land Use designation of the subject site is Urban Designation, Urban Mixed-Use
District, Urban Residential Subdistrict; Coastal High Hazard Area (CHHA) Overlay;
Bayshore/Gateway Triangle Redevelopment Overlay (B/GTRO) and within the “mini triangle” of
that Overlay as shown on the Future Land Use Map (FLUM) of the Growth Management Plan
(GMP) (the mini triangle encompasses lands bounded by Davis Blvd., Tamiami Trail East, and
Commercial Drive). The Bayshore/Gateway Triangle Redevelopment Overlay in the FLUE allows
for a mix of residential and commercial uses.
The +5.35 acre subject site is zoned C-4-GTMUD-MXD (General Commercial, Gateway Triangle
Mixed Use District – Mixed Use Subdistrict) allowing uses from the Commercial Professional and
General Office District (C-1), Commercial Convenience District (C-2), Commercial Intermediate
District (C-3), and General Commercial District (C-4) zoning districts, OR the site could be
developed as mixed use as provided for in GTMUD-MXD Zoning Overlay (residential uses and
select commercial uses from the C-1 through C-3 Districts).
Surrounding Lands:
North: The FLUM designates land located north of the subject property, across Davis Blvd.
(SR 84), Urban Mixed-Use District, Urban Residential Subdistrict. This area is zoned
C-4-GTMUD-MXD and is developed with retail, restaurant, and hotel uses. Further to
the north, lands are designated Urban Residential Subdistrict and zoned RSF-4,
Residential Single Family 4 dwelling units per acre. This northern area is developed
with a small marina and single-family homes. Lands lying across Davis Blvd. (SR84)
to the northwest of the project site are within the City of Naples and developed with a
restaurant and a hotel.
South: Immediately adjacent to the south and southwest (across Tamiami Trail East (US 41),
lands are within the City of Naples and developed with Naples Bay Club, a private
club. To the southeast across Tamiami Trail East (US 41) lands are designated Urban
Mixed-Use District, Urban Coastal Fringe Subdistrict and zoned C-4-GTMUD-MXD.
To the southeast along US 41 (across from the project site), lands are mostly
undeveloped. Lands further to the south are designated Urban Coastal Fringe
Subdistrict and zoned RSF-3, Residential Single Family 3 dwelling units per acre. This
land is developed with single family homes.
West: Immediately adjacent to the west, lands are mostly undeveloped and designated
Urban Mixed-Use District, Urban Residential Subdistrict and zoned C-4-GTMUD-
MXD. The applicant and agent currently hold a pre-approval letter for a site
development plan for a hotel development. The zoned height is 112 feet (the maximum
zoned height allowed in the GTMUD-MXD for the mini triangle area) with an actual
9.A.1.a
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height of 131 feet 6 inches. Further to the west is Tamiami Trail (US 41), and the
Gordon River Bridge with commercial development along the corridor, all within the
City of Naples.
East: Immediately adjacent to the east, lands are designated Urban Mixed-Use District,
Urban Residential Subdistrict, zoned C-4-GTMUD-MXD and C-5-GTMUD-MXD
(Heavy Commercial) and developed with Budget Car and Truck Rentals and several
unoccupied commercial businesses until east of Commercial Drive. East of
Commercial Drive is a mix of retail uses.
In summary, the existing and planned land uses, and current zoning in the area immediately
surrounding the subject property are a mix of Commercial developments with intensities as great
as C-4 and C-5, as well as high density residential uses (Mini Triangle Mixed Use Subdistrict).
Background and Considerations:
The subject site is located within that portion of the B/GTRO designated as the “mini triangle”
catalyst project site. The intent is for this mini triangle to be redeveloped – it is at the gateway
(entrance) into the B/GTRO when leaving the City of Naples on Tamiami Trail East – with hopes
that it will be the catalyst for further redevelopment in the Gateway Triangle Overlay.
The FLUE encourages mixed use developments. FLUE Policy 7.5 states, “The County shall
encourage mixed use development within the same buildings by allowing residential dwelling units
over and/or abutting commercial development. This Policy shall be implemented through
provisions in specific Subdistricts in this Growth Management Plan.” The FLUE goes on to say,
“The Urban Mixed-Use District is intended to accommodate a variety of residential and non-
residential land uses, including mixed-use developments such as Planned Unit Developments.”
Although this Subdistrict is not located within a Mixed-Use Activity Center, it proposes many of
the same characteristics (will allow both residential and commercial retail/office uses; is located
on, and near an intersection of, two arterial roadways; and provides an interconnection with one
abutting project (future hotel project to the west of the project site at the tip of the “mini triangle”).
Also, this Subdistrict is located proximate to major employment centers and goods and services
located along the Davis Blvd. (SR 84) and Tamiami Trail (US 41) corridors.
This petition proposes amending the Mini Triangle Mixed Use Subdistrict. The Subdistrict was
created via Ordinance 18-23 on May 8, 2018. The project site lies within the “mini triangle” area
of the Bayshore/Gateway Triangle Redevelopment Overlay. Due to the pandemic and changing
economic times, this project is shifting more of the commercial to residential uses.
The objective of the Bayshore Community Redevelopment Agency (CRA) is to foster
redevelopment and create a sense of place, primarily through private investment. The requested
Mini Triangle Subdistrict amendment was presented and approved by the Bayshore CRA.
Density:
This petition proposes a residential component allowing up to 471 DUs in the MPUD. The Urban
Residential Subdistrict allows residential uses at a base density of 4 dwelling units per acre
(DU/A); however, the B/GTRO allows up to 12 DU/A for mixed use projects to encourage
redevelopment within this overlay. The “mini triangle” is identified in the B/GTRO as a catalyst
project for spurring redevelopment with greater density and intensity allowing for greater flexibility
in site design and development standards. The 471 multi-family dwelling units calculates to a
9.A.1.a
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density of approximately 88 DU/A (471 DUs ÷ 5.35 A = 88.04 DU/A). The petitioner states that in
order to have a viable redevelopment project, this greater density is needed and the CRA Advisory
Board supports this request.
Compatibility:
There is a wide range of uses in the area surrounding the Subdistrict. They range from C-1
through C-5 uses along both Davis Blvd. (SR 84) and Tamiami Trail East (US 41) to single family
and multi-family homes further to the north and south. The FLUE encourages development to
transition from higher intensities to lower intensities. Use intensities often diminish as
development moves away from arterial roadways.
Justifications for Proposed Amendment:
The petitioner states, “Over the past few years, since the Mini Triangle Mixed Use Subdistrict was
approved via Ordinance #18-23, there have been a couple of significant factors influencing
development throughout the state, country and world. The pandemic influenced people’s
shopping behaviors and what they shop for. The economic inflation rate has affected the housing
market in driving prices up at the same time there is greater unemployment. The applicant’s
justification for the requested amendment is to respond to these factors. The proposed
development of a “catalyst” project that, with a mix of commercial and residential uses, will create
a certain “synergy” of activity and sense of place, and that such a development will be a catalyst
for future investment in the greater Triangle redevelopment area.
The Bayshore/Gateway Triangle Redevelopment Plan identified the high density/intensity mixed
use “mini triangle” project as the type of project, serving as a catalyst, that would encourage
additional private investments in the area. The location of the Mini Triangle Mixed Use Subdistrict
will produce projects with high visibility, as it serves as a gateway between Collier County and the
City of Naples incorporated area and the city’s main business center.
The subject site is located at the intersection of two arterial roadways, Davis Blvd. (SR 84) and
Tamiami Trail East (US 41). This Subdistrict location is within 5 miles of high employment centers
such as NCH downtown, multiple shopping areas (including Coastland Center), Naples High
School, and many other employment locations. With easy access to two arterial roadways and
commuting times and distances potentially reduced, this location can be attractive to prospective
residents in the Subdistrict. This project location is also well situated for a mixed-use development
offering new employment opportunities as well as goods and services being readily available to
surrounding residential developments and the proposed residential development within the
Subdistrict.
Identification and Analysis of the Pertinent GMPA Criteria in 2021 Florida Statutes Chapter
163.3187:
The process for adoption of small-scale comprehensive plan amendment requires (in part) the
following statutory standards be met, [followed by staff analysis in bracketed text].
(1) A small-scale development amendment may be adopted under the following conditions:
(a) The proposed amendment involves a use of 50 acres or fewer. [The proposed
amendment pertains to a 5.35-acre property.]
(b) The proposed amendment does not involve a text change to the goals, policies, and
objectives of the local government’s comprehensive plan, but only proposes a land
use change to the future land use map for a site-specific small scale development
activity. However, text changes that relate directly to, and are adopted simultaneously
9.A.1.a
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with, the small-scale future land use map amendment shall be permissible under this
section. [To date, no text changes that have been adopted in calendar year 2022 that
relates directly to and are adopted simultaneously with the small future land use map
amendment].
(c) The property that is the subject of the proposed amendment is not located within an
area of critical state concern, unless the project subject to the proposed amendment
involves the construction of affordable housing units meeting the criteria of
s. 420.0004(3), and is located within an area of critical state concern designated by
s. 380.0552 or by the Administration Commission pursuant to s. 380.05(1). [This
amendment site is not located within an Area of critical state concern.]
(2) Small scale development amendments adopted pursuant to this section require only one
public hearing before the governing board, which shall be an adoption hearing as
described in s. 163.3184(11). [Project is scheduled for one public hearing in front of the
Collier County Planning Commission and one public hearing in front of the Board of
County Commissioners].
(3) If the small scale development amendment involves a site within a rural area of
opportunity as defined under s. 288.0656(2)(d) for the duration of such designation, the
acreage limit listed in subsection (1) shall be increased by 100 percent. The local
government approving the small scale plan amendment shall certify to the state land
planning agency that the plan amendment furthers the economic objectives set forth in
the executive order issued under s. 288.0656(7), and the property subject to the plan
amendment shall undergo public review to ensure that all concurrency requirements and
federal, state, and local environmental permit requirements are met.
(4) Comprehensive plans may only be amended in such a way as to preserve the internal
consistency of the plan pursuant to s. 163.3177. [Internal consistency will be maintained
between and among elements if the amendment is approved.]
In addition, Chapter 163, F.S., Section 163.3177(6)(a)3.g. requires the Future Land Use Element
to include “criteria to be used to provide for the compatibility of adjacent land uses”. Such criteria
are typically expressed through measures of allowed use intensities and densities, development
standards (building heights, setbacks, landscape buffers, etc.), building mass, building location
and orientation, architectural features, amount and type of open space and location, traffic
generation/attraction, etc.
Environmental Impacts and Historical and Archaeological Impacts:
The Environmental Planning Section, Craig Brown, Principal Environmental Specialist, reviewed
and recommended approval of the petition in June 2022. The property is cleared and there are
no sensitive habitat present on the property. This project is urban redevelopment, and the site
currently does not include any Preserve. The site consists of three (3) parcels that have been
previously cleared and developed. According to the Environmental Report that was previously
submitted in 2017, the parcels consist of warehouses, office buildings, and paved parking and
offer no environmental function. These parcels have no listed species, native habitat or other
environmental issues. The project site is void of vegetation other than a few remnant landscaping
plants and some invasive exotics.
No historical or archaeological impacts were addressed in this application. This site is previously
cleared.
9.A.1.a
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Public Facilities Impacts:
Jennifer Rainey, Senior Operations Analyst with Collier County Public Utilities Engineering &
Project Management Division, completed her review and recommended approval of this petition
in June 2022 with one informational comment: “Update the landfill calculations to reflect 114 multi-
family units. Also, per the 2021 AUIR, the existing landfill capacity is 12,982,923 tons with a ten -
year capacity requirement of 2,902,259 tons.”
Transportation Impacts:
Michael Sawyer, Project Manager with Collier County Transportation Planning, completed his
review and recommended approval of this petition in March 2022.
NEIGHBORHOOD INFORMATION MEETING (NIM) SYNOPSIS:
A Neighborhood Information Meeting (NIM), as required by Land Development Code (LDC)
Section 10.03.05 A, was duly advertised, noticed, and held on May 25, 2022, 5:30 p.m. at The
Club at Naples Bay Resort (the Cypress Ballroom), 1800 Tamiami Trail East, Naples, FL 34102.
This NIM was advertised, noticed, and held jointly for this small scale GMP amendment and the
companion Planned Unit Development Rezone (PUDZ) petition.
The applicant’s team gave a PowerPoint presentation and then responded to questions. A total
of approximately 10-15 members of the public, along with approximately 8 members of the
applicant’s team and County staff, attended the NIM.
The consultant discussed the purpose of the project and the site’s existing conditions. He
explained the application was for a mixed-use development on the 5.35-acre site that included:
• Maximum project generated vehicle trips capped two-way PM peak hour unadjusted trips
• Minimum of 25,000 square feet and maximum of 130,000 square feet of a combination of
two or more of the following uses: retail, restaurant, office, any other allowable commercial
uses.
The Consultant provided a conceptual site plan of the project.
The public asked questions about the project details. Concerns raised included:
• Height: A citizen asked what a 160-foot building looks like, how many stories? The
Consultant, Mr. Mulhere, informed him that it would be approximately 15 – 16 stories. Mr.
Mulhere mentioned the Federal Aviation Administration (FAA) had issued a no-hazard
letter rendering on the project site.
• Traffic Impact: Questions about the ingresses and egresses to the project. Also questions
about pedestrians, parking, impact on adjoining roads (Davis Blvd. and Tamiami Trail
East), and traffic signalization for the ingress/egress for site.
• There was support for the project at the NIM – no one opposed the project.
The meeting ended at approximately 5:47p.m.
[synopsis prepared by Sue Faulkner, Principal Planner, Comprehensive Planning Section]
FINDING AND CONCLUSIONS:
• There are no adverse environmental impacts as a result of this petition.
• No historic or archaeological sites are affected by this amendment.
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• The term Net New Trips means the projected PM peak hour trips generated by anticipated
development within the Mini Triangle Subdistrict, reduced by pass-by trips and internal
capture. There will be a maximum of 628 two-way PM peak hour unadjusted trips for this
project. The Consultant has stated that the Trip Cap establishes the overall limitation on
the intensity and density of any combination of uses.
• The uses are generally compatible with surrounding development.
• The Mini Triangle site, located at a major intersection and proximate to residential
development and commercial development, has been identified and approved by the CRA
as a catalyst project area which includes mixed use and high density.
• The CRA Advisory Board recommends approval of this project.
• The CRA Board, by virtue of its contract with the petitioner, has conceptually approved of
the general scope of this project.
• Staff accepts the petitioner’s assertion that the greater densities and intensities requested
are necessary for the project to be viable.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on July 19, 2022. The criteria for
GMP amendments to the Future Land Use Element are in Sections 163.3177(1)(f) and
163.3177(6)(a)2, Florida Statutes.
STAFF RECOMMENDATION:
Staff recommends that the Collier County Planning Commission forward Petition PL20210001101
to the Board of County Commissioners with a recommendation to approve and for transmittal to
the Florida Department of Economic Opportunity, subject to the following non-substantive edits:
[Single underline/strike through = Petitioner’s proposed text;
Double underline/strike through = Staff’s recommended edits
EXHIBIT A
MINI-TRIANGLE MIXED USE SUBDISTRICT
GMPA FUTURE LAND USE ELEMENT
*** *** *** *** *** *** *** *** *** *** *** ***
*** FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
*** *** *** *** *** *** *** *** *** *** *** *** ***
I. URBAN DESIGNATION
*** *** *** *** *** *** *** *** *** *** *** *** ***
A. Urban Mixed-Use District:
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*** *** *** *** *** *** *** *** *** *** *** *** ***
19. Mini Triangle Mixed Use Subdistrict
The Mini Triangle Subdistrict is 5.35 acres in size and is located within the Bayshore/Gateway
Triangle Redevelopment Overlay of this GMP. The purpose and intent of the Mini Triangle
Subdistrict, as a subset of the Bayshore/Gateway Triangle Redevelopment Overlay, is to further
the goals of the Collier County Community Redevelopment Area (CRA) as stated in the adopted
Bayshore Gateway Triangle Redevelopment Plan (approved on June 13, 2000, by Resolution
No. 2000-181). In particular, Section 5.7 of the Community Redevelopment Plan identifies the
Triangle Area as a “Mixed Center/Corridor Development Concept”. The intent of the Plan
related specifically to the Mini Triangle area is to create a mixed use “Catalyst Project” (or
projects) that will foster the revitalization of the surrounding Gateway Triangle area. In order to
facilitate the development of a Catalyst Project and further the intent of the Community
Redevelopment Plan, this Subdistrict provides for greater intensity, density, and flexibility in
applicable Site Design and Development Standards. In order to accomplish this greater intensity,
density, and flexibility in applicable Site Design and Development Standards, the Mini Triangle
Subdistrict shall be rezoned to a Mixed Use Planned Unit Development (MPUD). Development
within the Mini Triangle Subdistrict shall be subject to the following:
a. A maximum of 377 491 multi-family residential units may be permitted.
b. A maximum of 228 hotel suites/rooms (or other transient lodging uses including but not
limited to interval ownership or vacation rental suites) may be permitted.
c. A maximum of 200,000 130,000 square feet of any combination of the following
commercial uses may be permitted:
1. Retail;
2. Eating and drinking establishments;
3. Movie Theatre (multiplex), bowling center, pPhysical fitness facilities, yoga studio,
bicycle rental and museums and art galleries;
4. Personal services;
5. General and medical offices;
6. Indoor Air-conditioned passenger vehicle and/or self-storage, not to exceed 60,000
square feet (SIC Code 4225);
7. New or Used Car Dealerships, not to exceed 30,000 square feet in total (SIC Codes 5511
and 5521); and,
8. Any other principal use which is comparable in nature with the forgoing list of
permitted principal uses.
d. A maximum of 150 Assisted Living Facilities (ALF) units may be permitted, subject to a
maximum floor area ratio of 0.45.
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e. The MPUD shall establish a maximum trip capacity (“Trip Cap”) for the Mini Triangle
MPUD based upon “Net New Trips”. The term Net New Trips means the projected PM peak
hour trips generated by anticipated development within the Mini Triangle Subdistrict,
reduced by pass-by trips and internal capture. The Trip Cap establishes the overall limitation
on the intensity and density of any combination of uses.
f. In order to ensure a mixed-use development, the MPUD shall establish the minimum required
number of multi-family residential units, the minimum required square footage of a
combination of the commercial uses 1. through 46. in paragraph cd, above, and the minimum
required square footage for general/medical office.
g. The MPUD shall establish a date, timeframe, or condition by which the minimum
requirements in paragraph f., shall be constructed. This date, timeframe or condition shall
not be construed to limit approval of a Site Development Plan (SDP) or related amendment(s)
thereto, nor the installation of any site related infrastructure or other site improvements
depicted thereon, including but not limited to site access, sewer and water lines and facilities,
stormwater facilities, surface parking, landscaping, signage, and fence or walls.
h. Development within this Subdistrict shall be subject to the provisions of LDC Section 4.02.16
‒ Design Standards for Development in the Bayshore Gateway Triangle Redevelopment
Area, as applicable, except in the case of building height, which may exceed the maximum
allowable height established in Section 4.02.16, as well as any deviations from the applicable
provisions of Section 4.02.16, as may be approved as part of the MPUD.
[REMAINDER OF PAGE INTENTIONALLY BLANK]
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H:\2016\2016052B\WP\MPUDA\NIM\MIni Triangle MPUDA SSGMPA NIM Summary (6-2-2022).docx
Neighborhood Meeting Summary
Mini Triangle Mixed Use Subdistrict GMPA (PL-20210001101)
Mini-Triangle MPUDA (PL-20210001100)
May 25, 2022, 5:30 PM
Naples Bay Resort, The Pointe Meeting Room
1500 Fifth Avenue South, Naples, Florida 34102
The NIM was held for the above referenced petitions. The petition is described as follows:
(1) Mini Triangle Mixed Use Subdistrict GMPA (PL-20210001101) - A Small-Scale Growth
Management Plan Amendment (GMPA) amending the Mini Triangle Mixed Use Subdistrict, of
the Collier County Future Land Use Element, to allow up to 114 additional multifamily dwelling
units (for a maximum of 491 multifamily dwelling); decrease the maximum allowed commercial
area by 70,000 square feet (from 200,000 square feet to 130,000 square feet); and, to eliminate
movie theater and bowling center from the list of allowable uses; and
(2) Mini-Triangle MPUDA (PL-20210001100) - An amendment to the Mini-Triangle Mixed Use
Planned Unit Development (MPUD) to allow up to 114 additional multifamily residential
dwelling units (for a maximum of 491 multifamily dwelling); decrease the maximum allowed
commercial area by 70,000 square feet (from 200,000 square feet to 130,000 square feet);
decrease the minimum required commercial and office square footage from 67,000 square feet
to 40,000 square feet (of which 15,000 square feet shall be office use); and, to eliminate movie
theater and bowling center as a permitted use.
Note: This is a summary of the NIM. An audio recording is also provided.
Property Owner:
Metropolitan Naples, LLC
Applicant:
Metropolitan Naples, LLC
Attendees on Behalf of the Applicant:
Bob Mulhere, FAICP, Hole Montes, Inc.
Ellen Summers, AICP, Hole Montes, Inc.
Norman Trebilcock, AICP, PTOE, PE, Trebilcock Consulting Solutions, PA
There were approximately 9 members of public physically in attendance, and three members of
the public in attendance via Zoom.
Mr. Mulhere started the presentation by introducing himself and the other consultants. He then
provided a brief history and overview of the project. Following Mr. Mulhere’s presentation the
following questions were posed from the meeting attendees (responses to questions bold):
1. Will the project include a total of 3 towers? Yes, there will be 3 buildings approximately
168 feet tall with the bottom floors including retail, commercial and office uses with
the residential areas above.
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2. Will there be a lot of pilings uses for the construction? Auger cast pilings will be used.
3. What does the interim use of a cell tower entail, and is that tower still located on the site?
The cell tower was located on the site when it was purchased, and the use was included
in the MPUD when the zoning was created to continue to allow that cell tower. The
cell tower has since been relocated off the site and the tower demolished.
4. Is the project at the point of the intersection of Davis Blvd and US. 41 a separate project,
and do we know when any development will take place at that site? Yes, it is a separate
project that changed hands not too long ago and has an approved Site Development
Plan. We are not sure when the construction of that site may occur.
5. Do the proposed changes have impacts on the parking? No, the parking will not be
impacted by the changes. There was an existing and approved deviation for parking
requirements for a movie theater. As that use has been removed, the deviation was
also removed from the MPUD document. All parking will meet the minimum LDC
requirements.
The meeting concluded at approximately 5:45 PM.
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Planning Commission (CCPC)
at 9:00 A.M. on August 4, 2022, in the Board of County Commissioners Meeting Room, Third Floor, Collier
Government Center, 3299 East Tamiami Trail, Naples, FL to consider:
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NO. 89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT
PLAN FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING
THE FUTURE LAND USE ELEMENT BY AMENDING THE MINI-TRIANGLE MIXED USE SUBDISTRICT OF
THE URBAN MIXED USE DISTRICT TO DECREASE COMMERCIAL USES FROM 200,000 TO 130,000 AND
TO INCREASE MULTI-FAMILY DWELLING UNITS BY 114 UNITS FOR A MAXIMUM OF 491 DWELLING
UNITS, ALL SUBJECT TO A TRAFFIC CAP; AND REMOVE MOVIE THEATRE AND BOWLING CENTER
USES. THE SUBJECT PROPERTY IS LOCATED NEAR THE SOUTHERN CORNER OF THE INTERSECTION
OF DAVIS BOULEVARD AND TAMIAMI TRAIL EAST, WEST OF COMMERCIAL DRIVE IN SECTION
11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, CONSISTING OF 5.35± ACRES; AND FURTHERMORE,
RECOMMENDING TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT
OF ECONOMIC OPPORTUNITY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR AN EFFECTIVE
DATE. [PL20210001101]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA
AMENDING ORDINANCE NUMBER 18-25, THE MINI-TRIANGLE MIXED USE PLANNED UNIT
DEVELOPMENT, TO DECREASE COMMERCIAL USES FROM 200,000 TO A MAXIMUM OF 130,000
SQUARE FEET WITH A MINIMUM OF 15,000 SQUARE FEET OF OFFICE USES AND A MINIMUM OF 25,000
SQUARE FEET OF OTHER COMMERCIAL USES; AND TO INCREASE MULTI-FAMILY DWELLING UNITS
BY 114 UNITS FOR A MAXIMUM OF 491 DWELLING UNITS, ALL SUBJECT TO A TRAFFIC CAP; REMOVE
THE MOVIE THEATRE USE; AND BY AMENDING THE MASTER PLAN. THE SUBJECT PROPERTY IS
LOCATED NEAR THE SOUTHERN CORNER OF THE INTERSECTION OF DAVIS BOULEVARD AND
TAMIAMI TRAIL EAST, WEST OF COMMERCIAL DRIVE IN SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 5.35± ACRES; AND BY PROVIDING AN EFFECTIVE
DATE. [PL20210001100]
All interested parties are invited to appear and be heard. Copies of the proposed Ordinances will be made
available for inspection at the Collier County Clerk’s Office, Fourth Floor, Collier County Government Center,
3299 East Tamiami Trail, Suite 401, Naples, FL, one (1) week prior to the scheduled hearing. Written comments
must be filed with the Zoning Division prior to August 4, 2022.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of
Events on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the
agenda is posted on the County website. Registration should be done in advance of the public meeting, or any
deadline specified within the public meeting notice. Individuals who register will receive an email in advance of
the public hearing detailing how they can participate remotely in this meeting. Remote participation is provided as
a courtesy and is at the user’s risk. The County is not responsible for technical issues. For additional information
about the meeting, please call Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the Collier County Planning Commission (CCPC) will need
a record of the proceedings pertaining thereto and therefore, may need to ensure that a verbatim record of the
proceedings is made, which record includes the testimony and evidence upon which the appeal is based.
If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you
are entitled, at no cost to you, to the provision of certain assistance. Please contact the Collier County Facilities
Management Division, located at 3335 Tamiami Trail East, Suite 101, Naples, FL 34112-5356, (239) 252-8380,
at least two (2) days prior to the meeting. Assisted listening devices for the hearing impaired are available in the
Board of County Commissioners Office.
Collier County Planning Commission
Edwin Fryer, Chairman ND-GCI0912513
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Packet Pg. 208 Attachment: Advertising (22791 : PL20210001101 GMP Amendment - Mini Triangle)
08/04/2022
COLLIER COUNTY
Collier County Planning Commission
Item Number: 9.A.2
Item Summary: PL20210001100 - Mini-Triangle MPUD (PUDA) - An Ordinance of the Board
of County Commissioners of Collier County, Florida amending Ordinance Number 18-25, the Mini-
Triangle Mixed Use Planned Unit Development, to decrease commercial uses from 200,000 to a
maximum of 130,000 square feet with a minimum of 15,000 square feet of office uses and a minimum of
25,000 square feet of other commercial uses; and to increase multi-family dwelling units by 114 units for
a maximum of 491 dwelling units, all subject to a traffic cap; remove the movie theatre use; and by
amending the master plan. The subject property is located near the southern corner of the intersection of
Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11, Township 50 South,
Range 25 East, Collier County, Florida, consisting of 5.35± acres; and by providing an effective date.
(Companion item PL20210001101) [Coordinator: Timothy Finn, AICP, Principal Planner]
Meeting Date: 08/04/2022
Prepared by:
Title: – Zoning
Name: Tim Finn
07/11/2022 2:41 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
07/11/2022 2:41 PM
Approved By:
Review:
Growth Management Operations & Regulatory Management Donna Guitard Review Item Completed 07/13/2022 12:01 PM
Planning Commission Diane Lynch Review item Completed 07/13/2022 3:37 PM
Zoning Ray Bellows Additional Reviewer Completed 07/14/2022 11:53 AM
Zoning Mike Bosi Zoning Director Review Completed 07/15/2022 3:14 PM
Growth Management Department James C French GMD Deputy Dept Head Completed 07/19/2022 4:37 PM
Planning Commission Ray Bellows Meeting Pending 08/04/2022 9:00 AM
9.A.2
Packet Pg. 209
PUDA-PL20210001100; Mini-Triangle MPUD
Revised: July 1, 2022
Page 1 of 13
STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT DEPARTMENT
HEARING DATE: AUGUST 4, 2022
SUBJECT: PUDA-PL20210001100 MINI-TRIANGLE MPUD
COMPANION ITEM: PL20210001101/SMALL SCALE GROWTH
MANAGEMENT PLAN AMENDMENT – MINI-TRIANGLE MIXED
USE SUBDISTRICT
PROPERTY OWNER/APPLICANT/AGENTS:
Owner/Applicant:
Metropolitan Naples, LLC
1500 Fifth Avenue South, Suite106
Naples, FL 34102
Agents:
Robert J. Mulhere, FAICP Richard C. Grant, Esq.
Paula N.C. McMichael, AICP Grant Fridkin Pearson, P.A.
Hole Montes, Inc. 5551 Ridgewood Drive, Suite 501
950 Encore Way Naples, FL 34108
Naples, FL 34110
REQUESTED ACTION:
The petitioner is requesting that the Collier County Planning Commission (CCPC) consider an
application to amend Ordinance Number 18-25, as amended, the Mini-Triangle Mixed-Use
Planned Unit Development (MPUD).
GEOGRAPHIC LOCATION:
The subject property consists of 5.35+/- acres and is located near the southern corner of the
intersection of Davis Boulevard and Tamiami Trail East, west of Commercial Drive in Section 11,
Township 50 South, Range 25 East, Collier County (see location map, page 3).
9.A.2.a
Packet Pg. 210 Attachment: Staff Report - Mini-Triangle PUDA (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
PUDA-PL20210001100; Mini-Triangle MPUD
Revised: July 1, 2022
Page 2 of 13
PURPOSE/DESCRIPTION OF PROJECT:
This petitioner seeks to amend the Mini-Triangle MPUD, approved via Ordinance #18-25, to
decrease commercial uses from 200,000 to a maximum of 130,000 square feet with a minimum of
15,000 square feet of office uses and a minimum of 25,000 square feet of other commercial uses;
and to increase multi-family dwelling units by 114 units for a maximum of 491 dwelling units, all
subject to a traffic cap; remove the movie theater use; and amending the master plan.
9.A.2.a
Packet Pg. 211 Attachment: Staff Report - Mini-Triangle PUDA (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
PUDA-PL20210001100; Mini-Triangle MPUD
Revised: July 1, 2022
Page 3 of 13
SURROUNDING LAND USE AND ZONING:
This section of the staff report identifies the land uses and zoning classifications for properties
surrounding boundaries of the MPUD:
North: Davis Boulevard, a six-lane arterial roadway. Farther north are developed
commercial properties zoned C-4-GTMUD-MXD.
South: Tamiami Trail East, a six-lane arterial roadway. Southwest of Tamiami Trail East
are condominiums located in the City of Naples, zoned Planned Development
(PD). Southeast of Tamiami Trail East is undeveloped commercial property zoned
C-4-GTMUD-MXD.
East: Directly east are developed commercial properties zoned C-4-GTMUD-MXD.
West: Directly west is partially developed commercial property zoned C-4-GTMUD-
MXD.
Aerial (County GIS)
9.A.2.a
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PUDA-PL20210001100; Mini-Triangle MPUD
Revised: July 1, 2022
Page 4 of 13
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
Future Land Use Element (FLUE): The FLUE designates the project site as Urban Designation,
Urban Mixed-Use District, Urban Residential Subdistrict, and is within the Bayshore/Gateway
Triangle Redevelopment Overlay and also within the Coastal High Hazard Area on the FLUM.
The applicant is requesting to add 114 DUs to the previously approved 377 DUs. This would bring
the total to 491 DUs at a density of (491 / 5.35 A) = 91.775/A or rounded 92 DUs per acre.
Developer will continue to commit to the previously approved trip cap (Ord. 18-25) of 628 two-
way PM peak hour adjusted trips. The project amendments are consistent with the FLUE of the
GMP.
Transportation Element: Transportation Planning staff reviewed the application and found this
project consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan
(GMP). There are no additional transportation impacts proposed with this PUD Amendment and
the existing trip cap will remain the same. Operational impacts will be addressed at time of the
next development order (SDP, SDPA or Plat), at which time a new TIS will be required to
demonstrate turning movements for all site access points. Additionally, the development must
again comply with applicable concurrency management regulations with those same SDP, SDPA,
or Plat approvals. Therefore, the subject amendment can be found consistent with Policy 5.1 of the
Transportation Element of the GMP.
Conservation and Coastal Management Element (CCME): Environmental Planning staff
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The proposed changes do not affect any of the environmental requirements of the GMP.
GMP Conclusion: The proposed PUD is inconsistent with the GMP unless the Board approves
the companion GMPA first or concurrent with the PUD and the uses, and intensities align.
STAFF ANALYSIS:
Staff has completed a comprehensive evaluation of this land use petition, including the criteria
upon which a recommendation must be based, specifically noted in LDC Section 10.02.13.B.5,
Planning Commission Recommendation (commonly referred to as the “PUD Findings”), and
Section 10.02.08.F, Nature of Requirements of Planning Commission Report (referred to as
“Rezone Findings”), which establish the legal basis to support the CCPC’s recommendation. An
evaluation relative to these subsections is discussed below, under the heading “Zoning Services
Analysis.”
Drainage: The proposed PUD Amendment request is not anticipated to create area drainage
problems. Stormwater best management practices, treatment, and storage will be addressed
through the environmental resource permitting process with the South Florida Water Management
District. County staff will also evaluate the project’s stormwater management system, calculations,
and design criteria at the time of site development plan (SDP) and/or platting (PPL).
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Environmental Review: Environmental Planning staff has reviewed the PUD petition to address
environmental concerns. The property has been historically cleared and maintained clear of native
vegetation required to be preserved. The property has been developed in accordance with PUD
Ordinance 2018-25. The Master Plan does not show a preserve since no minimum preservation is
required. There were no observed listed species on the property. Environmental Services staff
recommends approval of the proposed petition.
Landscape Review: There are no deviations for landscape requirements associated with this
PUDA, and the buffers shown on the Master Plan are consistent with the LDC.
Transportation Review: Transportation Planning staff has reviewed the petition for compliance
with the GMP and the LDC and recommends approval.
Utilities Review: The project lies within the City of Naples potable water service area and south
wastewater service area of the Collier County Water-Sewer District (CCWSD). Wastewater
service is readily available via connection to existing infrastructure within adjacent easements and
rights-of-way. Sufficient wastewater treatment capacity is available. The City of Naples Utilities
Department furnished a letter of water service availability on May 16, 2022.
Zoning Services Review: In 2002, the Bayshore Gateway Triangle Community Redevelopment
Agency (CRA) was established to promote economic development, through private investment, within
an area that was seeing a decline in property values and had inadequate infrastructure. The goal of the
CRA was to foster redevelopment and attract private investment. The specific area in which this project
is located, known as the Triangle, was previously identified for the location of a catalyst project. Collier
County acquired 5.35 acres of land, the Mini Triangle area, in an effort to position the property in a
manner that would attract a private investor to develop the property as a catalyst project that focused
on the mix of commercial and residential uses. In 2018, the property was rezoned to a MPUD
(memorialized via Ordinance 2018-25) and was also subject to a companion GMPA (memorialized via
Ordinance 2018-23) that created the Mini Triangle Subdistrict designation within the FLUE. At the
time of the Mini Triangle MPUD rezone and the Mini Triangle GMPA, the development proposed to
have 377 multi-family dwelling units, 228 hotel room/suites, and a minimum square footage of
commercial development.
This MPUD amendment request and the companion small-scale growth management plan amendment
(SSGMPA-PL20210001101) only pertains to approximately 3.77 acres of the MPUD and only
includes the following parcels: 77510240008, 77510200006, 00388440007, and 003488480009. The
remaining 1.58 acres, identified as parcels 77510280000 and 77510320009, has been allocated 270
multifamily units and 7,500 sf of retail by private agreement. The owner of that parcel is not an
applicant to this amendment, and this amendment does not affect those development rights.
Given the COVID-19 Pandemic, the economic conditions have shifted, and traditional retail is no
longer viable to the same extent pre-COVID. With the plans to move forward with a hotel on the
abutting property to the west of this subject property, in addition to c urrent economic conditions, this
places a further strain on the viability of the hotel use. In order to provide additional flexibility with
the current economic conditions, the applicant requests to amend the Mini Triangle MPUD to allow
additional multi-family dwelling units as an alternative to the hotel use and to change the minimum
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and maximum square footage requirements for certain commercial and office uses. The property was
recently replated to establish three platted development lots (see Exhibits 1 and 2, below).
Exhibit 1: Original Plat
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Exhibit 2: Replat
The owner of Lot 1 is not an applicant for the SSGMPA and MPUD, as the owner has an approved site
development plan (SDP-PL20200002428 for a 16-story multi-use development consisting of 270
multifamily units with 7.500 s.f. of ground floor commercial use. The other petition for Lot 2 (SDP -
PL20210003215) is proposing a 15-story building with 56 multifamily units with 6,500 square feet
ground floor commercial use. The net developable acreage of each of the three platted lots is as
follows:
• Lot 1 (has an Approved SDP): 68,240.58 s.f. (1.566 acres)
• Lot 2 (has an SDP under Review): 30,512.39 s.f. (0.700 acres)
• Lot 3 (Future Development): 79,758.01 s.f. (1.724 acres)
The increase in the maximum number of multifamily dwelling units, from 377 to 491, is requested in
order to allow for the greatest flexibility in the marketplace. The decrease in total allowable commercial
square footage is requested to reflect the reality of market conditions, including the fact that a hotel
was approved on the adjacent parcel, and a movie theatre was approved and is developed at Coastland
Center Mall. The circumstances, as well as the broader analysis provided in the Market Analysis
(prepared by Russ Weyers, Real Estate Econometrics, Inc.) submitted with the companion GMPA
clearly establishes significant changes in the marketplace since the original approval. This MPUDA is
companion to a Growth Management Plan Amendment (GMPA) that amends the Mini Triangle
Subdistrict within the Future Land Use Element (FLUE).
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LDC Section 10.02.13.B.5 states that “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria in addition to the
findings in LDC Section 10.02.08”:
1. The suitability of the area for the type and pattern of development proposed in
relation to physical characteristics of the land, surrounding areas, traffic and access,
drainage, sewer, water, and other utilities.
Wastewater collection mains are readily available along Tamiami Trail East and
Commercial Drive and at the northeast corner of the PUD, and there is adequate wastewater
treatment capacity to serve the proposed PUD as amended. The City of Naples Utilities
Department furnished a letter of water service availability on May 16, 2022.
Staff has reviewed the proposed amendment and is of the opinion the uses and property
development regulations are compatible with the development approved in the area,
provided the companion GMPA is adopted. Moreover, this PUD has already been partially
developed with potable water and wastewater services from the City of Naples and the
CCWSD, respectively.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contracts, or other instruments, or for amendments in those proposed, particularly
as they may relate to arrangements or provisions to be made for the continuing
operation and maintenance of such areas and facilities that are not to be provided or
maintained at public expense.
Documents submitted with the application, which were reviewed by the County Attorney’s
Office, demonstrate unified control of the 3.77 acres of the 5.35-acre PUD.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the Growth Management Plan (GMP).
County staff has reviewed this petition and has offered an analysis of conformity with the
relevant goals, objectives, and policies of the GMP within the GMP Consistency portion
of this staff report on page 5 if the companion GMPA is approved.
4. The internal and external compatibility of proposed uses, which conditions may
include restrictions on location of improvements, restrictions on design, and buffering
and screening requirements.
As described in the Staff Analysis section of this staff report, the proposed changes to the
PUD do not affect the landscaping standards of the original PUD.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
No deviation from the required usable open space is being requested, and compliance
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would be demonstrated at the time of SDP or PPL.
6. The timing or sequence of development for the purpose of ensuring the adequacy of
available improvements and facilities, both public and private.
The CCWSD has sufficient treatment capacity for wastewater service to the project.
Conveyance capacity must be confirmed at the time of development permit application.
Refer to the May 16, 2022, letter from the City of Naples Utilities Department concerning
water service availability.
7. The ability of the subject property and of surrounding areas to accommodate
expansion.
The area has adequate supporting infrastructure, including City water and County
wastewater mains, to accommodate this project.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations
in the particular case, based on determination that such modifications are justified as
meeting public purposes to a degree at least equivalent to literal application of such
regulations.
The petitioner is not requesting any new deviations to the LDC.
Rezone Findings:
LDC Subsection 10.02.08.F states, “When pertaining to the rezoning of land, the report and
recommendations to the planning commission to the Board of County Commissioners…shall show
that the planning commission has studied and considered proposed change in relation to the
following when applicable”:
1. Whether the proposed change will be consistent with the goals, objectives, and policies
of the Future Land Use Map and the elements of the GMP.
Comprehensive Planning staff determined the subject petition is consistent with the goals,
objectives, and policies of the (FLUM) and other elements of the GMP if the companion
GMPA is approved.
2. The existing land use pattern.
The existing land use pattern (of the abutting properties) is described in the Surrounding
Land Use and Zoning section of this staff report. The proposed use would not change the
existing land use patterns of the surrounding properties.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The property is currently zoned PUD and would remain as such.
4. Whether existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
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This petition does not propose any change to the boundaries of the PUD.
5. Whether changed or changing conditions make the passage of the proposed rezoning
necessary.
The proposed change is not necessary; however, it is being requested in compliance with
the LDC provisions to seek such changes because the petitioner wishes to include the
proposed uses and development standards that are specific to the subject parcel.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed PUD Amendment is not anticipated to adversely influence living conditions
in the neighborhood.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of
peak volumes or projected types of vehicular traffic, including activity during
construction phases of the development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time,
i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP Transportation
Element consistency review. Operational impacts will be addressed at time of first
development order (SDP or Plat). Additionally, the project’s development must comply
with all other applicable concurrency management regulations when development
approvals are sought.
8. Whether the proposed change will create a drainage problem.
The proposed PUDA request is not anticipated to create drainage problems in the area,
provided stormwater best management practices, treatment, and storage on this project are
addressed through the Environmental Resource Permitting (ERP) with the South Florida
Water Management District (SFWMD). County staff will also evaluate the project’s
stormwater management system, calculations, and design criteria at the time of SDP and/or
PPL.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
It is not anticipated the changes proposed to this PUD Amendment would seriously reduce
light or air to the adjacent areas.
10. Whether the proposed change will adversely affect property values in the adjacent
areas.
This is a subjective determination based upon anticipated results which may be internal or
external to the subject property. Property valuation is affected by a host of factors,
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including zoning; however, zoning by itself may or may not affect values, since value
determination is driven by market value.
11. Whether the proposed change will be a deterrent to the improvement or development
of adjacent property in accordance with existing regulations.
The decrease of square footage of commercial uses and the increase of multi-family
dwelling units is not anticipated to serve as a deterrent to the improvement of the adjacent
property.
12. Whether the proposed change will constitute a grant of special privilege to an
individual owner as contrasting with the public welfare.
If the proposed development complies with the GMP through the proposed amendment,
then that constitutes a public policy statement supporting zoning actions when they are
consistent with said Comprehensive Plan. In light of this fact, the proposed change does
not constitute a grant of special privilege. Consistency with the FLUE is further determined
to be a public welfare relationship because actions consistent with plans are in the public
interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
The subject property can be used in accordance with existing zoning; however, the
proposed uses cannot be achieved without amending the PUD.
14. Whether the change suggested is out of scale with the needs of the neighborhood or
the County.
It is staff’s opinion that the proposed uses, associated development standards, and
developer commitments will ensure that the project is not out of scale with the needs of the
community.
15. Whether is it impossible to find other adequate sites in the County for the proposed
use in districts already permitting such use.
The petition was reviewed for compliance with the GMP and the LDC, and staff does not
specifically review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration, which
would be required to make the property usable for any of the range of potential uses
under the proposed zoning classification.
Any development anticipated by the PUD Document would require considerable site
alteration, and this project will undergo extensive evaluation relative to all federal, state,
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and local development regulations during the SDP and/or platting processes, and again
later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and
services consistent with the levels of service adopted in the Collier County Growth
Management Plan and as defined and implemented through the Collier County
Adequate Public Facilities Ordinance, as amended.
This petition has been reviewed by County staff responsible for jurisdictional elements of
the GMP as part of the amendment process and those staff persons have concluded that
no Level of Service will be adversely impacted.
18. Such other factors, standards, or criteria that the Board of County Commissioners
shall deem important in the protection of the public health, safety, and welfare.
It is to be determined at the public hearings
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on May 25, 2022 at Naples Bay Resort, The Point Meeting Room,
located at 1500 Fifth Avenue South, Naples, FL. The meeting commenced at approximately 5:31
p.m. and ended at 5:47 p.m. The applicant’s agent, Bob Mulhere, introduced the consulting team
and county staff. Mr. Mulhere gave a PowerPoint presentation by giving a history of the Mini-
Triangle project, the economic factors leading to the proposed changes of the PUD amendment,
and present conditions. The meeting was opened to public attendees for questions. The first
attendee had questions regarding if there will be three towers and any pilings. Jerry Starkey, an
associate from the developers’ team, explained that there will be three towers at 168 feet in height
and added that there will be pilings. Another attendee had a question regarding a cell tower to the
northeast of the project. Mr. Starkey had explained that the cell tower was relocated about one
mile east of the project and will not be replaced. The CRA, Tami Scott, had inquired whether these
proposed changes would affect parking. Mr. Mulhere said that it would not affect parking. No
commitments were discussed at this NIM meeting. A copy of the NIM materials are included in
Attachment B.
ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION:
This project does not require Environmental Advisory Council (EAC) review, as this project did
not meet the EAC scope of land development project reviews as identified in Section 2 -1193 of
the Collier County Codes of Laws and Ordinances.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney’s Office reviewed this staff report on July 1, 2022.
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RECOMMENDATION:
Staff recommends the CCPC forward this petition to the Board with a recommendation of
approval.
Attachments:
A) Proposed Ordinance
B) Application/Backup Materials
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EXHIBIT A
MINI-TRIANGLE MPUD
VISION, PURPOSE AND INTENT
The Mini Triangle MPUD is intended to be a catalyst project spurring further redevelopment in
the Bayshore/Gateway Triangle area. In order to facilitate a vibrant mixed use development and
viable market demand, as provided for and incentivized in the GTMUD-MXD Overlay for the
“Mini-Triangle” area, the MPUD provides for greater intensity, density, and flexibility in Site
Design and Development Standards. For the purposes of this MPUD mixed use shall include, at
a minimum, residential multifamily development along with a mix of commercial uses, including
retail, restaurant and office uses, and may include other commercial uses such as a hotel with
ancillary commercial uses, “multiplex” movie theater, bowling center, physical fitness facilities,
personal services, and other commercial uses identified in this MPUD. The development form
shall be two or more multi-story structures with commercial uses generally located on the ground
floor (and subsequent floors for some commercial uses such as office, restaurants or multiplex
theater by way of example and not limitation), with floors of supporting parking, residential,
hotel, retail, office or other approved uses. The MPUD establishes minimums and maximums for
residential density and commercial intensity to ensure a viable mixed use development.
LIST OF PERMITTED USES
TRACT MXU – MIXED-USE DEVELOPMENT
A. PERMITTED USES:
The PUD shall be developed with a mixture of residential and commercial uses. No building or
structure, or part thereof, shall be erected, altered, or used, or land used, in whole or in part,
within the Mini-Triangle MPUD, for other than the following:
I. Principal Uses
a. Residential Uses (see Table 1 for minimum and maximum number of multifamily units):
1. Multifamily residential dwelling units.
b. Commercial Uses (see Table 1 for minimum and maximum square footage):
1. Hotels and transient lodging (7011). The term “transient lodging” includes hotels,
interval ownership/membership and vacation rental/membership facilities. Any
such transient lodging shall include the following operational characteristics
and/or limitations: lodging accommodations normally on a daily or weekly rate
to the general public or to interval owners/members and provisions for check in
and housekeeping services, as well as other amenities such as dining facilities,
meeting rooms, or recreational facilities.
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2. Retail (5311-5399; 5411- 5499; 5611-5699; 5712-5736; 5912; 5921, excluding
freestanding liquor stores but allowing a freestanding retail wine store; 5941-
5948; 5992 – 5999);
3. Eating and drinking establishments (5812 and 5813, excluding bottle clubs);
4. Movie Theatre (multiplex) (7832);
54. Personal services (7212, 7231, 7241);
65. General and medical office (6111-6163; 6211-6289; 6311-6399; 6411, 7311;
7371; 7373-7375; 8011- 8092, 8111; 8611-8699; 8711-8748).
76. Assisted Living Facility (ALF) (8082), limited to 150 units and a FAR of 0.45 and
subject to other conditions and standards set forth in Exhibit F of this MPUD.
87. Indoor air-conditioned passenger vehicle and self-storage (4225). Other than
passenger vehicle storage all other self storage components shall be limited in use
to residents and commercial tenants of this MPUD. Access to the indoor air-
conditioned passenger vehicle and/or self storage must be internal to the site and
storage not visible from an arterial or collector road.
98. New or used car dealership limited to an interior showroom/display, plus delivery
and warranty/repair bays (5511 and 5521), and further limited as follows:
• No outdoor paging or amplified sound shall be permitted.
• No automated car wash will be permitted. Any onsite washing will be
done manually.
• No gasoline storage or fueling tanks are permitted.
• No roof top parking of vehicles is permitted.
• Collision shop operations are prohibited.
• For new car dealerships (5511) used vehicle sales shall be limited to
luxury and/or collectible vehicles and limited to a maximum of 49% of
overall sales.
• Used car sales shall be limited to establishments whose business is sales of
antique or classic collectible vehicles and/or vehicles with a value equal to
or greater than $80,000.
• Vehicular access/overhead doors for vehicle delivery, showroom, car
washing areas, and service areas, including service drop off and pick up,
shall be fully located within a building and not visible from a public
roadway or a driveway internal to the project; overhead doors may be
visible from any internal roadway or internal driveway only if a roll down
security gate style door or a fully glazed overhead door is used.
• Services doors must be designed to allow for closure and opened only for
entry and exiting of vehicles, and not visible from the exterior of the
building.
• Off-loading of vehicles shall be prohibited on any public street.
• Hours of Operation shall be limited as follows:
o Sales - 8:00 AM to 9:00 PM for Monday through Saturday.
o Service - 7:00 AM to 6:00 PM Monday through Saturday.
o Sales and Service - 10:00 AM – 6:00 PM Sunday.
109. Other (7933, 7991, 7999 limited to yoga instruction, and bicycle rental; 8412).
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1110.Any other principal use which is comparable in nature with the forgoing list of
permitted principal uses, as determined by the Board of Zoning Appeals or the
Hearing Examiner by the process outlined in the LDC.
II. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and
structures permitted by right in this MPUD, including, but not limited to:
a. Residential Uses:
1. Recreational uses and facilities that serve the residents of the PUD, such as
swimming pools, fitness centers, dining facilities, and recreation/amenity buildings.
2. Customary accessory uses and structures to residential units, including parking
structures, gazebos, fountains, trellises, signage, and similar structures.
b. Commercial Uses:
1. Caretaker’s residences one (1) per building, not to exceed three (3), subject to LDC
Section 5.03.05.
2. Temporary display of merchandise during business hours provided it does not
adversely affect pedestrian or vehicular traffic or public health or safety as
determined by the County. Merchandise storage and display is prohibited within
front yards adjacent to Davis Boulevard and Tamiami Trail (US 41), but allowed
within internal public areas and within side and rear yards.
3. Customary accessory uses and structures to commercial development, including
parking structures, gazebos, fountains, trellises, and similar structures.
4. Food trucks and mobile kiosks, subject to 5.04.05 – Temporary Events, as
applicable.
III. Interim Use:
The cell tower located within this MPUD at 2054 Davis Boulevard may remain in place and
in operation as a permitted use until such time as the current lease expires or is terminated
early by agreement of the parties of the lease and/or successors and assigns.
IV. Prohibited Use:
Any use meeting the definition of a sexually oriented business, as set forth in Ordinance No.
91-83, as amended, is prohibited.
B. DENSITY AND INTENSITY MINIMUMS AND MAXIMUMS AND OTHER
LIMITATIONS
1. Table 1 below establishes the required minimum and maximum density and intensity for
various Principal Uses, set forth in paragraph A.I., as applicable.
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Table 1
Density and Intensity Minimums and Maximums
Multifamily
(dwelling
units)
Hotel
(rooms)
Permitted Uses
Section A.I.b. Uses 2
through 5
(square feet)
General/Medical
Office
Section A.I.b.
Use 6
(square feet)
Assisted
Living
(dwelling
units)
Self-Storage
(square feet)
Car
Dealership
(square
feet)
Minimum 105 N/A 37,000 of at least two
of permitted uses
A.I.b. 2 through 5
30,000 N/A N/A
N/A
Maximum 377 228 111,000 uses A.I.b. 2
through 9
90,000 150 (FAR of
0.45) 60,000 30,000
Table 1
Density and Intensity Minimums and Maximums
Multifamily
(dwelling units)
Hotel
(rooms)
Permitted Uses
Section A.I.b. Uses 2 through 5, and 7
through 10
(square feet)
Assisted Living
(dwelling units)
Use 6
Minimum 105 N/A 40,000 (See paragraph B.3. below) N/A
Maximum 491 228 130,000 (See paragraph B.3. below) 150 (FAR of
0.45)
2. In no case shall the maximum total daily trip generation exceed 628 two-way PM peak
hour Net New Trips based on the use codes in the ITE Manual on trip generation rates in
effect at the time of application for the SDP/SDPA or subdivision plat approval. The term
Net New Trips means the new trips generated by development within the Mini Triangle
Subdistrict, reduced by “pass-by” trips and internal capture.
3. Subject to the minimum amounts required in Table 1, an overall maximum of
200,000130,000 square feet of any combination of uses allowed in Section A.I.b., uses 2
through 5, and 67 and 8 through 1011, shall be permitted. The minimum required 40,000
square feet of uses identified in Table 1 above, shall include a minimum 15,000 square
feet of office space, and 25,000 square feet of uses 2 through 5 and 9.
4. No building permit will be issued for vertical construction on the last of the three MXU
Tracts depicted on Exhibit C, Master Plan, unless: (1) construction has begun on a
building or buildings that satisfy the minimum required multifamily units and
commercial square footage identified under Table 1., above; or (2) certificates of
occupancy have been issued for these minimum required amounts; or (3) these minimum
required amounts will be accomplished by the construction of the building(s) described in
9.A.2.b
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the requested building permit for the last MXU Tract, in which case no certificate of
occupancy will be issued for any portion of the building(s) on the last MXU tract until the
entire shell(s) of the building(s) containing the minimum required amounts has been
completed.
5. No individual commercial use may be located in a building less than three stories in
height.
6. Other than office and hotel, no single tenant stand-alone commercial uses are permitted in
an individual building. At least 2 of the permitted commercial uses listed in Section A.I.b.
2 through 5, shall be provided in order to meet the minimum 37,00040,000 square feet
established for these uses in Table 1.
7. Other than as may be allowed under the LDC for sales or special events, no outdoor
storage of goods or merchandise of any kind is permitted.
8. Surface parking shall not exceed 100 spaces, except that during construction, vacant
portions of the MPUD may be used for temporary construction related parking.
9. There shall be a minimum of two multi-story buildings in the MPUD.
9.A.2.b
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EXHIBIT B
MINI-TRIANGLE MPUD
DEVELOPMENT STANDARDS
A. RESIDENTIAL & COMMERCIAL DEVELOPMENT STANDARDS
The table below sets forth the development standards for residential and commercial land uses
within Mini-Triangle MPUD. Standards not specifically set forth herein shall be those specified
in applicable sections of the LDC in effect as of the date of approval of the SDP or subdivision
plat.
PRINCIPAL STRUCTURES
MIN. LOT AREA 20,000 s.f.
MIN. LOT WIDTH 100 feet as measured by frontage on a public right-of-way or internal driveway.
MIN. FLOOR AREA 500 s.f. for commercial structures and 700 s.f. for residential dwelling units, except that
up to 20% of residential dwelling units may be between 699 and 500 s.f. Hotel
suites/rooms and ALF units, are not subject to a minimum floor area requirement.
MINIMUM YARDS
ADJACENT TO A PUBLIC
STREET
20 feet, measured from the MPUD boundary as shown on the Master Plan.
ALL OTHER MPUD
PERIMETER YARDS
5 feet*
MIN. DISTANCE BETWEEN
STRUCTURES
40 feet
MAX. BUILDING HEIGHT,
ZONED
160 feet
MAX. BUILDING HEIGHT,
ACTUAL**
162.8 feet
ACCESSORY STRUCTURES
ADJACENT TO A PUBLIC
STREET
S.P.S.
ALL OTHER MPUD
PERIMETER YARDS
S.P.S
MAX. BUILDING HEIGHT
NOT TO EXCEED (ZONED)
S.P.S
MAX. BUILDING HEIGHT
NOT TO EXCEED (ACTUAL)
S.P.S
S.P.S. = Same as Principal Structures
BH = Building Height
* In the event additional properties adjacent to this MPUD are included in a unified plan of development/Site
Development Plan, the required 5 foot setback and landscape buffer shall not be required, and the MPUD
boundary to the adjacent property shall be disregarded.
** FAA Letters of No Hazard Limit building height to 168 feet above mean sea level (AMSL) (See Exhibit C
Master Plan Sheet 4 of 4). The Maximum Zoned and Actual Heights are measured as defined in the LDC and are
more restrictive than the FAA Maximum Height.
B. Parking:
1. Off-Street: Parking shall be provided in accordance with Section 4.02.16 - Design
Standards for Development in the Bayshore Gateway Triangle Redevelopment Area,
Section F., Table 1 Parking Space Requirements in the BMUD and GTMUD. For uses
9.A.2.b
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not specifically listed in Table 1, parking shall be provided as required in the LDC
except as otherwise provided for in Exhibit E.
2. Other: Within or along internal private driveways, parallel or angled parking may be
provided.
9.A.2.b
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MINI-TRIANGLE MPUD
LANDSCAPE AND ARCHITECTURAL CONCEPTUAL DESIGN SUPPLEMENT
EXHIBIT C-1, SHEETS 1-9
Sheet 1: Conceptual Site Plan
Sheet 2: Typical Street Front Elevation
Sheet 3: Typical Street Front Plan View
Sheet 4: Optional Street Front Elevation
Sheet 5: Optional Street Front Plan View
Sheet 6: Typical Garage Elevation Street View
Sheets 7-9: Architectural Renderings
9.A.2.b
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EXHIBIT D
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EXHIBIT D
MINI-TRIANGLE MPUD
LEGAL DESCRIPTION
PARCEL 1:
LOTS 5 THROUGH 11, INCLUSIVE, OF TRIANGLE LAKE, ACCORDING TO THE MAP
OR PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, OF THE PUBLIC
RECORDS OF COLLIER COUNTY, FLORIDA, LESS AND EXCEPTING THEREFROM
THAT PORTION THEREOF PREVIOUSLY CONVEYED TO THE STATE ROAD
DEPARTMENT OF THE STATE OF FLORIDA BY DEED OF CONVEYANCE RECORDED
IN DEED BOOK 16, PAGES 163 AND 164, OF THE PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA.
LESS AND EXCEPTING:
THOSE PORTIONS OF LOTS 5 AND 6, TRIANGLE LAKE, A SUBDIVISION IN SECTION
11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, SECTION 11, TOWNSHIP 50 SOUTH,
RANGE 25 EAST, AS PER PLAT THEREOF RECORDED IN PLAT BOOK 4, PAGE 38,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS
FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF SAID LOT 6; THENCE ALONG THE
WEST LINE AND SOUTHERLY EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES
33'46" EAST 245.26 FEET TO THE NORTHERLY EXISTING RIGHT OF WAY LINE OF
STATE ROAD 90 (US41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING;
THENCE ALONG SAID SOUTHERLY EXTENSION AND WEST LINE NORTH OO
DEGREES 33'46" WEST 24.82 FEET TO THE BEGINNING OF A CURVE CONCAVE
SOUTHWESTERLY; THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT,
HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 47'18.3",
AN ARC LENGTH OF 158.65 FEET, THE CHORD FOR WHICH BEARS SOUTH 53
DEGREES 53'54" EAST TO THE EAST LINE OF SAID LOT 5 AND THE END OF SAID
CURVE; THENCE ALONG SAID EAST LINE AND SOUTHERLY EXTENSION SOUTH 37
DEGREES 59'11" WEST 20.01 FEET TO SAID NORTHERLY EXISTING RIGHT OF WAY
LINE AND THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE
ALONG SAID NORTHERLY EXISTING RIGHT OF WAY LINE, THE ARC OF SAID
CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16 FEET, A CENTRAL ANGLE OF
00 DEGREE 42'45.9", AN ARC LENGTH OF 143.17 FEET, THE CHORD FOR WHICH
BEARS NORTH 53 DEGREE 51'48" WEST TO THE END OF SAID CURVE AND THE
POINT OF BEGINNING.
PARCEL 2
A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NORTHWEST QUARTER OF
THE NORTHWEST QUARTER, LYING NORTH OF THE TAMIAMI TRAIL, OF SECTION
11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA BEING
SPECIFICALLY DESCRIBED AS FOLLOWS:
9.A.2.b
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FROM THE POINT OF INTERSECTION OF THE WEST BOUNDARY LINE OF THE EAST
HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING
NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF
SECTION 11 IN TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY,
FLORIDA, WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID
TAMIAMI TRAIL RUN IN A SOUTHEASTERLY DIRECTION FOR 396.58 FEET ALONG
SAID NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF
BEGINNING; THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES
FROM THE SOUTHEASTERLY TO THE NORTHEASTERLY AND RUN 322.02 FEET;
THENCE DEFLECT 43 DEGREES 39 MINUTE 10 SECONDS, FROM THE
NORTHEASTERLY TO THE NORTHERLY AND RUN 57.48 FEET; THENCE DEFLECT 69
DEGREES 51 MINUTES 00 SECONDS FROM NORTHERLY TO NORTHWESTERLY AND
RUN 63.91 FEET; THENCE DEFLECT 66 DEGREES: 29 MINUTES 50 SECONDS FROM
NORTHWESTERLY TO SOUTHWESTERLY AND RUN 338.2 FEET TO THE SAID
NORTHEASTERLY RIGHT OF WAY LINE OF SAID TAMIAMI TRAIL; THENCE IN A
SOUTHEASTERLY DIRECTION RUN 98.29 FEET ALONG SAID NORTHEASTERLY
RIGHT OF WAY LINE THE POINT BEGINNING.
LESS AND EXCEPTING
THAT PORTION OF THE NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 50 SOUTH,
RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID TRIANGLE LAKE;
THENCE ALONG THE WEST LINE AND THE SOUTHERLY EXTENSION OF SAID LOT
6, SOUTH 00 DEGREES 33'46" EAST 307.41 FEET TO THE SURVEY BASE OF STATE
ROAD 90 (US 41) AND TO THE BEGINNING OF A CURVE CONCAVE
SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE, THE ARC OF SAID
CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A CENTRAL ANGLE
OF 01 DEGREES 15'59.2", AN ARC LENGTH OF 253.29 FEET, THE CHOR D FOR WHICH
BEARS SOUTH 53 DEGREES 24'08" EAST TO THE END OF SAID CURVE; THENCE
NORTH 37 DEGREES 13'52"EAST, 50.00 FEET TO THE NORTHERLY EXISTING RIGHT
OF WAY LINE OF SAID STATE ROAD 90 (US 41) (PER SECTION 03010 -2116) FOR A
POINT OF BEGINNING; THENCE NORTH 37 DEGREES 59'11" EAST 20.00 FEET TO THE
BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG THE ARC
OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,529.16 FEET, A CENTRAL
ANGLE OF 00 DEGREES 29'17.3", AN ARC LENGTH OF 98.22 FEET, THE CHORD FOR
WHICH BEARS SOUTH 52 DEGREES 31'25" EAST TO THE END OF SAID CURVE;
THENCE SOUTH 37 DEGREES 59'11" WEST, 20.00 FEET TO SAID NORTHERLY
EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF THE CURVE CONCAVE
SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY EXISTING RIGHT OF WAY
LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A RADIUS OF 11,509.16
FEET, A CENTRAL ANGLE OF 00 DEGREE 29'20.3", AN ARC LENGTH OF 98.22 FEET,
THE CORD WHICH BEARS NORTH 52 DEGREES 31'28" WEST TO THE END OF SAID
CURVE AND THE POINT OF BEGINNING.
CONTAINING 1,964 SQUARE FEET.
9.A.2.b
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PARCEL 3
A LOT OR PARCEL OF LAND IN THE EAST HALF OF THE NORTHWEST QUARTER OF
THE NORTHWEST QUARTER, LYING NORTH OF TAMIAMI TRAIL, OF SECTION 11,
TOWNSHIP 50 SOUTH OF RANGE 25 EAST, COLLIER COUNTY, FLORIDA, BEING
SPECIFICALLY DESCRIBED AS FOLLOWS:
FROM THE POINT OF INTERSECTION OF THE WEST BOUNDARY LINE OF THE EAST
HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER, LYING
NORTH OF THE TAMIAMI TRAIL (FORMERLY KNOWN AS DIXIE HIGHWAY), OF
SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA,
WITH THE NORTHEASTERLY RIGHT OF WAY LINE OF THE SAID TAMIAMI TRAIL
RUN IN A SOUTHEASTERLY DIRECTION FOR 298.29 FEET ALONG THE SAID
NORTHEASTERLY RIGHT OF WAY LINE, TO ESTABLISH THE POINT OF BEGINNING,
THENCE FROM THE POINT OF BEGINNING DEFLECT 90 DEGREES FROM THE
SOUTHEASTERLY TO NORTHEASTERLY AND RUN 338.2 FEET, THENCE DEFLECT
113 DEGREES 30'10" FROM NORTHEASTERLY TO NORTHWESTERLY AND RUN
107.18 FEET THENCE DEFLECT 66 DEGREES 29'50" FROM NORTHWESTERLY TO
SOUTHWESTERLY AND RUN 295.46 FEET TO THE SAID NORTHEASTERLY RIGHT
OF WAY LINE OF SAID TAMIAMI TRAIL, THENCE IN A SOUTHEASTERLY
DIRECTION RUN 98.29 FEET ALONG THE SAID NORTHEASTERLY RIGHT OF WAY
LINE TO THE POINT OF BEGINNING.
PARCEL 4
LOT 4, TRIANGLE LAKE SUBDIVISION AS PLATTED AND RECORDED IN THE
PUBLIC RECORDS OF COLLIER COUNTY FLORIDA, IN PLAT BOOK 4, PAGE 38.
PARCELS 3 AND 4 LESS AND EXCEPT:
THAT PORTION OF LOT 4, TRIANGLE LAKE, A SUBDIVISION, AS PER PLAT
THEREOF RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER
COUNTY, FLORIDA, AND THAT PORTION OF THE NORTHWEST 1/4, ALL BEING IN
SECTION 11, TOWNSHIP 50 SOUTH, RANGE 25 EAST. BEING DESCRIBED AS
FOLLOWS: COMMENCE AT THE NORTHWEST CORNER OF LOT 6 OF SAID
TRIANGLE LAKE, THENCE ALONG THE WEST LINE AND THE SOUTHERLY
EXTENSION OF SAID LOT 6, SOUTH 00 DEGREES 33'46" EAST, 307.41 FEET TO THE
SURVEY BASE LINE OF STATE ROAD 90 (US 41) AND TO THE BEGINNING OF A
CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID SURVEY BASE LINE,
THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF 11,459.16 FEET, A
CENTRAL ANGLE OF 00 DEGREES 31'43", AN ARC LENGTH OF 105.72 FEET, THE
CHORD OF WHICH BEARS SOUTH 53 DEGREES 46'16" EAST TO THE END OF SAID
CURVE, THENCE NORTH 36 DEGREES 29'35" EAST, 50.00 FEET TO THE
INTERSECTION OF THE SOUTHERLY EXTENSION OF THE WEST LINE OF SAID LOT
4 AND THE NORTHERLY EXISTING RIGHT OF WAY LINE OF SAID STATE ROAD 90
(US 41) (PER SECTION 03010-2116) FOR A POINT OF BEGINNING; THENCE ALONG
SAID SOUTHERLY EXTENSION AND SAID WEST LINE NORTH 37 DEGREES 59'11"
EAST, 20.01 FEET TO THE BEGINNING OF A CURVE CONCAVE SOUTHWESTERLY;
THENCE ALONG THE ARC OF SAID CURVE TO THE RIGHT, HAVING A RADIUS OF
9.A.2.b
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11,529.16 FEET, A CENTRAL ANGLE OF 00 DEGREE 44'11.6", AN ARC LENGTH OF
148.21 FEET, THE CHORD FOR WHICH BEARS SOUTH 53 DEGREES 08'09" EAST TO
THE END OF SAID CURVE; THENCE SOUTH 37 DEGREES 59'11" WEST, 20 FEET TO
SAID NORTHERLY EXISTING RIGHT OF WAY LINE AND THE BEGINNING OF A
CURVE CONCAVE SOUTHWESTERLY; THENCE ALONG SAID NORTHERLY
EXISTING RIGHT OF WAY LINE, THE ARC OF SAID CURVE TO THE LEFT, HAVING A
RADIUS OF 11,509.16 FEET, A CENTRAL ANGLE OF 00 DEGREES 44'16.2", AN ARC
LENGTH OF 148.21 FEET, THE CHORD FOR WHICH BEARS NORTH 53 DEGREES
08'16" WEST TO THE END OF SAID CURVE AND THE POINT OF BEGINNING.
PARCEL 5:
LOTS 12, 13, 14, AND 15, TRIANGLE LAKE SUBDIVISION, AS PLATTED AND
RECORDED IN PLAT BOOK 4, PAGE 38, PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA.
OVERALL ACREAGE = 233,058.41 SQUARE FEET OR 5.35 ACRES, AS
MEASURED/CALCULATED.
9.A.2.b
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EXHIBIT E
MINI-TRIANGLE MPUD
LIST OF DEVIATIONS FROM LDC
This 5.35 acre MPUD is located within the Bayshore/Gateway Redevelopment Area and
specifically within the Mini Triangle Subdistrict. Given the desire for this area to be a catalyst
for further redevelopment within the broader Bayshore/Gateway Redevelopment Area, and
given the urban characteristics of this area, in addition to the specific deviations listed below,
additional deviations may be requested from any applicable dimensional or design standards
set forth in the LDC, excluding building height, utilizing the process and procedures set forth
in LDC Section 10.02.03.F, Site plan with deviations for redevelopment projects.
Deviations are as follows:
Architectural Standards:
1. Deviation from LDC 4.02.16.C.8.d.,which requires that residential uses be constructed
concurrent with, or prior to, the construction of commercial uses, to allow for
construction of residential uses without restriction as to timing of construction of
commercial uses.
2. Deviation from LDC 4.02.16.D.3.b., Frontage, which requires that the primary entrance
for any building be oriented to the street, to allow all primary project entrances to be
internal to the project via and internal courtyard, although additional primary and
secondary entrances may be located along US 41 or Davis Boulevard.
3. Deviation from LDC Section 4.02.16 D.7.i.i., (Materials) which requires that mixed-use
building exteriors consist of wood clapboard, stucco finish, cement fiber board products,
brick, or stone, to include glass as an allowable external material.
4. Deviation from LDC Section 4.02.16 D.7.i.ii., which requires pitched roofs to be metal
seam (5v Crimp, standing seam or similar design), slate, copper, or wood shingles, to
include tile as an allowable material.
Landscape Standards:
5. Deviation from LDC 4.06.05.D.2.a., which limits the use of palm trees in a Type D
buffer to a maximum of 30% to allow for up to 70% of the required canopy trees to be
Royal Palm trees. Royal Palm trees shall be 25 feet in height, on average, with a
minimum height of 20 feet at the time of planting.
6. Deviation from Section 4.02.16. E.2.a.iii., which requires a minimum 10 foot wide Type
D buffer, meeting the design standards of section 4.06.02.C.4., to allow the buffer to be
reduced to a minimum of 6 feet in width where the buffer abuts a right turn deceleration
lane.
9.A.2.b
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Parking:
7. Deviation from LDC Section 4.05.04., Parking Space Requirements, which requires, for
cinema parking, 1 space for each 3 seats or 1 space per 40 square feet of seating areas,
whichever is greater plus 1 for each employee/non-spectator who will be present during
performances excluding those arriving by buses, to instead require 1 space for each 3
seats, plus 1 space for each employee of the largest shift, regardless of the floor or seating
area.
Open Space
87. Deviation from Section 4.07.02 G. 2., which requires at least 30 percent of the gross area
to be devoted to usable open space within PUD districts containing commercial,
industrial, and mixed use including residential, to allow for a minimum of 15 percent of
the gross area to be devoted to usable open space.
Signs
98. Deviation from LDC Section 5.06.04 F.3, which permits multiple-occupancy parcels or
multiple parcels developed under a unified development plan, with a minimum of 8
independent units, and containing 20,000 square feet or more of leasable floor area, 1
directory sign at one entrance on each public street, to allow shared Directory signs
between the Mini-Triangle MPUD development and the development immediately
adjacent to the west and/or the east on US 41. The shared Directory sign(s) will be
located west and/or east of the projects potential shared entrance(s) on Tamiami Trail
East (US 41). A shared sign may be located such that it is entirely on either parcel or
partially on both parcels, to the west and/or east as the ultimate condition for shared
entries may be. The sign(s) will meet all other applicable development standards set forth
in Section 5.06.04.F.3. In the event a shared Directory sign is permitted between the Mini
Triangle project and a project adjacent to the east and/or the west along Tamiami Trail
East (US 41), no other individual Directory sign shall be permitted along Tamiami Trail
East (US 41) for the projects sharing the Directory sign.
109. Deviation from Section 5.06.04.F.9., which establishes development standards for on-
premise directional signs and limits the number of such signs to a maximum of 4, to
allow for up to 6 on-premise directional signs within this MPUD, in accordance with all
other requirements set forth in Section 5.06.04. F.9.
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EXHIBIT F
MINI-TRIANGLE MPUD
LIST OF DEVELOPER COMMITMENTS
1. PUD MONITORING
One entity (hereinafter the Managing Entity) shall be responsible for MPUD monitoring
until close-out of the PUD, and this entity shall also be responsible for satisfying all
MPUD commitments until close-out of the MPUD. At the time of this MPUD approval,
the Managing Entity is Real Estate Partners International, LLC. Should the Managing
Entity desire to transfer the monitoring and commitments to a successor entity, then it
must provide a copy of a legally binding document, to be approved for legal sufficiency
by the County Attorney. After such approval, the Managing Entity will be released of its
obligations upon written approval of the transfer by County staff, and the successor entity
shall become the Managing Entity. As Owner and Developer convey tracts, the
Managing Entity shall provide written notice to the County that includes an
acknowledgement of the commitments required by the MPUD by the new owner and the
new tract-owner’s agreement to comply with the Commitments through the Managing
Entity, but the Managing Entity will not be relieved of its responsibility under this
Section. When the MPUD is closed out, then the Managing Entity is no longer
responsible for the monitoring and fulfillment of MPUD commitments.
2. TRANSPORTATION
a. Maximum Total Daily Trip Generation
In no case shall the maximum Net New Trip generation exceed 628 two-way PM peak
hour adjusted trips, based on the use codes in the ITE Manual on trip generation rates in
effect at the time of application for the SDP/SDPA or subdivision plat approval. The term
Net New Trips means the new trips generated by development within the Mini Triangle
Subdistrict, reduced by “pass-by” trips and internal capture.
b. Transit Stops/Shelter
The Owner shall provide easements to Collier County in a form acceptable to Collier
County to accommodate 2 transit stops, one on the project’s frontage on US 41 and
one on the project’s frontage on Davis Boulevard. As part of the site improvements
authorized by the initial Site Development Plan, the Developer/Owner shall, at its
sole expense, install a shelter and related site improvements for the transit stop
located on the project’s US 41 frontage, utilizing a design consistent with established
CAT architectural standards or consistent with project architectural standards (i.e.
similar to recently constructed Naples Airport Authority CAT stops developed in
theme with NAA architectural standards). Additionally, the Owner shall convey to
the County an easement to relocate the existing undeveloped transit stop on Davis
Boulevard from in front of the Trio site to this MPUD site. The easement will be
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similar in size to the US 41 transit stop easement. The easement will be conveyed free
and clear of all liens and encumbrances and at no cost to the County. If Collier
County decides to improve the Davis Boulevard transit stop (with shelter and related
site improvements), it will be done in an architectural theme consistent with the US
41 stop location. Any part of the required landscape buffer vegetation displaced by
the CAT stop improvements shall be disbursed elsewhere within the PUD. The exac t
location and conveyance of such easements and the specifications for the shelter shall
be finalized prior to the initial Site Development Plan approval. At the
Developer’s/Owner’s option, a unique design consistent with the project architecture
may be utilized.
3. UTILITIES
a. At the time of approval of this MPUD, Collier County Utilities Department has
verified that there is adequate sewer capacity to serve this project; however, at the
time of initial subdivision plat and/or Site Development Plan (SDP), as the case may
be, offsite improvements and/or upgrades to the wastewater collection/transmission
system may be required to adequately handle the total estimated peak hour flow.
Whether or not such improvements are necessary, and if so, the exact nature of such
improvements and/or upgrades shall be determined during the subdivision plat and or
SDP review. Such improvement and/or upgrades as may be necessary shall be
permitted and installed at the developer’s expense and may be required to be in place
prior to issuance of a certificate of occupancy for any portion or phase of the
development that triggers the need for such improvements and/or upgrades.
b. The Mini Triangle MPUD is located within the City of Naples potable water services
area. The City of Naples Utilities Department has verified that there is adequate
potable water capacity to serve this project. Prior to approval of a subdivision plat or
SDP, the Developer shall provide written documentation that the development plans
for the plat or SDP, as the case may be, have been reviewed and approved by the City
of Naples Utility Department with respect to the provision of potable water service to
the project.
4. EMERGENCY MANAGEMENT
The developer shall provide the Emergency Management Division with a 45kw towable
diesel, quiet running, multi-phase, multi-voltage generator to be used at other hurricane
evacuation shelter sites as a one-time hurricane mitigation effort. Emergency
Management will provide approved specifications to the developer who will deliver the
generator to Emergency Management, with all necessary warranty and manuals, new and
tested for immediate operation as well as a certificate of origin for over the road towing,
tags, registration, etc. The one-time generator contribution will be provided at the time of
the first residential certificate of occupancy.
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5. ALF/RETIREMENT COMMUNITY COMMITMENTS
If an ALF/Retirement Community is constructed within the Subdistrict, the
following provisions shall be required:
a. The facility shall be for residents 55 years of age and older.
b. There shall be on-site dining for residents.
c. Group transportation services shall be provided for residents for purposes of
grocery and other types of shopping. Individual transportation services may be
provided for the residents’ individual needs including but not limited to medical
office visits.
d. There shall be an on-site manager/activities coordinator to assist residents with
their individual needs. The manager/coordinator shall be responsible for
coordinating trips to off-site events as well as planning for lectures, movies,
music, and other forms of educational and entertainment activities for the
residents.
e. A wellness center shall be provided on-site. Exercise and other fitness programs
shall be provided for the residents.
f. Each unit shall be equipped to notify emergency services providers in the event of
a medical or other emergency.
g. Each unit shall be designed so that a resident can age in place. For example,
kitchens may be easily retrofitted to lower the sink to accommodate a wheel chair
bound resident or bathrooms may be retrofitted to add grab bars.
6. NAPLES AIRPORT AUTHORITY (NAA)
a. The Developer shall record a restrictive covenant, using the Naples Municpal
Airport Agreement and Declaration of Height Restrictions and Covenants in a
form approved by the Naples Airport Authority, in the public records of Collier
County, that stipulates:
i. The maximum height of any building or other structure (including rooftop
appurtenances) shall not exceed 160 feet above the established elevation
of the Naples Airport, which is a total height of 168 NAVD. The
restrictive covenant shall be recorded at the time of conveying the title of
the property from the County to the Developer, and prior to any mortgage
or other encumbrance.
ii. The Developer shall provide in any and all declarations of condominium,
sales contracts, leases and similar instruments encumbering, selling or
transferring any interests in the project, the following disclosure:
“NAPLES MUNICIPAL AIRPORT. THE NAPLES MUNICPAL
AIRPORT IS LOCATED LESS THAN ONE (1) MILE FROM THE
[CONDOMINIUM] [PROPERTY] [PREMISES], IN CLOSE
PROXIMITY THERETO. [PURCHASERS][OWNERS][TENANTS]
CAN EXPECT ALL OF THE USUAL AND COMMON NOISES
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AND DISTURBANCES CREATED BY, AND INCIDENT TO, THE
OPERATION OF AN AIRPORT.”
iii. The Developer shall comply with all stipulations of each FAA
Determination of No Hazard to Air Navigation issued on January 20,
2017, or as may be extended, reissued or subsequently issued.
iv. Any crane used for construction and/or maintenance shall first receive a
FAA Determination of No Hazard to Air Navigation and the applicant
shall adhere to any stipulations contained within any such FAA
Determination of No Hazard.
7. MISCELLANEOUS
a. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a
county does not in any way create any rights on the part of the applicant to obtain
a permit from a state of federal agency and does not create any liability on the part
of the county for issuance of the permit if the applicant fails to obtain requisite
approvals or fulfill the obligations imposed by a state or federal agency or
undertake actions that result in a violation of the state or federal law.
b. All other applicable state or federal permits must be obtained before
commencement of the development.
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Packet Pg. 364 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 365 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 366 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 367 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.cPacket Pg. 368Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.c
Packet Pg. 369 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 370 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 371 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 372 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 373 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 374 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 375 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 376 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 377 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.cPacket Pg. 378Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 379Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 380Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 381Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 382Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 383Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 384Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 385Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 386Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 387Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 388Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 389Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 390Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 391Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.c
Packet Pg. 392 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.c
Packet Pg. 393 Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.cPacket Pg. 394Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 395Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 396Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 397Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 398Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 399Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 400Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.cPacket Pg. 401Attachment: Attachment B - Application-Backup Materials (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 402Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 403Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 404Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 405Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 406Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 407Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 408Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 409Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 410Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 411Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 412Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 413Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 414Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.dPacket Pg. 415Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.d
Packet Pg. 416 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.d
Packet Pg. 417 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
PL #PL
Mini-Triangle SSGMPA & MPUDA
Mini-Triangle GMPA &
MPUDA
Neighborhood Information Meeting
Mini-Triangle Mixed Use Subdistrict (SSGMPA) PL 20210001101
Mini-Triangle MPUDA PL 20210001100
May 25, 2022
NIM 5-25-2022
9.A.2.d
Packet Pg. 418 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
NIM 5-25-2022
9.A.2.d
Packet Pg. 419 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
Development Activity
•Recently replatted to establish 3 platted development lots
•Lot 1 has an approved SDP for a 270 multi-family unit development,
with 7,500 SF of ground floor commercial uses
•An SDP for Lot 2 is under review and currently proposed 56 multi-
family dwelling units and approximately 6,500 SF of ground floor
commercial space.
Net Developable Acreage
Lot 1 (with an approved SDP)68,240 SF (1.56 acres)
Lot 2 (SDP under review)30,512 SF (.7 acres)
Lot 3 (future development)79,758 SF (1.7 acres)
NIM 5-25-2022
9.A.2.d
Packet Pg. 420 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
Mini-Triangle SSGMPA & MPUDA
NIM 5-25-2022
9.A.2.d
Packet Pg. 421 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
Marketplace Changes
•Increase in multi-family dwellings and decrease in commercial area is
intended to allow for better flexibility in the current marketplace.
•An SDP for a 125-room hotel, 24 multi-family dwelling units, and
5,000 SF of restaurant space was approved on adjacent property.
•New movie theater located at Coastland Mall.
•Project will remain a viable mixed-use project with a minimum 81 SF
of commercial area per dwelling unit.
•First floor of all buildings will include commercial uses.
NIM 5-25-2022
9.A.2.d
Packet Pg. 422 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
Amendment Request
•Mini-Triangle Mixed Use Subdistrict Small Scale Growth Management
Plan Amendment (SSGMPA)
•Includes an additional 114 multi-family dwelling units (new maximum of 491
DUs);
•Decrease in the maximum allowed commercial area by 70,000 SF (200,000 SF
to 130,000 SF); and
•Eliminates the movie theater and bowling center from list of allowable uses.
•Mini-Triangle Mixed Use Planned Unit Development Amendment
(MPUDA)
•SSGMPA changes, plus a decrease in minimum required office and
commercial SF from 67,000 SF to 40,000 SF (with 15,000 SF required to be
office)
NIM 5-25-2022
9.A.2.d
Packet Pg. 423 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
SSGMPA Request
Development within the Mini Triangle Subdistrict shall be subject to the following:
a.A maximum of 377 491 multi-family residential units may be permitted.
b.A maximum of 228 hotel suites/rooms (or other transient lodging uses including but not limited to interval ownership or vacation
rental suites)may be permitted.
c.A maximum of 200,000 130,000 feet of any combination of the following commercial uses may be permitted:
1.Retail;
2.Eating and drinking establishments;
3.Movie Theatre (multiplex),bowling center,pPhysical fitness facilities,yoga studio,bicycle rental and museums and art galleries;
4.Personal services;
5.General and medical offices;
6.Indoor Air-conditioned passenger vehicle and/or self storage,not to exceed 60,000 square feet (SIC Code 4225);
7.New or Used Car Dealerships,not to exceed 30,000 square feet in total (SIC Codes 5511 and 5521);and,
8.Any other principal use which is comparable in nature with the forgoing list of permitted principal uses.
NIM 5-25-2022
9.A.2.d
Packet Pg. 424 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
SSGMPA Request
e.The MPUD shall establish a maximum trip capacity (“Trip Cap”)for the Mini Triangle MPUD
based upon “Net New Trips”.The term Net New Trips means the projected PM peak hour trips
generated by anticipated development within the Mini Triangle Subdistrict,reduced by pass-by
trips and internal capture.The Trip Cap establishes the overall limitation on the intensity and
density of any combination of uses.
NIM 5-25-2022
9.A.2.d
Packet Pg. 425 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
MPUDA Request
List of Permitted Uses:
b.Commercial Uses (see Table 1 for minimum and maximum square footage):
1.Hotels and transient lodging (7011).
2.Retail (5311-5399;5411-5499;5611-5699;5712-5736;5912;5921,excluding freestanding liquor stores but
allowing a freestanding retail wine store;5941-5948;5992 –5999);
3.Eating and drinking establishments (5812 and 5813,excluding bottle clubs);
4.Movie Theatre (multiplex)(7832);
54.Personal services (7212,7231,7241);
65.General and medical office (6111-6163;6211-6289;6311-6399;6411,7311;7371;7373-7375;8011-8092,
8111;8611-8699;8711-8748).
76.Assisted Living Facility (ALF)(8082).
87.Indoor air-conditioned passenger vehicle and self-storage (4225).
98.New or used car dealership limited to an interior showroom/display, plus delivery and warranty/repair bays
(5511 and 5521), and further limited
109.Other (7933,7991,7999 limited to yoga instruction,and bicycle rental;8412).
1110.Any other principal use which is comparable in nature with the forgoing list of permitted principal uses,as
determined by the BZA.
NIM 5-25-2022
9.A.2.d
Packet Pg. 426 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
MPUDA Request
NIM 5-25-2022
9.A.2.d
Packet Pg. 427 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
MPUDA Request
NIM 5-25-2022
9.A.2.d
Packet Pg. 428 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
Summary of Table 1 Changes
•Increase in the maximum number of multi-family dwelling units from
377 to 491.
•Consolidated general office uses, self-storage uses, and car
dealerships with commercial uses.
•New minimum SF requirement of 40,000 SF (including 15,000 SF of office
uses); and
•New maximum SF of 130,000 SF.
NIM 5-25-2022
9.A.2.d
Packet Pg. 429 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
PL #PL
Mini-Triangle SSGMPA & MPUDA
Questions?
NIM 5-25-2022
9.A.2.d
Packet Pg. 430 Attachment: Attachment C - NIM Documents (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.ePacket Pg. 431Attachment: Attachment D - Hearing Advertising Signs (22682 : PL20210001100 Mini-Triangle MPUD (PUDZ))
9.A.2.e
Packet Pg. 432 Attachment: Attachment D - Hearing Advertising Signs (22682 : PL20210001100 Mini-Triangle MPUD
9.A.2.e
Packet Pg. 433 Attachment: Attachment D - Hearing Advertising Signs (22682 : PL20210001100 Mini-Triangle MPUD