Ordinance 2024-50 ORDINANCE NO. 2024-50
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NO. 2004-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH ESTABLISHED THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM
RESIDENTIAL MULTI-FAMILY-16 ZONING DISTRICT
(RMF-16) TO A RESIDENTIAL PLANNED UNIT
DEVELOPMENT (RPUD) ZONING DISTRICT FOR THE
PROJECT TO BE KNOWN AS PALM RIVER
CORPORATE HOUSING RPUD, TO ALLOW UP TO 41
MULTI-FAMILY RENTAL DWELLING UNITS OR 41
TRANSITIONAL CORPORATE HOUSING RENTAL
DWELLING UNITS, ON 2.06± ACRES OF PROPERTY
LOCATED ON THE EAST SIDE OF PALM RIVER
BOULEVARD AT VIKING WAY, iN SECTION 23,
TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA; AND BY PROVIDING AN
EFFECTIVE DATE. IPL20230011319]
WHEREAS, D. Wayne Arnold. AICP, of Q. Grady Minor and Associates, P.A., and
Richard D. Yovanovich, Esq.. of Coleman. Yovanovich & Koester. P.A.. representing Palm
River Accommodations LLC. petitioned the Board of County Commissioners of Collier County,
Florida. to change the zoning classification of the herein described real property.
NOW. THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
('O\iMISSIONFRS OF COLLIER COUNTY. FLORIDA. that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 23.
Township 48 South. Range 25 East. Collier County. Florida. is changed from Residential Multi-
Family-16 Zoning District (RMF-16) to a Residential Planned Unit De‘clopment (RPUD) for a
2.06± acre project to he known as Palm River Corporate Housing_ RPl 'I). to allow up to 41
multi-family rental dhNelline units or transitional corporate housing rental dk\elling units. in
[23-CPS-02408 1900049 I l 19
Palm River Corporate Housing RPUD Page 1 of 2
PI.2023001 1319 10/28/202-1
accordance vti ith Exhibits A through F attached hereto and incorporated reference herein. The
appropriate zoning atlas map or maps. as described in Ordinance Number 2004-41. as amended.
the Collier County Land Development Code. is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing xyith the Department of State and on
the date that the (irowh Management Plan Amendment in Ordinance No. 2024-0 becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County. Florida. this 10th day of December 2024.
ATTEST "� BOARD OF COUNTY COMMISSIONERS
CRYSTAL C . Iy;.IN/FL• CLERK COLLIER COUNTY. FLORIDA
•
13,y: By.
Attest as to Chaim* eputy rk ris Hall. Chairman
signature only
App .d as to tarns and legality:
Derek D. Perry F,b\
Assistant County Attorney �0\
Attachments: Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C - Master Concept Plan
Exhibit D- Legal Description
Exhibit E - Deviations
Exhibit F - Development Commitments
This ordtnortce filed ,with the
Secretory ofitclleolDfAx_eday of ,
rec-ived this l
prd oeknowledgen'1e^t f that
- day
By
of 111.1 •+ 1 �.
123-CPS-02408;19000-t9./11139
Palm River Corporate Housing RPUI) Page 2 of 2
PL20230011319 10 28 2024
cq0
EXHIBIT A
LIST OF PERMITTED USES
Regulations for development of this RPUD shall be in accordance with the contents of this
document and all applicable sections of the Growth Management Plan (GMP), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of
the Site Development Plan (SDP) or plat. Where the PUD ordinance does not provide
development standards, then the provision of the specific sections of the LDC that are
otherwise applicable shall apply.
PERMITTED USES:
A maximum of 41 multi-family rental dwelling units or 41 transitional corporate housing
rental dwelling units (at a density of 19.9+/- units per acre) shall be permitted within the
RPUD. No building or structure, or part thereof, shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
RESIDENTIAL:
A. Principal Uses:
1. Multi-family Rental Dwelling Units, subject to Exhibit F, Section 5, Affordable
Housing; or
2. Transitional Corporate Housing Rental Dwelling Units
Transitional Corporate Housing is defined as short term housing no less than a 30
day rental of a furnished apartment or condominium to professional employees
who are relocating for work or on assignment or training in Collier County for
companies located in Collier County. Short term housing is 12 months or less but
can be extended with evidence of a permanent housing contract or permanent
lease.
Any other principal use which is comparable in nature with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals (BZA) or the
Hearing Examiner by the process outlined in the LDC.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1. Carports and garages; and
2. Community administrative facilities and recreational facilities intended to serve
residents and guests; and
3. Construction offices (during active construction only); and
4. Leasing offices; and
Palm River Corporate homing Rl't 1 t l'l.1123(11111 31'i October 21)24
�`�G
5. Open space uses and structures such as, but not limited to, boardwalks, nature
trails, gazebos and picnic areas; and
6. Storage sheds; and
7. Swimming pools and spas for residents and their guests; and
8. Water management facilities to serve the project, such as lakes.
Palm River(.o purutr Housing RP(I)N.202300113 1 �� n,hrr'_. 'n'a 1'(!'L'2 l 1(�
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
The standards for land uses within the development shall be as stated in these development standard tables.
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.
TABLE I
PRINCIPAL STRUCTURES MULTI-FAMILY
Minimum Floor Area per unit 650 SF
Minimum Lot Area N/A
Minimum Lot Width N/A
Minimum Lot Depth N/A
Minimum Setbacks
Front Yard 30feet
Side Yard 15 feet
Rear Yard 15 feet
Maximum Building Height *2
Zoned 65 feet
Actual 75 feet
ACCESSORY STRUCTURES*1
Minimum Setbacks
Front Yard 15 feet
Side Yard SPS
Rear Yard SPS
Maximum Building Height
Zoned 25 feet
Actual 30 feet
SPS—Same as Principal Structure
— Community structures such as guardhouses, gatehouses, fences, walls, columns, decorative architectural features,
streetscape,passive parks and access control structures shall have no required internal setback,and are permitted throughout
the PUD; however,such structures shall be located such that they do not cause vehicular stacking into the road right-of-way or
create site distance issues for motorists and pedestrians.
*2—Height is measured per LDC definition for zoned and actual height.
Note: nothing in this RPUD Document shall be deemed to approve a deviation from the LDC unless it is expressly stated in
Exhibit E, list of deviations.
1'uhn River Corporate Housing RI't I)I'l.20230(11131 v October 22. 02-1 Page 3 of I It
�`J
25'EPL EASEMENT
O.R.659 PG 1616
ZONED: RMF-16
' USE:: MULTI-FAMILY RESIDENTIAL
1
1
DIIMPSTER
10'WIDE TYPE'A'LANDSCAPE BUFFER
i
"it
— 10'WIDE TYPE'A'LANDSCAPE BUFFER
10'WI I)E TYPE L.
LANDSCAPE BUFFER
1
'� .., Zo)NED: RMF-16
E. I1SE: MULTI-FAMILY RESIDENTIAL
- 1
— — GOLF CART PATH(EASEMENT WIDTH
AND LOCATION TBD AT TIME OF SDP)
G 1
EMI' ZONED: GC
USE: GOLF COURSE
NO BUFFER REQUIRED
1 Ale
/ � ' `_,.../ i I N N/
?&. *
VIKING WAY c-y/ ,A
15'WIUETY D' I k �-7 � c
LANDSCAPE B1 FER 9,.'�� R
y
Y ''/FA 1,-, .i,yam 'i
LEGEND < / 4- 4- (-.4;.
T.•F' _
WATER MANAGEMENT 4i y
PAVEMENT
RESIDENTIAL BUILDING
DEVIATION 1 -
~ ACCESS c �.
SCALE: 1"= 100'
gaGra.,,,,,,,„)., ..N.,�«��..''
PALM RIVER r)RP)RATF HOUSING RPUD ul
w.. E.xHIBUT i. . •' Z.
1.1.11 Lngnret. - Laud Fun, x'* • i'laun•t. • Lu*,d1+r 1r•NI,i- WASTER PLAN MI MY!
smart.Iwo
.rf-f f.0 1.6 illf.', rtl•11wi IHCR'.1'i rl..... - •1! WII.hM-.
REvISEb SEPTEMBER 20. 2074
&wU*Mo. 2) 'Iti 1144 •r. . .111Hr• w<. I•n4. '-4•2" ' J• ' S
l ,
SITE SUMMARY
TOTAL SITE AREA: 2.06± ACRES
RESIDENTIAL: 1.49± ACRES (73%)
BUFFERS: 0.17± ACRES (8%)
DRAINAGE, UTILITY, ROAD EASEMENTS 0.40± ACRES (19%)
RESIDENTIAL: MAXIMUM 41 MULTI-FAMILY DWELLING UNITS OR 41 TRANSITIONAL
CORPORATE HOUSING RENTAL DWELLING UNITS
n
OPEN SPACE:
REQUIRED: 60%
PROVIDED: 50%
PRESERVE:
REQUIRED: 0± ACRES (0 ACRES NATIVE VEGETATION X 25%)
PROVIDED: 0± ACRES
DEVIATIONS:
10. RELIEF FROM LDC SECTION 4.05.04,TABLE 17, PARKING SPACE REQUIREMENTS FOR
MULTI-FAMILY DWELLINGS
20 RELIEF FROM LDC SECTION 4.07.02.G.1, OPEN SPACE REQUIREMENTS
NOTES
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE
TO AGENCY PERMITTING REQUIREMENTS.
x
PA1 M RIVER C)RPJRATE H•)USLVG RPUD
MCr"1"1"". .
:xH,617 " •
c«u 1 ngMrr. LeuA gun r>.xv !'IanlnTv I�nh•I•'fir.An„: \ -_' PLAN NOTES
nu,.rew.:, .n vISEL E'TEMBER 23. 2024 ww.. ..n....+
fl..OiU mil' LJv 9/] I71 .,.0 r, ,,:.M n... .•a t.tt 4.... _ ,
:M .NiE
EXHIBIT D
LEGAL DESCRIPTION
PARCEL NO. 1
A PARCEL OF LAND LYING IN SECTION 23, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA, SAID PARCEL BEING A PART OF BLOCK F, PALM RIVER ESTATES UNIT NO. 4,
AS RECORDED IN PLAT BOOK 8, AT PAGE 70, OF THE PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA, FORMERLY DESCRIBED AS RIVER ROYALE, PHASE 2, IN OFFICIAL RECORDS BOOK 847,
PAGE 286, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
FROM THE SOUTHEAST CORNER OF SAID BLOCK F, RUN NORTH 30 DEGREES 33 MINUTES 33
SECONDS WEST ALONG THE EASTERLY LINE OF SAID BLOCK F AND ITS NORTHWESTERLY
PROLONGATION FOR 190.47 FEET TO THE POINT OF BEGINNING. FROM SAID POINT OF
BEGINNING, CONTINUE NORTH 30 DEGREES 33 MINUTES 33 SECONDS WEST FOR 109.36 FEET;
THENCE RUN NORTH 10 DEGREES 28 MINUTES 00 SECONDS EAST FOR 87.89 FEET; THENCE RUN
NORTH 63 DEGREES 04 MINUTES 31 SECONDS WEST FOR 163.19 FEET TO THE EASTERLY RIGHT
OF WAY LINE OF PALM RIVER BOULEVARD, AS DESCRIBED IN OFFICIAL RECORDS BOOK 672, AT
PAGE 401, OF SAID PUBLIC RECORDS; THENCE RUN SOUTH 0 DEGREES 30 MINUTES 12 SECONDS
EAST ALONG SAID EASTERLY RIGHT OF WAY LINE FOR 259.58 FEET TO THE CENTERLINE OF A GOLF
CART EASEMENT; THENCE RUN SOUTH 79 DEGREES 05 MINUTES 20 SECONDS EAST ALONG SAID
CENTERLINE FOR 59.14 FEET TO A POINT OF CURVATURE; THENCE RUN EASTERLY ALONG SAID
CENTERLINE ALONG THE ARC OF A CURVE TO THE LEFT OF RADIUS 200.00 FEET (CHORD
DISTANCE 125.84 FEET, CHORD BEARING NORTH 82 DEGREES 34 MINUTES 27 SECONDS EAST)
FOR 128.02 FEET TO THE POINT OF BEGINNING.
AND
PARCEL NO. 2
A PARCEL OF LAND LYING IN SECTION 23, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA. SAID PARCEL BEING A PART OF BLOCK F, PALM RIVER ESTATES, UNIT NO. 4,
AS RECORDED IN PLAT BOOK 8, AT PAGE 70 OF THE PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA, FORMERLY DESCRIBED AS RIVER ROYALE, PHASE 3, IN OFFICIAL RECORDS BOOK 847,
PAGE 287, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, AND MORE PARTICULARLY
DESCRIBED AS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID BLOCK F, RUN NORTH 0 DEGREES 33 MINUTES
33 SECONDS WEST ALONG THE EASTERLY RIGHT OF WAY LINE OF PALM RIVER BOULEVARD,
ACCORDING TO THE PLAT OF PALM RIVER ESTATES, UNIT NO. 2, AS RECORDED IN PLAT BOOK 3,
AT PAGE 96, OF SAID PUBLIC RECORDS; FOR 216.19 FEET; THENCE RUN SOUTH 89 DEGREES 27
MINUTES 12 SECONDS WEST ALONG THE RIGHT OF WAY LINE OF SAID PALM RIVER BOULEVARD,
AS DESCRIBED IN OFFICIAL RECORDS BOOK 672, AT PAGE 401, OF SAID PUBLIC RECORDS, FOR
Palm River Corporate tluu+ink RP("1)P['It'.;, , :" Page 6 of la
22.35 FEET; THENCE RUN NORTH 0 DEGREES 30 MINUTES 12 SECONDS WEST ALONG THE
EASTERLY RIGHT OF WAY OF SAID PALM RIVER BOULEVARD AS DESCRIBED IN OFFICIAL RECORD
BOOK 672, PAGE 401, FOR 110.50 FEET TO THE CENTERLINE OF A GOLF CART EASEMENT;THENCE
RUN SOUTH 79 DEGREES 05 MINUTES 20 SECONDS EAST ALONG SAID CENTERLINE FOR 59.14
FEET TO A POINT OF CURVATURE; THENCE RUN EASTERLY ALONG SAID CENTERLINE ALONG THE
ARC OF A CURVE TO THE LEFT OF RADIUS 200.00 FEET (CHORD DISTANCE 125.84 FEET, CHORD
BEARING NORTH 82 DEGREES 34 MUTES 27 SECONDS EAST) FOR 128.02 FEET TO THE EASTERLY
LINE OF SAID BLOCK F; THENCE RUN SOUTH 30 DEGREES 33 MINUTES 33 SECONDS EAST ALONG
SAID EASTERLY LINE FOR 190.47 FEET TO THE SOUTHEASTERLY CORNER OF SAID BLOCK F;
THENCE RUN SOUTH 56 DEGREES 37 MINUTES 18 SECONDS WEST ALONG THE SOUTHEASTERLY
LINE OF SAID BLOCK F FOR 304.49 FEET TO THE POINT OF BEGINNING.
CONTAINING 2.06 ACRES, MORE OR LESS
Palm River('arpurate Housing RP( U PI.20230011319 October 22. 2024 Page "410
10
oN1
EXHIBIT E
LIST OF DEVIATIONS
Deviation #1: Relief from LDC Section 4.05.04, Table 17, Parking Space requirements for multi-
family dwellings, which requires:
All units shall have 1 per unit plus visitor parking computed at 0.5 per efficiency unit,
0.75 per 1-bedroom unit, and 1 per 2-bedroom or larger unit. Office/administrative
buildings shall have parking provided at 50 percent of normal requirements. Where
small-scale recreation facilities are accessory to a single-family or multifamily project
and intended only for the residents of that project, exclusive of golf
courses/clubhouses, the recreation facilities may be computed at 50 percent of
normal requirements where the majority of the dwelling units are not within 300 feet
of the recreation facilities and at 25 percent of normal requirements where the
majority of the dwelling units are within 300 feet of the recreation facilities.
To instead require no additional parking for the on-site recreation facilities to be
provided.
Deviation #2: Relief from LDC Section 4.07.02.G.1, Open space requirements, which requires at
least 60 percent of the gross area shall be devoted to usable open space within PUD
districts composed entirely of residential dwelling units and accessory uses to instead
allow 50 percent of the gross area be devoted to usable open space.
Patin River Corporate Housing RP(7)P1?0230011319 Ocvnher 22. 2024 Page 8 of 10
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
1. PURPOSE:
The purpose of this Section is to set forth the development commitments for the development of this
project.
2. GENERAL:
A. One entity(hereinafter the Managing Entity)shall be responsible for PUD monitoring until close-
out of the PUD, and this entity shall also be responsible for satisfying all PUD commitments until
close-out of the PUD. At the time of this PUD approval, the Managing Entity is Palm River
Accommodations, LLC, 1205 Creekside Pkwy, 4210, Naples, FL 34108. 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 that needs 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 sell off tracts, the Managing Entity shall provide written notice to County that includes
an acknowledgement of the commitments required by the PUD by the new owner and the new
owner's agreement to comply with the Commitments through the Managing Entity, but the Managing
Entity shall not be relieved of its responsibility under this Section. When the PUD is closed-out, then
the Managing Entity is no longer responsible for the monitoring and fulfillment of PUD commitments.
B. The annual PUD Monitoring Report shall identify the number of dwelling units utilized for
transitional Corporate Housing, as defined in Exhibit F 6.A.
C. 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 or 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 undertakes actions that result in a
violation of state or federal law." (Section 125.022, FS)
D. All other applicable state or federal permits must be obtained before commencement of the
development.
E. Recreational amenities will not be located on the rooftop.
3. TRANSPORTATION:
A. The maximum total daily trip generation shall not exceed 16 two-way PM peak hour net trips
based on the use codes in the ITE Manual on trip generation rates in effect at the time of application
for SDP/SDPA or subdivision plat approval.
4. ENVIRONMENTAL:
A. No native preservation area is required as there is no native vegetative community on the
property.
Palm River('orporate Housing RP(D 1'1?0230W!11319 October 22. 2024 Page 9 of 10
Ob)
5. AFFORDABLE HOUSING:
A. In the event property is no longer utilized entirely for Transitional Corporate Housing, 8
dwelling units shall be required to be income restricted to individuals or families having incomes up
to and including 100%Area Median Income (AMI)for Collier County.
These units will be committed for a period of 30 years from the date the property ceases to be utilized
for corporate employee housing and the managing entity notifies the county manager or designee in
writing. Income and rental limits may be adjusted annually based on combined income and rent limit
table published by the Florida Housing Finance Corporation or as otherwise provided by Collier
County. As part of the annual PUD monitoring report, the developer will include an annual report
that provides the progress and monitoring of occupancy of the income restricted units (if developed),
including rent data for rented units, in a format approved by Collier County Community and Human
Services Division. Developer agrees to annual on-site monitoring by the County.
By way of example,the 2023 Florida Housing Finance Corporation Income and Rent Limits are:
MtO,....v.,by No....low.t►.tq,e,..., N. t, •h 1..my.M es6u ...out.,,,w t
102 i hat sweats category 1 2 a I
2 1
cotbet 30R 5 2:.X..., 5 24.00C 5 3U.::i:,0 S 1,61 S 6'S S 814
cowry 50% . S 34.950 5 39.950 S 49,900 S 936 5 1123 S 1,297
M.d.• 60% c 4:.940 S 4.410 S 53.940 S : ::; 5 : 133 S : S57
No„t•ho+d 80% . S SS.900~S 63.900 7$ 79,1130 $ 1,497 $ 1.7797 S 2.076
wom. 'ti' . Year. :$ 69.190 $ 79,9990;S 99.103 $ 1,172 $ 2,247 i S 2,39S
5100 700 1?0%. j wr...... . S 83.880 j S 95,880 $ 129.760 5 2.247 S 2.697 ' 5 3.114
. 4),860 5 1:: also $ 139.7/0 5 1,621 S 3,146 $ 3.633
Palm River('orpurate Housing RPI I)P!?02300113/9 October 22. 2024 Page ltl of/U
✓L.
>L
0
c1oE-1x
t w .
FLORIDA DEPARTMENT Of STATE
RON DESANTIS CORD BYRD
Governor Secretary of State
December 17, 2024
Crystal K. Kinzel
Clerk of Court
Collier County
3329 Tamiami Trail E, Suite#401
Naples, FL 34112
Dear Crystal Kinzel,
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2024-50, which was filed in this office on December 16,
2024.
Sincerely,
Alexandra Leijon
Administrative Code and Register Director
AL
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270