Agenda 01/28/2025 Item #17A (Ordinance - approve an Ordinance amending the Collier County Growth Management Plan to create the Tamiami Trail Greenway Road Mixed Use Subdistrict)1/28/2025
Item # 17.A
ID# 2025-3
Executive Summary
Recommendation to approve an Ordinance amending the Collier County Growth Management Plan to create the
Tamiami Trail Greenway Road Mixed Use Subdistrict, to allow construction of 300 multi-family rental units with
affordable housing and up to 64,000 square feet of gross floor area of Commercial Intermediate, C-3 Zoning District
Uses, and furthermore directing transmittal of the adopted amendment to the Florida Department of Commerce. The
subject property is located north of Tamiami Trail East, approximately 441 feet west of intersection of Tamiami Trail
East and Greenway Road, in Section 12, Township 51 South, Range 26 East, Collier County, Florida, consisting of
24.41± acres. PL20230008643- (GMPA) (This item is a companion to 17B)
OBJECTIVE: To have the Board of County Commissioners (Board) approve (adopt) the proposed small-scale Growth
Management Plan (GMP) amendment to create a new subdistrict called the Tamiami Trail Greenway Road Mixed Use
Subdistrict, to allow construction of 300 multi-family rental units with affordable housing and up to 64,000 square feet
of gross floor area of Commercial Intermediate, C-3 Zoning District Uses.
CONSIDERATIONS:
The subject petition is submitted as a small-scale comprehensive plan amendment (a/k/a Growth Management Plan
Amendment - GMPA). As such, per Florida Statutes, the request is heard once only by the Collier County Planning
Commission (CCPC) and the Board. If approved by the Board, the petition’s proposed ordinance is adopted and
transmitted to the Florida Department of Commerce.
The GMP amendment requested is ±24.41 acres and is located in the northwest quadrant of the intersection of Tamiami
Trail East and Greenway Road in Section 12, Township 51 South, and Range 26 East. This petition seeks to amend the
Future Land Use Element (FLUE) and Map. The proposed Subdistrict text, as recommended for approval by the Collier
County Planning Commission (CCPC), is in found in the proposed Ordinance’s Exhibit “A.”
The process for adoption of a small-scale comprehensive plan amendment requires (in part) the following statutory
standards be met [followed by staff analysis in bracketed and italicized 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
24.41-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 with the small-scale future land use map amendment shall be permissible under this section.
[This amendment is for a site-specific Future Land Use Map change and directly related text changes.]
(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). [The subject property is not within an
Area of Critical State Concern.]
(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.]
Based on the review of this small-scale GMP amendment petition, including the supporting data and analysis, staff
makes the following findings and conclusions:
1. The purpose of this GMPA and companion PUDZ zoning petition to allow the construction of 300 multi-family
rental units with affordable housing and up to 64,000 square feet of gross floor area of Commercial
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1/28/2025
Item # 17.A
ID# 2025-3
Intermediate, C-3 Zoning District Uses.
2. There are no adverse environmental impacts
3. No historical or archaeological sites are affected by this amendment.
4. There are no concerns about impacts on other public infrastructure.
5. The use is generally compatible with surrounding development based upon the high-level review conducted for
a GMP amendment.
The documents provided for the amendment support the proposed changes to the FLUE and map.
The complete staff analysis of this petition is provided in the CCPC Staff Report.
The CCPC heard Petition PL20230008643, the Tamiami Trail Greenway Road Mixed Use Subdistrict, on December 19,
2024, and voted 5-0 to forward this petition to the Board with a recommendation of approval.
FISCAL IMPACT: The cost to process, review, and advertise this petition was borne by the petitioner via application
and advertisement fees. Therefore, there are no fiscal impacts to Collier County as a result of the adoption of this
amendment.
GROWTH MANAGEMENT IMPACT: Adoption of the proposed amendment by the Board for transmittal to the
Florida Department of Commerce (Florida Commerce) will commence the thirty-day (30) challenge period for any
affected person. Provided the small-scale development amendment is not challenged, it shall become effective thirty-
one (31) days after receipt by Florida Commerce.
LEGAL CONSIDERATIONS:
This Growth Management Plan (GMP) amendment is authorized and subject to the procedures established in Chapter
163, Part II, Florida Statutes, The Community Planning Act, and Collier County Resolution No. 12-234, as amended.
The Board should consider the following criteria in making its decision: “Plan amendments shall be based on relevant
and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies,
community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on
data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that
particular subject at the time of adoption of the plan or plan amendment at issue.” Section 163.3177(1)(f), Florida
Statutes. In addition, Section 163.3177(6)(a)2, Florida Statutes, provides that FLUE plan amendments shall be based on
surveys, studies, and data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the elimination of non-conforming
uses inconsistent with the community's character.
f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
h. The need to modify land uses and development patterns with antiquated subdivisions.
i. The discouragement of urban sprawl.
j. The need for job creation, capital investment, and economic development that will strengthen and diversify the
community’s economy.
FLUE map amendments shall also be based upon the following analysis per Section 163.3177(6)(a)8.:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use considering the character of the
undeveloped land, soils, topography, natural resources, and historic resources on site.
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1/28/2025
Item # 17.A
ID# 2025-3
c. An analysis of the minimum amount of land needed to achieve the goals and requirements of this section.
This item is approved as to form and legality. It requires an affirmative vote of four for approval because this is an
adoption hearing. -HFAC
RECOMMENDATIONS: To approve and adopt the proposed ordinance and its transmittal to the Florida Department
of Commerce and other statutorily required agencies.
PREPARED BY: Parker Klopf, Planner III, Zoning Division
ATTACHMENTS:
1. Ordinance 111924
2. Staff Report CCPC PL20230008643
3. Commercial Needs Analysis (revised March 2024)
4. Backup Package
5. Affidavit of Posting Notice and Photos of Public Hearing Signs (12-02-2024)
6. legal ad - agenda IDs 2025-3 & 2024-2353 - Tamiami Trail Greenway Road MPUD&GMPA [PL20230008640 & PL20230008643]
Page 3055 of 3681
[23-CMP-01208/1858464/1]31 18-CMP-01000
PL20230008643
Tamiami Trail Greenway Rd SSGMPA
11/19/24
Words underlined are additions; Words struck through are deletions.
*** *** *** *** are a break in text 1 of 3
ORDINANCE NO. 2025- _______
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
AMENDING ORDINANCE 89-05, AS AMENDED, THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE
LAND USE MAP AND MAP SERIES BY CHANGING THE LAND USE
DESIGNATION OF PROPERTY FROM URBAN, MIXED USE
DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN,
MIXED USE DISTRICT, TAMIAMI TRAIL GREENWAY ROAD
MIXED USE SUBDISTRICT, TO ALLOW CONSTRUCTION OF 300
MULTI-FAMILY RENTAL UNITS WITH AFFORDABLE HOUSING
AND UP TO 64,000 SQUARE FEET OF GROSS FLOOR AREA OF
COMMERCIAL INTERMEDIATE, C-3 ZONING DISTRICT USES,
AND FURTHERMORE DIRECTING TRANSMITTAL OF THE
ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE. THE SUBJECT PROPERTY IS LOCATED NORTH OF
TAMIAMI TRAIL EAST, APPROXIMATELY 441 FEET WEST OF
INTERSECTION OF TAMIAMI TRAIL EAST AND GREENWAY
ROAD, IN SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 24.41± ACRES.
[PL20230008643]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, Investment Properties Corporation of Naples requested an amendment to the
Future Land Use Element and Future Land Use Map and Map Series; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
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[23-CMP-01208/1858464/1]31 18-CMP-01000
PL20230008643
Tamiami Trail Greenway Rd SSGMPA
11/19/24
Words underlined are additions; Words struck through are deletions.
*** *** *** *** are a break in text 2 of 3
WHEREAS, the Collier County Planning Commission (CCPC) on ________________,
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on __________________ 2025; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE GROWTH MANAGEMENT
PLAN
The amendments to the Future Land Use Element and Future Land Use Map and Map
Series attached hereto as Exhibit “A” and incorporated herein by reference, are hereby adopted
in accordance with Section 163.3184, Florida Statutes, and shall be transmitted to the Florida
Department of Economic Opportunity.
SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF
COMMERCE
The Board of County Commissioners directs transmittal of the adopted amendment to the
Florida Department of Commerce.
SECTION THREE: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FOUR: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
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[23-CMP-01208/1858464/1]31 18-CMP-01000
PL20230008643
Tamiami Trail Greenway Rd SSGMPA
11/19/24
Words underlined are additions; Words struck through are deletions.
*** *** *** *** are a break in text 3 of 3
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this _____ day of _______________________ 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
__________________________ BY: ______________________________
Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
________________________________
Heidi Ashton-Cicko
Managing Assistant County Attorney
Attachment: Exhibit A – Text and Map
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________
11-19-24
Page 1 of 2
Q:\FL-NAPL-HM\HMDATA-NP2\2023\2023075\WP\GMPA\3rd Resubmittal\Exhibit IV.B.1 - GMPA Text (9-3-2024).docx
EXHIBIT A
A. URBAN – MIXED USE DISTRICT
1. Urban Residential Subdistrict
30. Tamiami Trail Greenway Road Mixed Use Subdistrict
I. Urban Designation
b. Non-residential uses including:
12. Commercial uses subject to criteria identified in the Urban – Mixed Use District,
…Ivy Medical Center Subdistrict; Tamiami Trail Greenway Road Mixed Use
Subdistrict; and as allowed by certain FLUE policies.
A. Urban Mixed Use District
1. Urban Residential Subdistrict
30. Tamiami Trail Greenway Road Mixed Use Subdistrict
The Tamiami Trail Greenway Road Mixed Use Subdistrict is comprised of ±24.41 acres and
located in the northwest quadrant of the intersection of Tamiami Trail East and Greenway Road,
as depicted on the Tamiami Trail Greenway Road Mixed Use Subdistrict Inset Map. Allowable
uses are: 1) up to 300 multi-family dwelling units; and 2) a maximum of 64,000 square feet of
gross floor area (GFA) of Commercial Intermediate, C-3 zoning district uses. This subdistrict shall
be rezoned to a Mixed Use Planned Unit Development (MPUD) and shall include development
standards to ensure compatibility with the surrounding area.
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Page 2 of 2
Q:\FL-NAPL-HM\HMDATA-NP2\2023\2023075\WP\GMPA\3rd Resubmittal\Exhibit IV.B.1 - GMPA Text (9-3-2024).docx
a. To achieve the 300 dwelling units, the MPUD shall commit to the following.
b. Affordable units. Of the dwelling units constructed within each phase, the following
requirements will apply:
1. Fifteen percent (15%) of the units will be rented to households whose incomes do
not exceed eighty percent (80%) of the Area Median Income (AMI) for Collier
County with corresponding rent limits as determined annually by the Florida Housing
Finance Corporation or as otherwise provided by Collier County. Fifteen percent
(15%) of the units will be rented to households whose incomes do not exceed one
hundred percent (100%) of the AMI for Collier County with corresponding rent
limits as determined annually by the Florida Housing Finance Corporation or as
provided by Collier County.
2. At each SDP/SDPA, the SDP/SDPA shall identify and quantify the 15% of the units
that will be rented to households whose incomes are up to and including 80% of AMI
for Collier County and the 15% of the units that will be rented to households whose
incomes are up to and including 100% of the AMI for Collier County.
3. As part of Collier County’s annual monitoring for the PUD, the owner will provide
to Collier County Community and Human Services Division (CHS) an annual report at
least forty-five (45) days prior to the anniversary of the adoption of the PUD that
provides the progress and monitoring of occupancy of income and rent-restricted units.
The annual report will be provided in a format approved by CHS. The owner further
agrees to annual on-site monitoring by the County.
Page 3060 of 3681
Ta
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E Greenway RDJoseph LNAviamar CIR
Cecil RD
James RD
Apalachee ST
Sandfield LN
Maretee DR
Achill DR
Kathy LN
Andrea LN
Melody LN
Mesquite DR
Sandpiper DRDorado Run CTEXHIBIT A PL20230008643
TAMIAMI TRAIL GREENWAY ROAD MIXED USE SUBDISTRICT
COLLIER COUNTY, FLORIDA
º0 300 600150 Feet
DRAFT
SUBJECT
SITE
ADOPTED - XXXX, XXXX
(Ord. No. XXXX-X)
PREPARED BY: BETH YANG, AICP
GROWTH MANAGEMENT DEPT.
FILE:TAMIAMI TRAIL GREENWAY RD
MIXED USE SUBDISTRICT SITE LOCATION MAP DRAFT.MXD
DATE: 11/12/2024
LEGEND
TAMIAMI TRAIL GREENWAY
ROAD MIXED USE SUBDISTRICT
Page 3061 of 3681
COLLIER BLVDTURNER RIVER ROADSR 29INTERSTATE 75IMMOKALEE RDOIL WELL RDCOLLIER BLVDTAMIAMI TRL ECR 846SR 82LIVINGSTON RDSR 29 NSAN MARCO RDTAMIAMI TRL NDAVIS BLVDGOODLETTE RD NPINE RIDGE RDEVERGLADES BLVD NRADIO RDGOLDEN GATE PKYDESOTO BLVD SLOGAN BLVD NSANTA BARBARA BLVDDESOTO BLVD NVANDERBILT BEACH RDGOLDEN GATE BLVD EVANDERBILT DREVERGLADES BLVD SAIRPORT PULLING RD CORKSCREW RDGOLDEN GATE BLVD WCOPELAND AVE S9TH ST NS 1ST STN 15TH STB A LD EA GLE DRGREEN BLVDOLD US 41LAKE TRAFFORD RDRATTLESNAKE HAMMOCK RDWILSON BLVD NN COLLIER BLVDCOUNTY BARN RDS C O L L I ER BLVD
BONITA BEACH RD111TH AVE NCOLLIER AVENEW M ARKET RD W
WILSON BLVD SW MAIN STWIGGINS PASS RD9TH ST S
SEAGATE DRI-75 SI-75 NSR 29Tamiami TRL EOil Well RDImmokalee RDCollier BLVDEverglades BLVDSR 82CR 846 ELivingston RDDesoto BLVDSan Marco RDAirport RD NTamiami TRL NSR 29 NWilson BLVDDavis BLVDPine Ridge RDRadio RDLogan BLVD NVanderbilt Beach RDVanderbilt DRGoodlette-Frank RD NRandall BLVDGolden Gate PKWYCamp Keais RDCorkscrew RDSanta Barbara BLVDGolden Gate BLVD E9th ST NOld 41Bald Eagle DRN Collier BLVDWestclox STThomasson DRE Main STBayshore DRSmallwood DRI-75 NI-75 SBayshore DRI-75 S
I-75 SI-75 SI-75 N°HENDRY COUNTYMONROE COUNTYLEE COUNTYHENDRY COUNTY2024-2050FUTURE LAND USE MAPCollier County FloridaDETAILS OF THE RLSA OVERLAY AREA ARE SHOWNON THE FUTURE LAND USE MAP TITLED:"COLLIER COUNTY RURAL & AGRICULTURAL AREA ASSESSMENT STEWARDSHIP OVERLAY MAP"BAREFOOT BEACH PRESERVECOUNTY PARKDELNOR- WIGGINS STATE PARKCLAM PASSCOUNTY PARKCLAMBAYNRPAROOKERY BAYNATIONAL ESTUARINERESEARCH RESERVECITYOFNAPLESTIGERTAIL BEACHCOUNTY PARKCITY OF MARCO ISLANDCOLLIER-SEMINOLE STATE PARKCAPE ROMANOPORTOF THEISLANDSCAPE ROMANO - TEN THOUSAND ISLANDSAQUATIC PRESERVEEVERGLADES NATIONAL PARKCHOKOLOSKEEPLANTATIONISLANDEVERGLADESCITYCOPELANDBIG CYPRESSNATIONALPRESERVEFAKAHATCHEE STRANDPRESERVESTATE PARKFLORIDA PANTHERNATIONAL WILDLIFEREFUGESOUTH GOLDENGATE ESTATESNRPABELLE MEADEHYDROLOGICENHANCEMENTOVERLAYNORTHBELLEMEADENRPAIMMOKALEECORKSCREWSWAMPSANCTUARYCREWNRPALAKETRAFFORDR 25 ER 26 ER 27 ER 28 ER 29 ER 30 ER 31 ET 46 S T 47 S T 48 S T 49 S T 50 S T 51 S T 52 S T 53 S
R 25 ER 26 ER 27 ER 28 ER 29 ER 30 ER 31 ER 32 ER 33 ER 34 ET 46 S T 47 S T 48 S T 49 S T 50 S T 51 S T 52 S T 53 S!"#$75!"#$75!"#$75!"#$75!"#$75!"#$75!"#$75Æþ41Æþ41Æþ41Æþ41Æþ41Æþ41Æþ41Æþ41GOODLANDG u l f o f M e x ic o 0123450.5MilesJ?EXEMPTAREAPREPARED BY: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENTFILE: Tamiami Trail Greenway Rd Mixed Use Subdistrict FLU Map.mxdDATE: 11/12/24GOLDEN GATEVeterans Memorial BLVDR 32 ER 33 ER 34 E(1) THIS MAP CAN NOT BE INTERPRETED WITHOUT THE GOALS, OBJECTIVES AND POLICIES OF THE COLLIER COUNTY GROWITH MANAGEMENT PLAN.(2) THE FUTURE LAND USE MAP SERIES INCLUDES NUMEROUS MAPS IN ADDITION TO THIS COUNTYWIDE FUTURE LAND USE MAP. THESE MAPS ARE LISTED AND LOCATED AT THE END OF THE FUTURE LAND USE ELEMENT TEXT.(3) MOST SUBDISTRICTS AS DEPICTED MAY NOT BE TO SCALE. THE FUTURE LAND USE MAP SERIES DEPICTS THESE SUBDISTRICTS TO SCALE.(4) THE CONSERVATION DESIGNATION IS SUBJECT TO CHANGE AS AREAS ARE ACQUIRED AND MAY INCLUDE OUTPARCELS. (5) REFER TO THE GOLDEN GATE AREA MASTER PLAN AND THE IMMOKALEE ARE MASTER PLAN FOR FUTURE LAND USE MAPS OF THOSE COMMUNITIES.NOTE : BUSINESS PARK SUBDISTRICTOFFICE AND INFILL COMMERCIAL SUBDISTRICTPUD NEIGHBORHOOD VILLAGE CENTER SUBDISTRICTRESIDENTIAL MIXED USE NEIGHBORHOOD SUBDISTRICTBELLEMEADENRPACollier Boulevard Lord's WayMixed Use SubdistrictVincentian Mixed Use SubdistrictCONVERSION OF COMMERCIAL BY RIGHT SUBDISTRICTSTRATEGIC OPPORTUNITY SITES SUBDISTRICTTRANSIT ORIENTED DEVELOPMENT SUBDISTRICTURBAN DESIGNATIONMIXED USE DISTRICTUrban Residential SubdistrictResidential Density BandsUrban Coastal Fringe SubdistrictUrban Residential Fringe SubdistrictMeridian Village Mixed Use SubdistrictVanderbilt Beach Road Mixed Use SubdistrictCreekside Commerce Park East Mixed Use SubdistrictMini Triangle Mixed Use SubdistrictEast Tamiami Trail Commercial Infill SubdistrictLogan Blvd./Immokalee Rd. Commercial Infill SubdistrictGreenway - Tamiami Trail East Commercial SubdistrictBay House Campus Commercial SubdistrictIvy Medical Center SubdistrictGermain Immokalee Commercial SubdistrictThe Home Depot-SE Naples Commercial SubdistrictBoat House Commercial SubdistrictEast Tamiami Trail Mixed Use SubdistrictCOMMERCIAL MIXED USE SUBDISTRICTLivingston Road / Veterans Memorial BoulevardCommercial Infill SubdistrictOrange Blossom / Airport CrossroadsCommercial SubdistrictDavis-Radio Commercial SubdistrictIsles of Capri Mixed Use Infill SubdistrictAirport Carlisle Mixed Use SubdistrictVanderbilt Beach Road Residential SubdistrictIndustrial DistrictBUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICTBUSINESS PARK SUBDISTRICTRESEARCH AND TECHNOLOGY PARK SUBDISTRICTLivingston Road / Eatonwood Lane Commercial Infill SubdistrictLivingston Road Commercial Infill SubdistrictSeed To TableCommercial SubdistrictVanderbilt Beach CommercialTourist SubdistrictCOMMERCIAL DISTRICTMixed Use Activity Center SubdistrictInterchange Activity Center SubdistrictLivingston / Pine Ridge Commercial Infill SubdistrictFUTURE LAND USE MAPADOPTED - JANUARY, 1989AMENDED - JANUARY, 1990AMENDED - FEBRUARY, 1991AMENDED - MAY, 1992AMENDED - MAY, 1993AMENDED - APRIL, 1994AMENDED - OCTOBER, 1997AMENDED - JANUARY, 1998AMENDED - FEBRUARY, 1999AMENDED - FEBRUARY, 2000AMENDED - MAY, 2000AMENDED - DECEMBER, 2000AMENDED - MARCH, 2001AMENDED - MAY 14, 2002(Ord. No. 2002-24)AMENDED - JUNE 19, 2002(Ord. No. 2002-32)AMENDED - OCTOBER 22, 2002(Ord. No. 2002-54)AMENDED - FEBRUARY 11, 2003(Ord. No. 2003-7)AMENDED - SEPTEMBER 9, 2003(Ord. No. 2003-43)AMENDED - SEPTEMBER 10, 2003(Ord. No. 2003-44)AMENDED - DECEMBER 16, 2003(Ord. No. 2003-67)AMENDED - OCTOBER 26, 2004(Ord. No. 2004-71)AMENDED - JUNE 7, 2005(Ord. No. 2005-25)AMENDED - JANUARY 25, 2007(Ord. No. 2007-18)AMENDED - DECEMBER 4, 2007(Ord. No. 2007-78,79,81)AMENDED - OCTOBER 14, 2008(Ord. No. 2008-57,58,59)AMENDED - SEPTEMBER 13, 2011(Ord. No. 2011-26)AMENDED - SEPTEMBER 13, 2011(Ord. No. 2011-27)AMENDED - JANUARY 8, 2013(Ord. No. 2013-14)AMENDED - MAY 28, 2013(Ord. No. 2013-41)AMENDED - JUNE 10, 2014(Ord. No. 2014-20)AMENDED - FEBRUARY 10, 2015(Ord. No. 2015-13)AMENDED - APRIL 14, 2015(Ord. No. 2015-26)AMENDED - JUNE 9, 2015(Ord. No. 2015-32)AMENDED - JULY 7, 2015(Ord. No. 2015-42)AMENDED - SEPTEMBER 22, 2020(Ord. No. 2020-25)AMENDED -DECEMBER 13, 2022(Ord. No. 2022-46)AMENDED - JUNE 28, 2022(Ord. No. 2022-27)AMENDED - APRIL 23, 2024(Ord. No. 2024-20)AMENDED - JUNE 11, 2024(Ord. No. 2024-28)AMENDED - MAY 24, 2016(Ord. No. 2016-15)AMENDED - JUNE 13, 2017(Ord. No. 2017-22)AMENDED - DECEMBER 12, 2017(Ord. No. 2017-46)AMENDED - MAY 8, 2018(Ord. No. 2018-23)AMENDED - JUNE 12, 2018(Ord. No. 2018-30)AMENDED - SEPTEMBER 11, 2018(Ord. No. 2018-42)AMENDED - SEPTEMBER 25, 2018(Ord. No. 2018-48)AMENDED - SEPTEMBER 24, 2019(Ord. No. 2019-21)AMENDED - OCTOBER 8, 2019(Ord. No. 2019-33)AMENDED - JUNE 9, 2020(Ord. No. 2020-15)AMENDED - JULY 14, 2020(Ord. No. 2020-21)AMENDED - OCTOBER 13, 2020(Ord. No. 2020-31)AMENDED - OCTOBER 27, 2020(Ord. No. 2020-34)AMENDED - NOVEMBER 10, 2020(Ord. No. 2020-42)AMENDED - MARCH 1, 2021(Ord. No. 2021-08)AMENDED - OCTOBER 27, 2020(Ord. No. 2020-36)AMENDED - APRIL 27, 2021(Ord. No. 2021-17)AMENDED - SEPTEMBER 28, 2021(Ord. No. 2021-32)AMENDED - OCTOBER 26, 2021(Ord. No. 2021-36)AMENDED - JUNE 14, 2022(Ord. No. 2022-24)AMENDED -SEPTEMBER 27, 2022(Ord. No. 2022-35A)AMENDED -JANUARY 10, 2023(Ord. No. 2023-03)AMENDED -JANUARY 24, 2023(Ord. No. 2023-06)AMENDED -JANUARY 24, 2023(Ord. No. 2023-08)AMENDED -APRIL 25, 2023(Ord. No. 2023-20)AMENDED -MAY 23, 2023(Ord. No. 2023-25)AMENDED -MAY 23, 2023(Ord. No. 2023-27)AMENDED -OCTOBER 24, 2023(Ord. No. 2023-51)AMENDED -NOVEMBER 14, 2023(Ord. No. 2023-57)AMENDED -NOVEMBER 14, 2023(Ord. No. 2023-60)AMENDED -MARCH 26, 2024(Ord. No. 2024-07)AMENDED -MARCH 26, 2024(Ord. No. 2024-09)AMENDED - APRIL 9, 2024(Ord. No. 2024-19)Orange Blossom Mixed Use SubdistrictVanderbilt Beach / Coller Blvd. Commercial SubdistrictHenderson Creek Mixed Use SubdistrictGoodlette / Pine Ridge Mixed Use SubdistrictLivingston Road / Veterans MemorialBoulevard East Residential SubdistrictVentana Pointe Residential OverlayCarman Drive SubdistrictRadio Road Commercial infill SubdistrictRESEARCH AND TECHNOLOGY PARK SUBDISTRICTBuckley Mixed Use SubdistrictCOMMERCIAL MIXED USE SUBDISTRICTHibiscus Residential Infill SubdistrictLivingston Road / Radio Road Commercial Infill SubdistrictVanderbilt Beach Road Neighborhood Commercial SubdistrictEXHIBIT "A"EXHIBIT "A"PETITION PL20230008643DRAFTSubject SiteSubject SiteConservation DesignationEstates DesignationNatural Resource Protection Area (NRPA) OverlayUrban-Rural Fringe Transition Area OverlayNorth Belle Meade OverlayImmokalee Road Rural Village OverlayNC Square Mixed Use OverlayCollier Boulevard / Interstate 75 Innovation Zone OverlayBelle Meade Hydrologic Enhancement OverlayBayshore/Gateway Triangle Redevelopment OverlayRural Lands Stewardship Area OverlayOVERLAYS ANDSPECIAL FEATURESArea of Critical State Concern OverlayAirport Noise Area OverlayIncorporated AreasCoastal High Hazard AreaUS 41 East OverlayAGRICULTURAL / RURAL DESIGNATIONAGRICULTURAL/RURAL MIXED USE DISTRICTRURAL COMMERCIAL SUBDISTRICTCorkscrew Island Neighborhood Commercial SubdistrictBasik Drive Storage Commercial SubdistrictRURAL FRINGEMIXED USE DISTRICTNeutral LandsSending LandsReceiving LandsRural Industrial DistrictRural Settlement Area DistrictTamiami Trail Greenway Road Mixed Use SubdistrictPage 3062 of 3681
STAFF REPORT
COLLIER COUNTY PLANNING COMMISSION
FROM:GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT, ZONING DIVISION, COMPREHENSIVE PLANNING
SECTION
HEARING DATE:DECEMBER 19, 2024
SUBJECT: PETITION PL20230008643/SMALL SCALE GROWTH MANAGEMENT
PLAN AMENDMENT FOR THE TAMIAMI TRAIL GREENWAY ROAD
MIXED USE SUBDISRICT (Companion to PUDZ- PL20230008640)
ELEMENTS:FUTURE LAND USE ELEMENT (FLUE)
_______________________________________________________________________________
AGENT/APPLICANT:
Agent: Robert Mulhare, FAICP/ Jeremie Chastain, AICP
Holes Montes, A Bowman Company
950 Encore Way
Naples, FL 34110
Applicant: David Stevens & Robert Carroll Owner:KELVIN ANDERSON
Investment Properties Corporation of Naples DJ GREENWAY LLC
3838 Tamiami Trail JD GREEWANY LLC
Naples, FL 34103
GEOGRAPHIC LOCATION:
The subject property comprises ±24.41
acres and is located in the northwest
quadrant of the intersection of Tamiami
Trail East and Greenway Road in Section
12, Township 51 South, and Range 26
East.
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REQUESTED ACTION:
The applicant proposes a small-scale Comprehensive Plan amendment to the Future Land Use
Element (FLUE), specifically to create a new subdistrict called The Tamiami Trail Greenway
Road Mixed Use Subdistrict that will provide lands for a maximum of 300 multi-family dwelling
units and a maximum of 64,000 square feet of gross floor area (GFA) of Commercial Intermediate
(C-3) zoning district uses.
EXISTING CONDITIONS:
Subject Property: The ±24.41-acre subject properties consist of residential/commercial
Agricultural uses and vacant property. The properties are designated on the Future Land Use Map
(FLUM) as Urban, Urban Mixed-Use District, and Urban Residential Subdistrict, as well as being
located within the boundaries of the US 41 East Corridor Overlay, specifically within the
boundaries of an identified as a community center. The Urban Residential Future Land Use
designation is intended to provide for higher densities in an area with fewer natural resource
constraints and where existing and planned public facilities are concentrated.
Surrounding Lands:
North: Future Land Use Designation; Urban Residential. Zoned; Rural Agricultural (A). Land
Use: Single-family Residential.
East: Future Land Use Designation; Rural Agricultural/Receiving Subdistrict of the Rural
Fringe Mixed Use Overlay. Zoned: Rural Agricultural/Receiving subdistrict of the
Rural Fringe Mixed Use Overlay. Land Use: Single-family Residential
South: Future Land Use Designation; Urban Coastal Fringe. Zoned: Charlee Estates
PUD/Marco Shores/Fiddlers Creek PUD. Land Use: Single-family Residential
West: Future Land Use Designation; Urban Residential. Zoned: Agricultural (A)/ Mobile
Home (MH). Land Use: Church/ Mobile Home Residential
In summary, the existing and planned land uses in the larger surrounding area are primarily single-
family and Agricultural Uses.
BACKGROUND AND ANALYSIS:
The subject ±24.41-acre site currently consists of four (4) residential units spread across several
parcels, vacant agricultural land, and related commercial agricultural uses. This accumulation of
properties is within a pocket of urban residentially designated land bordered by the Receiving
Designation of the Rural Fringe Mixed-use district to the East, Urban Coastal Fringe subdistrict to
the South, and Urban Residential Fringe to the West. All of these subdistricts have limitations on
the amount of density and commercial development allowed within them; however, the urban
mixed-use designation is not subject to these same restrictions as justified by the commercial needs
analysis.
As stated above, the subject property is located within the Urban Mixed-Use District, which is
intended to accommodate a variety of residential and non-residential land uses, including mixed-
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use developments such as Planned Unit Developments such as the proposed development. The
project is also located within the boundaries of the US41 East Corridor Overlay, specifically within
the boundaries identified as a community center. Per the Future Land Use Amendment,
Community Centers are proposed to include moderate to low-intensity mixed-use development,
commercial, residential development, hotel/motel at a maximum density of 26 units per acre, and
certain economic development uses. The proposed maximum density of 300 multi-family dwelling
units equates to a density of 12.3 units an acre. This is achieved by committing 30% of the total
units to those households that qualify for the affordable housing program. More specifically,
fifteen percent (15%) of the units are to be rented to households whose incomes do not exceed
eighty percent (80%) of the Area Median Income (AMI), and fifteen percent (15%) of the units
will be rented to households whose incomes do not exceed one hundred percent (100%) of the
Area Median Income (AMI). While these commitments are beneficial for the county, they only
generate an allowable density of 10.5 units an acre based on the current affordable housing bonus
program. However, the commitments provided for in the proposed subdistrict are consistent with
the proposed changes to the affordable housing bonus program (PL20210001291), making it
supportable by staff.
The proposed subdistrict also includes a maximum of 64,000 square feet of gross floor area (GFA)
of Commercial Intermediate (C-3) zoning district uses. The applicant provided a commercial needs
analysis prepared by Zonda which identified analysis of the existing FLUE designation/overlay,
projected traffic counts/drive times to employment centers, retail supply/demand, and an economic
overview.
As stated in the provided study, the C-3 uses included within the proposed subdistrict align with
the uses allowed within neighborhood centers in the US41 overlay, excluding gas service stations,
a use discouraged by the overlay. The study also identified a 15- and 30-minute dive time to
needed goods, services, and employment centers for which the study identified that much of
developed Collier County and southern Lee County is within 45 minutes of the subject property.
This includes numerous healthcare employers, including Lee Health at Coconut Point, commercial
activity centers such as Pine Ridge Rd. and Airport Rd., and most NCH Healthcare System and
Arthrex facilities, conveniently located within 15 to 30 minutes of the site. This study noted that
the highest proportion of commuter destinations for residents which includes the activity center at
US41 E and Collier Blvd. More than 4,800 individuals traveled outside of the radius for
employment, indicating the need for more employment opportunities in the area.
Employment sectors for inflow and outflow are heavily concentrated in accommodations, food
services, retail trade, and health care sectors; combined, these sectors, according to the study,
account for 42.2% of all employment in the area, meaning that the commercial area proposed as
part of the amendment will allow for easier access to employment centers by reducing trip length.
Zonda reviewed vacant commercial inventory within a 15-minute drive time of the subject
property. The only vacant commercial is at the Publix-anchored Shoppes at Fiddler’s Creek Plaza.
There are three out parcels available for development, which could be food service or a small strip
center. There is also an 11.69-acre parcel that will likely be developed into a neighborhood center
that draws traffic from the neighboring Publix, which is essentially an expansion of the currently
developed Publix plaza. Additionally, at least one pending PUDZ/GMPA is currently pending
within the vicinity of the subject property. Per Collier County records, PL20230007470 and
PL20230007471, a PUDZ and GMPA respectively, will include a maximum of 30,000 square feet
of retail space with no grocery component. Per the International Council of Shopping Centers, a
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30,000-square-foot center falls under the “Strip/Convenience” center category. Ultimately, the
Zonda Commercial Needs Analysis noted that the future development of this commercial space
will come with additional household growth to the submarket; it is highly unlikely to be sufficient
for the expected demand in the next five years. The 64,000 square feet of retail space proposed in
the subdistrict is supportable given the expected population growth and existing and approved
commercial space in the area.
Comprehensive Planning Staff believes the petitioner has provided appropriate and relevant data
and analysis to address the statutory requirements for a Plan Amendment identified below. Though
the inclusion of additional density and commercial uses within the proposed subdistrict is
inconsistent with the urban residential subdistrict, staff agrees that there is a need for additional
housing opportunities and commercial allowances to serve those future residents of this portion of
Collier County. Comprehensive Planning Staff finds that the creation of the proposed subdistrict
on the property to allow the uses identified within the subdistrict would be consistent with the
goals and policies of the Growth Management Plan as well as the Florida State Statues listed
below.
CRITERIA FOR GMP AMENDMENTS FLORIDA STATUTES:
Data and analysis requirements for comprehensive plans and plan amendments are noted in
Chapter 163, F.S., specifically as listed below.
Section 163.3177(1)(f), Florida Statutes:
(f) All mandatory and optional elements of the comprehensive plan and plan amendments shall be
based upon relevant and appropriate data and an analysis by the local government that may
include, but not be limited to, surveys, studies, community goals and vision, and other data
available at the time of adoption of the comprehensive plan or plan amendment. To be based
on data means to react to it in an appropriate way and to the extent necessary, as indicated by
the data available on that particular subject at the time of adoption of the plan or plan
amendment at issue.
1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
deemed a part of the comprehensive plan unless adopted as a part of it. Copies of such
studies, surveys, data, and supporting documents for proposed plans and plan amendments
shall be made available for public inspection, and copies of such plans shall be made
available to the public upon payment of reasonable charges for reproduction. Support data
or summaries are not subject to the compliance review process, but the comprehensive plan
must be clearly based on appropriate data. Support data or summaries may be used to aid in
the determination of compliance and consistency.
2. Data must be taken from professionally accepted sources. The application of a
methodology utilized in data collection or whether a particular methodology is
professionally accepted may be evaluated. However, the evaluation may not include
whether one accepted methodology is better than another. Original data collection by local
governments is not required. However, local governments may use original data so long as
methodologies are professionally accepted.
3. The comprehensive plan shall be based upon permanent and seasonal population estimates
and projections, which shall either be those published by the Office of Economic and
Demographic Research or generated by the local government based upon a professionally
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6
acceptable methodology. The plan must be based on at least the minimum amount of land
required to accommodate the medium projections as published by the Office of Economic
and Demographic Research for at least a 10-year planning period unless otherwise limited
under s. 380.05, including related rules of the Administration Commission. Absent physical
limitations on population growth, population projections for each municipality and the
unincorporated area within a county must, at a minimum, be reflective of each area’s
proportional share of the total county population and the total county population growth.
Section 163.3177(6)(a)2. Florida Statutes:
2. The future land use plan and plan amendments shall be based upon surveys, studies, and
data regarding the area, as applicable, including:
a. The amount of land required to accommodate anticipated growth.
b. The projected permanent and seasonal population of the area.
c. The character of undeveloped land.
d. The availability of water supplies, public facilities, and services.
e. The need for redevelopment, including the renewal of blighted areas and the
elimination of nonconforming uses which are inconsistent with the character of the
community.
f. The compatibility of uses on lands adjacent to or closely proximate to military
installations.
g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and
consistent with s. 333.02.
h. The discouragement of urban sprawl.
i. The need for job creation, capital investment, and economic development that will
strengthen and diversify the community’s economy.
j. The need to modify land uses and development patterns within antiquated
subdivisions.
Section 163.3177(6)(a)8. Florida Statutes:
(a) A future land use plan element designating proposed future general distribution, location, and
extent of the uses of land for residential uses, commercial uses, industry, agriculture,
recreation, conservation, education, public facilities, and other categories of the public and
private uses of land. The approximate acreage and the general range of density or intensity of
use shall be provided for the gross land area included in each existing land use category. The
element shall establish the long-term end toward which land use programs and activities are
ultimately directed.
8. Future land use map amendments shall be based upon the following analyses:
a. An analysis of the availability of facilities and services.
b. An analysis of the suitability of the plan amendment for its proposed use
considering the character of the undeveloped land, soils, topography, natural
resources, and historic resources on site.
c. An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
Section 163.3187 Florida Statutes: [qualifications to follow the small-scale GMPA process]
Process for adoption of the small-scale comprehensive plan amendment.
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(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 subject site
comprises ±24.41acres.]
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 with the small-scale
future land use map amendment shall be permissible under this section. [This amendment does
include a text change to the Comprehensive Plan, and those text changes are directly related to
the proposed future land use map amendment.]
(a) 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). [The
subject property is not located within an Area of Critical State Concern.]
(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. Corrections, updates, or modifications of current
costs which were set out as part of the comprehensive plan shall not, for the purposes of this act,
be deemed to be amendments. [This amendment preserves the internal consistency of the plan
and is not a correction, update, or modification of current costs that were set out as part of the
comprehensive plan.]
NEIGHBORHOOD INFORMATION MEETING (NIM) NOTES:
Both the PUD Rezone and the companion Growth Management Plan Amendment (GMPA) were
presented and discussed at the NIM. In total, there were five members of the public present.
Questions on building height, landscape buffer, and water and sewer impact were confirmed.
Concerns were brought up about Traffic at US41 and Greenway, the proposed use of a carwash, the
requested density of affordable housing, and the environmental impact, were all addressed. A NIM
summary is included in Exhibit B, beginning on page 236.
FINDINGS AND CONCLUSIONS:
x There is need for additional housing options, capital investment, and economic
development that will strengthen and diversify the community’s economy in this area.
x County water and wastewater service is available to the site.
x Transportation system impacts have not been identified with this petition.
Environmental Findings:
The subject property is ±24.41 acres. The existing site conditions were field verified by
staff during the review of the Planned Unit Development (PUD) for the project. The project
is currently zoned Agriculture; it has been partially cleared and has a single-family home
onsite. The property contains 0.20 acres of native vegetation, which will require .05 acres
for preservation.
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The proposed GMP Amendment has no effect on the requirements of the Conservation and
Coastal Management Element (CCME) of the Growth Management Plan. The native
vegetation preservation requirement of 0.05 acres (25% of 0.20 acres) will be mitigated
offsite, thus meeting the requirements of CCME, Policy 6.1.2, and LDC section 3.05.07.
The gopher tortoise burrows observed onsite will require consultation with the Florida Fish
and Wildlife Conservation Commission (FWCC) before construction, as required by
CCME Objective 7.1.
This project does not require an Environmental Advisory Council (EAC) review, as this
project did not meet the EAC scope of land development project reviews identified in
Section 2-1193 of the Collier County Codes of Laws and Ordinances. Environmental
Services staff recommends approval of the proposed petition.
LEGAL CONSIDERATIONS:
This Staff Report was reviewed by the County Attorney’s Office on November 22, 2024. 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. The criteria for changes to the Future Land Use Map is in
Section 163.3177(6)(a)8, Florida Statutes.
STAFF RECOMMENDATION:
Staff recommends approval of the subdistrict as proposed and recommends that the Collier County
Planning Commission forward petition PL20230008643 Tamiami Trail Greenway Road Mixed
Use Subdistrict to the Board of County Commissioners with a recommendation to approve and
adopt and transmit to the Florida Department of Commerce and other statutorily required agencies.
NOTE: This petition has been tentatively scheduled for the January 28, 2025, BCC meeting.
Attachments:
1. Staff Report
2. Ordinance
3. Commercial Needs Analysis (revised March 2021)
4. NIM Documents (May 24, 2024)
5. Legal Ad & Sign Posting
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East Trail Mixed Use Project: Commercial Demand Analysis – Naples, FLSouth Real Estate GroupDecember 2023Page 3071 of 3681
Key Findings 4East Trail Parcels Overview 6Retail Supply vs Demand 23Economic & Demographic Overview 29Appendix 38Page 3072 of 3681
3East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupBackground/Objectives, Key Contacts & Limiting ConditionsBACKGROUND & OBJECTIVESHole Montes (“Client”) is working with a developer that is considering aninvestment opportunity in a mixed-use development on a +/- 24.41-acreproperty at the northwest corner of Tamiami Trail and Greenway Road inNaples Florida ("Subject"). Approximately 5.88 acres of the project will bedesignated for commercial use, and the Client is planning for a 64,000square foot neighborhood retail center. The remaining 18.53 acres will bedeveloped into a 320-unit multifamily community with approximately 20%designated as “affordable” units. The Client seeks an economic assessmentof the current supply and demand metrics in the market to provide supportfor the rezoning application. Our role at Zonda is to provide you with data,analysis,and conclusionsfor this effort.Client is responsible for representations about the development plans,marketing expectations and for disclosure of any significant information thatmight affect the ultimate realization of the projected results. There willusually be differences between projected and actual results because eventsand circumstances frequently do not occur as expected, and the differencemay be material. We have no responsibility to update our report for eventsand circumstances occurring after the date of our report. Payment of anyand all of our fees and expenses is not in any way contingent upon anyfactor other than our providing services related to this report.LIMITING CONDITIONSThe followingkey team membersparticipated on this analysis:Tim Sullivan, Senior Managing Principal, oversees our Advisorypractice. With over 40 years of experience, Mr. Sullivan is an expert inresidential and mixed-use feasibility studies, strategic planning andproduct development, and regularly conducts market analyses aroundthe UnitedStates and internationally.Susan Heffron, AICP, Vice President, managed the assignment. Ms.Heffron has over 20 years of real estate experience in the public andprivate sectors. She has worked in market research and analysis,entitlements, land use, and community planning, and process andprogram management for a wide variety of projects throughout thecountry, including serving as the Community Development and CodeEnforcement Manager for the City of Concord, North Carolina,responsible for the coordination of the City’s affordable housingprograms.Additional support was provided as needed. KEY CONTACTSPage 3073 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group4Key FindingsPage 3074 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group5Zonda’s analysis indicates sufficient support for the rezoning change at the Subject for approximately 64,000 square feet of commercialspace. This is based on severalfactors, including:9In the immediate vicinity of the Subject, there are limited straight zoned parcels; most are incorporated into PUD developments. Asthere is limited existing zoning in the immediate area that could accommodate the proposed development without modifications toeither zoning or existing PUDs, the proposed change is appropriate. Similarly, there are limited straight zoned, vacant, parcelsthroughout the whole of Collier County. Within the County, most vacant parcels are incorporated into PUD developments or arelocated in Northern Collier County or Immokalee. As such, the proposed change is appropriate.9Over the next five years, the population is expected to grow by 9.71% while households are expected to grow by 11.11%. Thisincreased population will support additional commercial development in the local market9The median household income within the PMA is expected to grow an average of 4.08% per year to more than $81,000 by 2028. Additionally, households earning more than $100,000 are forecasted to experience the greatest growth, increasing by nearly 39%between 2023 and 2028. This will increase local spending power as well.9Based on the expected population growth and current consumer spending, the projected retail spending growth for the PMA isnearly $576.5 million by 2028.All retail categories are expected to grow, including apparel and services, pets, and household furnishingsandimprovement.Evenmoresignificantisthegrowthinexpecteddemandinfoodcategorieswithina15-minutedrivetimeoftheSubject; food away from home is expected to grow by over $26.2 million while food consumed at home is forecasted to increase bymore than $51 million over the next five years.9Zonda also reviewed the retail establishments within the 15-minute drivetime that are able to service the current and futurepopulation. According to ESRI, 33.7% of all businesses are services, 10.2% operate in the Finance, Insurance, and Real Estate industries,and 22.3% operate in the retail trade industry, as defined by SIC Codes. Just 0.4% of all businesses operate in the Apparel & AccessoryStores and 1.3% in the Furniture & Home Furnishings categories, which are two of the categories with the strongest current and futureconsumer spending outside of Food Spending categories.9Further, Eating & Drinking Places are just 7.7% of businesses, and spending in that category is expected to grow by 34% over the nextfive years. The surrounding restaurants are located primarily in private country clubs and are not available to the general public, yetthey are classified as a business. The current retail landscape is not sufficient to service current and projected retail demand in theSubject’s submarket.Summary of Key FindingsKey FindingsPage 3075 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group6East Trail Mixed Use Project OverviewPage 3076 of 3681
7East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupThe East Trail Mixed Use Project PUDZ and East Trail Mixed UseSubdistrict GMPA will include five parcels totaling approximately24.41 acres; nearly 5.88 acres of the property are contemplatedfor the Commercial use and are the Subject of this market study. The site is located on Tamiami Trail East, less than one-tenth of amile northwest of Sandpiper Drive and the Shoppes at Fiddler’sCreek. The property is currently designated Agriculture per theCounty’s current zoning regulations and as an Urban ResidentialSubdistrict for future land use designation.Source: Rvi PlanningSubject LocationEast Trail Mixed Use Project OverviewTract “R”Tract “C”Page 3077 of 3681
8East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupThe GMPA boundary for the Subject site is24.41 acres.The proposed development willinclude a maximum of 64,000 square feet ofcommercial development on 6.43 acres (Tract“C”). The residential component of the projectthat is not contemplated in this analysis, willinclude 320 low-rise multifamily apartments on18.53 acres (Tract “R”).Source: ClientSubject Site PlanEast Trail Mixed Use Project OverviewPage 3078 of 3681
9East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupSurrounding land uses include a mix of residential, commercial, and vacant land as well as industrial land uses further to the southeast.Commercial uses in the area include two convenience stores with gas pumps, a Publix Grocery store, several small businesses, and anurgent care. Most adjoining PUDs and zoning classifications are compatible with the proposed land use at the Subject. Source: Google Earth, Collier CountySubject LocationEast Trail Mixed Use Project OverviewResidentialResidentialIndustrialResidentialCommercialVacant LandChurchPage 3079 of 3681
10East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupCollier County ZoningEast Trail Mixed Use Project OverviewZonda completed an audit of Collier County Zoning to identify if therewas opportunity for the development of the Subject in the area thatwould not require zoning modifications. Much of Collier County iszoned open space or agricultural in the lesser developed regions of theCounty, with planned unit development zoning in the heavily populatedareas between the coast and Interstate 75. Commercial zoningclassifications, including ones that could support uses such as thoseproposed at the Subject, are primarily located along Tamiami Trail andin other small pockets between Tamiami Trail and I-75 As residentialdevelopment spreads southeast from Naples along Tamiami Trail, theprogression of supporting commercial land uses are expected andsupportable.Source: Collier CountyPage 3080 of 3681
11East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupSurrounding ZoningEast Trail Mixed Use Project OverviewZonda also completed an audit of Collier County Zoning in closerproximity to the Subject to identify if there was opportunity forthe development of the Subject in the area that would notrequire zoning modifications.In the immediate vicinity of theSubject, much of the land on the northern side of Tamiami Trail iscurrently zoned agricultural while the southern side is primarilyplanned unit development. There are, however, nearby pockets ofdeveloped and undeveloped land with commercial designations. While one tract is currently vacant, other uses include two gasstations, one to the northwest and one to the southeast. Source: Collier CountyPage 3081 of 3681
12East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupCollier County Land UsesEast Trail Mixed Use Project OverviewLarge swaths of Collier Countyhave conservation designationland use. Other dominant futureland use classifications in CollierCounty include urban residential,agricultural, residential estates,and agricultural/rural mixed-usedistricts. In 2021, there were only766 vacant commercial propertiesin all of Collier County; thisrepresents 0.3% of all parcels andless than 3.5% of all vacantparcels; this represents a declineof more than 8% between 2017and 2021. Source: The 2022 Collier County Economic, Demographic, and Community Profilehttps://www.colliercountyfl.gov/home/showpublisheddocument/104355/638270794290670000Page 3082 of 3681
13East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupThe future land use designation for the Subject is Urban Residential Subdistrict, while other designations in the immediate vicinity ofthe Subject are heavily focused in rural classifications. These areas also include both sending and receiving lands. Other land usedesignations in the area include mixed use activity center, industrial, urban residential fringe, and urban coastal fringe. Surrounding Land UsesEast Trail Mixed Use Project OverviewSource: Collier County - https://www.colliercountyfl.gov/home/showpublisheddocument/104614/638294977221570000EstatesReceiving LandsSending LandsUrban Residential SubdistrictConservationUrban Residential SubdistrictPage 3083 of 3681
14East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupFuture Land Use Approved MapsEast Trail Mixed Use Project OverviewThe rezoning of the Subject parcel is also compatible withapproved Future Land Use Approved Maps (FLUE).The“Greenway – Tamiami Trail East Commercial Subdistrict” isadjacent to the Subject along the southeastern edge of the parcel. This subdistrict was approved October 27, 2020, as OrdinanceNumber 2020-34.Source: Collier CountyPage 3084 of 3681
15East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupFuture Land Use Approved MapsEast Trail Mixed Use Project OverviewThe Henderson Creek Mixed Use District is locatedapproximately three miles to the west of the Subject. Thissubdistrict was approved February 10, 2015, as OrdinanceNumber 2015-13. This subdistrict is essentially complete; theresidential component of the District include approximately102 duplex homes (204 total dwelling units) that were built inthe late 2000’s. The commercial component includes a Wal-Mart Super Center and a Murphy USA Gas Station. Thecommercial component is significantly larger than what isproposed at the Subject and includes a gas station that is notincluded at the Site. The Subject will be complementary tothis existing retail, offering residents alternatives to the large,big box, retailers.Source: Collier CountyPage 3085 of 3681
16East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupUS 41 East OverlayEast Trail Mixed Use Project OverviewThe Subject is located within the boundaries of the US 41 EastCorridor Overlay Project, specifically within the boundaries ofan identified community center.Per the Future Land UseAmendment Exhibit A, Community Centers are proposed toinclude moderate to low intensity mixed use development,commercial, residential development, hotel/motel at a maximumdensity of 26 units per acre, and certain economic developmentuses. These proposed uses align with the planned neighborhoodcenter proposed for the site. The Subject will not include a gasservice station, a use discouraged by the overlay, as there is onelocated adjacent to the site and a second located just west ofJoseph Lane, near the end of the US 41 East Overlay.Source: Collier CountyPage 3086 of 3681
17East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupCollier County Parcel InventoryEast Trail Mixed Use Project OverviewSource: Collier CountyComparably sized parcels in Collier County were analyzed to determine if there was an opportunity to accommodate the proposed usesat the Subject that would not require a rezoning or growth plan amendment. Based on Collier County’s Assessor Data, accessed onNovember 15, 2023, there are only two parcels within the County meet the following requirements to accommodate a neighborhoodcenter:•The parcel must be sized between three and five acres•The parcel must be vacant but developable (i.e., not internal roadways, common open space, roadways, etc.)•The parcel must currently have a commercial land use code per the assessor’s recordsOne of these parcels is a portion of the Hideway Beach Association (PID 50030080008) while the second (PID 001219640001) is owned byUnited Telephone Company of Florida and is not considered a viable option. Additionally, Zonda investigated any parcels that were lessthan five acres could be assembled to meet the above requirements based upon identical ownership between parcels; there were noopportunities available to create an assemblage that would accommodate the Subject. Due to this small sample size, Zonda also examined larger parcels that were between five and ten acres that met similar standards. Basedon increasing the targeted parcel size, there are currently 22 parcels within the County meet the standards outlined above. Of theseparcels, 12 are either now developed or are in the development process. Of the remaining ten parcels, most are located in North CollierCounty or in Immokalee. Additionally, nine of these parcels are located within existing PUDs that would require modifications foradditional commercial square footage. Lastly, all parcels/tracts are located more than three miles from the Subject, the primary marketarea for the site.A detailed list of these parcels is on the following page.Page 3087 of 3681
18East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupCollier County Parcel InventoryEast Trail Mixed Use Project OverviewSource: Collier CountyParcel ID Owner Zoning Future Land Use Address Undeveloped?Land Use CodeTotal Acres37119840001 850.018 LAND TRUST CPUD (VWDWHV'HVLQJDWLRQ *2/'(1*$7(%/9': <HV10 5.1537119880003 850.018 LAND TRUST CPUD (VWDWHV'HVLQJDWLRQ :,/621%/9'1 <HV10 5.46004393603087$0,$0,//&PUD8UEDQ&RDVWDO)ULQJH6XEGLVWULFW 7DPLDPL7UDLO1HDU(QWUDQFH6WUHHW <HV10 5.882677000626%&+'3$571(56,//&CPUD (VWDWHV'HVLQJDWLRQ ,PPRNDOHHDW2UDQJHWUHH <HV10 5.9600122240007' .5(6,'(17,$/C-4&RPPHUFLDO0L[HG8VH6XEGLVWULFW , *URVV$YHDW1WK6WUHHW<HV10 6.2638170000009-26(3+$526,15(975867CPUD(VWDWHV'HVLQJDWLRQ *ROGHQ*DWH3DUNZD\DW6DQWD%DUEDUD5RDG <HV10 6.8300296600007()(,1&CPUD5HVLGHQWLDO'HQVLW\%DQGV 5DGLR5RDGDW5DGLR/DQH <HV10 7.1955425003255''&(/(67(//&PUD8UEDQ5HVLGHQWLDO6XEGLVWULFW &2//,(5%/9' <HV10 9.14004174000021$3/(6&2//,(5%/9'2:1(5//&MPUD 0L[HG8VH$FWLYLW\&HQWHU6XEGLVWULFW &ROOLHU%OYGDW$%HWWHU:D\ <HV10 9.24618410800081$3/(6*529(6/27//& 50) 8UEDQ&RDVWDO)ULQJH6XEGLVWULFW %D\VKRUH'ULYHDW6WRUWHU$YH <HV10 9.600398880204%%35($/7<//&PUD0L[HG8VH$FWLYLW\&HQWHU6XEGLVWULFW &ROOLHU%OYGDW'DYLV%OYG <HV10 9.69419332400061$3/(66(1,25&175$7-)&61& &)38' (VWDWHV'HVLQJDWLRQ6200 AUTUMN OAKS LN1R10 5419310800061$3/(66(1,25&175$7-)&6,1& &)38' (VWDWHV'HVLQJDWLRQ6200 AUTUMN OAKS LN1R10 5.1506287440005:651%//& &LW\ ,QFRUSRUDWHG$UHD *8/)6+25(%/9'1 1R10 5.2506050000805&20021$*(&253 &LW\ ,QFRUSRUDWHG$UHD *22'/(77()5$1.5'1 1R10 5.31485860021020+3)/9,,///3MPUD8UEDQ5HVLGHQWLDO)ULQJH6XEGLVWULFW 5$77/(61$.(+$005' 1R10 6.0926300000755)2'3(55<1$3/(6//&PUD%D\+RXVH&DPSXV&RPPHUFLDO6XEGLVWULFW :$/.(5%,/75' 1R10 6.3001664405046$0
6($67,1&C-4 0L[HG8VH$FWLYLW\&HQWHU6XEGLVWULFW 1R10 6.54000769600062.((&+2%((,11/7'C-3&RPPHUFLDO0L[HG8VH6XEGLVWULFW 86+Z\ 1R10 7.4207632400061$3/(6%$<3523(57,(6//& &LW\ ,QFRUSRUDWHG$UHD7+$9(6 1R10 8.43660700013033$5.:$<3/$=$$662&//&C-4 0L[HG8VH$FWLYLW\&HQWHU6XEGLVWULFW *2/'(1*$7(3.:< 1R10 8.58706900005056272,*1$&,2*MPUD &RPPHUFLDO0L[HG8VH6XEGLVWULFW 5REHUWV$YH: 1R10 9.82Page 3088 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group19Source: ESRITraffic Count MapEast Trail Mixed Use Project OverviewThe Subject parcels are locatedapproximately 10 miles south ofInterstate 75, along East TamiamiTrail.As the area to the southwest ofthe site is primarily preservationland, there is limited traffic data inthe area. However, to the north ofthe Subject, both Tamiami Trail andCollier Boulevard have significantaverage daily traffic volumes. Connecting the area to I-75, CollierBoulevard north of Tamiami Trailaverages more than 36,000 cars aday, while to the south, heading toMarco Island, there are between24,000 and 38,000 cars per day. AsTamiami Trail heads northwest toNaples, approximately 11 miles away,traffic counts within three miles oftheSiteincreasefrom21,000vehicles per day to more than37,000.SubjectPage 3089 of 3681
20East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupEmployment by Census Tract and Drive-Time MapEast Trail Mixed Use Project OverviewThe Subject is located is within 45 minutes of many ofSouthwest Florida’s top employment destinations.Much of developed Collier County is within 45 minutesof the Subject, while areas such as Bonita Springs andEstero in Lee County are also within 45 minutes. Numerous healthcare employers including Lee HealthCoconut Point, as well as most facilities in the NCHHealthcare System and Arthrex, are convenientlylocated within 15 to 30 minutes of the Site. BothFlorida Gulf Coast University and Southwest FloridaInternational Airport are 45 minutes from the Subject. This location bodes well for the success of the project.Source: ESRI; Zonda, FGCU Regional Economic Research Institute30 Minutes15 Minutes45 MinutesEast NaplesFort MyersMarco IslandBig CypressNational PreserveSubjectNaplesEsteroBonita SpringsFlorida PantherNational WildlifePicayune StrandState ForestRank Company Employees1/HH+HDOWK14,0282/HH&RXQW\6FKRRO'LVWULFW11,00333XEOL[6XSHU0DUNHW9,7684/HH&RXQW\/RFDO*RYHUQPHQW9,14251&++HDOWKFDUH6\VWHP8,1596:DOPDUW7,2867&ROOLHU&RXQW\6FKRRO'LVWULFW5,7568&ROOLHU&RXQW\/RFDO*RYHUQPHQW5,1739$UWKUH[4,087100DUULRWW,QWHUQDWLRQDO,QF3,62011%D\IURQW+HDOWK2,80112&KDUORWWH&RXQW\/RFDO*RYHUQPHQW2,614130F'RQDOG
V2,61314+RPH'HSRW2,49715&KDUORWWH&RXQW\6FKRRO'LVWULFW2,15216:LQQ'L[LH1,89917+RSH+RVSLFH1,83818&KLFR
V)DV,QF1,55219)ORULGD*XOI&RDVW8QLYHUVLW\1,51920%ORRPLQ
%UDQGV,QF1,395Top Southwest Florida EmployersPage 3090 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group21Employment Concentration and Commute PatternsEast Trail Mixed Use Project OverviewIn 2021, most residents (59.9%) within three miles of the Subjectcommutedlessthan25miles.Whilemorethan11%traveledtoMarcoIsland, more residents combined traveled to Naples, Bonita Springs,and Fort Myers,The color-concentrated areas on the map to the rightindicate the highest proportion of commuter destinations for residents.More than 4,800 individuals traveled outside of the radius forunemployment indicate the need for more employment opportunities inthe area; these individuals are primarily employed in “All Other Services”industry class, are between 30 to 54 years old, and earn a minimum of$1,251 per month. Employment sectors for inflow and outflow areheavily concentrated in Accommodations and Food Services, RetailTrade, and Heath Care sectors; combined these sectors account for42.2% of all employment in the area. Source: Census BureauSubjectPage 3091 of 3681
22East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupRegional LocationEast Trail Mixed Use Project OverviewSource: Google Maps.Manatee ES and MSThe Subject is located on Highway 41 (Tamiami Trail), less than 3.5 miles southeast of Collier Boulevard, allowing for easy access to I-75,and to Naples, Bonita Springs, and Fort Myers to the north, and Marco Island to the south. The intersection of Tamiami Trail and CollierBoulevard offers a number of retail opportunities while a Publix grocery store and pharmacy, several local retail establishments, and anurgent care facility are located in the Shoppes at Fiddle Creek. With more than 1,300 homes planned for Fiddler’s Creek in addition to thenearly 1,500 homes currently occupied, additional retail, like that proposed at the Subject, will be necessary to support these households. As proposed, the Subject is compatible with, and complementary to, these uses and will meet future demand.Page 3092 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group23Retail Supply vs. Demand Page 3093 of 3681
24East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupMethodologyRetail Supply vs. DemandZonda completed a multi-phased analysis to determine the demand for additional retail space within the Subject’s submarket. Theproposed development will include a maximum of 64,000 square feet of retail space. Per the International Council of Shopping Centers,a 30,000 to 125,000 square foot center fallsunder the “Neighborhood Center” category. According to ICSC, a Neighborhood Center is an “This center is designed to provide convenience shopping for the day-to-day needs ofconsumers in the immediate neighborhood. According to ICSC's SCORE publication, roughly half of these centers are anchored by asupermarket, while about a third have a drugstore anchor. These anchors are supported by stores offering pharmaceuticals and health-related products, sundries, snacks and personal services. A neighborhood center is usually configured as a straight-line strip with noenclosed walkway or mall area, although a canopy may connect the storefronts.” The typical trade area size is three miles, per ICSC:however,Zondautilized a 15-minute drive timeboundary to define the target market area for the Subject.Zonda’s retail analysis was completed as follows:Reconciled retail demand with existing and planned supply to determine if existing entitlements and projects are sufficient to meet the projected population growth within the Subject’s primary trade area.Performed a retail gap analysis based on today’s population (2023) and expected population over the next five (2028) years.Determine projected population growth within a three-mile radius of the Subject per ESRI data.Page 3094 of 3681
25East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupPrimary Market AreaRetail Supply vs. DemandTo complete a retail analysis for theSubject, Zonda determined the PrimaryMarket Area (PMA) as a 15-minutedrivetime from the Subject. Over thenext five years, the population is expectedto grow by 9.71% while households areexpected to grow by 11.11%. Thisincreased population will supportadditional commercial development inthe local market. The median householdincome within the PMA is expected togrow an average of 4.08% per year tomore than $81,000 by 2028. Additionally,households earning more than $100,000are forecasted to experience the greatestgrowth, increasing by nearly 39%between 2023 and 2028. This willincrease local spending power as well.Itis important to note that thesepopulation growth forecasts do notaccount for any changes in future landuse (additional residential housing) andare based on annual census communitysurveys only. Given the growth trajectoryin Collier County to the east, it is likelythat additional residential developmentswill continue along Tamiami Trail East,thus increasing the population greaterthan projected.Primary Market Area (PMA)Source: ESRI15 MinutesPrimaryMarketArea (2028 Est.)Population: 51,457Households: 23,165Avg. HH Size: 2.18MedianHH Income: $81,508Per Capita Income: $59,982PrimaryMarketArea (2023)Population: 46,904Households: 20,849Avg. HH Size: 2.20MedianHH Income: $67,697Per Capita Income: $48,808Page 3095 of 3681
26East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupRetail DemandRetail Supply vs. DemandBased on the expected population growth and current consumer spending, the projected retail spending growth for the PMA is nearly$576.5 million by 2028.All retail categories are expected to grow, including apparel and services, pets, and household furnishings andimprovement. Even more significant is the growth in expected demand in food categories within a 15-minute drivetime of the Subject; foodaway from home (restaurants, fast food, fast casual establishments, etc.) is expected to grow by over $26.2 million but food consumed athome is forecasted to increase by more than $51 million over the next five years. Average consumer spending by households in thesecategories is expected to increase approximately $3,600 between 2023 and 2028. For 2023, the PMA needed an additional 148,866 square feet of retail space to meet consumer spending demands. An additional 187,134square feet of retail space will be required to address the needs of households within the 15-minute drivetime of the Subject. The 64,000maximum square footage proposed for the Site will address this gap.Source: ESRI, Bureau of Labor Statistics Consumer Expenditures SurveysMinimum Store Size2023 Consumer Spending2023 Consumer Spending by Household2023 Additional Square Feet Needed2028 Forecasted Demand2028 Forecasted Demand by Household2028 Additional Square Feet NeededProjected Spending Growth$SSDUHODQG6HUYLFHV VTXDUHIHHW$41,779,923 $2,004 66,011 $56,308,153 $2,431 81,810 $14,528,230&RPSXWHU VTXDUHIHHW$5,972,115 $286 0 $8,066,239 $348 87 $2,094,1243HWV VTXDUHIHHW$25,398,526 $1,218 1,317 $33,935,140 $1,465 1,745 $8,536,6147R\V*DPHV&UDIWV+REELHV VTXDUHIHHW$3,447,979 $165 7,185 $4,631,499 $200 9,015 $1,183,520+RXVHKROG)XUQLVKLQJVDQG(TXLSPHQW VTXDUHIHHW$40,516,024 $1,943 18,916 $54,509,408 $2,353 27,176 $13,993,3843HUVRQDO&DUH3URGXFWV VTXDUHIHHW$11,426,671 $548 16,470 $15,402,023 $665 18,378 $3,975,352Retail Spending $128,541,238 $6,165 109,899 $172,852,462 $7,462 138,211 $44,311,224)RRGDW+RPH VTXDUHHIHHW$150,026,348 $7,196 16,078 $202,013,511 $8,721 17,673 $51,987,163)RRG$ZD\IURP+RPH VTXDUHIHHW$75,427,266 $3,618 22,889 $101,636,413 $4,387 31,250 $26,209,147Food Spending $225,453,614 $10,814 38,967 $303,649,924 $13,108 48,923 $78,196,310Totals $353,994,852 $16,979 148,866 $476,502,386 $20,570 187,134 $122,507,534Retail Demand Page 3096 of 3681
27East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupRetail SupplyRetail Supply vs. DemandZonda also reviewed the retail establishments within the 15-minute drivetime that are able to service the current and futurepopulation. According to ESRI, 33.7% of all businesses are services, 10.2% operate in the Finance, Insurance, and Real Estate industries,and 22.3% operate in the retail trade industry, as defined by SIC Codes. Just 0.4% of all businesses operate in the Apparel & AccessoryStores and 1.3% in the Furniture & Home Furnishings categories, which are two of the categories with the strongest current and futureconsumer spending outside of Food Spending categories.Further, Eating & Drinking Places are just 7.7% of businesses, and spending in that category is expected to grow by 34% over the nextfive years. The surrounding restaurants are located primarily in private country clubs and are not available to the general public, yet theyare classified as a business. The current retail landscape is not sufficient to service current and projected retail demand in the Subject’ssubmarket.Source: ESRI, Data Axel, Inc.CategoryNumber of BusinessesPercentNumber of EmployeesPercent+RPH,PSURYHPHQW18 1.6% 226 1.8%*HQHUDO0HUFKDQGLVH6WRUHV11 1.0% 554 4.3%)RRG6WRUHV41 3.7% 1,143 8.9%$XWR'HDOHUV *DV6WDWLRQV18 1.6% 91 0.7%$SSDUHO $FFHVVRU\6WRUHV5 0.4% 21 0.2%)XUQLWXUH +RPH)XUQLVKLQJV15 1.3% 46 0.4%(DWLQJ 'ULQNLQJ3ODFHV86 7.7% 1,323 10.3%0LVFHOODQHRXV5HWDLO55 4.9% 465 3.6%Retail Trade Summary 249 22.2% 3,869 30.2%Page 3097 of 3681
28East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupApproved Undeveloped Commercial Space in PMARetail AnalysisZonda reviewed vacant commercial inventory within a 15-minute drivetime of the Subject.The only vacant commercial is at the Publix-anchored Shoppes at Fiddler’s Creek plaza. There are three outparcels available for development, which could be food service or a smallstrip center. There is also an 11.69-acre parcel that will likely be developed into a neighborhood center that draws traffic from theneighboring Publix (thus, an expansion of the current developed Publix plaza). Additionally, there is at least one pending PUDZ/GMPA that is currently pending within the vicinity of the Subject. Per Collier Countyrecords, PL20230007470 and PL20230007471, a PUDZ and GMPArespectively, will include a maximum of 30,000 square feet of retailspacewith no grocery component. Per the International Council of Shopping Centers, a 30,000 square foot center falls under the“Strip/Convenience” center category. The typical trade area size is less than a mile, per ICSC; this project is more than a mile from theSubject. While the future development of this commercial will come with additional household growth to the submarket, it is highly unlikely to be sufficient for the expected demand in the next five years (and beyond). Theϲϰ,000 square feet of retail space proposed at the Subject is supportable given the expected population growth and existing and approved commercial space in the defined trade area. Source: Collier CountyParcel Acreage Approved SF DevelopedRemaining PUD Owner Land Use Code Retail Use32433201266 1.50DUFR6KRUHV)LGGOHU
V&UHHN )&2\VWHU+DUERU//& 9DFDQW&RPPHUFLDO 2XWSDUFHO32433201282 1.70DUFR6KRUHV)LGGOHU
V&UHHN )&2\VWHU+DUERU//& 9DFDQW&RPPHUFLDO 2XWSDUFHO32433201305 1.60DUFR6KRUHV)LGGOHU
V&UHHN )&2\VWHU+DUERU//& 9DFDQW&RPPHUFLDO 2XWSDUFHO32433201305 11.690DUFR6KRUHV)LGGOHU
V&UHHN )&&3UHVHUYH 9DFDQW&RPPHUFLDO 1HLJKERUKRRG&HQWHUTotal 16.49 325,000 88,216 236,784325,000 88,216 236,784Retail ConclusionWhile the future development of this commercial will come with additional household growth to the submarket, it is highly unlikely to besufficient for the expected demand in the next five (and beyond). The 64,000 square feet of retail space proposed at the Subject issupportable given the expected population growth and existing and approved commercial space in the defined trade area.Page 3098 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group29Economic & Demographic OverviewPage 3099 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group30Population and Household ComparisonEconomic & Demographic OverviewThe 2023 estimated population of Collier County was 396,840 people, a 2.5% increase over 2022; this population accounts for 167,737households, an increase of 2.8%. Over the next five years, household formation is expected to slightly outpace population growth at anestimated 0.9% annual household growth. Population in the County is expected to increase 0.7% over this same time. A significant portionof this growth is driven by in-migration of older households that are retiring to the area; more information on this trend is highlighted onthe next page.Source: ESRI3DVWH&KDUW6KRUW+HUH3DVWH&KDUW6KRUW+HUH3DVWH&KDUW6KRUW+HUH3DVWH&KDUW6KRUW+HUH396,840050,000100,000150,000200,000250,000300,000350,000400,000450,000Collier CountyTotal Population (2023)167,737020,00040,00060,00080,000100,000120,000140,000160,000180,000Collier CountyTotal Households (2023)0.7%0.0%0.1%0.2%0.3%0.4%0.5%0.6%0.7%0.8%05001,0001,5002,0002,5003,000Collier CountyAnnual Population Change (2023 - 2028)Annual Change% Annual Growth0.9%0.0%0.1%0.2%0.3%0.4%0.5%0.6%0.7%0.8%0.9%02004006008001,0001,2001,4001,600Collier CountyAnnual Household Change (2023 - 2028)Annual Change% Annual GrowthPage 3100 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group31Age ComparisonEconomic & Demographic OverviewRetirees make up the largest population segment in Collier County, followed by children and pre-retirees between 55 to 64; all other agecohorts each represent approximately 10% of the local population. Between 2023 and 2028, retirees, followed by individuals aged 35- to44-years old, are forecasted to experience the greatest increases in the County, increasing 7.6% and 7.0% respectively. The growth inyounger populations highlight the need for retailers that meet the needs to these two diverse segments.Source: ESRI3DVWH&KDUW/RQJ+HUH3DVWH&KDUW/RQJ+HUH14.4%
9.3%
10.1%
10.2%
10.3%
13.7%
32.0%0.0%5.0%10.0%15.0%20.0%25.0%30.0%35.0%Less than 15(Children)15 to 24(Children/Students)25 to 34(Renters/1st Time)35 to 44(1st Time)45 to 54(Move-Up)55 to 64(Move-Up/Down)65 Plus(Move-Down/Lifestyle)Population by Age (2023)Collier County1.9%
0.1%
-2.8%
7.0%
-0.6%
-6.0%
7.6%-8.0%-6.0%-4.0%-2.0%0.0%2.0%4.0%6.0%8.0%10.0%Less than 15(Children)15 to 24(Children/Students)25 to 34(Renters/1st Time)35 to 44(1st Time)45 to 54(Move-Up)55 to 64(Move-Up/Down)65 Plus(Move-Down/Lifestyle)Change in Population by Age (2023 to 2028)Collier CountyPage 3101 of 3681
32East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupIncome and Net WorthEconomic & Demographic OverviewThe highest median household income and net worth in Southwest Florida is in Collier County; the County also represents one of themost affluent areas in the entire state of Florida. The median household income in Collier County in 2023 was approximately $13,000more than the state of Florida. It is also $12,000 more than neighboring Lee County and $3,000 more than Monroe County. The olderdemographic, combined with higher earning potential workers as well as residents’ accumulated wealth, resulted in a median net worth inthe County that was $138,000 more than Monroe County as well as Florida as a whole and approximately $90,000 more than Lee County. Over the next five years, income is projected to increase for all households earning more than $75,000, with the most notable increases inhouseholds earning between $150,000 and $199,999. 3DVWH&KDUW6KRUW+HUH3DVWH&KDUW6KRUW+HUH3DVWH&KDUW/RQJ+HUH$78K$0$10,000$20,000$30,000$40,000$50,000$60,000$70,000$80,000$90,000Collier CountyHH. Income (2023)$293K$0$50,000$100,000$150,000$200,000$250,000$300,000$350,000Collier CountyNet Worth (2022)-30.0%-20.0%-10.0%0.0%10.0%20.0%30.0%40.0%Less than$15,000$15,000 to$24,999$25,000 to$34,999$35,000 to$49,999$50,000 to$74,999$75,000 to$99,999$100,000 to$149,999$150,000 to$199,999$200,000or GreaterChange in Household Income (2023 to 2028)Collier CountySource: ESRIPage 3102 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group33Annual Employment Growth vs. Unemployment – Collier CountyEconomic & Demographic OverviewFollowing the COVID-19 pandemic, employment in Collier County been robust, with back-to-back years of record job growth; the County added more than 17,000 jobs in two years.After unemployment spiked in 2020 at 7.4%, rapid job recovery resulted in the area’sunemployment rate normalizing below 4%. Slowing job growth is expected to continue through 2027, with the area’s unemployment rateremaining below 4%. Even as a destination for retirees, employment growth and a stable, low unemployment rate are generally goodindicators of the overall strength of the economy in Collier County.0.0%1.0%2.0%3.0%4.0%5.0%6.0%7.0%8.0%9.0%10.0%11.0%12.0%13.0%14.0%-15,000-10,000-5,00005,00010,0002003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F2024F2025F2026F2027FUnemployment RateAnnual Non-Farm Employment GrowthPrior Year ChangeUnemployment RateSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)Collier, FL County - Moody's Analytics Five-Year ForecastCategory 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F1RQ)DUP(PSOR\PHQW123,142 129,725 135,942 142,508 145,483 150,825 155,408 148,317 156,367 165,375 166,538 169,685 171,946 174,197 176,3193ULRU<HDU&KDQJH4,600 6,583 6,217 6,567 2,975 5,342 4,583 8,050 9,008 1,163 3,147 2,260 2,252 2,122$QQXDO&KDQJH3.9% 5.3% 4.8% 4.8% 2.1% 3.7% 3.0% -4.6% 5.4% 5.8% 0.7% 1.9% 1.3% 1.3% 1.2%Unemployment Rate 7.4% 6.2% 5.3% 4.7% 4.2% 3.6% 3.2% 7.4% 3.7% 2.8% 2.7% 3.5% 3.9% 3.9% 3.9%Page 3103 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group34L12M Job Growth by Sector – Collier CountyEconomic & Demographic OverviewJob growth in Collier County was led by Education & Health Services, while Leisure & Hospitality and Trade, Transportation and Utilities,as well as the three high earning employment segments, Financial Activities, Information, and Professional & Business services lostmore than 820 positions over the past twelve months.Even with these losses, related in part to the lingering impacts of Hurricane Ian, theLeisure & Hospitality sector remains the second largest sector in the Naples MSA, driven by the numerous restaurants, resorts, golf courses,and tourist destinations in the area.-153-62-398145873118-1492095-61-600-400-20002004006008001,000FinancialActivitiesInformation Professional &Business ServicesConstruction &MiningEducation &Health ServicesGovernment Leisure &HospitalityManufacturing Other Services Trade, Transp.and UtilitiesAnnual Non-Farm Employment GrowthSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)&DWHJRU\)LQDQFLDO$FWLYLWLHV,QIRUPDWLRQ3URIHVVLRQDO %XVLQHVV6HUYLFHV&RQVWUXFWLRQ 0LQLQJ(GXFDWLRQ +HDOWK6HUYLFHV*RYHUQPHQW/HLVXUH +RVSLWDOLW\0DQXIDFWXULQJ 2WKHU6HUYLFHV7UDGH7UDQVSDQG8WLOLWLHV&XUUHQW0RQWK 2FW 10,025 1,292 20,466 19,067 26,275 13,977 28,714 5,705 9,443 31,108&XUUHQW0RQWK 2FW 10,178 1,355 20,864 18,922 25,403 13,859 28,863 5,496 9,438 31,16912-Month Change -153 -62 -398 145 873 118 -149 209 5 -61Page 3104 of 3681
35East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupHistorical Income Growth – Collier CountyEconomic & Demographic OverviewMedian income in Collier County has generally well outpaced the median income for the United States as a whole; in 2022, however,income in these two geographies were the closest they had been in nearly a decade.This equalization was due to slower income growthin the County in 2020, a decline in median household income in Collier County that was unmatched by the nation as a whole in 2021, andlittle to no growth in 2022. Moody’s forecasts that median income in Collier County will continue to increase through 2027, remainingapproximately $4,000 higher the median income for the United States.$60,000$65,000$70,000$75,000$80,000$85,000$90,000-12%-10%-8%-6%-4%-2%0%2%4%6%8%2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F2024F2025F2026F2027FMedian IncomeAnnual Change in Median IncomeAnnual % ChangeMedian Income (Real)US Median IncomeCollier, FL County - Moody's Analytics Five-Year ForecastCategory 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F0HGLDQ,QFRPH 5HDO $71,758 $72,930 $73,034 $73,712 $74,494 $76,531 $81,950 $82,158 $80,782 $80,815 $82,634 $83,763 $84,214 $85,176 $85,900Annual % Change 1.9% 1.6% 0.1% 0.9% 1.1% 2.7% 7.1% 0.3% -1.7% 0.0% 2.3% 1.4% 0.5% 1.1% 0.8%0HGLDQ,QFRPH8QLWHG6WDWHV$65,200 $65,216 $65,583 $65,634 $66,814 $66,066 $70,317 $70,897 $71,164 $74,755 $78,663 $79,934 $80,660 $81,411 $82,199$QQXDO&KDQJH-0.6% 0.0% 0.6% 0.1% 1.8% -1.1% 6.4% 0.8% 0.4% 5.0% 5.2% 1.6% 0.9% 0.9% 1.0%Page 3105 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group36Following near historic permit activity in 2021, total building permits in Collier County declined in 2022 and are forecasted to declineagain in 2023 to below historic average.Construction activity in Collier County is forecasted to rebound, with an average 6,200 permitsissued per year between 2024 and 2027. Historically, there have been more single-family detached building permits issued compared tomultifamily building permits (67% compared to 33%) with projections indicating a slight shift toward single family construction through2027 (72% single family permits versus 28% multifamily permits).Residential Permit Issuances – Collier CountyEconomic & Demographic Overview01,0002,0003,0004,0005,0006,0007,0008,0002003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FResidential Building PermitsSFD Building PermitsMF Building PermitsHistorical AverageSource: Moody's Analytics; U.S. Bureau of Labor Statistics (BLS)Collier, FL County - Moody's Analytics Five-Year ForecastCategory 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F7RWDO%XLOGLQJ3HUPLWV2,678 3,610 4,060 3,829 4,194 4,386 3,991 4,473 6,766 5,517 3,922 5,603 6,309 6,587 6,318$QQXDO&KDQJH66.1% 34.8% 12.5% -5.7% 9.5% 4.6%-9.0% 12.1% 51.3% -18.5% -28.9% 42.8% 12.6% 4.4% -4.1%6)'%XLOGLQJ3HUPLWV1,760 2,477 3,078 2,892 2,930 3,253 3,300 3,256 4,380 3,519 3,066 3,560 4,281 4,779 4,822$QQXDO&KDQJH35.8% 40.7% 24.3% -6.0% 1.3% 11.0% 1.4% -1.3% 34.5% -19.7% -12.9% 16.1% 20.3% 11.6% 0.9%0)%XLOGLQJ3HUPLWV918 1,133 982 937 1,264 1,133 691 1,217 2,386 1,998 856 2,043 2,028 1,808 1,496$QQXDO&KDQJH190.5% 23.4% -13.3% -4.6% 34.9% -10.4% -39.0% 76.1% 96.1% -16.3% -57.1% 138.5% -0.7% -10.9% -17.2%Page 3106 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group37Home affordability in Collier County declined significantly in 2022 due to rising prices and rising interest rates; it is projected to fall againin 2023 to near record low affordability.Moody’s forecasts the Affordability Index to rise slowly through 2027. Should it continue asforecasted, this trend will represent one of the longest periods of unaffordability in the area. Affordability – Collier CountyEconomic & Demographic Overview77725848549015113713714011493909392901071038656474955596102550751001251501752003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027FAffordability IndexSource: Moody's Analytics; National Association of Realtors (NAR)Collier, FL County - Moody's Analytics Five-Year ForecastCategory 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023F 2024F 2025F 2026F 2027F$IIRUGDELOLW\,QGH[114.4 93.5 89.9 93.0 92.3 90.2 107.0 103.2 86.1 56.0 47.1 48.8 54.8 58.9 61.1Page 3107 of 3681
East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate Group38AppendixPage 3108 of 3681
39East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupICSC Shopping Center Definitions AppendixSource: ICSCPage 3109 of 3681
40East Trail Mixed Use Project: Commercial Demand Analysis – South Real Estate GroupRetail Store Minimum SizesAppendixCategoryMinimum Square Footage TypeNew car dealers 25,000-50,000sf RegionalUsed car dealers 25,000-50,000sf RegionalRecreational vehicle dealers 10,000-25,000sf Regional/Light Ind.Family clothing stores 10,000-30,000sf Reg/Twn CtrPharmacies and drug stores 10,000-15,000sf NeighborhoodNursery, garden center, and farm supply stores 5,000-10,000sf NeighborhoodAutomotive parts and accessories stores 5,000-10,000sf NeighborhoodPaint and wallpaper stores < 10,000sf Rg/Tn/NbWomen's clothing stores < 10,000sf Rg/Tn/NbShoe stores < 5,000sf Rg/Tn/NbExperiencial Retail < 10,000sf Town/NeighborHealth and personal care stores < 5,000sf Town/NeighborClothing accessories stores < 2,500 Town/NeighborJewelry stores < 2,500 Town/NeighborSewing, needlework, and piece goods stores < 2,500 Town/NeighborFlorists < 1,000 Town/NeighborLuggage and leather goods stores < 1,000 Town/NeighborGift, novelty, and souvenir stores < 1,000 Town/NeighborBook stores < 1,000 Town/NeighborNews dealers and newsstands < 1,000 Town/NeighborLimited-service restaurants < 5,000sf Rg/Tn/NbCoffee shops < 2,500sf Rg/Tn/NbDrinking places < 2,500sf Town/NeighborIce cream, soft serve & fzn ygrt < 2,500sf Rg/Tn/NbBagel/Bakery/Doughnut Shop < 2,500sf Town/NeighborBagel shops < 2,500sf Town/NeighborBeer, wine, and liquor stores < 2,500sf Town/NeighborGasoline stations w/ Convenience 2,500-5,000sf Rg/Tn/NbTire dealers 2,500-5,000sf Town/NeighborService Retailers < 2,500sf T/N/Bus.Food service contractors < 2,500sf Light Ind. Caterers < 2,500sf Bus.ParkSource: Claritas; ZondaPotential Food ServicesServicesPotential Retail StoresDealershipsPotential Anchors or Big Box RetailersNeighborhood StorePotential Specialty StoresPage 3110 of 3681
Thank you!Zonda ϰϬϬϬDĂĐƌƚŚƵƌŽƵůĞǀĂƌĚ͕^ŝƚĞϰϬϬEĞǁƉŽƌƚĞĂĐŚ͕CAϵϮϲϲϬ(877) 966-3210Page 3111 of 3681
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Page 1 of 2
Q:\FL-NAPL-HM\HMDATA-NP2\2023\2023075\WP\PUDZ\Post 3rd Resubmittal\Deviations and Justifications (rev 11-13-2024).docx
TAMIAMI TRAIL GREENWAY ROAD MPUD
DEVIATIONS AND JUSTIFICATIONS
1. Deviation 1 (Buffer Requirements) seeks relief from LDC Section 4.06.02- Buffer
Requirements, Table 2.4, Footnote 3, which states that “Buffer areas between commercial
outparcels located within a shopping center, Business Park, or similar commercial development
may have a shared [Type A] buffer 15 feet wide with abutting property contributing 7.5 feet”
to instead allow a shared buffer 10 feet wide with each property within the MPUD contributing
5 feet.
Justification: Tract C is adjacent to undeveloped, A zoned land to the east, Tract R to the
north, commercial development to the east, and Tamiami Trail E to the south. The
perimeter buffers will ensure the necessary screening and buffering of Tract C to the
surrounding area. The reduced width landscape buffers will be internal to the project. A
7.5-foot width still provides sufficient space for attractive, appropriate landscaping and will
not result in a negative impact to the surrounding area.
2. Deviation 2 (Buffer Requirements) seeks relief from LDC Section 4.06.02 – Buffer
Requirements, Table 2.4, which requires a 20-foot wide, Type D perimeter landscape buffer
where the proposed multi-family development is adjacent to Cecil Road to instead allow
for a 15-foot-wide Type B perimeter landscape buffer.
Justification: Cecil Road is an unimproved dirt drive ±12 feet in width that provides access
to one single-family home external to the site. Due to the low traffic, the proposed 15-foot
Type B perimeter buffer will provide attractive, appropriate landscape and sufficient
buffering and screening for the proposed development and adjacent single-family home.
3. Deviation 3 (Parking Space Requirements) seeks relief from LDC Section 4.05.04—
Parking Space Requirements, Table 17, which requires a total of 600 parking spaces for the
proposed multi-family dwelling units and accessory amenity uses located within Tract R
to instead allow 525 parking spaces if the SDP is for a housing mix of 138 1-bedroom; 132
2-bedroom; and 30 3-bedroom units; and the amenities include 3,500 sf leasing office,
1,500 sf gym, 3,000 sf meeting space, 1,500 sf pool, 1 bocce court and 1 putting green.
Any change to the foregoing will require an Administrative Parking Reduction per the LDC
with the associated parking demand study.
Justification: Based on the Collier County LDC parking standards criterion for multi-
family dwellings and accessory recreational uses, the parking requirement for the subject
property is 600 parking spaces.
Based on the Institute of Transportation Engineers (ITE) specific parking land use codes
for the multi-family dwellings and the Collier County LDC parking criteria for the
accessory residential uses, the overall parking requirement for the proposed development
is 511 parking spaces. Though more relevant, the ITE parking rates may be considered
more generalized since the data covers a broader spectrum of projects across the country.
Page 3338 of 3681
Page 2 of 2
Q:\FL-NAPL-HM\HMDATA-NP2\2023\2023075\WP\PUDZ\Post 3rd Resubmittal\Deviations and Justifications (rev 11-13-2024).docx
Based on site-specific, local parking rates and consistent with the ITE Parking Generation
Manual time of day distribution, the minimum number of parking spaces required for the
proposed residential development is determined to be 516 parking spaces.
A Parking Demand Study was prepared by Trebilcock Consulting Solutions. Based on the
results of this analysis, the peak parking demands for the proposed individual uses occur
at different times. The proposed developments parking supply equates to 1.75 parking
spaces per unit (525 total parking spaces) provides an adequate parking supply with a factor
of safety to satisfy the parking demand for the proposed development. The overall parking
supply and demand includes recreational facilities serving the community. Such a
comprehensive approach is subject to review and approval of an Administrative Parking
Reduction (APR), as permitted by County code. Please see the Parking Demand Study for
additional details.
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NOTICE OF PUBLIC HEARING
NOTICE OF INTENT TO CONSIDER ORDINANCES
Notice is hereby given that a public hearing will be held by the Collier County Board of County Commissioners
(BCC)at 9:00 A.M.on January 28, 2025, 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 AMENDING ORDINANCE
89-05, AS AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT PLAN,
SPECIFICALLY AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE LAND USE
MAP AND MAP SERIES BY CHANGING THE LAND USE DESIGNATION OF PROPERTY
FROM URBAN, MIXED USE DISTRICT, URBAN RESIDENTIAL SUBDISTRICT TO URBAN,
MIXED USE DISTRICT, TAMIAMI TRAIL GREENWAY ROAD MIXED USE SUBDISTRICT, TO
ALLOW CONSTRUCTION OF 300 MULTIFAMILY RENTAL UNITS WITH AFFORDABLE
HOUSING AND UP TO 64,000 SQUARE FEET OF GROSS FLOOR AREA OF COMMERCIAL
INTERMEDIATE, C-3 ZONING DISTRICT USES, AND FURTHERMORE DIRECTING
TRANSMITTAL OF THE ADOPTED AMENDMENT TO THE FLORIDA DEPARTMENT OF
COMMERCE. THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI TRAIL EAST,
APPROXIMATELY 441 FEET WEST OF INTERSECTION OF TAMIAMI TRAIL EAST AND
GREENWAY ROAD, IN SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 24.41± ACRES. [PL20230008643]
AND
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY,
FLORIDA AMENDING ORDINANCE NUMBER 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 A RURAL AGRICULTURAL (A) ZONING DISTRICT PARTLY WITH THE
AIRPORT ZONING OVERLAY TO A MIXED USE PLANNED UNIT DEVELOPMENT (MPUD)
ZONING DISTRICT PARTLY WITHIN THE AIRPORT ZONING OVERLAY TO BE KNOWN AS
TAMIAMI TRAIL GREENWAY ROAD MPUD, TO ALLOW CONSTRUCTION OF UP TO 300
MULTI-FAMILY RENTAL UNITS WITH AFFORDABLE HOUSING AND UP TO 64,000 SQUARE
FEET OF GROSS FLOOR AREA OF COMMERCIAL INTERMEDIATE, C-3 ZONING DISTRICT
USES, ON PROPERTY LOCATED NORTH OF TAMIAMI TRAIL EAST, APPROXIMATELY 441
FEET WEST OF INTERSECTION OF TAMIAMI TRAIL EAST AND GREENWAY ROAD, IN
SECTION 12, TOWNSHIP 51 SOUTH, RANGE 26 EAST, CONSISTING OF 24.41± ACRES; AND
BY PROVIDING AN EFFECTIVE DATE. [PL20230008640]
Page 3362 of 3681
A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection. All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed. Individual speakers will be limited to three (3) minutes on any item. The selection of any
individual to speak on behalf of an organization or group is encouraged. If recognized by the Chairman, a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven (7) days prior to the
public hearing. All materials used in presentations before the Board will become a permanent part of the record.
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 i s 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 Board 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
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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.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
CHRIS HALL,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By:-HQQLIHU+DQVHQ
Deputy Clerk (SEAL)
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