Agenda 03/25/2025 Item #17A (Ordinance - Allow up to 400 dwelling units with affordable housing, up to 100,000 gross square feet of commercial and light industrial uses, and up to an additional 80,000 gross square feet of mini-warehouse)3/25/2025
Item # 17.A
ID# 2025-691
Executive Summary
This item requires that ex-parte disclosure be provided by Commission members. Should a hearing be held on this item,
all participants are required to be sworn in. Recommendation to approve a rezoning ordinance for the Tamiami 58-Acre
Mixed-Use Planned Unit Development, within the Rural Fringe Mixed Use District-Receiving Lands Zoning Overlay
and partly within the Airport Zoning Overlay, to allow up to 400 dwelling units with affordable housing, up to 100,000
gross square feet of commercial and light industrial uses, and up to an additional 80,000 gross square feet of mini-
warehouse use on property located north of Tamiami Trail East, approximately 1,000 feet west of the intersection of
Tamiami Trail East and Recycling Way, in Section 18, Township 51 South, Range 27 East, in Collier County, Florida,
consisting of 58.22± acres. (PL20230007470) (Companion to item 11B [GMPA-PL20230007471, Tamiami Trail 50-
Acre Mixed-Use Subdistrict])
OBJECTIVE: To have the Board of County Commissioners (“Board”) review staff’s findings and recommendations
along with the recommendations of the Collier County Planning Commission (CCPC) regarding the above-referenced
petition and render a decision regarding the petition, and ensure the project is in harmony with all the applicable codes
and regulations in order to ensure that the community's interests are maintained.
CONSIDERATIONS: The subject 58.22± acre property is located on the north side of Tamiami Trail East (US 41)
across the street from Esplanade by the Islands, a residential community within Fiddler’s Creek. The property is
currently zoned Rural Agricultural zoning district with Rural Fringe Mixed Use-Receiving Lands and Airport Overlays
(A-RFMUO-Receiving-Airport Overlay). The request is to rezone the property from A-RFMUO-Receiving-Airport
Overlay zoning district to Mixed-Use Planned Unit Development with Rural Fringe Mixed Use-Receiving Lands and
Airport Overlays (MPUD-RFMUO-Receiving-Airport Overlay) zoning district to allow for the development of 400
residential units at 6.9 dwelling units per acre and 100,000 square feet of commercial and light industrial uses, and an
additional 80,000 square feet of mini-warehouse use.
The MPUD will provide an affordable housing component. The affordable housing component will allow a maximum
of 400 residential rental units with 30 percent of the units reserved for individuals earning at or below 100 percent of the
Area Median Income (AMI) or a maximum of 186 for-sale residential units with 15 percent of the units reserved for
individuals earning up to and including 120 percent of the AMI.
The site is located in the Coastal High Hazard Area. An Emergency Management commitment is in Exhibit F
(Developer Commitments) of the proposed PUD Ordinance that the developer shall provide one 45 KW generator to the
Emergency Management Division to be used at a hurricane evacuation shelter.
The Master Plan, located pages 3 and 4 of the Staff Report, depicts the area of the proposed residential tracts,
residential/commerce park tracts, lake tracts, vehicular circulation, and preserve area. The petitioner has provided the
required minimum of 30% open space or 17.47± acres. A 10.94± acre portion of the open space will be designated
preserve.
The petitioner proposes a maximum zoned building height of 50 feet and an actual building height of 55 feet for the
residential tracts and a zoned height of 55 feet and an actual height of 60 for the commercial tracts.
There is a proposed enhanced 20-foot-wide Type D landscape buffer (trees 30 feet on center and a hedge along vehicular
use areas) along Tamiami Trail East and a 10-foot wide Type A landscape buffer (trees 30 feet on center) along the other
property lines where there is no preserve.
The petitioner is seeking a deviation from the minimum required 60-foot right-of-way to allow a 50-foot right-of-way.
For further information please see the Deviation Section of the Staff Report located on page 20.
For further information, see Attachment A-Proposed PUD Ordinance.
The ordinance's title was amended for clarity to reflect that the subject property is located within the Rural Fringe
Mixed-Use District-Receiving Lands Zoning Overlay, and by means of approving this agenda item, the Board
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Item # 17.A
ID# 2025-691
recognizes the following ordinance title:
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 WITHIN THE RURAL FRINGE MIXED-USE DISTRICT-RECEIVING LANDS (RFMUD-
RECEIVING) ZONING OVERLAY AND PARTLY WITHIN THE AIRPORT ZONING OVERLAY TO A MIXED USE
PLANNED UNIT DEVELOPMENT (MPUD) ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED-USE
DISTRICT-RECEIVING LANDS (RFMUD-RECEIVING) ZONING OVERLAY AND PARTLY WITHIN THE AIRPORT
ZONING OVERLAY TO BE KNOWN AS TAMIAMI 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF COMMERCIAL
AND LIGHT INDUSTRIAL USES, AND UP TO AN ADDITIONAL 80,000 GROSS SQUARE FEET OF MINI-
WAREHOUSE USE, ON PROPERTY LOCATED NORTH OF TAMIAMI TRAIL EAST, APPROXIMATELY 1,000 FEET
WEST OF THE INTERSECTION OF TAMIAMI TRAIL EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51
SOUTH, RANGE 27 EAST, IN COLLIER COUNTY, FLORIDA, CONSISTING OF 58.22± ACRES; AND BY
PROVIDING AN EFFECTIVE DATE. (PL20230007470)
Support comprehensive affordable housing opportunities.
FISCAL IMPACT: The Rezone by and of itself will have no fiscal impact on Collier County. There is no guarantee
that the project, at build-out, will maximize its authorized level of development. However, if the Rezone is approved, a
portion of the land could be developed, and the new development will result in an impact on Collier County public
facilities.
The County collects impact fees prior to the issuance of a Certificate of Occupancy to help offset the impacts of each
new development on public facilities. These impact fees are used to fund projects identified in the Capital Improvement
Element of the Growth Management Plan as needed to maintain the adopted Level of Service (LOS) for public facilities.
Other fees collected prior to the issuance of a building permit include building permit review fees. Please note that
impact fees and taxes collected were not included in the criteria used by staff and the CCPC to analyze this petition
GROWTH MANAGEMENT IMPACT: Comprehensive Planning staff has reviewed the proposed Rezone and the
subject petition is consistent with the Future Land Use Element (FLUE) of the GMP subject to the adoption of GMPA-
PL20230007471, Tamiami Trail Mixed-Use Subdistrict.
LEGAL CONSIDERATIONS: As to the rezone: This is a site-specific rezone from a Rural Agricultural (A) Zoning
District partly within 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 58-Acre MPUD. The burden falls upon the applicant
to prove that the proposed rezoning is consistent with all the criteria set forth below. The burden then shifts to the Board
of County Commissioners, should it consider denying the rezone, to determine that such denial would not be arbitrary,
discriminatory, or unreasonable. This would be accomplished by finding that the proposal does not meet one or more of
the listed criteria below.
Criteria for MPUD Rezones
Ask yourself the following questions which will assist you in making a determination of approval or denial.
1. Consider: The suitability of the area for the type and pattern of development proposed in relation to physical
characteristics of the land, surrounding areas, traffic and access, drainage, sewer, water, and other utilities.
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Item # 17.A
ID# 2025-691
2. Is there adequacy of evidence of unified control and suitability of agreements, contracts, or other instruments or
for amendments in those proposed, particularly as they may relate to arrangements or provisions to be made for the
continuing operation and maintenance of such areas and facilities that are not to be provided or maintained at public
expense? Findings and recommendations of this type shall be made only after consultation with the County Attorney.
3. Consider: Conformity of the proposed MPUD with the goals, objectives, and policies of the Growth
Management Plan.
4. Consider: The internal and external compatibility of proposed uses, which conditions may include restrictions on the
location of improvements, restrictions on design, and buffering and screening requirements.
5. Is there adequacy of usable open space areas in existence and as proposed to serve the development?
6. Consider: The timing or sequence of development (as proposed) for the purpose of assuring the adequacy of
available improvements and facilities, both public and private.
7. Consider: The ability of the subject property and of surrounding areas to accommodate expansion.
8. Consider: Conformity with MPUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public purposes to a degree at
least equivalent to the literal application of such regulations.
9. Will the proposed change be consistent with the goals, objectives, policies and future land use map, and the
elements of the Growth Management Plan?
10. Will the proposed MPUD Rezone be appropriate considering the existing land use pattern?
11. Would the requested MPUD Rezone result in the possible creation of an isolated district unrelated to adjacent
and nearby districts?
12. Consider: Whether existing district boundaries are illogically drawn in relation to existing conditions on the
property proposed for change.
13. Consider: Whether changed or changing conditions make the passage of the proposed amendment necessary.
14. Will the proposed change adversely influence living conditions in the neighborhood?
15. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed
incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including
activity during construction phases of the development, or otherwise affect public safety?
16. Will the proposed change create a drainage problem?
17. Will the proposed change seriously reduce light and air to adjacent areas?
18. Will the proposed change adversely affect property values in the adjacent area?
19. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance
with existing regulations?
20. Consider: Whether the proposed change will constitute a grant of special privilege to an individual owner as
contrasted with the public welfare.
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21. Are there substantial reasons why the property cannot (“reasonably”) be used in accordance with existing
zoning? (a “core” question…)
22. Is the change suggested out of scale with the needs of the neighborhood or the county?
23. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts
already permitting such use.
24. Consider: The physical characteristics of the property and the degree of site alteration which would be required
to make the property usable for any of the range of potential uses under the proposed zoning classification.
25. Consider: The impact of development resulting from the proposed MPUD rezone on the availability of adequate
public facilities and services consistent with the levels of service adopted in the Collier County Growth Management
Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106,
art.II], as amended.
26. Are there other factors, standards, or criteria relating to the MPUD rezone request that the Board of County
Commissioners shall deem important in the protection of public health, safety, and welfare?
The Board must base its decision upon the competent, substantial evidence presented by the written materials supplied
to it, including but not limited to the Staff Report, Executive Summary, maps, studies, letters from interested persons,
and the oral testimony presented at the BCC hearing as these items relate to these criteria. The proposed Ordinance was
prepared by the County Attorney’s Office. This item has been approved as to form and legality and requires an
affirmative vote of four for Board approval. -DDP
RECOMMENDATIONS: To approve the request for Petition PL20230007470, Tamiami 58 Acre MPUD, including
the following Conditions of Approval (already incorporated into the draft ordinance):
1. Prior to issuance of the first SDP and/or PPL, a listed species management plan is required for the management
of the Bald eagle (Haliaeetus leucocephalus), the Florida panther (Puma concolor coryi), Black bear (Ursus
americanus floridanus), and all other listed species.
2. All dwelling units shall either be rentals or owner-occupied, and not a combination thereof.
3. Remove the following land uses: communication towers, food and kindred products, and rental of railroad cars.
PREPARED BY: Nancy Gundlach, Planner III, AICP, PLA, CSM, Zoning Division
ATTACHMENTS:
1. Staff Report - Tamiami 58 Acre PUD 1-24-25
2. Attachment A-Proposed Ordinance -TT 58 Acre PUD- 3-13-25
3. Attachment B-Application 2-13-25
4. BCC Published Ad- PL20230007471 PL 20230007470
5. legal ad - agenda IDs 25-691 & 25-720 - Tamiami Trail 50 Acre Small Scale GMPA & PUDZ (PL20230007471 &
PL20230007470) BCC 3-25-2
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PUDZA-PL20230007470, Tamiami 58-Acre MPUD January 24, 2025
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STAFF REPORT
TO: COLLIER COUNTY PLANNING COMMISSION
FROM: ZONING DIVISION – ZONING SERVICES SECTION
GROWTH MANAGEMENT COMMUNITY DEVELOPMENT
DEPARTMENT
HEARING DATE: FEBRUARY 20, 2025
SUBJECT: PUDZ-PL20230007470, TAMIAMI 58-ACRE MIXED-USE PLANNED
UNIT DEVELOPMENT (MPUD) (COMPANION TO GMPA-
PL20230007471, TAMIAMI TRAIL 50-ACRE MIXED-USE
SUBDISTRICT)
______________________________________________________________________________
PROPERTY OWNER/APPLICANT AND AGENTS:
Owners*/Applicant:
Tamiami Trail East Acreage, LLC
3520 Kraft Road # 201
Naples, FL 34105
* There are multiple property owners, including James W. Craft, Sally J. Craft, Paul A. Cosentino
Revocable Trust, Andrew Beifus, Jr., Georgina M. Lopez Living Trust, and Barbara B. Drayton
Agents:
Alexis Crespo, AICP Richard D. Yovanovich, Esquire
RVI Planning + Landscape Architecture Coleman, Yovanovich & Koester, P.A.
28100 Bonita Grande Drive, Suite 305 4001 Tamiami Trail North, Suite 300
Bonita Springs, FL 34135 Naples, FL 34103
REQUESTED ACTION:
The petitioner requests that the Collier County Planning Commission (CCPC) consider an Ordinance
of the Board of County Commissioners of Collier County, Florida, amending Ordinance No. 2004-41,
as amended, the Collier County Land Development Code, which established the comprehensive zoning
regulations for the unincorporated area of Collier County, Florida by amending the appropriate zoning
atlas map or maps by changing the zoning classification of the herein described real property from the
Rural Agricultural (A) zoning district with Rural Fringe Mixed Use-Receiving Lands and Airport
Overlays (A-RFMUO-Receiving-Airport Overlay) (continued on page 5)
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Location Map Page 4118 of 5415
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Master Plan Page 4119 of 5415
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to Mixed-Use Planned Unit Development with Rural Fringe Mixed Use-Receiving Lands and Airport
Overlays (MPUD-RFMUO-Receiving-Airport Overlay) zoning district for the project known as
Tamiami 58 Acre MPUD, to allow construction of up to 400 residential dwelling units with affordable
housing, up to 100,000 gross square feet of commercial and light industrial uses, and an additional
80,000 square feet of mini-warehouse use, on a property consisting of 58.22± acres; and by providing
an effective date.
GEOGRAPHIC LOCATION:
The subject property, consisting of 58.22± acres, is located north of Tamiami Trail East, approximately
1,000 feet west of the intersection of Tamiami Trail East and Recycling Way, in Section 18, Township
51 South, Range 27 East, Collier County, Florida. (See the Location Map on page 2 of this Staff
Report.)
PURPOSE/DESCRIPTION OF PROJECT:
The subject 58.22± acre property is located on the north side of Tamiami Trail East (US 41) across the
street from Esplanade by the Islands, a residential community within Fiddler’s Creek. The property is
currently zoned Rural Agricultural zoning district with Rural Fringe Mixed Use-Receiving Lands and
Airport Overlays (A-RFMUO-Receiving-Airport Overlay). The request is to rezone the property from
A-RFMUO-Receiving-Airport Overlay zoning district to Mixed-Use Planned Unit Development with
Rural Fringe Mixed Use-Receiving Lands and Airport Overlays (MPUD-RFMUO-Receiving-Airport
Overlay) zoning district to allow for the development of 400 residential units at 6.9 dwelling units per
acre and 100,000 square feet of commercial and light industrial uses, and an additional 80,000 square
feet of mini-warehouse use.
The MPUD will provide an affordable housing component. The affordable housing component will
allow a maximum of 400 residential rental units, with 30 percent of the units reserved for individuals
earning at or below 100 percent of the Area Median Income (AMI) or a maximum of 186 for-sale
residential units with 15 percent of the units reserved for individuals earning up to and including 120
percent of the AMI.
The site is located in the Coastal High Hazard Area. An Emergency Management commitment is in
Exhibit F (Developer Commitments) of the proposed PUD Ordinance that the developer shall provide
one 45 KW generator to the Emergency Management Division to be used at a hurricane evacuation
shelter.
The Master Plan, located on the previous page of this Staff Report, depicts the area of the proposed
residential tracts, residential/commerce park tracts, lake tracts, vehicular circulation, and preserve area.
The petitioner has provided the required minimum of 30% open space or 17.47± acres. A 10.94± acre
portion of the open space will be designated preserve.
The petitioner proposes a maximum zoned building height of 50 feet and an actual building height of
55 feet for the residential tracts and a zoned height of 55 feet and an actual height of 60 for the
commercial tracts.
There is a proposed enhanced 20-foot-wide Type D landscape buffer (trees 30 feet on center and a
hedge along vehicular use areas) along Tamiami Trail East and a 10-foot-wide Type A landscape
buffer (trees 30 feet on center) along the other property lines where there is no preserve.
The petitioner is seeking a deviation from the minimum required 60-foot right-of-way to allow a
50-foot right-of-way. For further information please see the Deviation Section of this Staff Report
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located on page 20.
For further information, see Attachment A-Proposed PUD Ordinance.
SURROUNDING LAND USE AND ZONING:
North: Undeveloped agricultural uses with a zoning designation of Rural Agricultural Rural
Fringe Mixed-Use Overlay (A-RFMUO-Receiving Lands)
East: Undeveloped 140-foot-wide agricultural parcel with a zoning designation of A-
RFMUO-Receiving Lands-Airport Overlay and then a concrete batch plant,
indoor/outdoor storage, a salvage yard, and then Basik Drive Storage CPUD, approved
for 120,000 s.f. of mini storage, 50,000 square feet of office/commercial and 350
outdoor storage spaces
South: US 41/Tamiami Trail East, a two-lane principal arterial roadway, then single-family
residential development and a preserve at Esplanade by the Islands, zoned Fiddler’s
Creek DRI/PUD-RFMUO-Neutral Lands-Airport Overlay approved for 6,750
residential units and 325,000 s.f. of commercial
West: Undeveloped agricultural uses with a zoning designation of A-RFMUO-Receiving
Lands-Airport Overlay and then Elanto PUD, approved for 309 horizontal multi-family
residential units with 31 affordable housing units
AERIAL PHOTO
SUBJECT
PROPERTY
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The subject property is designated Agricultural/Rural, Rural Fringe Mixed Use District, Receiving
Lands, and is located within the Coastal High Hazard Area (CHHA), as depicted on the Future Land
Use Map (FLUM) of the Collier County Growth Management Plan.
The Rural Fringe Mixed Use District (RFMUD) within the Future Land Use Element (FLUE) was
established to address agricultural lands within the transitional area between Golden Gate Estates and
the County’s urban area and between the urban area and the agricultural lands and agricultural
operations farther to the east. The land use strategies developed and employed in the RFMUD direct
incompatible land uses away from environmentally sensitive lands. The Sending Lands are those lands
within the RFMUD with the highest degree of environmental value and sensitivity and generally
include significant wetlands, uplands, and habitats for listed species. The Receiving Lands are those
lands identified as being the most appropriate for development and to which residential units may be
received from areas designated as Sending Lands. The CHHA is the geographical area lying below the
elevation of the Category 1 storm surge line per the Southwest Florida Regional Planning Council’s
Hurricane Evacuation Study; increased density and expenditure of public infrastructure are
discouraged in this area.
Relevant to this petition, the RFMUD Receiving Lands of the FLUE allow the development of
affordable housing projects at a maximum density of up to 12.2 dwelling units per acre, subject to
Section 2.06.00 of the Land Development Code (LDC); neighborhood commercial uses within
affordable housing projects (generally uses of the C-1, C-2, and C-3 zoning district); and business and
industrial uses as identified as Florida Qualified Target Industries. The FLUE states that all uses listed
herein require implementing LDC regulations to provide design standards, development standards, and
locational criteria.
The proposed MPUD allows a maximum of 400 dwelling units with an affordable housing
commitment of 30% of the units to households earning between 80-100% of the AMI for rent-
restricted units and 15% of the units to households earning up to 120% of AMI for income-restricted
for-sale units; and, up to 180,000 square feet of commercial uses, and business and industrial uses.
The implementing LDC regulations noted above are currently being drafted. Generally, staff finds the
proposed commercial, business, and industrial uses consistent with the intent of the FLUE language.
The proposed affordable housing income ranges and density are not consistent with LDC Section
2.06.00. Staff finds that the proposed development and design standards are reasonable, absent the
adoption of the implementing LDC regulations. There is a companion GMP amendment petition
(PL20230007471) to establish a new subdistrict and redesignate the subject property from
Agricultural/Rural, Rural Fringe Mixed Use District, Receiving Lands to the Tamiami Trail 50-Acre
Mixed Use Subdistrict to allow all uses, density, and use intensities proposed in the MPUD.
Transportation Element: In evaluating this project, staff reviewed the applicant’s February 12, 2024,
Traffic Impact Statement for consistency with Policy 5.1 of the Transportation Element of the Growth
Management Plan (GMP) using the 2023 and 2024 Annual Update and Inventory Reports (AUIR).
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Policy 5.1 of the Transportation Element of the GMP states:
“The County Commission shall review all rezone petitions, SRA designation applications,
conditional use petitions, and proposed amendments to the Future Land Use Element (FLUE)
affecting the overall countywide density or intensity of permissible development, with
consideration of their impact on the overall County transportation system, and shall not
approve any petition or application that would directly access a deficient roadway segment as
identified in the current AUIR or if it impacts an adjacent roadway segment that is deficient as
identified in the current AUIR, or which significantly impacts a roadway segment or adjacent
roadway segment that is currently operating and/or is projected to operate below an adopted
Level of Service Standard within the five year AUIR planning period, unless specific mitigating
stipulations are also approved. A petition or application has significant impacts if the traffic
impact statement reveals that any of the following occurs:
a. For links (roadway segments) directly accessed by the project where project traffic is
equal to or exceeds 2% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is equal to
or exceeds 2% of the adopted LOS standard service volume; and
c. For all other links, the project traffic is considered to be significant up to the point where it
is equal to or exceeds 3% of the adopted LOS standard service volume.
Mitigating stipulations shall be based upon a mitigation plan prepared by the applicant and
submitted as part of the traffic impact statement that addresses the project’s significant
impacts on all roadways.”
Staff finding: According to the TIS provided with this petition, the proposed development will generate
a projected total of +/- 382 PM peak hour, 2-way trips on the adjacent roadway segments of Tamiami
Trail East (US-41). The trips generated by this development will occur on the following adjacent
roadway link:
Link/Roadway Link Current Peak
Hour Peak
Direction
Volume/Peak
Direction
Projected
P.M. Peak
Hour/Peak
Direction
Project Trips
(1)
2023 AUIR
LOS/
Remaining
Capacity
2024 AUIR
LOS/
Remaining
Capacity
95.1/US-41
Tamiami Trail
East
Collier Blvd to
Joseph Ln
3,100/East 100/East B/
1,703
B/
1,651
95.2/US-41
Tamiami Trail
East
Joseph Ln to
Greenway Rd
2,000/East 117/East C/
682
C/
734
95.3/US-41
Tamiami Trail
East
Greenway Rd
to San Marco
Dr
1,075/East 149/East F/
728(2)
B/
616(2)
• (1) Source for P.M. Peak Hour/Peak Direction Project Traffic is from the February 12, 2024, Traffic Impact
Statement provided by the petitioner.
• (2) FDOT count data used due to better count station locations and accuracy.
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Based on the TIS, the 2023 and the 2024 AUIR, and State Statute, the subject PUD can be found
consistent with Policy 5.1 of the Transportation Element of the Growth Management Plan. The
Traffic Impact Statement (TIS) indicates that the adjacent roadway network has sufficient capacity
to accommodate this project within the 5-year planning period.
Conservation and Coastal Management Element (CCME): Environmental review staff has
found this project to be consistent with the Conservation & Coastal Management Element
(CCME). The project site is 58.2 acres. A minimum of 6.90 acres of native vegetation is required
to be preserved.
GMP Conclusion: The proposed PUD Rezone is not consistent with the FLUE of the GMP.
Approval of the subject PUDA petition is contingent upon the companion GMPA petition being
approved and becoming effective.
STAFF ANALYSIS:
Staff completed a comprehensive evaluation of this land use petition including the criteria upon
which a recommendation must be based, specifically noted in Land Development Code (LDC)
Subsection 10.02.13 B.5., Planning Commission Recommendation (commonly referred to as the
“PUD Findings”), and Subsection 10.02.08 F., Nature of Requirements of Planning Commission
Report (referred to as “Rezone Findings”), which establish the legal basis to support the CCPC’s
recommendation. The CCPC uses these same criteria as the basis for their recommendation to the
Board of Collier County Commissioners (BCC), who, in turn, use the criteria to support their
action on the rezoning request. An evaluation relative to these subsections is discussed below
under the heading “Zoning and Land Development Review Analysis.” In addition, staff offers the
following analysis:
Environmental Review: Environmental Planning staff has reviewed the petition to address
environmental concerns. The required preserve is 6.90 acres; there are two preservation
calculations: one for native vegetation outside the Rural Fringe Mix Use Overlay (RFMU) and a
calculation of native vegetation inside the RFMU overlay portion. The preservation outside the
RFMU is 5.14 acres (25% of 20.55 acres). The preservation within the RFMU is 1.76 acres (4.40 x
40% RFMU); however, the Master Concept Plan and Developer Commitment 3.A provides for a
10.94-acre preserve onsite.
The environmental data indicates the proposed project is in an area with the potential to contain a
variety of protected animal species. A bald eagle (Haliaeetus leucocephalus) nest (CO-037) has
been documented in the north portion of the subject property within the proposed preserve. An
eagle management plan will need to be created to minimize impacts adjacent to the nest. No
eagles were observed onsite.
The Environmental Data indicates the property is located inside the Secondary Zone for Florida
Panther (Felis concolor coryi). There were no direct observations of panthers onsite; however,
telemetry data indicates Florida panthers have been documented within and around the boundary
of the proposed project. The most recent telemetry was recorded on April 30, 2014. Consultation
with the U.S. Fish & Wildlife Service (FWS) may be required to obtain panther mitigation.
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The proposed project is located within the FWS consultation area for Bonneted Bats (Eumops
floridanus). Several pine trees with cavities were observed; however, no evidence was found
indicating Bonneted Bats was utilizing the trees. The Florida Fish and Wildlife Conservation
Commission (FWC) wildlife data indicates the presence of Black bear (Ursus americanus
floridanus) in the area. A black bear management plan will need to be included at PPL or SDP
review. The property contains potential habitat for caracara (Caracara cheriway); however, no
caracara was observed onsite. The proposed project is not located within the core foraging area
(18.6-mile CFA) of Wood Stork (Mycteria americana) colonies; the nearest colony is 18.6 miles
from the subject property; no Wood Storks were observed on-site. Finally, Wild pine air plants
(Tillandsia balbisiana), listed as ‘Less Rare Plants,’ have been observed on the property and will
be protected in accordance with LDC 3.04.03.
This project does require Environmental Advisory Council (EAC) review, as this project did meet
the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier
County Codes of Laws and Ordinances. Specifically, the property contains an eagle nest.
Environmental Services staff recommends approval of the proposed petition, with the following
condition of approval:
1. Prior to issuance of the first SDP and/or PPL, a listed species management plan is required
for the management of the Bald eagle (Haliaeetus leucocephalus), the Florida panther
(Puma concolor coryi), Black bear (Ursus americanus floridanus), and all other listed
species.
Transportation Review: The Transportation Planning staff has reviewed the petition for
compliance with the GMP and the LDC. Transportation Planning Staff recommends approval of
the proposed Tamiami 58 Acres PUDZ.
Utility Review: The project lies within the regional potable water service area and the South
Collier Water Reclamation Facility wastewater service area of the Collier County Water-Sewer
District (CCWSD). Water and wastewater services are available via existing infrastructure within
the adjacent right-of-way. Sufficient water and wastewater treatment capacities are available.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
Affordable Housing Review: Housing Policy & Economic Development Division staff has
provided the following comments; the Tamiami 58-Acre MPUD (and its accompanying GMPA
Subdistrict) proposes to be developed as follows:
If developed as a rental community, the development will include up to 400 multifamily rental
apartment units at a density of 6.87 units per acre, along with additional Commercial uses. The
development proposes to include 30% of the residential units (120 units) as affordable housing,
with 15% (60 units) restricted to households below 80% of the Area Median Income (AMI) and
15% (60 units) restricted to households below 100% AMI.
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[23-CPS-02430/1917546/1]
PUDZA-PL20230007470, Tamiami 58-Acre MPUD January 24, 2025
Page 11 of 19
For reference, the 2024 Florida Housing Finance Corporation Income and Rent Limits are:
A Restrictive Covenant will be recorded on the affordable for-sale units, requiring them to be initially
and subsequently sold to qualifying households for a period of 30 years from the Certificate of
Occupancy of each unit.
The need for affordable housing units is great in Collier County, as the University of Florida Shimberg
Center for Housing reports that there are currently 51,368 cost-burdened households in Collier County,
with 25,687 of those spending more than 50% of their monthly income on housing expenses.
The Shimberg Center also reports that the average observed rent for apartments in Collier County has
risen sharply, doubling over the past ten years to now $3,234 (2024).
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Page 12 of 19
Approval of this development will assist Collier County in addressing the continued need for
affordable housing.
Zoning and Land Development Review: As previously stated, the request is to rezone the property from
A-RFMUO-Receiving-Airport Overlay zoning district to Mixed-Use Planned Unit Development with
Rural Fringe Mixed Use-Receiving Lands and Airport Overlays (MPUD-RFMUO-Receiving-Airport
Overlay) zoning district to allow for the development of 400 residential units at 6.9 dwelling units per
acre and 100,000 square feet of commercial and light industrial uses, and an additional 80,000 square
feet of mini-warehouse use.
The petitioner proposes a maximum zoned building height of 50 feet and an actual building height of
55 feet for the residential tracts and a zoned height of 55 feet and an actual height of 60 for the
commerce tracts.
The proposed landscape buffers meet the minimum code. There is a proposed enhanced 20-foot-wide
Type D landscape buffer (trees 30 feet on center and a taller 3-foot height hedge with a meandering
ground cover bed) along Tamiami Trail East and a 10-foot-wide Type A landscape buffer (trees 30 feet
on center) along the other property lines where there is no preserve.
Zoning staff has evaluated the proposed uses related to intensity and compatibility. The proposed
density for the project is 6.9 dwelling units per acre for a total of 400 single- and multi-family dwelling
units. The density is calculated based on an affordable housing commitment allowing a maximum of
400 residential rental units with 30 percent of the units reserved for individuals earning at or below 100
percent of the Area Median Income (AMI) or a maximum of 186 for-sale residential units with 15
percent of the units reserved for individuals earning up to and including 120 percent of the AMI.
The historically rural character and agricultural development pattern in the vicinity of the site is
changing. Fiddler’s Creek DRI/PUD continues to build out along the south side of US 41/Tamiami
Trail East. Fiddler’s Creek DRI/PUD is currently approved for 6,000 units on 3,932 acres (gross
density of 1.6 dwelling units per acre). The intersection of Greenway Road and Sandpiper Street with
US 41 is approximately 2.3 miles west of the subject site and is developed with a community-scale
shopping center and convenience store. Pending proposals for land use changes, rezonings, and Live
Local Act development surrounding the subject site include:
• Naples Greenway SDP-PL20230014765 for 368 multi-family dwellings on 24
acres per the Live Local Act (SB 102), yielding 15.3 dwelling units per acre
• Greenway Fritchey GMPA-PL20220002063 & PUDZ-PL20220002061 seeking
1,400 units on 213.74 acres, yielding 5.9 dwelling units per acre
• East Trail Mixed Use Project GMPA-PL20230008643 & PUDZ-PL20230008640
seeking 64,000 square feet of commercial and 300 units on 24.4 acres, yielding
12.3 dwelling units per acre
The table on the following page compares the proposed Tamiami 58 Acre PUD to other approved
PUDs in the area:
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PUDZA-PL20230007470, Tamiami 58-Acre MPUD January 24, 2025
Page 13 of 19
REZONE FINDINGS:
Staff completed a comprehensive evaluation of this land use petition, including the criteria upon which
a recommendation must be based, specifically noted in LDC Subsection 10.02.13 B.5., Planning
Commission Recommendation (commonly referred to as the “PUD Findings”), and Subsection
10.02.08 F., Nature of Requirements of Planning Commission Report (referred to as “Rezone
Findings”), which establish the legal bases to support the CCPC’s recommendation. The CCPC uses
these same criteria as the basis for their recommendation to the BCC, who in turn use the criteria to
support their action on the rezoning request. An evaluation relative to these subsections is discussed
below under the heading “Zoning and Land Development Review Analysis.” In addition, staff offers
the following analysis:
1. Whether the proposed change will be consistent with the goals, objectives, policies, future
land use map, and the GMP elements.
The proposed MPUD Rezone is not consistent with the FLUE of the GMP. Approval of the subject
PUDZ petition is contingent upon the companion GMPA petition being approved and becoming
effective.
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Page 14 of 19
2. The existing land use pattern.
As described in the “Surrounding Land Use and Zoning” portion of this staff report and discussed in the
zoning review analysis, the neighborhood’s existing land use pattern surrounding the Tamiami 58 Acre
PUD can be characterized as residential, commercial, industrial, and agricultural.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
The proposed MPUD is a continuation of the approved and proposed residential and mixed-use PUDs
along the north side of Tamiami Trail East. The proposed MPUD will provide a transitional use from
residential development to the south and industrial uses such as concrete plants and salvage yards to the
east.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions on
the property proposed for change.
The proposed MPUD boundary is logically drawn, following property boundaries.
5. Whether changed or changing conditions make the passage of the proposed amendment
necessary.
The proposed change is not necessary, but it is being requested in compliance with the LDC provisions
to seek such changes because the petitioner wishes to allow for the development of 400 residential
units at 6.9 dwelling units per acre and 100,000 square feet of commercial and light industrial uses, and
an additional 80,000 square feet of mini-warehouse use.
Furthermore, the proposed MPUD will provide affordable housing and employment opportunities near
the proposed commercial industrial and mini-warehouse tracts.
6. Whether the proposed change will adversely influence living conditions in the neighborhood.
It is staff’s opinion that the proposed change will not adversely affect living conditions in the
neighborhood. The proposed MPUD is compatible with adjacent land uses.
7. Whether the proposed change will create or excessively increase traffic congestion or create
types of traffic deemed incompatible with surrounding land uses because of peak volumes or
projected types of vehicular traffic, including activity during construction phases of the
development, or otherwise affect public safety.
The roadway infrastructure has adequate capacity to serve the proposed project at this time and as
outlined above, i.e., GMP consistent at the time of rezoning as evaluated as part of the GMP
Transportation Element consistency review. Operational impacts will be addressed at the time of the
first development order (SDP or Plat). Additionally, the project’s development must comply with all
other applicable concurrency management regulations when development approvals are sought.
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8. Whether the proposed change will create a drainage problem.
The request is not anticipated to create a drainage problem; stormwater management requirements
are addressed through Environmental Resource Permitting (ERP) with the South Florida Water
Management District (SFWMD). County staff will evaluate the project’s stormwater management
system, calculations, and design criteria at the time of SDP and/or PPL.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed MPUD Rezone will not reduce light and air to adjacent areas inside or outside the
PUD.
10. Whether the proposed change would adversely affect property values in the adjacent area.
Property value is affected by many factors. Market conditions drive it, and it is generally a
subjective determination. Zoning alone is not likely to adversely affect the property values, and the
proposed mixed-use development would represent a substantial investment in the property.
11. Whether the proposed change will be a deterrent to the improvement or development of
adjacent property in accordance with existing regulations.
The subject rezoning request to allow for up to 400 residential units, 100,000 square feet of
commercial and light industrial uses, and an additional 80,000 square feet of mini-warehouse use
will not likely deter development activity or improvement of surrounding properties.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
If the proposed development complies with the GMP, then that constitutes a public policy
statement supporting zoning actions when they are consistent with said Comprehensive Plan. In
light of this fact, the proposed change does not constitute a grant of special privilege. Consistency
with the FLUE is further determined to be a public welfare relationship because actions consistent
with plans are in the public interest.
13. Whether there are substantial reasons why the property cannot be used in accordance
with existing zoning.
There are no substantial reasons why the property cannot be used in accordance with the current
zoning. However, the applicant proposes to provide 30% affordable housing (120 residential
units), which will contribute towards satisfying an affordable housing deficiency in Collier
County.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
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Page 16 of 19
The proposed change is not out of scale with the needs of the neighborhood and the county. The
proposed change will address an affordable housing need of the county as well as provide
employment opportunities and goods and services nearby.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
There may be other sites in the County that could accommodate the uses proposed; however, this
is not the determining factor when evaluating the appropriateness of a zoning decision. The
petition was reviewed on its merit for compliance with the GMP and the LDC, and staff does not
review other sites in conjunction with a specific petition.
16. The physical characteristics of the property and the degree of site alteration that would be
required to make the property usable for any of the range of potential uses under the proposed
zoning classification.
Any development anticipated by the MPUD Document would require site alteration, and this
project will undergo extensive evaluation relative to all federal, state, and local development
regulations during the site development plan approval process and again later as part of the
building permit process.
17. The impact of development on the availability of adequate public facilities and services is
consistent with the levels of service adopted in the Collier County GMP and as defined and
implemented through the Collier County Adequate Public Facilities Ordinance.
The development will have to meet all applicable criteria set forth in the LDC regarding Adequate
Public Facilities. The project must also be consistent with all applicable goals and objectives of the
GMP regarding adequate public facilities. This petition has been reviewed by county staff
responsible for jurisdictional elements of the GMP as part of the rezoning process, and staff has
concluded that the developer has provided appropriate commitments so that the impacts on the
Level of Service (LOS) will be minimized.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in protecting public health, safety, and welfare.
To be determined by the BCC during its advertised public hearing.
PUD FINDINGS:
LDC Section 10.02.13.B.5 states, “In support of its recommendation, the CCPC shall make
findings as to the PUD Master Plan’s compliance with the following criteria.”
1. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
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A water main is available south of Tamiami Trail East, and wastewater mains are available south
of Tamiami Trail East. There are adequate water and wastewater treatment capacities to serve the
project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
2. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments or for amendments in those proposed, particularly as they may
relate to arrangements or provisions to be made for the continuing operation and maintenance
of such areas and facilities that are not to be provided or maintained at public expense.
Documents submitted with the application provided satisfactory evidence of unified control of the
property. Additionally, the development will be required to gain SDP approval. These processes
will ensure that the developer will provide appropriate stipulations for the provision of, continuing
operation of, and maintenance of infrastructure.
3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
policies of the GMP.
There is a companion GMPA petition, PL20230007471, Tamiami Trail Mixed-Use Subdistrict,
that provides for the requested density and commercial and light industrial uses, as well as mini-
warehouse use. Therefore, the PUDA may only be found consistent with the GMPA if the GMPA
is approved and becomes effective.
4. The internal and external compatibility of proposed uses, which conditions may include
restrictions on the location of improvements, restrictions on design, and buffering and
screening requirements.
The proposed landscaping and buffering standards are compatible with the adjacent uses.
5. The adequacy of usable open space areas in existence and as proposed to serve the
development.
The amount of open space set aside for this project meets the minimum requirement of the LDC.
6. The timing or sequence of development to assure the adequacy of available improvements
and facilities, both public and private.
The roadway infrastructure is sufficient to serve the proposed project, as noted in the
Transportation Element consistency review. Operational impacts will be addressed at the first
development order (SDP or Plat), at which time a new TIS will be required to demonstrate turning
movements for all site access points. Finally, the project’s development must comply with all
other applicable concurrency management regulations when development approvals, including but
not limited to any plats and or site development plans, are sought.
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PUDZA-PL20230007470, Tamiami 58-Acre MPUD January 24, 2025
Page 18 of 19
A water main is available south of Tamiami Trail East, and wastewater mains are available south
of Tamiami Trail East. There are adequate water and wastewater treatment capacities to serve the
project.
Any improvements to the CCWSD’s water or wastewater systems necessary to provide sufficient
capacity to serve the project will be the responsibility of the owner/developer and will be conveyed
to the CCWSD at no cost to the County at the time of utility acceptance.
7. The ability of the subject property and surrounding areas to accommodate expansion.
The property is proposed to accommodate 400 residential dwelling units, 100,000 square feet of
commercial and light industrial uses, and an additional 80,000 square feet of mini-warehouse use.
No intentions are indicated for future expansion.
8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on a determination that such modifications are justified as meeting public
purposes to a degree at least equivalent to the literal application of such regulations.
This criterion essentially requires an evaluation of the extent to which development standards and
deviations proposed for this PUD depart from development standards that would be required for
the most similar conventional zoning district. The petitioner is seeking one deviation related to the
street width. Please refer to the Deviation Discussion portion of the staff report below for a more
extensive examination of the deviation.
Deviation Discussion:
The petitioner is seeking one deviation from the requirements of the LDC. The deviation is directly
extracted from PUD Exhibit E. The petitioner’s rationale and staff analysis/recommendation are
outlined below.
Deviation #1
Deviation #1 requests relief from LDC Section 6.06.01.N, which establishes the minimum right-
of-way width of 60 feet to be utilized, to instead allow for a 50-foot internal private right-of-
way as shown in Exhibit E-1. Alternative roadway design standards for affordable housing in
accordance with LDC Section 4.02.39.B.3. may be incorporated into the 50-foot right-of-way
throughout the entirety of the MPUD.
Petitioner’s Justification: The petitioner states the following in support of the deviation:
The reduced roadway width will provide for traffic calming while accommodating
standard 10’ wide travel lanes and appropriate infrastructure for this relatively
compact mixed-use project.
The community is intended to be developed with a mixture of uses that are
interconnected and easily accessible via multi-modal forms of transport from one Tract
to another. To create a more walkable community, the development will be sited to
discourage roads with higher design speeds. Studies have determined that reduced
right-of-way widths act as a traffic calming feature and will assist in maintaining public
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PUDZA-PL20230007470, Tamiami 58-Acre MPUD January 24, 2025
Page 19 of 19
health, safety, and welfare within the community. The standard will also reduce
impervious areas within the site by limiting pavement width.
Please also refer to the MPUD master plan’s cross-section, which demonstrates that the
proposed right-of-way width can accommodate a sidewalk, utilities, and drainage. As
noted in the request, this cross-section may incorporate alternative roadway design
standards within the 50-foot right-of-way as permitted by LDC Section 4.02.39.B.3 -
Alternative Design for Housing that is Affordable.
Staff Analysis and Recommendation:
Zoning and Land Development Review staff recommend APPROVAL, finding that, in
compliance with LDC Section 10.02.13.A.3, the petitioner has demonstrated that "the element may
be waived without a detrimental effect on the health, safety, and welfare of the community," and
LDC Section 10.02.13.B.5.h, the petitioner has demonstrated that the deviation is “justified as
meeting public purposes to a degree at least equivalent to the literal application of such
regulations.”
NEIGHBORHOOD INFORMATION MEETING (NIM):
The applicant conducted a NIM on May 7, 2024, at the South Regional Library Meeting Room,
8065 Lely Cultural Parkway, Naples, Florida. There were no residents in attendance at the
meeting. Due to a change in the intensity of the proposed PUD, a second NIM was held on
January 6, 2025, at the same location. There were two virtual attendees. The applicant answered
informational questions. There is no opposition to the proposed PUD.
COUNTY ATTORNEY OFFICE REVIEW:
The County Attorney's Office reviewed the Staff Report for this petition on January 23, 2025.
RECOMMENDATION:
Staff recommends that the CCPC forward Petition PUDZ-PL20230007470, Tamiami 58-Acre
MPUD, to the BCC subject to the adoption of the companion GMPA-PL20230007471, Tamiami
Trail Mixed-Use Subdistrict with a recommendation of approval subject to the following Condition
of Approval:
1. Prior to issuance of the first SDP and/or PPL, a listed species management plan is required
for the management of the Bald eagle (Haliaeetus leucocephalus), the Florida panther (Puma
concolor coryi), Black bear (Ursus americanus floridanus), and all other listed species.
Attachments:
Attachment A: Proposed PUD Ordinance
Attachment B: Application
Page 4135 of 5415
ORDINANCE NO. 2025 -
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COTINTY, FLORIDA, AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH ESTABLISHED THE
COMPREHENSIYE 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 WITHIN THE RURAL FRINGE MIXED-USE
DISTRICT-RECEIVING LANDS (RFMUD-RECEIVING) ZONING
OVERLAY AND PARTLY WITHIN THE AIRPORT ZONING OVERLAY
TO A MIXED USE PLANNED UNIT DE\TELOPMENT (MPUD) ZONING
DISTRICT WITHIN THE RURAL FRINGE MIXED-USE DISTRICT-
RECEIVING LANDS (RFMUD-RECEIVING) ZONING O\TERLAY AND
PARTLY WITHIN THE AIRPORT ZONING OVERLAY TO BE KNOWN
AS TAMIAMI 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP
TO 4OO DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO
100,000 GRoss SQUARE FEET OF COMMERCIAL AND LIGHT
INDUSTRIAL USES, AND UP TO AN ADDITIONAL 8O,OOO GROSS
SQUARE FEET OF MINI.WAREHOUSE USE, ON PROPERTY
LOCATED NORTH OF TAMIAMI TRAIL EAST, APPROXIMATELY
I,OOO FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL
EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH,
RANGE 27 EAST, IN COLLIER COUNTY, FLORIDA, CONSISTING OF
58.22L ACRES; AND BY PROVIDING AN EFFECTM DATE.
1PL202300074701
WHEREAS, Alexis Crespo, AICP, Vice President of Planning for RVi Planning +
Landscape Architecture, Inc., and Richard D. Yovanovich, Esq., of Coleman, Yovanovich &
Koester, P.A., representing Tamiami Trail East Acreage, LLC, petitioned the Board of County
Commissioners of Collier County, Florida, to change the zoning classification of the herein
described real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COLINTY, FLORIDA, thAt:
SECTION ONE:
The zoning classification of the herein described real property located in Section 18,
Township 51 South, Range 27 East, Collier County, Florida, is changed from Rural Agricultural
[23 -CPS-02430 I t9 t 1 t 45 / t) 13 4
Tamiami58-Acre MPUD
PL2023 0007 47 0 - 3 I 13 I 2025
Page I of2
eqo
Page 4136 of 5415
(A) Zoning District within the Rural Fringe Mixed-Use District-Receiving Lands (RFMUD-
Receiving) Zoning Overlay and partly within the Airport Zonrng Overlay, to a Mixed Use
Planned Unit Development (MPUD) within the Rural Fringe Mixed-Use District-Receiving
Lands (RFMUD-Receiving) Zoning Overlay and partly within the Airport Zonrng Overlay, for a
58.22+ acre project to be known as Tamiami 58-Acre MPUD, to allow construction of up to 400
dwelling units with affordable housing, up to 100,000 gross square feet of commercial and light
industrial uses, and an additional 80,000 gross square feet of mini-warehouse use, in accordance
with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2025- becomes
effective.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this 25th day of March2025.
ATTEST:
CRYSTAL K. KINZEL, CLERK
Approved as to form and legality
Derek D. Perry
Assistant County Attorney
123 -CP 3-02430 I t9 t 1 t 4s I rl t3 4
Tamiami 5S-Acre MPUD
PL20230007 47 0 - 3 I t3 /2025
By:
, Deputy Clerk Burt L. Saunders, Chairman
BOARD OF COUNTY COMMISSIONERS
COLLIER COLTNTY, FLORIDA
Attachments:
Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
Exhibit C: Master Concept Plan
Exhibit D: Legal Description
Exhibit E: Deviations
Exhibit E-1: Right-of-Way Cross Section
ExhibitF: DevelopmentCommitments
Page2 of2
qo
By:
Page 4137 of 5415
EXHIBIT "A"
LIST OF PERMITTED USES
Tamiami S8-Acre MPUD
Regulations for development of this PUD shall be in accordance with the contents of this
document and all applicable sections of the GroMh Management Plan (GMD), the Land
Development Code (LDC), and the Administrative Code in effect at the time of approval of the
Site Development Plan (SDP) or subdivision plat (PPL). Where the PUD ordinance does not
provide development standards, then the provision of the specific sections of the LDC that are
otherwise applicable shall apply.
PERMITTED USES:
A maximum of 400 dwelling units (subject to Exhibit "F", Section 8) and maximum of 100,000
gross square feet of commercial and light industrial uses are allowed in the MPUD subject to a
maximum of 382 two-way PM peak hour net external trips. lf a mini-warehouse is developed, a
maximum of 80,000 gross SF of additional mini-warehouse may be proposed (i.e. total of 180,000
gross SF of non-residential building area), subject to not exceeding the trip cap of 382 two-way
PM peak hour net external trips. A minimum of 50,000 gross SF of non-residential uses will be
constructed, not including hotel or mini-warehouse square footage. No building or structure, or
part thereof, shall be erected, altered or used, or land used, in whole or in part, for other than the
following:
!. RESTDENTIAL (R)
A. Principal Uses (Subject to Exhibit "F", Section 8, Affordable Housing)
1. Single-family detached dwelling units.
2. Single-family attached dwelling units.
3. Townhouses.
4. Multi-family dwelling units.
B. Accessory Uses
Accessory uses customarily associated with Permitted Principal Uses, including but not
limited to:
1. Customary accessory uses and structures including carports, garages, and utility
buildings.
2. Temporary sales trailers and model units.
3. Essential services, including but not limited to interim and permanent utility and
maintenance facilities.
4. Water management facilities.
5. Walls, berms and signs.
6. Passive open space uses and structures, including, but not limited to landscaped
areas, gazebos, park benches, and walking trails.7. Recreational uses and facilities for residents and guests, including but not limited to:
swimming pools, tennis courts, volleyball courts, walking paths, picnic areas,
recreation buildings, and basketball/shuffle board courts.
Any other principal use or accessory use that is determined to be comparable to the
foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process
outlined in the Land Development Code (LDC).
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 1 of 19 o
YoPage 4138 of 5415
ll.RESIDENTTAUNON-RESIDENTIAL (RES/NON-RES)
A. Principal Uses:
1. Residential Uses (Subject to Exhibit "F", Section 8, Affordable Housing)
a. Townhouses.
b. Multi-family dwelling units.
2. Non-Residential Uses
Commercial Profession and General Office Uses
a. Adult day care centers (8322) - Subject to restrictions provided in LDC Section
2.03.04.A.1 .c.1).
b. Barber shops (7241).
c. Beauty shops or salons (7231).
d. Child daycare services (8351) - Subject to restrictions provided in LDC Section
2.03.04.4.1.c.2.
e. Essential services - Subject to Section 2.01.03.
f. lnsurance carriers, agents, brokers, and service, including Title insurance (6361-
6399 and 6411).
g. Legal services (81 1 1).
h. Security/commodity brokers (6211).
i. Travel agencies (4724, no other transportation services).
Gommercial ience Uses
a. United States Postal services (4311, except major distribution center)
Commercial lntermediate Uses
a. Amusement and recreation services, indoor (7999 martial arts, yoga instruction,
gymnastic schools, and recreation involving physical fitness exercise only).
b. Animal specialty services, except veterinary (0752, excluding outside kenneling).
c. Apparel and accessory stores (5611 - 5699) with 5,000 SF or less of gross floor
atea.
d. Auto and home supply stores (5531) with 5,000 SF or less of gross floor area.
e. Business associations (8611).
f. Drug stores (5912,limited to drug stores and pharmacies) in conjunction with health
services group and medical laboratories/research/rehabilitative groups.
g. Eating places (5812) with 6,000 SF or less of gross floor area (all establishments
engaged in the retail sale of alcoholic beverages for on-premise consumption are
subject to locational requirements of section 5.05.01.)
h. Food stores (5411 - 5499, except poultry dealers) with 5,000 SF or less of gross
floor area.i. General merchandise stores (5331 - 5399, except salvage stores and surplus
stores, with 5,000 SF or less of gross floor area).j. Health services, offices and clinics (801 1- 8049, 8071,8092, 8099, except for blood
banks, blood donor stations, plasmapheresis centers and sperm banks)
k. Home furniture and furnishings stores (5713- 5719) with 5, 000 square feet or less
of gross floor area
Tamiami58-Acre MpUD
Last Revised: February 25,2O2S
Page 2 of 19 o
Page 4139 of 5415
l. Household appliance stores (5722) with 5, 000 square feet or less of gross floor
area.
m. Laundries, family and commercial (7211).
n. lt/lembership organizations (861 1, 8631).
o. Musical instrument stores (5736) with 5,000 SF or less of gross floor area.
p. Paint stores (5231) with 5,000 SF or less of gross floor area.
q. Personal supply services (7361 and 7363).
r. Physical fitness facilities (7911 except Discotheques).
s. Political organizations (8651).
t. Radio, television and consumer electronics stores (5731) with 5, 000 square feet or
less of gross floor area.
u. Repair services - miscellaneous (7629-7361, 7699- bicycle repair, binocular repair,
camera repair, key duplicating, lawnmower repair, leather goods repair, locksmith
shop, picture framing, and pocketbook repair only).
v. Retail services - miscellaneous (5921- 5963 except pawnshops and building
materials, 5992- 5999 except auction rooms, awning shops, gravestones, hot tubs,
monuments, swimming pools, tombstones and whirlpool baths)with 5, 000 square
feet or less of gross floor area.
w. Space research and technology (9661).
General Gommercial Uses
a. Motor freight transportation and warehousing (4225 - mini- and self- storage only)
subject to the following criteria:
i. The use of metal roll-up garage doors located on the exterior of the
perimeter buildings and walls of buildings which are visible from a public
right-of-way is prohibited; and
ii. Access to individual units whether direct or indirect must be from the side
of a building that is oriented internally;
iii. No building shall exceed 100 feet in length when its outer walls are located
within 50' or less to a residential tract within, or adjacent to, this MPUD;
iv. No outdoor storage of any kind is permitted; and
v. Storage units shall be utilized for storage purposes only.
vi. Mini- and self-storage uses are limited to the eastern portion of the
Residential/Non-Residential Tract, as depicted on the PUD Master Plan,
and must be setback a minimum of '150 feet from the Tamiami Trail right-
of-way.
b. Real estate (6512,6531-6552), office only.
Heavv Gommercial Uses
a. Building construction (1521-1542) indoor only, with no outside display, and no
storage of materials or equipment.
b. Hotels and motels (7011).
c. Welding repair (7692) indoor only, with no display, and no outside storage of
materials or heavy equipment.
Liqht Industrial Uses
a. Miscellaneous repair services (7622-7699) indoor only, with no retail sales, and
no outdoor display or-storage, subject to Exhibit "F", Section 6.B.
TamiamiSS-Acre MpUD
Last Revised: February 25,2025
Page 3 of 19 \/
oPage 4140 of 5415
b. Construction. Special trade contractors (1711-1799) indoor only, with no outside
display, and no storage of materials or equipment.
c. Heavy construction (1611 (highway and street construction), 1622 (bridge, tunnel,
and elevated highway construction), 1623 (water, sewer, pipeline, and
comm/power line construction only). For all uses, indoor only and with no outside
storage of materials or equipment, subject to Exhibit "F", Section 6 B.
Economic Development Uses
a. Apparel and other finished products (2311-2398).
b. Business services (7311-7313,7319,7334-7336,7342 -7389 including auction
rooms (5999).
c. Communications (4812-4899), excluding communication towers.
d. Drugs and medicines (2833-2835).
e. Depository and non-depository institutions (601 1-6163).
f. Electronic and other electrical equipment manufacturing (3612-3699).
g Engineering, accounting, research, management and related services (8711-
8748).
h. Furniture and fixtures manufacturing (2511-2599).
i. lndustrial and commercial machinery and computer equipment (3511-3599).
(351 1-3519 & 3593-3599)j. Job training and vocational rehabilitation services (8331).
k. Leather and leather products (3131-3198).
l. Local and suburban transit (4111 - 4173).
m. Lumber and wood products (2421,2426, 2429, 2431-2499).
n. Measuring, analyzing, and controlling instruments; photographic, medical and
optical goods; watches and clocks manufacturing (3812-3873).
o. lVedical laboratories and research and rehabilitative centers (8071 , 8072,8092,
80e3).
p. Miscellaneous manufacturing industries (3911-3999) indoor only, with no outside
storage of materials or equipment.q [Miscellaneous Services (8999).
r. Motion picture production (7812-7819).
s. Motor freight transportation and warehousing (4212, 4213-4224, 4226 except oil
and gas storage, and petroleum and chemical bulk stations).
t. Perfumes, cosmetics, and other toilet preparations (2840.
u. Printing, and allied industries (2711-2796).
v. Rubber and miscellaneous plastics products (3021-3089), indoor only, with no
outside storage of materials or equipment.
w. Soap: granulated, liquid, cake, flake, and chip (2841).
x. Stone, clay, glass, and concrete products (3211, 3221, 3229, 3231, 3251, 3253,
3255-3273, 3275, 3281, indoor only, with no outside storage of materials or
equipment.y Texti le m i I I prod ucts (221 1 -2221 ; 2231 ; 2241 -2259; 2261 -2269, 227 3-2289;
2295-2298.
z. Transportation equipment (3714, 37 16, 3731, 3732, 3751, 3792, 37gg).
aa. Transportation services (4724 (travel agencies); 4725 (tour operators); 4729
(arrangement of passenger transportation); 4731 (arrange transportation of
freight and cargo); 4783 (packing and crating); -4lag except stockyards
(Transportation services not elsewhere classified - furnishing transportation and
services). For all uses, no outside storage of materials or equipment, and no
mass-transit vehicles on site.
bb. Vocational schools (8243-8249).
TamiamiSS-Acre MpUD
Last Revised: February 25,20Zs
Page 4 of 19 odPage 4141 of 5415
cc. Wholesale trade durable goods (5012-5014; 5015; 5021-5049; 5063 - 5092;
5094 wholesale distribution of jewelry, etc.; 5099. For all uses, indoor only and
with no outside storage of materials and heavy equipment).
dd. Wholesale trade nondurable goods (51 1 1-5159; 5181 ; 51 82, 5191)
Miscellaneous
a. Educational services G221-8299).b. Government offices/buildings (911 1-(9199); 921 1, 9221, 9222, 9224-9229,
931 1, 9411-9451 , 951 1-9532,961 1-9661).
c. Paper and allied products 2621,2631 - 2678).
d. Personal services (7215, 7216 (non-industrial drycleaning only), 7217, 7218
(lndustrial Launderers - not listed), 7219 (Laundry and garment services), 7221
(photo studio) -7231 (Beauty shops, except beauty schools ).e. Professional offices; real estate (6541, 6552, 6553; holding and other investment
offices (6712-6799); attorneys (81 1 1)
B. Accessory Uses:
Accessory uses customarily associated with Permitted Principal Uses, including but not
limited to:
1. Caretaker's residence, subject to restrictions provided in LDC Section 5.03.05.
2. Display areas as accessory to the principal use, not to exceed an area greater than
20 percent of the gross floor area of the permitted principal use and subject to retail
standards for landscaping, parking and open space.
3. Temporary sales trailers and model units.
4. Essential services, including but not limited to interim and permanent utility and
maintenance facilities.
5. Water management facilities.
6. Walls, berms and signs.
7. Passive open space uses and structures, including, but not limited to landscaped
areas, gazebos, park benches, and walking trails.
Any other principal use or accessory use that is determined to be comparable to the
foregoing by the Board of Zoning Appeals, or Hearing Examiner, pursuant to the process
outlined in the Land Development Code (LDC) and consistent with the Tamiami Trail
Mixed Use Subdistrict of the Growth Management Plan.
TamiamiS8-Acre MPUD
Last Revised: February 25,2025
Page 5 of 19
o<c
Page 4142 of 5415
EXH!BIT "B"
DEVELOPMENT STANDARDS
Tamiami S8-Acre MPUD
The standards for land uses within the development shall be as stated in these development
standard tables. Standards not specifically set forth herein shall be those specified in applicable
sections of the LDC in effect as of the date of approval of the SDP or PPL.
(1) Standards apply to residential structures and buildings in both Residential (R) and
Residential/Non-Residential (RES/NON-RES) tracts.(2) Front setback is measured from building to right-of-way, road easement line or in the case
of multi-family dwelling types the edge of pavement of the drive aisle. Front setback for multi-
family dwelling types shall be a minimum of 10 feet where measured from parking stall.
Tamiami 58-Acre MpUD
Last Revised: February 25,2025
Page 6 of 19
TABLE I
RESI DENTIAL DEVELOPM ENT STANDARDS(1)
PERMITTED
USES AND
STANDARDS
Single-Family
Detached
Single
Family
Aftached
Townhouse Multi-Family Glubhouse/
Recreation
Buildings
Min. Lot Area 3,600 sF 2,430 SF 1,620 SF 10,000 sF N/A
Min. Lot Width 40'27'18',1 00'N/A
Min. Lot Depth 90'90'90'1 00'N/A
SETBACKS
Front Yard(2)15',(3)(4).15'(3)(4)15',(3)(4)15',15',
Side Yardrsl 5 0'15'0'/5'10'10'
Rear Yard
(PrinciPal){sao)
Rear Yard
(Accessory)(sao)
7.s',
trr
7.5'
5',
7.5'
5
10'(5)
tr,
10'
5
Preserve(7)
25'25'25'25 25
Lake(7)
20 20'20'20'20'
Min. Distance
Between
Principal
Structures 10'10'10'
10'for 1 &2-
story buildings
Y.Building
Height for 3-
story buildings
or higher
10'
Maximum
Height
Actual
Zoned
45'
40'
4s',
40'
4s',
40'
55',
50'
45
40'
ovc
Page 4143 of 5415
(3) Front-loading/front-entry garages shall be setback a minimum of 23' from the back of
sidewalk. Units with side-loaded garages shall have a minimum 10' setback from the private right-
of-way or road easement line.(4) Corner lots shall provide one (1) front yard setback within the yard that contains the
driveway/vehicular access to the dwelling unit. The secondary front yard that does not contain the
driveway/vehicular access to the dwelling unit shall provide a minimum 1O-foot setback measured
from the right-of-way, and will have no overhang into the utility easement if there are any buildings
adjacent to that secondary front yard setback.(5) 0' principal and accessory setbacks are permitted from lake maintenance easements and
landscape buffer easements (LBEs), except for LBE's adjacent to internal Residential/Non-
Residential tracts where residential structures (principal and accessory) shall be set back a
minimum of 5 feet from the LBE.
(6) There shall be no setback restrictions to the installation of fencing to create private yards
between principal structures.(7) Lake and Preserve setbacks are applicable to principal and accessory structures.
GENERAL: Except as provided for herein, all criteria set forth below shall be understood to be in
relation to individual parcel or lot boundary lines, or between structures. Condominium, and/or
homeowners' association boundaries shall not be utilized for determining development standards.
Landscape buffers and lake maintenance easements shall be platted as separate tracts at time of
subdivision plat approval, or labeled as separate tracts on the SDP.
Guardhouses, gatehouses, access control structures, clock towers, columns, decorative
hardscaping or architectural embellishments associated with the project's entrance are permitted
and shall have no required internal setbacks; however, such structures cannot be located where
they create sight distance issues for motorists and pedestrians and cannot exceed 35 feet in actual
height.
Note: Nothing in this PUD document shall be deemed to approve a deviation from the LDC unless
it is expressly stated in Exhibit "E", Deviations.
TamiamiSS-Acre MpUD
Last Revised: February 25,2O2S
Page 7 of 19
OVf,Page 4144 of 5415
TABLE II
NON.RESI DENTIAL DEVELOPM ENT STANDARDS
PERMITTED USES
AND STANDARDS
Principa!Accessory Uses
Min. Lot Area 10,000 sF N/A
Min. Lot Width 1 00'N/A
SETBACKS
From US-41 ROW 50'(3)SPS
Front Yard 50,(2)sPS(2)
Side Yardlrt 5 o't5'
Rear Yard
(PrinciPal;tr)
Rear Yard
(Accessory;{r)
7.5'
5',
7.5'
Preserve 25'10'
Min. Distance
Between Principal
Structures
10' or /, sum of building
heights, whichever is greater
10'
Maximum Height
Actual
Zoned
55'i60',(3)
50'/55'(3)
4s',
40'
1) 0' principal and accessory setbacks are permitted from lake maintenance easements and
landscape buffer easements, which will be separate platted or labeled tracts on the PPL/SDP.
2) Corner lots shall provide one (1) front yard setback within the yard that contains the
driveway/vehicular access to the principal, building. The secondary front yard that does not
contain the driveway/vehicular access to the principal shall provide a minimum 10-foot
setback measured from the right-of-way, and will have no overhang into the utility easement
if there are any buildings adjacent to that secondary front yard setback.
3) Mini- and self-storage warehousing and hotel buildings shall be allowed a maximum actual
height of 60 feet and a maximum zoned height of 55 feet and shall be setback a minimum of
150 feet from the US 41 right-of-way.
Tamiami58-Acre MpUD
Last Revised: February 25,20Zs
Page 8 of 19 obo
Page 4145 of 5415
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NOTES:
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS
SUBJECT TO MODIFICATION DUE TO AGENCY
PERMITTING REQUIREMENTS.2. ALL ACREAGE ARE APPROXIMATE AND SUBJECT TO
MODIFICATION AT THE TIME OF SDP OR PLAT
APPROVAL.3. TOTAL NATTVE VEGETATION PRESERVE REQUTRED 6.90
AC.; \TITHIN RFMUD 40% OF NATTVE VEGETATIoN (4.40
AC. X O.4O = 1.76 AC.) OUTSIDE OF RFMUD 25% OF
VEGETATION (20.55 X 0.25 = 5.t4 AC. TOTAL) NATTVE
PRESERVATION PRoVTDED 10.94 AC (5.80 AC PROVIDED
IfITHIN RFMUD &, 5.14 AC PROVIDED OUTSIDE OF
RFMUD).
4. THE SIZE AND LOCATION OF THE LAKES, ''R" AND
"RES/NON-RES" TRACTS, AND RIGHT OF WAYS ARE
PRETIMINARY AND CONCEPTUAL IN NATURE.5. 50 ACRES OF THE MPUD ARE LOCATED WITHIN THE
TAMIAMI TRAIL MIXED USE SUBDISTRICT FLU
DESIGNATION & 8.22 ACRES OF THE PUD ARE LOCATED
I{ITHIN THE RURAL FRINGE MIXED USE DISTRICT FLU
DESIGNATION.
LAND TTSU 1'AI}LE
IRAC'I'''R'' RESIDENI-[AL 32. r 0 AC.
TRACT "RES/NON.RES"l5.t8AC.
TRACT "P'PRESERVE t0.94 AC.
P tto.t EC't' t)IiNS tTY
PROJECTAREA (AC.)MAXIMUM DL,NSIry MAXIMUM UNTTS
58.22 6 9 UNll-SiACRti 400
NOTES:
PI(OJEC'I IN'I'ENSfl'Y MAXMUIVI 100,000 SQUARE FEET Ot' CON{MERCIAL AND INDIISTI{IAL
USES IF Ii,IINI-WAREIIoLTSE IS DEVELOPED, A I\dA.XlMt^4 OF 80,000 SF O[ ADDITIONAL
IlIINI.WAREHOTJSE MAY BE PROPOSED.
I,ANDSCAPIi B I.]FIT ERS
NOR'TH (ADJACDNT'IO A-RFMUO RtsCEIVING)IO' TYPE "A'
SOI,]'I'H (ADJACENI' 1 O TAMIAMII'RAIL EASll 20"tYPE "D"
L,ASI' (ADJACEN'I 10 A-RTMUO RECEIVING)I U' I'YPL, "A'
WEST (ADJACENI'TOA.RFMI.]ORECEIVING'I IO''IYPE'A'
OPEN SPACtr
REQUIRIID: 30% OF ENI]RE SITE
(58.22 AC.) =t'l.47 AC,
I'ROVIDED =l'1.47 AC.
r:@qr'-Ilorun llab,bton d Ent rronrn.nhlConsframtr r i!* M xrB OF
slr[!T 3
o
-YUPage 4147 of 5415
EXHIBIT "D"
LEGAL DESCRIPTION
Tamiami 58-Acre MPUD
Parcel One:
THE NORTH 663 FEET OF THE E 1I2OF THE W 1I2OF THE E 1/2 LYING NORTH AND EAST
oF u.s.41, tN SECT|ON 18, TOWNSHTP 5'1 (SOUTH), RANGE 27 EAST, COLLIER COUNTY,
FLORIDA.
ParcelTwo:
THE SOUTH 464 FEET OF THE NORTH 1127 FEET OF THE EAST 112 OF THE WEST 112 OF
THE EAST 1/2 LytNG NORTH AND EAST OF U.S. 41, SECTION 18, TOWNSHIP 5'1 (SOUTH),
RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
ParcelThree:
THE WEST 250 FEET OF THE SOUTH 1471 FEET OF THE EAST 112 OF THE WEST 112 OF
THE EAST 1/2 LYING NORTH AND EAST OF U.S. 41, SECTION 18, TOWNSHIP 51 SOUTH,
RANGE 27 EAST, COLLIER COUNTY, FLORIDA.
Parcel Four:
THE EAST 1I2OF THE WEST 1I2OF THE EAST 1/2 LYING NORTH AND EAST OF U.S. 41 IN
SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, LESS
THE WEST 250 FEET OF THE SOUTH 1471 FEET AND LESS THE SOUTH 464 FEET OF THE
NORTH 1127 FEET AND LESS THE LAND DESCRIBED IN WARRANTY DEED RECORDED
IN OFFICIAL RECORDS BOOK 3761, PAGE 1977 , PUBLIC RECORDS OF COLLIER COUNTY,
FLORIDA.
Parcel Five:
THE WEST 213 OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE
WEST 112 OF THE WEST 112 OF THE EAST 112 OF THE EAST 1/2, SECTION 18, TOWNSHIP
51 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, LYING NORTH OF THE TAMIAMI
TRAIL (STATE ROAD 90) (U.S. HIGHWAY NO.41)
PARCELS CONTAINS 58.22 ACRES, MORE OR LESS
TamiamiSS-Acre MPUD
Last Revised; February 25,2025
Page 11of '19 oA
oPage 4148 of 5415
EXHIBlT "E"
LIST OF REQUESTED DEVIATIONS FROM LDC
Tamiami S8-Acre MPUD
Deviation 1: Deviation from LDC Section 6.06.01.N which establishes the minimum right-of-
way width of 60 feet to be utilized, to instead allow for a SO-foot internal private right-of-way
as shown in Exhibit E-1. Alternative roadway design standards for affordable housing in
accordance with LDC Section 4.02.39.B.3. may be incorporated into the SO-foot right-of-way
throughout the entirety of the IMPUD.
TamiamiSS-Acre MpUD
Last Revised: February 25,2O2S
Page 12 of 19 o
4^
rJ
Page 4149 of 5415
ov.)
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NOTE:
L{X'ATIO}I OF SII]T'I4ALK I}EPI{.'TED
IS TYI,I('.{L t}IjT T.AN YAITY TO
A\-OII) {;0llFIIOTS.
IITILITY LCI(.ATIONS iI{E
I]IIELIIIINAIIY ANN ]IJY \,AI}Y
Ii. 0 .1r.
Itr
I I/2'' ASPHALT
CoNCRETE (S-11)
6" LIIvIERO['K BASE
(PRr\,rED - LBR 100)
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Sr,BGR-A.DE (LBR 40)
SA}{ITARY SE\\TER
FPL. C: OI\{IULINIC'.A.TION.:,,, A}iDCABLEII}ITERNET
C'ONDLIITS. \\ATER NLAI]\
4" CONCRETE
sjIDE\,'ALK (TYP.)
2', \'ALLEY GL'TTER (TYP.)
FPL. CONfl\{LTNICATION. AND
C:ABLE/ INTERNET CONDUITS
CO}IPACTED FILL (TYP.)
TYPICAL SECTI
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i
Page 4150 of 5415
EXHIBIT "F"
DEVELOPMENT COMMlTMENTS
Tamiami S8-Acre MPUD
1. GENERAL
A. One entity (hereinafter the Managing Entity) shall be responsible for PUD monitoring
until close-out of the PUD, and this entity shall also be responsible for satisfying all
PUD commitments until close-out of the PUD. At the time of this PUD approval, the
Managing Entity is Tamiami Trail East Acreage, LLC. Should the Managing Entity
desire to transfer the monitoring and commitments to a successor entity, then it must
provide a copy of a legally binding document that needs to be approved for legal
sufficiency by the County Attorney. After such approval, the Managing Entity will be
released of its obligations upon written approval of the transfer by County staff, and
the successor entity shall become the l/lanaging Entity. As Owner and Developer sell
off tracts, the Managing Entity shall provide written notice to County that includes an
acknowledgement of the commitments required by the PUD by the new owner and the
new owner's agreement to comply with the Commitments through the Managing Entity,
but the Managing Entity shall not be relieved of its responsibility under this
Section. When the PUD is closed-out, then the Managing Entity is no longer
responsible for the monitoring and fulfillment of PUD commitments.
B. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county
does not in any way create any rights on the part of the applicant to obtain a permit
from a state or federal agency and does not create any liability on the paft of the county
for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the
obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law.
C. All other applicable state or federal permits must be obtained before commencement
of the development.
2. TRANSPORTATION
A. The maximum total daily trip generation for the PUD shall not exceed 382 two-way PM
peak hour net trips based on the use codes in the ITE lVlanual on trip generation rates
in effect at the time of application for SDP/SDPA or PPL approval.
3. ENVIRONMENTAL
A. The subject site contained approximately 24.82 acres of native vegetation, of which
6.90 acres is required to be preserved. The subject site shall provide 43%o (10.94 acres)
of native preservation. The native preservation requirement will be satisfied on-site in
accordance with the Land Development Code. Any replanting of native vegetation to
meet preserve standards shall comply with all requirements set forth in the LDC Section
3.05.07.H.
B. Preserves may be used to satisfy the landscape buffer requirements after exotic
removal in accordance with LDC Sections 4.06.02 and 4.06.05.E.1. Supplemental
plantings with native plant materials shall be in accordance with LDC Section 3.05.07.
ln order to meet the requirements of a 10-foot-wide Type 'A' buffer along the northern
and eastern boundaries of the MPUD; a 6-foot-wide landscape buffer reservation
located outside of the preserve will be conveyed by owner to a homeowner's
TamiamiSS-Acre MPUD
Last Revised: February 25,2025
Page 14 of 19 o
-\rIJPage 4151 of 5415
association or condominium association at time of Site Development Plan (SDP) or plat
approval. ln the event that the preserve does not meet buffer requirements after
removal of exotics and supplemental planting within the preserve, plantings will be
provided in the 6'wide reservation to meet the buffer requirements. The type, size, and
number of such plantings, if necessary, will be determined at time of initial SDP or plat
and included on the landscape plans for the SDP or plat.
C. The Owner shall adhere to the Florida Fish and Wildlife Conservation Commission
Black Bear Management Plan, as applicable. The informational brochure created by
the Florida Fish and Wildlife Conservation Commission (FWCC) and titled "A Guide to
Living in Bear County" will be distributed to all property owners and
construction/maintenance personnel. Residents and property owners will be provided
with information on how to secure their garbage containers to discourage bears from
foraging in trash receptacles and the project will utilize bear-proof dumpsters in
locations to be determined at the time of SDP approval. The owner will record a
restrictive covenant in the public records of Collier County identifying this commitment.
D. Prior to issuance of the first SDP andior PPL, a listed species management plan is
required for the management of the Bald eagle (Haliaeetus leucocephalus), the Florida
panther (Puma concolor coryi), Black bear (Ursus americanus floridanus), and all other
listed species.
4. UTILITIES
A. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development
Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to
the wastewater collection/transmission system may be required to adequately handle
the total estimated peak hour flow from the project. Whether or not such improvements
are necessary, and if so, the exact nature of such improvements and/or upgrades shall
be determined during PPL or SDP review. Such improvement and/or upgrades as may
be necessary shall be permitted and installed at the Owner's sole cost and expense
and may be required to be in place prior to issuance of a certificate of occupancy for
any portion or phase of the development that triggers the need for such improvements
andior upgrades as determined by the County Manager or designee.
B. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development
Plan (SDP) approval, as the case may be, in consultation with Public Utilities, the
Owner will provide a potable water stub out of their project's potable water public utility
infrastructure in an easement for future water looping on the east side of the PUD at
the Owner's sole cost and expense as determined by the Collier County Manager or
designee. lf the PPL or SDP does not include the installation of potable water lines to
be conveyed to the county adjacent to the easternmost tracts "R" or.RES/NON-RES"
neither easement nor stub out shall be provided along the east side of the PUD.
At the time of application for subdivision Plans and Plat (PPL) and/or Site Development
Plan (SDP) approval, as the case may be, in consultation with Public Utilities the
Owner will provide a potable water stub out of their project's potable water public utility
infrastructure in an easement for future water looping on the west side of the PUD, at
the Owner's sole cost and expense as determined by the Collier County Manager or
designee. lf the PPL or SDP does not include the installation of potable water lines to
be conveyed to the county adjacent to the westernmost tract "R" neither easement nor
stub out shall be provided along the west side of the pUD.
TamiamiS8-Acre MpUD
Last Revised: February 25,2O2S
page 15 of 19
C
c}o
Page 4152 of 5415
E. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development
Plan (SDP) approval, as the case may be, offsite improvements and/or upgrades to the
water distribution/transmission system may be required to adequately handle the total
estimated peak hour flow to the project. Whether or not such improvements are
necessary, and if so, the exact nature of such improvements and/or upgrades shall be
determined during PPL or SDP review. Such improvements and/or upgrades as may
be necessary shall be permitted and installed at the Owners's sole cost and expense
as determined by Collier County Manager or designee, and may be required to be in
place prior to issuance of a certificate of occupancy for any portion or phase of the
development that triggers the need for such improvements and/or upgrades.
5. EMERGENCY MANAGEMENT
A. The Owner shall provide the Emergency Management Division with a 45kw towable
diesel, quiet running, multi-phase, multi-voltage generatorto be used at other hurricane
evacuation shelter sites as a onetime hurricane mitigation effort. Emergency
Management will provide approved specifications to the Owner who will deliver the
generator to Emergency Management, with all necessary warranty and manuals, new
and tested for immediate operation as well as a certificate of origin for over the road
towing, tags, registration, etc. The one-time generator contribution will be provided prior
to issuance of the certificate of occupancy for fifty (50) percent of the residential
dwelling units.
6. COMPATIBILITY
A. All manufacturing within the "RES/NON-RES'tracts will occur within a fully enclosed
building.
B. Should "RES/NON-RES'tracts have Residential Uses, then Light lndustrial Uses listed
in Exhibit "A" a. or c. shall be prohibited.
7. LANDSCAPING
A. A 2O-foot-wide enhanced Type "D" landscape buffer shall be provided along the
Tamiami Trail East right-of-way as follows.
1. Three (3) Canopy trees per 90 linear feet spaced no more than 30 feet on
center. Understory trees and palm trees may not be substituted for canopy
trees.
2. A continuous 3-gallon double row hedge spaced 3 feet on center of at least
36 inches in height at the time of planting.
3. A meandering 3- to S-foot-wide bed of ground cover in front of the hedge that
will achieve 100o/o opacity/coverage within 1 year of planting.
8. AFFORDABLE HOUSING
A. Set aside units. Of the total units constructed, the project shall comply with the following
1. lf developed as a rental community, the following affordable housing commitments
apply:
a. A maximum of 400 dwelling units may be developed in the MPUD.
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 16 of 19
cr'o
Page 4153 of 5415
b. Fifteen (15%) of the units will be rented to households whose incomes are up
to and including 80% of the Area Median lncome (AMl) for Collier County and
corresponding rent limits, and fifteen (15%o) of the units will be rented to
households whose incomes are up to and including 1O0o/o of the Area Median
lncome (AMl).
c. By way of example,the2024 Florida Housing Finance Corporation lncome and
Rent Limits are:
d. At the time of each Site Development Plan (SDP) or Subdivision Plat (PPL), no
less than 30o/o of the dwelling units will be identified as affordable and shown
on the SDP or PPL with the required AMI ranges. Fractional numbers will be
rounded up to the nearest whole unit (cumulatively, "Set Aside Units").
e. At the time of SDP or PPL, the Owner will specify the total number of rental
units to be constructed, such as one-bedroom, two-bedroom, and three-
bedroom, and at least 30% of each unit type will be a Set Aside Unit as
specified herein. For example, if the Owner builds 120 one-bedroom, 200 two-
bedroom and 80 three-bedroom units, then 36 one-bedroom, 60 two-bedroom,
and 24 three-bedroom units shall be Set Aside Units.
f. The Set Aside Units will be committed for a period of 30 years from the date of
issuance of certificate of occupancy of the corresponding SDP's first Set Aside
Unit.
g. lncome and rent limits may be adjusted annually based on the combined
income and rent limit table published by the Florida Housing Finance
Corporation, or as othenvise provided by Collier County.
h. lnitial preference to rent-restricted Set Aside Units shall be given to Essential
Service Personnel (ESP).
i. ESP means as follows. Those individuals employed in the community as
teachers, educators, other school employees, higher education employees,
community college and university employees, police and fire personnel,
healthcare personnel, skilled building trades personnel, active duty military,
and government employees.
ii lnitially, each Set Aside Unit will be held vacant and advertised for ESP for
a minimum of 90 days prior to the issuance of a certificate of occupancy,
Tamiami58-Acre MPUD
Last Revised: February 25,2025
Page 17 of 19
2O24 Collier County lncome & Rent Limits for Affordable Housing
so[ce HUO 2024 M cd ian ln(ooq Floridd HoEirE F:name CorP kE ce e d Rffi Limls 'Gros r6t, ir!d6wilty .llw.rce
2024
Collier
County
Median
Household
lncome
S1o43m
lnome Limit nU Rent o( Bedmsin Uritr
Pscentage &Er CateBory
Nam e
1 2 4 1 2
3U/o Extrmely Lor S zr,sso s 2s,oso S :r,zsol5 s87 s taq s 813
5Wo Very Low s 36,sso 5 4l,7so s s2,1so s 978 S r,rz:5 1,3s5
6ea s 43,850 s so,10o s 62,s80 s 1,174 s 1,408 s 1,627
Low s s8,48o S 66.800 S 83,440 S L,so6 S r.,878 s 2,77a
l0O"/o M ediJn s 73,100 s 83,soo S ro+,:ooIS 1,9s8 s 2,348 s 2,7t3
720%M oderEte 5 at,tzo s 1O0,20O S 125,1Go S 2,349 s 7,871 S 3,2ss
lWo Gap s 102,340 S 116,900 5 r+e,ozo S 2,141 5 3,287 S :,zsa
CA(Page 4154 of 5415
and at least 90 days immediately prior and leading up to the leasing of the
first non-Set Aside Unit.
iii. ln the event that no ESP rents the available Set Aside Unit, then the Set
Aside Unit may also be offered to the general public (non-ESP) but shall
remain a Set Aside Unit and be rent and income restricted accordingly.
iv. After the initial offering of a Set Aside Unit, no preference will be given to
ESP. However, when a Set Aside Unit becomes available for rent
advertising as set forth in paragraph 8.A.1.h.v. below shall be provided.
v. At minimum, advertising will consist of providing written notice to the Collier
County Community and Human Services Division, the Collier County
Affordable Housing Advisory Committee, and the human resource
department for local hospitals, the Collier County Public School District,
Collier County Government, other municipalities within Collier, all fire
districts, and the Collier County Sheriff's Office.
2. lf developed as an owner occupied community, the following affordable housing
commitments apply:
a. A maximum of 186 units may be developed in the MPUD.
b. Fifteen (15%) of the units will be sold to households whose incomes are up to
and including 120o/o of the Area Median lncome (AMl) for Collier County
pursuant to the above 2024 Florida Housing Finance Corporation lncome and
Rent Limits table.
c. By way of example the 2024 Florida Housing Finance Corporation lncome
Limits are:
Source; HUD 2024 Median Nncome; Florida Housing Finan(e Corp, lnqome limits
d. At the time of each Site Development Plan (SDP) or Subdivision Plat (PPL), no
less than 15o/o of the dwelling units will be identified as affordable and shown
on the SDP or PPL with the required AMI ranges, and fractional numbers will
be rounded up to the nearest whole unit (cumulatively, "Set Aside Units").
Tamiami58-Acre MPUD
Last Revised: February 25,2025
Page 18 of 19
t024
Collier
County
Medisn
Household
ln60rne
$104,300
lncome timh by ltumber of Pmple in Unit
I 2 4
30%fxtrerneI tow S zt,93a s 25,050 s 31,290
S 36,550 $ 52,150
60%nla $ 4g,BEo S 50 100 S 6z,s8o
80%5 $ 66,800 S 83,440
1AO%$ 73,100 $ 83,500 $ 104,300
724%5 87,7 20
r40%Gap S 102,340 S 116,900 5 146,020
qo
Low
Page 4155 of 5415
e. For-sale Set Aside Units will contain no less than two (2) bedrooms per unit.
f. Prior to sale of any of the units, the owner will record a restrictive covenant in
the public records of Collier County identifying the affordable units and the
income threshold pertaining to each unit. The covenant will state that each unit
will be initially sold and subsequently sold to qualifying households for a period
of 30 years of the issuance of the Certificate of Occupancy for each unit. The
covenant will also state that at least 30 days prior to the sale of any unit, the
County's Community and Human Services Division will be notified in writing
and provided documents for income verification and certification on forms
acceptable to Collier County. The closing on the sale may occur after the
County confirms that the household qualifies for the designated income
thresholds.
g lncome limits may be adjusted annually based on the combined income limit
table published by the Florida Housing Finance Corporation or as otherwise
provided by Collier County.
3. As part of the annual PUD monitoring report, the Owner will include an annual
report that provides the progress and monitoring of occupancy of the income-
restricted units (including Set Aside Units), including rent data for rented units and
sales data for sold units, in a format approved by the Collier County Community
and Human Services Division. The Owner agrees to annual on-site monitoring by
the County, or its designee.
4. lncome verification shall comply with LDC Section 2.06.05.B.4
5. All Set Aside Units shall either be rent-restricted (in accordance with 8.A.1. or
income-restricted (in accordance with 8.A.2.), and not a combination thereof.
9. DWELLING UNITS
A. All dwelling units shall either be rentals or owner-occupied, and not a combination thereof
Tamiami S8-Acre MPUD
Last Revised: February 25,2025
Page 19 of 19
qa
Page 4156 of 5415
TAMI AMI TRAIL 58-ACRE
MPUD
CCPC PACKAGE
Page 4157 of 5415
COVER LETTER
Page 4158 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
October 24, 2024
Ms. Nancy Gundlach, PLA
Growth Management Department
Zoning Division
2800 North Horseshoe Drive
Naples, Florida 34104
RE: Tamiami 58-Acre MPUD
PUD Rezone – PL20230007470
Dear Ms. Gundlach:
RVI Planning + Landscape Architecture is pleased to submit this PUD Rezoning Application
on behalf of our client, Tamiami Trail East Acreage, LLC, for the subject property (“Property”)
generally located on the north side of Tamiami Trail East (US 41) approximately 550 +/- feet
west of Recycling Way in unincorporated Collier County, Florida.
The Property is approximately 58.22 +/- acres in size. The request is to rezone the Property
from Agricultural (A) to Mixed-Use Planned Unit Development (MPUD) to allow for the
development of a maximum of 400 residential dwelling units and 100,000 square feet of
commercial and light industrial uses, subject to a maximum 382 two-way PM peak hour net
external trips. If a mini-warehouse is developed, a maximum of 80,000 sf of additional mini
warehouse may be proposed, for a maximum of 180,000 SF, subject to not exceeding the 382
two-way PM peak hour trip cap.
The MPUD will allow for the build-out of a mixed-use project that provides for market-rate and
affordable workforce housing in close proximity to available public infrastructure, goods,
services and employment along a major arterial roadway.
The Applicant is proposing 30% affordable housing units for rent-restricted units. The
affordable rent-restricted units will include 15% priced at the 80% Area Median Income (AMI)
range, and the remaining 15% priced at or below the 100% AMI range. This change is also
reflected in the companion GMPA.
If the affordable units are income-restricted (“for sale”) 15% of the units will be sold to
households whose incomes are up to and including 120% of the Area Median Income (AMI)
for Collier County. This is consistent with the staff-approved commitment for the Sabal Palm
Road RPUD.
A companion Growth Management Plan Amendment (PL20230007471) has been filed to
redesignate the Property from Rural Fringe Mixed Use District (RFMUD) – Receiving Lands
to the “Tamiami Trail Mixed Use Subdistrict”.
Page 4159 of 5415
RVi Planning + Landscape Architecture | 2 of 5
Tamiami 58-Acre MPUD
Cover Letter – Request Narrative
PROPERTY OVERVIEW & EXISTING CONDITIONS
The Property has a future land use designation Rural Fringe Mixed Use District – Receiving
Lands which allows for a standard maximum density of 12 units or 1 dwelling units per 5 acres
(0.2 du/ac), and up to 58 units (1 du/acre) through TDR density bonus. The Property is zoned
Agricultural (A) which requires a minimum lot size of 217,800 square feet, allowing a maximum
of 1 dwelling unit per 5 acres.
A portion of the property has received a conditional use approval for earth mining (Res. 2000-
469). Some mining has occurred along the southwestern portion of the site. Access is
provided via an existing driveway to Tamiami Trail/US 41, a two-lane state-maintained arterial
roadway. The Property is partially vegetated and contains some agricultural structures. The
Property is in Flood Zone X.
SURROUNDING DEVELOPMENT PATTERN
The Property is located directly on US 41/Tamiami Trail in a rapidly developing portion of the
County as evidenced by the Property’s proximity to the Fiddler’s Creek DRI to the southwest,
intensive non-residential development to the east, and various residential and commercial
developments along the Tamiami Trail corridor heading towards Marco Island.
Specifically, the Fiddler’s Creek MPUD to the southwest of the Property is approaching
buildout of the entitled 6,000 dwellings units and 325,000 square feet of commercial uses. Of
note, the commercial component of the MPUD is being developed within a ¼ mile of the
subject property and will contain uses such as a Publix grocery store, which is indicative of
the urbanizing nature of the area. The portion of the MPUD directly southwest of the Property
across US 41, known as Esplanade by the Islands, is under development for a mix of family
and multifamily residential uses.
A 140-foot-wide agriculturally zoned parcel is located directly to the east of the Property
followed by industrially and commercially zoned development with the current uses of Cemex
concrete batch plant, outdoor/indoor storage and salvage yard.
Further to the east is the Basik CPUD which allows for 120,000 square feet of indoor storage,
50,000 square feet of office/commercial space and up to 350 of outdoor storage spaces per
Ordinance 2023-07.
The surrounding developments are indicative of the urbanizing land use pattern along US 41
in the vicinity of the Property. This development pattern results in an increased need for goods
and services and housing diversity to serve southern Collier County, East Naples and Marco
Island, in a compact, integrated mixed-use planned development.
PROPOSED DEVELOPMENT PROGRAM
The MPUD to permit residential uses and commercial/light industrial uses directly addresses
the County’s identified goals of providing diverse housing for the workforce and addressing
the County’s job-housing imbalance, clustering new development within established
developing area with adequate infrastructure particularly along an arterial corridor with a major
transit route.
Page 4160 of 5415
RVi Planning + Landscape Architecture | 3 of 5
Tamiami 58-Acre MPUD
Cover Letter – Request Narrative
Access is provided via a sole entry point from Tamiami Trail to allow for appropriate
ingress/egress. Due to the Property’s limited frontage and adjacent land uses, additional
connection and interconnection points are not proposed or appropriate.
Within the project boundary, internal pedestrian connectivity will be provided via sidewalks
installed per the LDC. The sidewalks will allow interconnection between residential and non-
residential areas to facilitate bicycle and pedestrian modes of travel internal to the site. The
Applicant is seeking a reduced right-of-way width to maximize open space and preserve and
limit impervious areas. The reduced right-of-way width will accommodate all requisite
infrastructure.
Buffers, open space, and preserve areas will be provided in accordance with the GMP and
LDC to uphold the County’s intent for attractive, well-planned and compatible development.
A. Internal buffering when Residential Tracts are adjacent to non-residential uses will meet
LDC requirements. Additionally, to assure further compatibility between industrial and
residential uses the PUD prohibits the development of residential within a tract that has been
developed with an industrial use.
The proposed PUD Master Plan and associated development standards for the residential
units and non-residential units are consistent with the height and setbacks approved for
development in the immediate area.
INFRASTRUCTURE:
The Traffic Impact Statement (TIS) prepared by Trebilcock Consulting Solutions, PA analyzes
the maximum requested 400 dwelling units and up to 100,000 SF of commercial and limited
industrial uses, subject to the maximum pm peak hour trips not exceeding 382 two-way PM
peak hour net external trips. If a mini-warehouse is developed, a maximum of 80,000 sf of
additional mini warehouse may be constructed, for a total maximum of 180,000 SF, subject
to not exceeding the trip cap.
The TIS demonstrates all impacted roadway segments will continue to operate at an
acceptable level of service in 2028, with or without project traffic.
Potable water and sanitary sewer for this project will be provided by Collier County Utilities
(CCU) through existing infrastructure and future infrastructure located along Tamiami Trail.
On-site drainage and stormwater management systems will be designed according to the
LDC.
Public Facilities map demonstrates the property’s proximity to available public infrastructure
including parks, schools, fire, and EMS services.
As evidenced by the available existing infrastructure, the Property is an appropriate location
which can accommodate the addition of density and intensity and development pattern to
effectively utilize the County’s investment in public infrastructure in this area.
ENVIRONMENTAL:
As outlined in the Environmental Report prepared by Passarella & Associates, Inc., the site
consists of forested and non-forested upland. In addition to wetland areas that contain high
levels of exotic vegetation. Per the Florida Land Use, Cover and Forms Classification System
Page 4161 of 5415
RVi Planning + Landscape Architecture | 4 of 5
Tamiami 58-Acre MPUD
Cover Letter – Request Narrative
(FLUCFCS), a total of 13 vegetative associations and land uses were identified on the
property. The dominate habitat type located on the property is Cypress/Pine/Cabbage Palm,
Disturbed (76-100% Exotics) (FLUCFCS Code 6249 E4), accounting for 25.1 percent of the
property.
The listed species survey conducted on the property documented one little blue heron was
observed in a cattle pond in the eastern region of the Property. A Bald Eagle Nest CO-037
was documented north of the project limits. No bald eagles were observed at the nest during
the site review. Additionally, two inflated wild pine air plants were documented during the
survey, which will be mitigated per agency requirements. The developer will coordinate with
Collier County and the USFWS regarding applicable guidelines and permitting requirements.
Commitments are included in the PUD Document relating to Florida Fish and Wildlife
Conservation Commission Black Bear Management Plan and education of future residents.
In accordance with Section 3.05.07.B.1 a mixed use development should provide a minimum
of 25% and Section 3.05.07.C.1.a properties with the RFMUD designation should provide a
minimum of 40% of the native vegetation present. As determined by the native vegetation
present on the Project site prior to clearing, the Collier County native vegetation preservation
requirement totals 6.90 acres ((20.55 acres x 0.25) + (4.40 acres x 0.40)= 6.90 acres). The
development is proposing to provide 10.94 acres or 43% of native vegetation, which exceeds
the minimum requirements of the Conservation and Coastal Management Element.
As noted above, the development will meet the required minimum preservation and vegetation
retention requirements detailed in the attached Environmental Report prepared by Passarella
and Associates. Based upon this information, the site is suitable for increased densities due
to a lack of environmental sensitivity and high levels of exotic vegetation.
A letter from the Florida Department of State, Division of Historical Resources, indicates no
significant archaeological or historical sites are recorded or likely to be present within the
subject property.
GROWTH MANAGEMENT PLAN & LDC CONSISTENCY
The Evaluation Criteria enclosed provides an extensive analysis of the proposed MPUD’s
consistency with the Goals, Objectives and Policies of the Growth Management Plan, and
proposed Tamiami Trail Mixed Use Subdistrict. The Evaluation Criteria also includes analysis
of the rezoning’s consistency with the criteria for PUDs set forth in the LDC.
CONCLUSION:
In summary, the proposed MPUD represents infill, compact development, with a mix of
proposed land uses, and is consistent with the County’s stated demand for workforce housing.
The MPUD is consistent with the GMP & LDC as follows:
1) The proposed MPUD will provide an appropriate location for market rate and
affordable workforce housing, helping to address the jobs-housing imbalance in Collier
County.
2) The MPUD will support the appropriate utilization of public investment in existing
infrastructure.
Page 4162 of 5415
RVi Planning + Landscape Architecture | 5 of 5
Tamiami 58-Acre MPUD
Cover Letter – Request Narrative
3) The proposed MPUD will facilitate a live-work opportunities and allow residents to walk
short distances for goods, services, and employment.
4) Proposed mixed uses shall be fully integrated and compatible with each other.
5) The proposed MPUD will allow for an appropriate mix of uses, intensity and density
along a major arterial thoroughfare, and will be compatible with adjacent existing and
approved developments.
Should you require additional information or have any questions, please feel free to contact
me directly at (239) 850-8525 or acrespo@rviplanning.com.
Sincerely,
RVi Planning + Landscape Architecture
Alexis Crespo, AICP
Vice President of Planning
Page 4163 of 5415
APPLICATION FORM
Page 4164 of 5415
Application for a Public Hearing for PUD Rezone, Amendment to PUD
or PUD to PUD Rezone (PUDZ, PUDA, PUDR)
PUD Rezone (PUDZ): LDC subsection 10.02.13 A.-F., Ch. 3 G.1 of the Administrative Code
Amendment to PUD (PUDA): LDC subsections 10.02.13 E; and 10.03.06.B; and Ch. 3 G.2 of the Administrative
Code PUD to PUD Rezone (PUDR): LDC subsection 10.02.13 A.-F.
APPLICANT CONTACT INFORMATION
State:
Name of Property Owner(s):
Name of Applicant if different than owner:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
E-Mail Address:
If Property is under contract to be sold:
Name of Property Buyer(s):
Name of Applicant if different than buyer:
Address:
Telephone:
E-Mail Address:
Name of Agent:
Firm:
Address:
Telephone:
E-Mail Address:
City:City: State:State: ZIP:ZIP:
Cell:Cell:
City:City: ZIP:ZIP:
Cell:Cell:
City: State: ZIP:
Cell:
City: ZIP:
Cell:
State:
Page 4165 of 5415
REZONE REQUEST
Zoning district(s) to the This application is requesting a rezone from:
zoning district(s).
Present Use of the Property:
Proposed Use (or range of uses) of the property:
Original PUD Name:
Ordinance No.:
PROPERTY INFORMATION
On a separate sheet attached to the application, provide a detailed legal description of the property
covered by the application:
•If the request involves changes to more than one zoning district, the applicant shall include a
separate legal description for property involved in each district;
•If required to do so at the pre-application meeting, the applicant shall submit four (4) copies of a
recent survey (completed within the last six (6) months, maximum 1" to 400' scale), and
•The applicant is responsible for supplying the correct legal description. If questions arise
concerning the legal description, an engineer's certification or sealed survey may be required.
Section/Township/Range: / /
Subdivision: Lot:Block:
Property I.D. Number:
Metes & Bounds Description:
Page #: Plat Book:
ft. x ft. = Total Sq. Ft. Acres:
Address/ General Location of Subject Property:
PUD District (refer to LDC subsection 2.03.06 C):
Commercial Community Facilities Industrial
Mixed Use
Residential
Other:
Size of Property:
Page 4166 of 5415
ADJACENT ZONING AND LAND USE
Zoning Land Use
N
S
E
W
If the owner of the subject property owns contiguous property please provide a detailed legal
description of the entire contiguous property on a separate sheet attached to the application.
Section/Township/Range: / /
Subdivision: Lot: Block:
Plat Book: Page #: Property I.D. Number:
Metes & Bounds Description:
ASSOCIATIONS
Complete the following for all registered Home Owner / Civic Association(s) that could be affected by this
petition and located within 1,000 feet of the subject property. Provide additional sheets if necessary.
Information can be found on the Civic Associations and Communities page on the Board of County
Commissioner’s website. Applicant is responsible for and shall confirm the current mailing addresses for each
association as registered by the Florida Department of State, Division of Corporations.
City: State: ZIP:
City: State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address: City: State: ZIP:
City:State: ZIP:
Name of Homeowner / Civic Association:
Mailing Address:
Name of Homeowner / Civic Association:
Mailing Address: City:State: ZIP:
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EVALUATION CRITERIA
Pursuant to LDC subsections 10.02.13 B, 10.02.08 F and Chapter 3 G. of the Administrative Code, staff’s
analysis and recommendation to the Planning Commission, and the Planning Commission’s
recommendation to the Board of County Commissioners shall be based upon consideration of the
applicable criteria. On a separate sheet attached to the application, provide a narrative statement
describing the rezone request with specific reference to the criteria below. Include any backup
materials and documentation in support of the request.
a.The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage, sewer,
water, and other utilities.
b.Adequacy of evidence of unified control and suitability of any proposed agreements, contract, or
other instruments, or for amendments in those proposed, particularly as they may relate to
arrangements or provisions to be made for the continuing operation and maintenance of such
areas and facilities that are not to be provided or maintained at public expense. Findings and
recommendations of this type shall be made only after consultation with the County Attorney.
c.Conformity of the proposed PUD with the goals, objectives, and policies of the Growth
Management Plan. (This is to include identifying what subdistrict, policy, or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions of that
subdistrict, policy, or other provision.)
d.The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and screening
requirements.
e.The adequacy of usable open space areas in existence and as proposed to serve the
development.
f.The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
g.The ability of the subject property and of surrounding areas to accommodate expansion.
h.Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications of justified as meeting public
purposes to a degree at least equivalent to literal application of such regulations.
Deed Restrictions: The County is legally precluded from enforcing deed restrictions; however, many
communities have adopted such restrictions. You may wish to contact the civic or property owners
association in the area for which this use is being requested in order to ascertain whether or not the request
is affected by existing deed restrictions.
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Yes No If so, please provide copies.
PUBLIC NOTICE REQUIREMENTS
This land use petition requires a Neighborhood Information Meeting (NIM), pursuant to Chapter 8 B of the
Administrative Code and LDC section 10.03.05. Following the NIM, the applicant will submit a written
summary and any commitments that have been made at the meeting. Refer to Chapter 8 B of the
Administrative Code for the NIM procedural requirements.
Chapter 8 of the Administrative Code requires that the applicant must remove their public hearing
advertising sign(s) after final action is taken by the Board of County Commissioners. Based on the
Board's final action on this item, please remove all public hearing advertising sign(s) immediately.
RECORDING OF DEVELOPER COMMITMENTS
Previous land use petitions on the subject property: To your knowledge, has a public hearing been held on
this property within the last year? If so, what was the nature of that hearing?
Official Interpretations or Zoning Verifications: To your knowledge, has there been an official
interpretation or zoning verification rendered on this property within the last year?
Within 30 days of adoption of the Ordinance, the owner or developer (specify name) at their expense shall
record in the Public Records of Collier County a Memorandum of Understanding of Developer
Commitments or Notice of Developer Commitments that contains the legal description of the property that
is the subject of the land use petition and contains each and every commitment of the owner or developer
specified in the Ordinance. The Memorandum or Notice shall be in form acceptable to the County and shall
comply with the recording requirements of Chapter 695, FS. A recorded copy of the Memorandum or
Notice shall be provided to the Collier County Planned Unit Development Monitoring staff within
15 days of recording of said Memorandum or Notice.
This application will be considered “open” when the determination of “sufficiency” has been made and the
application is assigned a petition processing number. The application will be considered “closed” when the
petitioner withdraws the application through written notice or ceases to supply necessary information to
continue processing or otherwise actively pursue the rezoning, amendment, or change, for a period of six (6)
months. An application deemed “closed” will not receive further processing, and an application “closed”
through inactivity shall be deemed withdrawn. An application deemed “closed” may be re-opened by
submission of a new application, repayment of all application fees, and the grant of a determination of
“sufficiency”. Further review of the request will be subject to the then current code.
LDC subsection 10.02.08 D
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Final Submittal Requirement Checklist for:
PUD Rezone- Ch. 3 G.1 of the Administrative Code
Amendment to PUD- Ch. 3 G.2 of the Administrative Code
PUD to PUD Rezone- Ch. 3 G.1 of the Administrative Code
REQUIREMENTS REQUIRED NOT
REQUIRED
Cover Letter with narrative statement including a detailed description of why
amendment is necessary
Completed application with required attachments (download latest version)
Pre-application meeting notes
Affidavit of Authorization, signed and notarized
Property Ownership Disclosure Form
Notarized and completed Covenant of Unified Control
Completed Addressing Checklist
Warranty Deed(s)
List identifying owner and all parties of corporation
Signed and sealed Boundary Survey
Architectural rendering of proposed structures
Current aerial photographs (available from Property Appraiser) with project
boundary and, if vegetated, FLUCFCS Codes with legend included on aerial.
Statement of utility provisions
Environmental data requirements pursuant to LDC section 3.08.00
Environmental Data Requirements collated into a single Environmental Impact
Statement (EIS) packet at time of public hearings. Coordinate with project planner
at time of public hearings.
Listed or protected species survey, less than 12 months old. Include copies of
previous surveys.
Traffic Impact Study (TIS)
Historical Survey
School Impact Analysis Application, if applicable
Electronic copy of all required documents
Completed Exhibits A-F (see below for additional information)+
List of requested deviations from the LDC with justification for each (this
document is separate from Exhibit E)
*Checklist continues on next page
The following submittal requirement checklist is to be utilized during the Pre-Application Meeting and at time
of application submittal. At final submittal, the checklist is to be completed and submitted with an up-to-date
application. Please upload the submittal items with cover sheets attached to each section via the GMD Portal.
Incomplete submittals will not be accepted, or processed. View sample PUD document.
Page 4170 of 5415
EVALUATION CRITERIA
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RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777 •
www.rviplanning.com
TAMIAMI 58-ACRE MPUD
EVALUATION CRITERIA REZONE CONSIDERATION (LDC §10.02.13.B)
REVISED OCTOBER 2024
a. The suitability of the area for the type and pattern of development proposed in relation to
physical characteristics of the land, surrounding areas, traffic and access, drainage,
sewer, water, and other utilities.
The Tamiami 58-Acre MPUD (“Property”) is located in an area of existing and planned development
in southern Collier County along a major arterial thoroughfare. As outlined in the PUD Rezone
application, the Applicant is proposing a Mixed Use Planne Unit Development (MPUD) to
accommodate the proposed development program, density and intensity, which includes an
affordable housing component and compact mix of uses to provide a “live, work and play”
community.
As outlined in the Growth Management Plan Amendment, the Applicant is proposing to change the
underlying future land use category to the site-specific “Tamiami Trail Mixed Use Subdistrict” to
accommodate the proposed development program along with specific commitments for the
affordable housing component (see also PL2023-7471). The propsosal will commit 30% of the
dwelling units to households earning between 80-100% of the Area Median Income (AMI) for rent-
restricted units, and 15% of the dwelling units to households earning up to 120% AMI for income-
restricted (“for sale”) units.
Based upon the nature of surrounding uses, the established development pattern along Tamiami
Trail, and the existing levels of public infrastructure to service the proposed MPUD, the Property is
suitable for the development of a mixed use community as proposed through this application.
Moreover, the density and intensities proposed by the project will ensure the compatibility with the
surrounding land uses and provide a transition from existing intensive non-residential land uses to
the east, and the residenital and commercial land uses to the south and west. The request will
ensure public investment in infrastructure, such as roadways and utilities, are not underutilized by
arbitralily limiting density on the north side of Tamiami Trail to very low densities, while allowing
mixed-use, master planned communities on the south side of the same roadway.
The Property is located along the northern side of Tamiami Trail (US-41) a two-lane major arterial
road maintained by the Florida Department of Transportation. The Property is generally to the north
of the Fiddlers Creek Development of Regional Impact (DRI) and MPUD that has spurned
continued growth along this southern stretch of the US 41 corridor.
The Fiddler’s Creek is approaching buildout of the entitled 6,000 dwellings units and 325,000 square
feet of commercial uses. Of note, the commercial component of the MPUD is being developed within
a ¼ mile of the subject property and will contain uses such as Publix, which is indicative of the
urbanizing nature of the area. The portion of the MPUD directly southwest of the Property known as
Esplanade by the Islands is under development for single family and multifamily development.
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Tamiami 58-Acre MPUD
Evaluation Criteria
A 140-foot-wide agriculturally zoned parcel that is currently undeveloped is located directly to the
east of the Property followed by intensive uses such as Cemex concrete batch plant, outdoor/indoor
storage and salvage yard.
Further to the east is the Basik CPUD which allows for 120,000 square feet of indoor storage, 50,000
square feet of office/commercial space and up to 350 of outdoor storage spaces per Ordinance
2023-07.
The surrounding development pattern is indicative of the urbanizing land use pattern along US 41
in the vicinity of the Property. This development pattern results in an increased need for goods and
services and housing diversity to serve southern Collier County, East Naples and Marco Island, in
a compact, integrated mixed-use planned development.
In terms of traffic, the subject property will be accessed via Tamiami Trail which connects as
depicted on the MPUD Master Plan. As outlined in the Traffic Impact Statement (TIS) prepared by
Tamiami Trail segments will operate at acceptable level of service in 2028, with or without project
traffic.
The Property is located within the Collier County Water-Sewer District’s (CCWSD) service area and
water and wastewater service are readily available via existing facilities.
Based upon the nature of surrounding uses, the established development pattern along Tamiami
Trail, and the existing levels of public infrastructure to service the proposed MPUD, the Property is
suitable for the development of a mixed use community as proposed through this application.
Moreover, the density proposed by the project will ensure the existing land area and infrastructure
within a developing area in the County is not underutilized from a public infrastructure standpoint,
thereby upholding sound planning principles, as outlined in the companion GMP Amendment.
b. Adequacy of evidence of unified control and suitability of any proposed agreements,
contract, or other instruments, or for amendments in those proposed, particularly as they
may relate to arrangements or provisions to be made for the continuing operation and
maintenance of such areas and facilities that are not toe be provided or maintained at public
expense. Findings and recommendations of this type shall be made only after consultation
with the County Attorney.
The subject property is under Unified Control by Tamiami Trail East Acreage, LLC, who has filed
this application, as demonstrated by the Covenant of Unified Control included in the PUDZ
application.
c. Conformity of the proposed PUD with the goals, objectives and policies of the growth
management plan. (This is to include identifying what subdistrict, policy or other provision
allows the requested uses/density, and fully explaining/addressing all criteria or conditions
of that subdistrict, policy or other provision.)
The proposed PUD is in conformity with the goals, objectives, and policies of the growth
management plan. Please see previous section GMP Policy Analysis section within the narrative
d. The internal and external compatibility of proposed uses, which conditions may include
restrictions on location of improvements, restrictions on design, and buffering and
screening requirements.
The MPUD proposes residential and employment-generating non-residential uses as described in
this application. The proposed addition of this mixture of uses to the MPUD will not impact the
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Tamiami 58-Acre MPUD
Evaluation Criteria
project’s compatibility with the surrounding land use pattern and will serve as an appropriate
transition from the concrete batch plant and salvage yard to the east and the residential, commercial
and preserve area components of the Fiddler’s Creek MPUD, generally to the south.
These uses do not directly abut any existing residential land uses and will be screened from Tamiami
Trail by the required roadway buffer, as conditioned throught the PUD commitments. The proposed
design standards, setbacks, and building height limitations ensure the proposed development will
be consistent with the surrounding development pattern. The proposed perimeter buffers will also
provide for compatibilty between adjacent uses.
Internally, the site has been designed to assure compatibility through maximum height, setbacks
buffering between the residential and non-residential tracts within the development. The PUD also
prohibits the ability of residential uses to be built within the same tract as any industrial use, and
provides distinct access points for non-residential and residential tracts via internal roads to avoid
conflicts.
An enhanced Tamiami Trail right-of-way buffer is proposed to further promote compatbility and
attractive public viewsheds.
e.The adequacy of usable open space areas in existence and as proposed to serve the
development.
The MPUD will exceed 30% on-site open space in accordance with LDC requirements. Open space
will be satisfied via the lakes, buffers, preserve and other areas of pervious open space placed
throughout the development. Additionally, the project proposes native preservation in excess of the
GMP and LDC requirements to provide enhanced transition to the RFMUD areas.
f.The timing or sequence of development for the purpose of assuring the adequacy of available
improvements and facilities, both public and private.
As outlined in the enclosed application, all required public infrastructure is available and adequate
to service the proposed MPUD.
g.The ability of the subject property and of surrounding areas to accommodate expansion.
The Property and existing available infrastructure can accommodate the 400 dwelling units and
100,000 square feet of commercial and limited industrial development, subject to a maximum 382
two-way PM peak hour net external trips. If a mini-warehouse is developed, a maximum of 80,000
sf of additional mini warehouse may be proposed, with total square footage not exceeding 180,000
SF, subject to not exceeding the maximum trip cap. A minimum of 50,000 SF of non-residential
uses will be developed in the MPUD, exluding hotel square footage.
The application demonstrates there is available public infrastructure to support the development as
proposed. The project is within a developing portion of the County per the already approved
Fiddler’s Creek MPUD/DRI and commercial/industrial uses along Tamiami Trail. Therefore, the
project represents a logical expansion of the existing development pattern to accommodate future
growth within Collier County along Tamiami Trail. The plan provides for separation from rural areas
via an expansive on-site preserve exceeding the County’s requirements.
h.Conformity with PUD regulations, or as to desirable modifications of such regulations in the
particular case, based on determination that such modifications are justified as meeting
public purposes to a degree at least equivalent to literal application of such regulations.
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Tamiami 58-Acre MPUD
Evaluation Criteria
The proposed development is generally consistent with the MPUD regulations contained in the
LDC and a determination can be made that the subject development proposes to a degree or at
least equivalent to a literal application of such regulations.
The Applicant is requesting one (1) deviation from the Land Development Code (LDC) in order to
support the compact nature of this project to provide a mixture of uses by allowing a reduced
internal right-of-way width. The development of the property in accordance with this deviation will
uphold the intent of the MPUD regulations and ensure design consistency, internal compatibility,
internal connectivity, and integration of dwelling types, appropriate vehicular circulation, and the
protection of public health, safety and welfare. Further explanation and justification of the deviations
are provided in Exhibit “E”.
COMPLIANCE WITH EVALUATION CRITERIA REZONE CONSIDERATION (LDC §10.02.08.F):
1. Whether the proposed change will be consistent with the goals, objectives, policies and
future land use map, and the elements of the Growth Management Plan.
The MPUD will be consistent with the proposed “Tamiami Trail Mixed Use Subdistrict designation,”
and will be consistent with all other applicable goals, objectives, and policies as applicable in the
Future Lands Use Element (FLUE) and all other Elements of the Growth Management Plan (GMP)
as follows:
FLUE Policy 1.4: Through the magnitude, location and configuration of its components, the
Future Land Use Map shall be designed to coordinate land use with the natural environment
including topography, soil and other resources; promote a sound economy; coordinate
coastal population densities with the Regional Hurricane Evacuation Plan; and discourage
unacceptable levels of urban sprawl.
The project proposes a mix of uses that promote a sound economy and increased access to
attainable housing, located in a rapidly developing arterial corridor within southern Collier County.
The property is in an area adjacent to public services and infrastructure and surrounded by existing
residential, industrial and commercial developments.
The MPUD will allow for the development of a combination of up to 400 market rate and affordable
workforce housing units. If rent-restricted, the project proposes 30% of the total units in the form of
affordable housing priced for households earning between 80-100% AMI. If income-restricted, 15%
of the units will be restricted for households earning up to 120% AMI, as outlined in the PUD
Documents, Commitments Section and the companion GMPA.
Under the current Future Land Use Designation density can be raised to up to 12.5 dwelling unit
per acre in accordance with the LDC 2.06.03. The proposed MPUD requests a maximum of 6.9
dwelling units per acre, less that the stated maximum. The request directly addresses the identified
demand for diversified housing to accommodate the County’s existing residents and projected
population growth. The enclosed Market Study further substantiates the need for this MPUD to
meet housing needs in the County.
FLUE Policy 5.6: New developments shall be compatible with, and complementary to, the
surrounding land uses, as set forth in the Land Development Code
The project is compatible with and complementary to the surrounding residential, industrial and
commercial land uses. The proposed non-residential uses will be complementary in providing
goods, services and employment opportunities to the internal and surrounding residential uses.
The closest residential use to the project is the Fiddler’s Creek MPUD which is located southwest
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Tamiami 58-Acre MPUD
Evaluation Criteria
across Tamiami Trail and is further separated from the development by a preservation tract.
Development regulations established within the MPUD such as setbacks, buffers and maximum
height will address internal and external compatibility.
FLUE Policy 7.1: The County shall encourage developers and property owners to connect
their properties to fronting collector and arterial roads, except where no such connection
can be made without violating intersection spacing requirements of the Land Development
Code.
The project will be accessed via Tamiami Trail, a two-lane major arterial road maintained by the
Florida Department of Transportation. This classification of roadway is an appropriate location for
the proposed mix of uses.
FLUE Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to
help reduce vehicle congestion on nearby collector and arterial roads and minimize the need
for traffic signals.
The proposed development pattern as evidenced in the MPUD master plan will have only one
access point along Tamiami Trail. Internal access to residential and non-residential uses is
provided for on the PUD master plan.
FLUE Policy 7.3: All new and existing developments shall be encouraged to connect their
local streets and/or interconnection points with adjoining neighborhoods or other
developments regardless of land use type. The interconnection of local streets between
developments is also addressed in Policy 9.3 of the Transportation Element.
The directly adjacent land uses are vacant agricultural lands that will not benefit from an
interconnection to the project.
FLUE Policy 7.4: The County shall encourage new developments to provide walkable
communities with a blend of densities, common open spaces, civic facilities and a range of
housing prices and types.
Per LDC 6.06.02.A.2, the project will include 5-foot sidewalks located on either side of the street
and between units. The project will provide interconnection between residential and non-residential
uses to reduce the vehicle miles traveled by residents. Additionally, the project will provide a range
of housing prices with the significant affordability component as outlined in the MPUD application.
CCME Policy 6.1.1: For the County’s Urban Designated Area, Estates Designated Area,
Conservation Designated Area, and Agricultural/Rural Mixed Use District, Rural-Industrial
District and Rural-Settlement Area District as designated on the FLUM, native vegetation
shall be preserved through the application of the following preservation and vegetation
retention standards and criteria, unless the development occurs within the Area of Critical
State Concern (ACSC) where the ACSC standards referenced in the Future Land Use
Element shall apply.
In accordance with Section 3.05.07.B.1 a mixed-use development should provide a minimum of
25% of the native vegetation present. As determined by the native vegetation present on the Project
site prior to clearing, the Collier County native vegetation preservation requirement totals 6.90 acres
((20.55 acres x 0.25) + (4.40 acres x 0.40) = 6.90 acres). The development is proposing to provide
10.94 acres, or 43%, native vegetation, thereby exceeding the LDC requirements.
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Tamiami 58-Acre MPUD
Evaluation Criteria
CCME Objective 7.1: The County shall direct incompatible land uses away from listed animal
species and their habitats. The County relies on the listing process of State and Federal
agencies to identify species that require special protection because of their endangered,
threatened, or species of special concern status. Listed animal species are those species
that the Florida Fish and Wildlife Conservation Commission has designated as endangered,
threatened, or species of special concern, in accordance with Rules 68A-27.003, 68A-27.004,
and 68A-27.005, F.A.C. and those species designated by various federal agencies as
Endangered and Threatened species published in 50 CFR 17.
Within the environmental report, the listed species survey concluded that one little blue heron was
observed in a cattle pond in the eastern region of the Property. A Bald Eagle Nest CO-037 was
documented north of the project limits. No bald eagles were observed at the nest during the site
review. Additionally, two inflated wild pine air plants were documented during the survey, which will
be mitigated per agency requirements. The developer will coordinate with Collier County and
USFWS regarding applicable guidelines and permitting requirements. Commitments relating to
environmental conditions are included in the PUD document, including commitments for a bear
management plan and education to future residents.
CCME Policy 12.1.1: The County shall continue to enhance and maintain a comprehensive
public awareness program. The program will be publicized prior to May 30th of each year.
Evacuation zones, public shelters and evacuation routes shall be provided to each local
newspaper, displayed on the Collier County Bureau of Emergency Services’ website, and
the availability of this information will be discussed on local television newscasts. This
information shall also be made readily available to all hotel/motel guests.
The property is located within Zone D which is described as mainly vulnerable to storm surge in
the areas south of I‐75, from a major landfalling hurricane. Well-prepared and protected buildings
should be safe in most events. Zone D will be one of the last areas to be evacuated after zones A-
C and the subject property had direct access to Tamiami Trail a designated evacuation route for
this zone. Hurricane evacuation and shelter space will be mitigated in accordance with the County
regulations.
CCME Policy 12.1.2: Land use plan amendments in the Category 1 hurricane vulnerability
zone shall only be considered if such increases in densities provide appropriate mitigation
to reduce the impacts of hurricane evacuation times.
The Applicant has coordinated with Collier County Emergency Management Division to provide
hurricane mitigation efforts for the increase in density in the form of a one-time portable 45kw
generator contribution. See PUD Document, Exhibit F, Commitment 5.A.
2. The existing land use pattern.
Overall, the existing land use pattern consists of a dynamic mx of intensive commercial and
industrial uses, master-planned gated communities, RV resorts, with scattered single-family lots.
The proposed MPUD would permit a mixed used use development in a manner that protects the
existing residential pattern to the south of Tamiami Trail and is compatible with adjacent agricultural
and industrial land uses. The proposed design will provide an appropriate transition from the
residential uses to the more industrial and commercial intensive uses to the east.
3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
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Tamiami 58-Acre MPUD
Evaluation Criteria
The request is to rezone the property from Agricultural (A) to MPUD would not create an isolated
district unrelated to nearby districts and would be in line with the existing mixture of residential,
industrial and commercial zoning district nearby such as the Industrial (I) zoning district to the west
and the Fiddler’s Creek MPUD to the south of the property.
4. Whether existing district boundaries are illogically drawn in relation to existing conditions
on the property proposed for change.
The proposed PUD boundaries have been logically drawn and appropriate to the existing
conditions on the property.
5. Whether changed or changing conditions make the passage of the proposed amendment
necessary.
Since the RFMUD was first adopted in 2002, the County has made significant investment in this
general area that has experienced significant growth due to Fiddlers Creek and other east Naples
communities, such as Lely Resort and Hacienda Lakes. Agricultural activities and/or very low-
density development allowed under the current A zoning district are no longer appropriate due to
the site’s location on an arterial roadway and adjacent development pattern.
The job-housing imbalance documented within the County due to lack of affordable housing has
increased traffic congestion and commute times. The proposed amendment will provide affordable
housing, employment and goods and services helping to reduce the need for surrounding
developments to head west on Tamiami Trail for employment and services.
6. Whether the proposed change will adversely influence living conditions in the
neighborhood.
The proposed change will not adversely influence living conditions in the neighborhood. The
property is being proposed to be developed as a mixed-use project that is compatible with adjacent
uses. Furthermore, MPUD development standards provide height and setbacks that are compatible
and significant less intensive than adjacent land uses.
7. Whether the proposed change will create or excessively increase traffic congestion or
create types of traffic deemed incompatible with surrounding land uses, because of peak
volumes or projected types of vehicular traffic, including activity during construction
phases of the development, or otherwise affect public safety.
Access to the subject property is proposed via one access to Tamiami Trail (US 41). The Traffic
Impact Statement (TIS) prepared by Trebilcock Consulting Solutions, PA, included an assumption
of 400 dwellings and a mix of non-residential uses up to 100,000 SF, subject to a 382 two-way PM
peak hour net external trip cap. Mini warehouses may exceed the square footages prescribed but
may not exceed the trip cap per the PUD Commitments. The results demonstrate all impacted
segments are currently operating at an acceptable level of service and will continue to do so in
2028 with or without project traffic.
8. Whether the proposed change will create a drainage problem.
No drainage problems will be created by this development. Stormwater best management
practices, treatment, and storage will be addressed through Environmental Resource Permitting
(ERP) with the South Florida Water Management District (SFWMD). Evaluation of the stormwater
management system and design criteria will be reviewed by the county at the time of SDP/PPL.
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Evaluation Criteria
The PUD design demonstrates on-site stormwater management facilities to meet all local, state
and federal requirements.
9. Whether the proposed change will seriously reduce light and air to adjacent areas.
The proposed development standards assure that the development does not seriously reduce light
and air to adjacent areas. The MPD proposes a maximum density of 6.9 du/acre consisting of no
more than 400 dwelling units at a maximum height of 60 feet. The proposed development will meet
or exceed perimeter landscape buffering and open space requirements and will be preserving 43%
of the existing northern native vegetation.
10. Whether the proposed change will adversely affect property values in the adjacent area.
The proposed development will not adversely affect the property values in the adjacent area. The
proposed development will provide for market rate and affordable housing as well as employment
generating uses and services to surrounding residential developments. Proposed development
regulations, setbacks and buffers will assure compatibility with surrounding land uses. The Property
is currently approved for a conditional use allowing mining, which is substantially less compatible
with the residential uses to the south compared to the proposed MPUD. The mining use is also
substantially more detrimental to environmental resources compared to the proposed community
with open space and preserve exceeding the LDC requirements.
11. Whether the proposed change will be a deterrent to the improvement
or development of adjacent property in accordance with existing regulations.
The proposed change of the Property to allow a compact and compatible mix of uses will encourage
the improvement and development of the adjacent properties. Required buffers, and proposed
development regulations will assure compatibility with adjacent future land uses.
12. Whether the proposed change will constitute a grant of special privilege to an individual
owner as contrasted with the public welfare.
The proposed development will not grant special privileges to the property owner as contrasted
with public welfare. As noted by the Collier County Community Housing Plan there is a job-housing
imbalance due to the high cost of living in Collier County with many employees having to commute
from outside of Collier County. The proposed change will provide affordable housing that is
accessible to services, goods, and employment from within the development.
The surrounding development pattern is indicative of the increased need for goods and services
and employees to service this section of the Tamiami Trail corridor in southern Collier County.
The proposed upholds the intent of the Rural Fringe Mixed Use District - Receiving future land use
category by providing the necessary transition between the urban and rural/agricultural and
conservation designated areas via expansive on-site preserve.
13. Whether there are substantial reasons why the property cannot be used in accordance with
existing zoning.
Currently, the existing zoning district is Agricultural (A), which allows for agricultural activities and
a portion of the property has an approved conditional use for mining. The maximum density
permitted by the existing zoning district is 1 dwelling unit per 5 acres and would not allow for
commercial/light industrial land uses. The property remaining under its current zoning designation
given the surrounding land uses and public infrastructure investment by the county would not be
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RVi Planning + Landscape Architecture | 9 of 9
Tamiami 58-Acre MPUD
Evaluation Criteria
the highest and best use for the property in consideration of the surrounding development pattern
and available public infrastructure.
14. Whether the change suggested is out of scale with the needs of the neighborhood or the
county.
The proposed rezoning is not out of scale with the needs of the neighborhood or the County. The
proposed change will help address the jobs-housing imbalance in Collier County providing
affordable and market rate dwelling unit near goods and services in an area of where the county
has already invested for public infrastructure to be in place to accommodate the additional units
and non-residential services. The maximum proposed density of 6.9 du/acre will be consistent and
compatible with development patterns in the immediate area and acknowledges neighboring more
intensive uses and arterial frontage that supports higher density development patterns.
The proposed change will be in scale with surrounding zoning proposing a maximum zoned height
of 55 feet overall and 60 feet for ministorage buildings in scale with the adjacent Industrial zoning
district to the east of the site which allows a maximum zoned height of 50 feet.
15. Whether it is impossible to find other adequate sites in the county for the proposed use in
districts already permitting such use.
To our knowledge there are no other sites currently permitted for the proposed mix of affordable
and market rate housing and employment/non-residential uses available for purchase by the
Applicant.
16. The physical characteristics of the property and the degree of site alteration which would
be required to make the property usable for any of the range of potential uses under the
proposed zoning classification.
The site alterations that are needed to make the property usable for the proposed range of potential
uses are common to any mixed use development in Collier County. It should be noted that the
Applicant is proposing to preserve approximately 11+/-acres, or 43%, of the existing native
vegetation community on the site, which exceeds the required 6.90 acres of on-site native
vegetation preservation per the LDC for a mixed-use development and the Rural Fringe Mixed Use
((20.55 acres x 0.25) + (4.40 acres x 0.40) = 6.90 acres). The project itself will undergo extensive
evaluation relative to all federal, state, and local development regulations during the SDP and/or
platting processes, and again later as part of the building permit process.
17. The impact of development on the availability of adequate public facilities and services
consistent with the levels of service adopted in the Collier County Growth Management Plan
and as defined and implemented through the Collier County Adequate Public Facilities
Ordinance [Code Ch. 106, art. II], as amended.
The proposed development will result in adequate public facilities and services that are consistent
with the LOS adopted in the GMPA. The Traffic Impact Statement (TIS) prepared by TR Trebilcock
Consulting Solutions, PA derives a 382 two-way PM peak hour net external trip cap for the project
and demonstrates all impacted segments will continue operating at acceptable level of service in
2028 with or without project traffic. Proposed mitigation is outlined in the traffic study. Drainage and
stormwater management systems will be designed according to the LDC.
18. Such other factors, standards, or criteria that the Board of County Commissioners shall
deem important in the protection of public health, safety, and welfare.
The above criteria shall be determined by the Board of County Commissioners.
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PRE-APP NOTES
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AFFIDAVI T OF
AUTHORIZATION
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PROPERTY OWNERS
DISCLOSURE FORM
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Growth Management Community Development Department2800 North Horseshoe Drive, Naples, Florida 34104Phone: (239) 252-1035 | Email: GMDClientServices@colliercountyfl.govwww.colliercountyfl.govPROPERTY OWNERSHIP DISCLOSURE FORMThis is a required form with all land use petitions, except for Appeals and Zoning VerificationLetters.Should any changes of ownership or changes in contracts for purchase occur subsequent to thedate of application, but prior to the date of the final public hearing, it is the responsibility of theapplicant, or agent on his behalf, to submit a supplemental disclosure of interest form.Please complete the following, use additional sheets if necessary.a. lf the property is owned fee simple byan INDIVIDUAL, tenancy bythe entirety, tenancy incommon, or joint tenancy, list all parties with an ownership interest as well as thepercene of such interestb. lf the property is owned by a CORPORATION, list the officers and stockholders and theercentage of stock owned by each% of OwnershipName and Addresslf the property is in the name of a TRUSTEE, list the beneficiaries of the trust with thepercenof interest:f'r.t7a% of Ownership5oName and AddressAndrew Beifus, JrBarbara B. Drayton104 Brandywyne Drive, Florham Park, NJ 07932See Attached Property Ownership List% of OwnershipName and Address0u2023Page 1 of 3Page 4221 of 5415
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
June 23, 1982
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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Growth Management Community Development Department2800 North Horseshoe Drive, Naples, Florida 34104Phone: (239) 252-1035 | Email: GMDClientservices@colliercountyfl.govwww.colliercountyfl.govDate of option:Date option terminates: orAnticipated closing dateAFFI RM PROPERTY OWNERSHIP INFORMATIONAny petition required to have Property Ownership Disclosure, will not be accepted without this form.Requirements for petition types are located on the associated application form. Any change in ownership whetherindividually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier Countyimmediately if such change occurs prior to the petition's final public hearing.As the authorized ogent/applicant for this petition, I attest that oll of the information indicated on this checklist isincluded in this submittal packoge. I understand thot failure to include oll necessary submittal information mayresult in the delay of processing this petition.*The completed application, all required submittal materials, and fees shall be submitted to:Growth Management Community Development Department I GMD Portal:https://cvporta l.col liercou ntyfl.gov/cityviewwebQuestions? Email : G M Dcl ientservices@col I iercou ntyfl.govY3 ""L-..-.uL'"*'-rt*.- S-r{-Agent/Owner Signatur{ JDate0L/2023Page 3 of 3Page 4223 of 5415
Growth Management Community Development Department2800 North Horseshoe Drive, Naples, Florida 34104Phone: (239) 252-1035 | Email: GMDClientServices@colliercountyfl.govwww.colliercountyfl.govPROPERTY OWNERSHIP DISCLOSURE FORMThis is a required form with all land use petitions, except for Appeals and Zoning VerificationLetters.Should any changes of ownership or changes in contracts for purchase occur subsequent to thedate of application, but prior to the date of the final public hearing, it is the responsibility of theapplicant, or agent on his behalf, to submit a supplemental disclosure of interest form.Please complete the following, use additional sheets if necessary.a. lf the property is owned fee simple byan INDIVIDUAL, tenancy bythe entirety, tenancy incommon, or joint tenancy, list all parties with an ownership interest as well as thepercene of such interestb. lf the property is owned by a CORPORATION, list the officers and stockholders and theercentage of stock owned by each% of OwnershipName and Addresslf the property is in the name of a TRUSTEE, list the beneficiaries of the trust with thepercenof interest:f'r.t7a% of Ownership5oName and AddressAndrew Beifus, JrBarbara B. Drayton104 Brandywyne Drive, Florham Park, NJ 07932See Attached Property Ownership List% of OwnershipName and Address0u2023Page 1 of 3Page 4224 of 5415
d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
June 23, 1982
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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Growth Management Community Development Department2800 North Horseshoe Drive, Naples, Florida 34104Phone: (239) 252-1035 | Email: GMDClientServices@colliercountyfl.govwww.colliercountyfl.govDate of option:Date option terminates: , orAnticipated closing date:AFFIRM PROPERTY OWNERSHIP INFORMATIONAny petition required to have Property Ownership Disclosure, will not be accepted without this form.Requirements for petition types are located on the associated application form. Any change in ownership whetherindividually or with a Trustee, Company or other interest-holding party, must be disclosed to Collier countyimmediately if such change occurs prior to the petition's final public hearing.As the authorized agent/applicant for this petition, t qttest that all of the information indicated on this checklist isincluded in this submittal package. I understand that foilure to include all necessary submittal informotion moyresult in the delay of processing this petition.*The completed application, all required submittal materials, and fees shall be submitted to:Growth Management Community Development Department I GMD Portal:https://cvporta l.col lierco u ntyfl.gov/cityviewwebQuestions? Email: G M Dcl ientservices@col I iercou ntyfl.govtr1Jnt/Owner SignatureDateAN NR€Tf J /38Ir L, SAgent/Owner Name (please print)0L/2023Page 3 of 3Page 4226 of 5415
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d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
January 2, 2021
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
general and/or limited partners:
Name and Address % of Ownership
e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
Trustee, or a Partnership, list the names of the contract purchasers below, including the
officers, stockholders, beneficiaries, or partners:
Name and Address % of Ownership
Date of Contract: ___________
f. If any contingency clause or contract terms involve additional parties, list all individuals or
officers, if a corporation, partnership, or trust:
Name and Address
g. Date subject property acquired _______________
Leased: Term of lease ____________ years /months
If, Petitioner has option to buy, indicate the following:
January 2, 2021
Growth Management Community Development Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 | Email: GMDClientServices@colliercountyfl.gov
www.colliercountyfl.gov
01/2023 Page 2 of 3
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COVENANT OF UNIFIED
CONTROL
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I
C~erCounty
Growth Management eo"::m:;-Develop.:nt Department
2800 North Horseshoe Drive, Naples, Florida 34104
Phone: (239) 252-1036 I Email: GMDClientServlces@colllercountyfl.gov
WWW .colliercountyfl.gov
COVENANT OF CONTROL
The undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonly
known as 15435 Tamiami Trail East, Naples, FL 34114
(Street address and City, State and Zip Code) and legally described in Exhibit A attached hereto.
I
The property described herein is the subject of an application for Mixed use planned unit development
( M PUD) zoning. We hereby designate Josephine Medina & Richard Yovanovich, legal representative thereof, as the
legal representatives of the property and as such, these individuals are authorized to legally bind all owners of the
property in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to,
the hiring and authorization of agents to assist in the preparation of applications, plans, surveys, and studies necessary to obtain
zoning approval on the site. These representatives will remain the only entity to authorize development activity on the
property until such time as a new or amended covenant of unified control is delivered to Collier County.
The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project:
1. The property will be developed and used in conformity with the approved master plan including all conditions placed on the
development and all commitments agreed to by the applicant in connection with the planned unit development
rezoning.
2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, and
stipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part,
unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.
3. A departure from the provisions of the approved plans or a failure to comply with any requirements, conditions, or
safeguards provided for in the planned unit development process will constitute a violation of the Land Development Code.
4. All terms and conditions of the planned unit development approval will be incorporated into covenants and
restrictions which run with the land so as to provide notice to subsequent owners that all development activity within the
planned unit development must be consistent with those terms and conditions.
5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,
safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compel
compliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unit
development and the County may stop ongoing construction activity until the project is brought into compliance with all
b.s, :div safeguards of the planned unit dev_e-lo_p_m_e_n_t_. ---------------
ci'ignature of Owner Signature of Owner
James W Craft
Printed Name of Owner Printed Name of Owner
STATE OF FLORIDA, COUNTY OF COLLIER _/
The foregoing instrument was acknowledged before me by means of (Jlphysical presence or Oonline registration
thisUaayotAla1:e~ ,2023_,by ;{11.~ C[y.Ct-who is Dpersonallyknowntome
SAVANNAHLEESMJTH ;~ * Notary Public, State Of Florida
Commission No. HH 118137
• My Commission Expires: 4/18/2025
07/2022
or Ohas produced -----N---------as identification.
::;:; r. of Notary ubli~
(JV etl/J:leAh c__)('v
Print Name of Notary Public
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Growth Management Community Development Department2800 North Horseshoe Drive, Naples, Florida 34104Phone: 1239l, 252-tO35 | Email: GMDClientServices@col I iercountyf l.govwww.colliercou ntyfl.govThe undersigned do hereby swear or affirm that we are the fee simple titleholders and owners of record of property commonlyknown as Folio No. 00763320001Naples, FL 34114(Street address and City, State and Zip Code) and legally described in ExhibitA attached heretoThe property described herein is the subject of an application forMixed Useplanned unit development(vPUD)zoning'Weherebydesignate@,legalrepresentativethereof,asthelegal representatives of the property and as such, these individuals are authorized to legally bind all owners of theproperty in the course of seeking the necessary approvals to develop. This authority includes, but is not limited to,thehiring andauthorizationof agentstoassistinthepreparationofapplications,plans,surveys,andstudiesnecessaryto obtainzoning approval on the site. These representatives will remain the only entity to authorize development activity on theproperty until such time as a new or amended covenant of unified control is delivered to Collier County.The undersigned recognize the following and will be guided accordingly in the pursuit of development of the project:7. The property will be developed and used in conformity with the approved master plan including all conditions placed on thedevelopment and all commitments agreed to by the applicant in connection with the planned unit developmentrezonrnS.2. The legal representative identified herein is responsible for compliance with all terms, conditions, safeguards, andstipulations made at the time of approval of the master plan, even if the property is subsequently sold in whole or in part,unless and until a new or amended covenant of unified control is delivered to and recorded by Collier County.3. A departure from the provisiont of the approved plans or a failure to comply with any requirements, conditions, orsafeguards provided for in the planned unit development process will constitute a violation of the Land Development Code.4. All terms and conditions of the planned unit development approval will be incorporated into covenants andrestrictions which run with the land so as to provide notice to subsequent owners that all derrelopment activity within theplanned unit development must be consistent with those terms and conditions.5. So long as this covenant is in force, Collier County can, upon the discovery of noncompliance with the terms,safeguards, and conditions of the planned unit development, seek equitable relief as necessary to compelcompliance. The County will not issue permits, certificates, or licenses to occupy or use any part of the planned unitdevelopment and the County may stop ongoing construction activity until the project is brought into compliance with allof the planned unit developmenture of oAndrew BeifusPy-,Anav'a Dro.v Jon D ov IePrinted Name of OwnersrATE OF FLORIDA, COUNTY OF COLLIERThe foregoing instrument was acknowledged before me by means ofthis 2f day of //n urrlqao E avOFFICI^L SEA!IGTHY G, S|I'4ONE[JNOTMY PUBTIC . I{EW.ERSEYcoMM #2058803Comm EpiresAPil 8,2024Printed Name of Own/erElphysicat presence orwho isKnonline registrationpersonally known to meas identification.gnPuC/07l2o22or [-lhas producedPrint Naof Notary PublicPage 8 of 11Page 4238 of 5415
ADDRESSING CHECKLIST
Page 4239 of 5415
Addressing Checklist (Rev 10/2022) Page 1 of 1
Operations & Regulatory Management Division ● 2800 North Horseshoe Drive ● Naples, FL 34104 ● 239-252-2400
www.colliercountyfl.gov
ADDRESSING CHECKLIST
Please complete the following and upload via the CityView Portal with your submittal. Items marked with (*) are required for
every application, other items are optional and may not apply to every project.
Forms are valid for 6 months following their submittal; an updated form will be required for a new submittal after that timeframe
and any time the properties within the project boundary are modified.
Additional documents may be attached to this form and can include:
-* LOCATION MAP and/or SURVEY showing the proposed project boundary.
-List of additional folio numbers and associated legal descriptions.
- E-mail from Addressing Official for any pre-approved project and/or street names.
LOCATION INFORMATION
*FOLIO (Property ID) Number(s) of subject property or properties. [Attach list if necessary]
*LEGAL DESCRIPTION of subject property or properties. [Attach list if necessary]
STREET ADDRESS(ES) where applicable, if already assigned.
PROJECT INFORMATION
Acceptance of this form does not constitute project and/or street name approval and is subject to further review by the Addressing
Official. Pre-Approval may be requested by contacting us at GMD_Addressing@colliercountyfl.gov or 239-252-2482 prior to your
submittal.
CURRENT PROJECT NAME
PROPOSED PROJECT NAME
PROPOSED STREET NAME(s)
LATEST APPROVED PROJECT NUMBER [e.g., SDP-94-##, PPL-2002-AR-####, PL2017000####]
Page 4240 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777 •
www.rviplanning.com
TAMIAMI 58 ACRES
FOLIOS & LEGAL DESCRIPTION
1. 00763320001
LEGAL DESCRIPTION 18 51 27 W2/3 OF THE FOLL: THAT PORTION OF W1/2 OF
W1/2 OF E1/2 OF E1/2 LYING N OF US 4115.36 AC OR 977 PG 1132-1133
2. 00763560007
LEGAL DESCRIPTION 18 51 27 E1/2 OF W1/2 OF E1/2, LYING N + E OF US 41,
LESS THE W 250 FT OF THE S 1471 FT ANDLESS THE S 464 FT OF THE N 1127
FT AND LESS OR 3761 PG 1977
3. 00763882400
LEGAL DESCRIPTION 18 51 27 W 250FT OF S 1471FT OF E1/2 OF W1/2 OF E1/2
LYING N & E OF US 41
4. 00763882303
LEGAL DESCRIPTION 18 51 27 S 464FT OF N 1127FT OF E1/2 OF W1/2 OF E1/2
LYING N & E OF US 41
5. 00763882206
LEGAL DESCRIPTION 18 51 27 N 663FT OF E1/2 OF W1/2 OF E1/2 LYING N & E
OF US 41
Page 4241 of 5415
Copywrite RVI
Information furnished regarding this property is
from sources deemed reliable. RVi has not made
an independent investigation of these sources
and no warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI 58-ACRE MPUD • AERIAL LOCATION MAP
Naples, FL
RVI23001601
Tamiami Trail East Acreage, LLC
Date: 10/2/2023
0 500 1,000
FEETBasik DRRecycling WAYTrinity PLTamiami TRL E
Barcis DRGreenway RDPage 4242 of 5415
WARRANTY DEED
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BOUNDARY SURVEY
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AERIAL MAP
Page 4263 of 5415
Copywrite RVI
Information furnished regarding this property is
from sources deemed reliable. RVi has not made
an independent investigation of these sources
and no warranty is made as to their accuracy or
completeness. This plan is conceptual, subject to
change, and does not represent any regulatory
approval.
28100 Bonita Grande Drive
Suite 305
Bonita Springs, FL 34135
Tel: 239.405.7777
www.rviplanning.com
TAMIAMI 58-ACRE MPUD • AERIAL LOCATION MAP
Naples, FL
RVI23001601
Tamiami Trail East Acreage, LLC
Date: 10/2/2023
0 500 1,000
FEETBasik DRRecycling WAYTrinity PLTamiami TRL E
Barcis DRGreenway RDPage 4264 of 5415
STATEMENT OF UTILITY
PROVISIONS
Page 4265 of 5415
APPLICANT CONTACT INFORMATION
State: ZIP: City:
Cell:
Name of Applicant(s):
Address:
Telephone:
E-Mail Address:
Address of Subject Property (If available):
City: State: ZIP:
PROPERTY INFORMATION
Section/Township/Range: /
Lot: Block:
/
Subdivision:
Metes & Bounds Description:
Plat Book: Page #: Property I.D. Number:
TYPE OF SEWAGE DISPOSAL TO BE PROVIDED
Check applicable system:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Package Treatment Plant
e.Septic System
Provide Name:
(GPD Capacity):
Type:
TYPE OF WATER SERVICE TO BE PROVIDED
Check applicable system:
Provide Name:
a.County Utility System
b.City Utility System
c.Franchised Utility System
d.Private System (Well)
Total Population to be Served:
Peak and Average Daily Demands:
A.Water-Peak:
B.Sewer-Peak:
Average Daily:
Average Daily:
STATEMENT OF UTILITY PROVISIONS FOR PUD REZONE REQUEST
Page 4266 of 5415
From:Matthew DeFrancesco
To:Drew Cody
Cc:Jason Tomassetti; Josephine Medina; David E. Torres
Subject:RE: Tamiami Trail 58 PUD - PL20230007471
Date:Monday, February 26, 2024 2:45:05 PM
Attachments:image004.png
image007.png
Thanks for the quick response, Drew. No issue with these commitments.
From: Drew Cody <Drew.Cody@colliercountyfl.gov>
Sent: Monday, February 26, 2024 11:59 AM
To: Matthew DeFrancesco <mdf@robau-designs.com>
Cc: Jason Tomassetti <jtomassetti@fl-star.com>; Josephine Medina <jmedina@rviplanning.com>; David E. Torres
<david@torrescompanies.com>
Subject: RE: Tamiami Trail 58 PUD - PL20230007471
Good morning,
Thank you for the meeting this morning and the quick call back. We understand your concern over a 15’ CUE along the west side of the
property and agree that it is an impractical ask given your site constraints. I’ve also tailored the original ask based on our conversations.
I offer a pair of draft commitments below which should be in line with the Utility’s interest in achieving the greatest potential benefits
of water looping to your project and future development.
At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be,
in consultation with Public Utilities the applicant will provide a potable water stub out of their project’s potable water public
utility infrastructure in an easement for future water looping on the east side of the PUD. If the PPL or SDP does not include the
installation of potable water lines to be conveyed to the county adjacent to the easternmost tracts “R” or “R/BP” neither
easement nor stub out shall be provided along the east side of the PUD.
At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan (SDP) approval, as the case may be,
in consultation with Public Utilities the applicant will provide a potable water stub out of their project’s potable water public
utility infrastructure in an easement for future water looping on the west side of the PUD. If the PPL or SDP does not include
the installation of potable water lines to be conveyed to the county adjacent to the westernmost tract “R” neither easement
nor stub out shall be provided along the west side of the PUD.
I’m certainly open to further discussion but I wanted to have the draft language back to your ASAP as you indicated you had a pending
resubmission.
Drew Cody
Supervisor - Project Management
Public Utilities Engineering & Project Management
Office:239-252-2917
Drew.Cody@colliercountyfl.gov
Drew Cody
Supervisor - Project Management
Public Utilities Engineering & Project Management
Office:239-252-2917
Drew.Cody@colliercountyfl.gov
-----Original Appointment-----
From: Drew Cody
Sent: Friday, February 23, 2024 3:11 PM
To: Drew Cody; Matthew DeFrancesco
Page 4267 of 5415
Cc: Jason Tomassetti; Josephine Medina; David E. Torres
Subject: Tamiami Trail 58 PUD - PL20230007471
When: Monday, February 26, 2024 10:30 AM-11:15 AM (UTC-05:00) Eastern Time (US & Canada).
Where: Microsoft Teams Meeting
________________________________________________________________________________
Microsoft Teams meeting
Join on your computer, mobile app or room deviceClick here to join the meeting
Meeting ID: 263 673 100 253
Passcode: ywJPEHDownload Teams | Join on the web
Learn More | Meeting options
________________________________________________________________________________
_____________________________________________
From: Matthew DeFrancesco <mdf@robau-designs.com>
Sent: Friday, February 23, 2024 3:08 PM
To: Drew Cody <Drew.Cody@colliercountyfl.gov>
Cc: Jason Tomassetti <jtomassetti@fl-star.com>; Josephine Medina <jmedina@rviplanning.com>
Subject: RE: Tamiami Trail 58 PUD - PL20230007471
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
That time works for me.
From: Drew Cody <Drew.Cody@colliercountyfl.gov>
Sent: Friday, February 23, 2024 3:06 PM
To: Matthew DeFrancesco <mdf@robau-designs.com>
Subject: RE: Tamiami Trail 58 PUD - PL20230007471
Good afternoon Matt,
Sorry for the delay. Given the way the site would be allowed to be developed under the PUD we would like to chat briefly about options
for the commitment for looping. Broadly speaking, if the project is designed such that it is master metered we’d only ask for an
easement up the west edge of the property for our future use for water looping. If it were developed such that there would be internal
utilities (as opposed to the master meter) we’d still like to see a stub out on either side that isn’t master metered. Do you have a little
time on Monday to talk? I’m open 10:00-12:00.
Drew Cody
Project Manager III
Public Utilities Engineering & Project Management
Office:239-252-2917
Drew.Cody@colliercountyfl.gov
From: Matthew DeFrancesco <mdf@robau-designs.com>
Sent: Friday, February 23, 2024 1:23 PM
Page 4268 of 5415
To: Drew Cody <Drew.Cody@colliercountyfl.gov>
Subject: Tamiami Trail 58 PUD - PL20230007471
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender and use extreme caution when
opening attachments or clicking links.
Drew – we spoke about a month ago about this project and the requests for watermain stubouts. This presents an issue as we are likely
proposing private utilities downstream of a backflow preventor for the residential part of the project. Do you have an update on this?
Matthew W. DeFrancesco P.E.
Project Manager
www.robau-designs.com
Designs for Human Habitation and Environmental Conservation
Civil Engineering - Project Management – Permitting – Consulting Ph: 239-206-8000 Direct: 239-963-2862
2770 Horseshoe Drive South, Suite 7
Naples, Florida 34104
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Page 4269 of 5415
ENVIRONMENTAL
REPORT/
PROTECTED SPECIES
SURVEY
Page 4270 of 5415
Project No. 23FSD3974
TAMIAMI 58-ACRE MPUD
COLLIER COUNTY ENVIRONMENTAL DATA REPORT
Revised September 2024
Prepared For:
Florida Star Development, LLC
7742 Alico Road
Fort Myers, Florida 33912
(239) 208-4079
Prepared By:
Passarella & Associates, Inc.
13620 Metropolis Avenue, Suite 200
Fort Myers, Florida 33912
(239) 274-0067
Page 4271 of 5415
i
TABLE OF CONTENTS
Page
Introduction ....................................................................................................................................1
Environmental Data Authors .........................................................................................................1
Vegetation Descriptions .................................................................................................................2
Listed Species Survey ....................................................................................................................4
Native Vegetation Preservation .....................................................................................................5
References ......................................................................................................................................6
Page 4272 of 5415
ii
LIST OF TABLES
Page
Table 1. Native and Non-Native Habitat Types and Acreages ............................................ 5
Page 4273 of 5415
iii
LIST OF EXHIBITS
Page
Exhibit 1. Project Location Map ......................................................................................... E1-1
Exhibit 2. Aerial with FLUCFCS and Wetlands Map ........................................................ E2-1
Exhibit 3. Collier County Native Vegetation Map ............................................................. E3-1
Exhibit 4. Listed Species Survey Report ............................................................................ E4-1
Exhibit 5. Florida Black Bear Informational Pamphlet ...................................................... E5-1
Exhibit 6. FWCC List of Bear-Resistant Garbage Containers ........................................... E6-1
Page 4274 of 5415
1
INTRODUCTION
The following Environmental Data (ED) Report is provided in support of the zoning amendment
request for the Tamiami 58-Acre Master-Planned Unit Development (MPUD) (Project). The ED
report was prepared in accordance with the Collier County ED submittal requirements outlined in
Chapter 3.08.00 of the Collier County Land Development Code (LDC).
The Project totals 58.22± acres and is located in Section 18, Township 51 South, Range 27 East,
Collier County. More specifically, the Project is located approximately 4.3 miles southeast of the
intersection of Tamiami Trail East (U.S. 41) and Collier Boulevard (State Road 951) and is
immediately north of U.S. 41 (Exhibit 1).
The Project is bordered by agricultural land uses to the north, industrial land uses to the east, U.S.
41 to the south, and pastures utilized by cattle to the west (Exhibit 2).
The Project site is comprised of forested and non-forested upland wetland areas that contain high
levels of exotic vegetation, including earleaf acacia (Acacia auriculiformis) and Brazilian pepper
(Schinus terebinthifolia). The majority of the Project site is used for cattle grazing.
The southern 50± acres of the Project site are concurrently under review for an amendment to the
growth management plan and are collectively identified as the Tamiami Trail Mixed Use
Subdistrict (Exhibit 3).
The following ED includes details regarding the authors of this report, vegetation descriptions for
the various habitats on-site, results of the listed species survey, and the minimum native vegetation
preservation requirement.
ENVIRONMENTAL DATA AUTHORS
This report was prepared by Bethany Brosious and Myra Knowles. They both satisfy the
environmental credential and experience requirements, per Section 3.08.00(A)2 of the Collier
County LDC.
Mrs. Brosious is a Vice President and Senior Ecologist with Passarella & Associates, Inc. (PAI),
with 17 years of consulting experience in the environmental industry. She holds a Bachelor of
Science degree in Animal Sciences from the University of Florida and a Master of Science degree
in Environmental Sciences from Florida Gulf Coast University.
Ms. Knowles is an Ecologist with PAI, with research and consulting experience in the
environmental industry. She holds a Bachelor of Science degree in Environmental Science from
Florida State University and a Master of Professional Science degree in Tropical Marine
Ecosystem Management from the University of Miami.
Page 4275 of 5415
2
VEGETATION DESCRIPTIONS
The existing land use includes disturbed land with varying degrees of exotic infestation. The
vegetation associations for the Project were delineated using December 2021 rectified color aerials
and groundtruthing was conducted on March 10, 2023.
The vegetation associations and land use classifications were on the nomenclature of the Florida
Land Use, Cover and Forms Classification System (FLUCFCS) Levels III and IV (Florida
Department of Transportation 1999). Level IV FLUCFCS was utilized to denote disturbance, and
“E” codes were used to identify levels of exotic species invasion (e.g., Brazilian pepper and earleaf
acacia). AutoCAD Map 3D 2021 software was used to determine the acreage of each mapped
polygon, produce summaries, and generate the FLUCFCS map (Exhibit 2).
A total of 13 vegetative associations on-site (i.e., FLUCFCS codes) were identified on the Project.
The dominant habitat type on the property is Cypress/Pine/Cabbage Palm, Disturbed (76-100%
Exotics) (FLUCFCS Code 6249 E4), accounting for 25.5 percent of the property (14.87± acres).
Other prominent habitat types include Improved Pasture (FLUCFCS Code 211) (17.0 percent),
Brazilian pepper (FLUCFCS Code 422) (14.8 percent), and Mixed Exotics (FLUCFCS Code 439)
(15.6 percent). Exotic vegetation documented on-site includes, but is not limited to, Brazilian
pepper, earleaf acacia, melaleuca (Melaleuca quinquenervia), and spermacoce (Spermacoce
verticillata). The Project site is dominated by exotic vegetation and contains minimal cover by
native vegetation species.
The Project site contains 20.60± acres of South Florida Water Management District jurisdictional
wetlands and 0.72± acre of other surface waters (OSWs) (Exhibit 2). The jurisdictional wetlands
identified by FLUCFCS code include Low Pasture (FLUCFCS Code 262); Cypress, Disturbed
(FLUCFCS Code 6219 E4); and Cypress/Pine/Cabbage Palm, Disturbed (FLUCFCS Code 6249
E4). The OSWs are identified as Ditch (FLUCFCS Code 514) and Borrow Area (FLUCFCS Code
742).
Descriptions for each FLUCFCS classification are outlined below.
Improved Pasture (FLUCFCS Code 211)
This land use consists of improved pasture utilized by cattle for grazing. The canopy is open, and
the sub-canopy is mostly open with scattered Brazilian pepper. The ground cover contains
Bermuda grass (Cynodon dactylon), bahiagrass (Paspalum notatum), smutgrass (Sporobolus
indicus), carpetweed (Phyla nodiflora), purple thistle (Cirsium horridulum), spermacoce, water
pennywort (Hydrocotyle umbellata), and caesarweed (Urena lobata).
Low Pasture (FLUCFCS Code 262)
This wetland land use consists of low pasture utilized by cattle. The canopy and sub-canopy are
open, while the ground cover includes dotted smartweed (Persicaria punctata), swamp flatsedge
(Cyperus ligularis), buttonweed (Diodia virginiana), water pennywort, and carpetweed.
Page 4276 of 5415
3
Pine, Disturbed (76-100% Exotics) (FLUCFCS Code 4159 E4)
The canopy of this upland community consists of slash pine (Pinus elliottii) and has high amounts
of earleaf acacia, Java plum (Syzygium cumini), and melaleuca. In addition to the previous species,
the sub-canopy also includes Brazilian pepper and wax myrtle (Morella cerifera). The ground
cover is mostly open, but contains scattered peppervine (Nekemias arborea), caesarweed,
Bermuda grass, smutgrass, bahiagrass, spermacoce, earleaf acacia, and Java plum.
Brazilian Pepper (FLUCFCS Code 422)
This disturbed upland community consists primarily of Brazilian pepper in the canopy, sub-
canopy, and ground cover. Other species in the canopy and sub-canopy include scattered earleaf
acacia, Java plum, and bamboo (Bambusa vulgaris). Ground cover species also include scattered
Java plum and peppervine.
Mixed Exotics (FLUCFCS Code 439)
This disturbed upland community is comprised primarily of exotic vegetation. The canopy is
dominated by earleaf acacia, while the sub-canopy primarily includes Brazilian pepper and earleaf
acacia with widely scattered cabbage palm (Sabal palmetto). The ground cover is primarily open
with scattered bahiagrass, broomsedge (Andropogon virginicus), cabbage palm, earleaf acacia, and
muscadine grapevine (Vitis rotundifolia).
Ditch (FLUCFCS Code 514)
This land use consists of a roadside ditch. The canopy and sub-canopy are open, and a limited
amount of paragrass (Urochloa mutica) is located within the ground cover.
Cypress, Disturbed (76-100% Exotics) (FLUCFCS Code 6219 E4)
The canopy of this disturbed wetland community consists of scattered bald cypress (Taxodium
distichum) with large amounts of Brazilian pepper. In addition, the sub-canopy is dominated by
Brazilian pepper. The ground cover is comprised of Brazilian pepper and also contains Java plum,
peppervine, and zarzabacoa comun (Desmodium incanum).
Cypress/Pine/Cabbage Palm, Disturbed (76-100% Exotics) (FLUCFCS Code 6249 E4)
The canopy of this disturbed wetland community consists of a mix of slash pine and bald cypress
with large amounts of earleaf acacia, Java plum, and melaleuca. The sub-canopy is dominated by
Brazilian pepper, but also contains earleaf acacia, cabbage palm, Java plum, melaleuca, and wax
myrtle. The ground cover is primarily open with scattered swamp fern (Telmatoblechnum
serrulatum).
Disturbed Land (FLUCFCS Code 740)
This land use type consists of a historically disturbed area which includes an abandoned building.
The canopy is mostly open and contains widely scattered live oak (Quercus virginiana). The sub-
canopy is also mostly open and contains scattered Brazilian pepper. Ground cover consists of
Bermuda grass, bahiagrass, smutgrass, carpetweed, purple thistle, spermacoce, water pennywort,
and caesarweed.
Borrow Area (FLUCFCS Code 742)
This land use consists of a borrow area. The canopy, sub-canopy, and ground cover are open.
Page 4277 of 5415
4
Spoil Area (FLUCFCS Code 743)
This land use is comprised of scattered areas of spoil. The canopy and sub-canopy of this land use
are open, and the ground cover is comprised of Bermuda grass and spermacoce.
Berm (FLUCFCS Code 747)
This land use type consists of berms that abut the on-site ditches. The canopy and sub-canopy are
comprised of Brazilian pepper, earleaf acacia, and Java plum. The ground cover is mostly open
and contains caesarweed and Brazilian pepper.
Road (FLUCFCS Code 814)
This land use type consists of a paved roadway.
LISTED SPECIES SURVEY
A listed species survey was conducted by PAI on the Project in June 2023 to determine if the site
is being utilized by species listed by the Florida Fish and Wildlife Conservation Commission and
the U.S. Fish and Wildlife Services as threatened, endangered, or for wildlife and plant species
protected by Collier County.
During the survey, one little blue heron (Egretta caerulea) was observed in the borrow area in the
eastern region of the Project. Additionally, a bald eagle (Haliaeetus leucocephalus) nest (CO-037)
was documented in the northern portion of the Project. No eagles were observed at the nest during
the site review. The listed species survey methodology and results are provided as Exhibit 4.
The little blue heron is listed as a state-threatened species and is protected by the U.S. Migratory
Bird Treaty Act. The bald eagle was delisted as a state-threatened species in 2007 but is protected
under the Bald and Golden Eagle Protection Act.
Additionally, two inflated wild pine airplants (Tillandsia balbisiana) were also documented during
the survey. Inflated wild pine airplants are listed as threatened in the state of Florida by the Florida
Department of Agriculture and Consumer Services.
Although not a listed species, the following information has been included to address the Florida
black bear as it relates to the proposed Project. The informational brochure created by the Florida
Fish and Wildlife Conservation Commission (FWCC) and titled “A Guide to Living in Bear
Country,” provides background information on the identification, habits, and protection of the
Florida black bear (Ursus americanus floridanus) (Exhibit 5).
The brochure will be available to future residents and construction and maintenance
personnel. The brochure educates the public about the Florida black bear and how to discourage
bears around homes. The brochure also provides FWCC contact information for homeowners who
may experience bear problems. Residents will be provided with information on how to secure
their garbage containers to discourage bears from foraging in trash cans and dumpsters (Exhibit
6).
Page 4278 of 5415
5
Copies of the informational brochure and information on securing garbage containers, which will
be provided to homeowners and construction and maintenance personnel, are enclosed (Exhibits
5 and 6).
NATIVE VEGETATION PRESERVATION
The 58.22± acre Project is comprised of 24.95± acres of native vegetation. Areas comprised of
agricultural land uses, pine, Brazilian pepper or other mixed exotics, the on-site ditches, borrow
areas, spoil areas, berm, disturbed lands, and roadways were classified as non-native vegetation
and have been excluded from the native vegetation calculation.
Upon approval of the proposed amendment to the growth management plan for the Tamiami Trail
Mixed Use Subdistrict, Section 3.05.07.B.1 of the Collier County LDC will require retention of
25 percent of the native vegetation, or 5.14± acres (i.e., 20.55± acres of native vegetation x 25
percent = 5.14± acres) (Exhibit 3).
The remaining portion of the Project site is designated as Rural Fringe Mixed Use (RFMU) –
Receiving Land. Per Section 3.05.07.C.1.a of the Collier County LDC, 40 percent of the on-site
native vegetation is required to be preserved for residential development within the RFMU district.
For the proposed Project, this results in a preservation requirement of 1.76± acres (i.e., 4.40± acres
of native vegetation x 40 percent = 1.76± acres of required native vegetation preserve) (Exhibit 3).
Table 1 summarizes the native vegetation communities on-site and the native vegetation
preservation calculation.
Table 1. Native and Non-Native Habitat Types and Acreages
FLUCFCS
Code Description
Vegetation Acreage (±)
Native
Non-Native TTMU
Subdistrict
RFMU
District
211 Improved Pasture - - 9.88
262 Low Pasture - - 3.09
4159 E4 Pine, Disturbed (76-100% Exotics) 5.35 2.09 -
422 Brazilian Pepper - - 8.61
439 Mixed Exotics - - 9.08
514 Ditch - - 0.17
6219 E4 Cypress, Disturbed (76-100% Exotics) 2.64 - -
6249 E4 Cypress/Pine/Cabbage Palm, Disturbed
(76-100% Exotics) 12.56 2.31 -
740 Disturbed Land - - 0.86
742 Borrow Area - - 0.55
743 Spoil Area - - 0.58
747 Berm - - 0.42
Page 4279 of 5415
6
Table 1. (Continued)
FLUCFCS
Code Description
Vegetation Acreage (±)
Native
Non-Native TTMU
Subdistrict
RFMU
District
814 Road - - 0.03
Totals 20.55 4.40 33.27
Minimum Retained Native Vegetation Requirement for
Residential or Mixed-Use Development within Tamiami Trail
Mixed Use Subdistrict
(Native Vegetation Acreage, 20.55± Acre x 25 Percent) = 5.14±
acres
Minimum Retained Native Vegetation Requirement for
Residential or Mixed-Use Development within RFMU District
(Native Vegetation Acreage, 4.40± Acre x 40 Percent) = 1.76
±acres
Total Native Vegetation Preservation
Requirement = 6.9± acres (i.e., 5.14± acres +
1.76± acres = 6.9± acres)
RFMU – Rural Fringe Mixed Use
TTMU - Tamiami Trail Mixed Use
The applicant proposes to preserve and enhance a minimum of 9.98± acres of native vegetation in
the northern portion of the Project site, which exceeds the minimum native vegetation preservation
requirement by 3.08± acres. Please see the Master Concept Plan for the location of the on-site
preserve area. The location of the proposed preserve area was selected to provide buffering
between bald eagle nest CO-037 and the proposed development and is consistent with the
requirements of Section 3.05.07.A.4.a of the Collier County LDC.
Enhancement activities within the on-site preserve area will include the removal of exotic
vegetation and supplemental plantings of native vegetation where needed. In addition, the on-site
preserve area will be protected in perpetuity via a conservation easement.
REFERENCES
Florida Department of Transportation. 1999. Florida Land Use, Cover and Forms Classification
System. Procedure No. 550-010-001-a. Second Edition.
Page 4280 of 5415
EXHIBIT 1
PROJECT LOCATION MAP
Page 4281 of 5415
J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Environmental_Data_Report.aprx 10/18/2023 1:33 PM ElijahkREVIEWED BY
DRAWN BY
REVISED
DATE
DATE
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LAFAYETTE LNLAFAYETTE LN84TH AVE SE84TH AVE SE
78TH AVE SE78TH AVE SE
80TH AVE SE80TH AVE SE
88TH AVE SE88TH AVE SE
86TH AVE SE86TH AVE SE
TOMATO RDTOMATO RD90TH AVE SE90TH AVE SE
92ND AVE SE92ND AVE SE
96TH AVE SE96TH AVE SE
94TH AVE SE94TH AVE SE
110TH AVE SE110TH AVE SE
118TH AVE SE118TH AVE SE
106TH AVE SE106TH AVE SE
114TH AVE SE114TH AVE SE
112TH AVE SE112TH AVE SE
108TH AVE SE108TH AVE SE
126TH AVE SE126TH AVE SE
116TH AVE SE116TH AVE SE
122ND AVE SE122ND AVE SE
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8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
EXHIBIT 1. PROJECT LOCATION MAP
¶
PROJECT LOCATION
SEC 18, TWP 51 S, RNG 27 E
Page 4282 of 5415
EXHIBIT 2
AERIAL WITH FLUCFCS AND WETLANDS MAP
Page 4283 of 5415
P/L
211
(0.03 Ac.±)
747
(0.22 Ac.±)
6249E4
(0.14 Ac.±)
422
(1.05 Ac.±)
747
(0.08 Ac.±)514
(0.09 Ac.±)
439
(5.37 Ac.±)
422
(1.51 Ac.±)
439
(2.10 Ac.±)
422
(1.42 Ac.±)
439
(1.41 Ac.±)
6219E4
(1.82 Ac.±)
439
(0.20 Ac.±)422
(1.00 Ac.±)
747
(0.01 Ac.±)
262
(0.26 Ac.±)
6249E4
(14.73 Ac.±)
4159E4
(5.88 Ac.±)
262
(0.22 Ac.±)
422
(1.94 Ac.±)
6219E4
(0.21 Ac.±)
514
(0.04 Ac.±)
262
(0.77 Ac.±)
4159E4
(1.56 Ac.±)
211
(1.60 Ac.±)
262
(0.04 Ac.±)747
(0.04 Ac.±)
747
(0.06 Ac.±)814
(0.03 Ac.±)
740
(0.86 Ac.±)
743
(0.41 Ac.±)
262
(0.10 Ac.±)
262
(0.07 Ac.±)
6219E4
(0.61 Ac.±)
514
(0.04 Ac.±)
422
(1.69 Ac.±)
742
(0.19 Ac.±)
743
(0.10 Ac.±)
743
(0.02 Ac.±)
211
(8.12 Ac.±)
262
(0.01 Ac.±)
262
(0.11 Ac.±)
742
(0.15 Ac.±)
262
(1.36 Ac.±)
211
(0.13 Ac.±)
742
(0.21 Ac.±)
262
(0.15 Ac.±)
743
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(0.01 Ac.±)J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Ex 2 Aerial with FLUCFCS and Wetlands Map.dwg Tab: 11X17-C Oct 18, 2023 - 1:42pm Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974P.F.
B.B.
8/23/23
DATE
DATE
8/23/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
AERIAL WITH FLUCFCS AND WETLANDS MAP
SCALE: 1" = 300'
EXHIBIT 2
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
FLUCFCS LINES ESTIMATED FROM 1"=200' AERIAL
PHOTOGRAPHS AND LOCATIONS APPROXIMATED.
FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).
UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED
BY ANY REGULATORY AGENCY AND ARE SUBJECT TO
CHANGE.
LEGEND:
SFWMD WETLANDS
(20.60 Ac.±)
SFWMD "OTHER SURFACE WATERS"
(0.72 Ac.±)
Page 4284 of 5415
EXHIBIT 3
COLLIER COUNTY NATIVE VEGETATION MAP
Page 4285 of 5415
P/L
211
(0.03 Ac.±)
747
(0.22 Ac.±)
6249E4
(0.14 Ac.±)
422
(1.05 Ac.±)
747
(0.08 Ac.±)514
(0.09 Ac.±)
439
(5.37 Ac.±)
422
(1.51 Ac.±)
439
(2.10 Ac.±)
422
(1.42 Ac.±)
439
(1.41 Ac.±)
439
(0.20 Ac.±)422
(1.00 Ac.±)
747
(0.01 Ac.±)
262
(0.26 Ac.±)
4159E4
(5.88 Ac.±)
422
(1.94 Ac.±)
6219E4
(0.21 Ac.±)
514
(0.04 Ac.±)
262
(0.77 Ac.±)
211
(1.60 Ac.±)
262
(0.04 Ac.±)747
(0.04 Ac.±)
747
(0.06 Ac.±)814
(0.03 Ac.±)
740
(0.86 Ac.±)
743
(0.41 Ac.±)
262
(0.10 Ac.±)
262
(0.07 Ac.±)
514
(0.04 Ac.±)
422
(1.69 Ac.±)
742
(0.19 Ac.±)
743
(0.10 Ac.±)
743
(0.02 Ac.±)
211
(8.12 Ac.±)
262
(0.01 Ac.±)
262
(0.11 Ac.±)
742
(0.15 Ac.±)
262
(1.36 Ac.±)
211
(0.13 Ac.±)
742
(0.21 Ac.±)
262
(0.15 Ac.±)
743
(0.05 Ac.±)~RECYCLING WAY~~T
A
M
I
A
M
I
T
R
A
I
L
E
~
747
(0.01 Ac.±)
6219E4
(1.82 Ac.±)
6249E4
(14.73 Ac.±)
262
(0.22 Ac.±)
4159E4
(1.56 Ac.±)
6219E4
(0.61 Ac.±)J:\2023\23fsd3974\County\Environmental Data Report\Environmental Data Report 082323\Ex 3 Collier County Native Vegetation Map.dwg Tab: 11X17-C Oct 18, 2023 - 11:57am Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974E.K.
M.K.
10/13/23
DATE
DATE
10/13/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
COLLIER COUNTY NATIVE VEGETATION MAP
SCALE: 1" = 300'
EXHIBIT 3
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
FLUCFCS LINES ESTIMATED FROM 1"=200' AERIAL
PHOTOGRAPHS AND LOCATIONS APPROXIMATED.
FLUCFCS PER FLORIDA LAND USE, COVER AND FORMS
CLASSIFICATION SYSTEM (FLUCFCS) (FDOT 1999).
UPLAND/WETLAND LIMITS HAVE NOT BEEN REVIEWED
BY ANY REGULATORY AGENCY AND ARE SUBJECT TO
CHANGE.
LEGEND:
SFWMD WETLANDS
(20.60 Ac.±)
SFWMD "OTHER SURFACE WATERS"
(0.72 Ac.±)
NATIVE VEGETATION WITHIN TAMIAMI
TRAIL MIXED USE SUBDISTRICT
(20.55 Ac.±)
NATIVE VEGETATION FOR RURAL
FRINGE MIXED USE DEVELOPMENT
(4.40 Ac.±)
Page 4286 of 5415
EXHIBIT 4
LISTED SPECIES SURVEY REPORT
Page 4287 of 5415
E4-1
TAMIAMI 58-ACRE MPUD
LISTED SPECIES SURVEY REPORT
Revised October 2023
1.0 INTRODUCTION
This report documents the listed species survey conducted by Passarella & Associates, Inc. for the
Tamiami 58-Acre Master-Planned Unit Development (MPUD) (Project).
The Project totals 58.22± acres and is located in Section 18, Township 51 South, Range 27 East,
Collier County. More specifically, the Parcel is located approximately 4.3 miles southeast of the
intersection of Tamiami Trail East (U.S. 41) and Collier Boulevard (State Road 951) and is
immediately north of U.S. 41 (Appendix A).
The Project is bordered by agricultural land uses to the north, industrial land uses to the east, U.S.
41 to the south, and pastures utilized by cattle to the west (Appendix B). The Project site is
comprised of forested and non-forested upland and wetland areas that contain high levels of cover
by exotic vegetation, including earleaf acacia (Acacia auriculiformis) and Brazilian pepper
(Schinus terebinthifolia). The majority of this Project site is used for cattle grazing.
2.0 LITERATURE REVIEW AND FIELD SURVEY METHODOLOGY
A literature review and field survey were conducted to determine if the Project site was being
utilized by state or federally listed species as identified by the Florida Fish and Wildlife
Conservation Commission (FWCC) and the U.S. Fish and Wildlife Service (USFWS) as
endangered, threatened, or species of special concern. In addition, the Project site was surveyed
for plant species listed by the Florida Department of Agriculture and Consumer Services (FDACS)
and the USFWS as endangered, threatened, or commercially exploited; and for plant species that
are included on the Collier County Rare and Less Rare Plants lists (Land Development Code
Section 3.04.03).
2.1 Literature Review
The literature review involved an examination of available information on listed species in
the Project’s geographical region. The literature sources reviewed included the FWCC’s
Florida’s Endangered and Threatened Species (2022); Florida Atlas of Breeding Sites for
Herons and Their Allies (Runde et al. 1991); National Bald Eagle Management Guidelines
(USFWS 2007); Landscape-Scale Conservation for the Florida Panther (Kautz et al. 2006);
the Audubon EagleWatch database of bald eagle (Haliaeetus leucocephalus) nest
locations; and database information from the USFWS and the FWCC for telemetry
locations of the Florida panther (Puma concolor coryi), bald eagle, red-cockaded
woodpecker (Picoides borealis) (RCW), and wading bird rookeries (e.g., wood stork
(Mycteria americana)) in Collier County.
Page 4288 of 5415
E4-2
2.2 Field Survey
The field survey was conducted during daylight hours by qualified ecologists walking
parallel belt transects across the Project site. Transects were spaced to ensure that sufficient
visual coverage of ground and flora was obtained. At regular intervals, the ecologists
stopped, remained quiet, and listened for wildlife vocalizations. The survey was conducted
with the aid of 8x or 10x power binoculars.
3.0 RESULTS
3.1 Literature Review
According to the Audubon EagleWatch and FWCC databases, a bald eagle nest (CO-037)
is located in the northern portion of the Project site (Appendix C). The bald eagle was
delisted under the federal Endangered Species Act in 2007, but it is still protected under
the Bald and Golden Eagle Protection Act (BGEPA).
The Florida Atlas of Breeding Sites for Herons and Their Allies (Runde et al. 1991) and
the FWCC database were referenced for the locations of breeding colonies for both listed
and non-listed wading birds including, but not limited to, snowy egret (Egretta thula),
roseate spoonbill (Platalea ajaja), little blue heron (Egretta caerulea), and tri-colored
heron (Egretta tricolor). According to these sources, there are no wading bird colonies on-
site or in the vicinity of the Project site (Appendix C).
The USFWS Draft Standard Local Operating Procedures for Wood Storks recognizes a 30-
kilometer (18.6-mile) zone surrounding a colony as a core foraging area (CFA) (USFWS
2002). The Project is not located within the CFAs of any documented wood stork colonies
but contains wetland habitat and surface waters that may be considered suitable foraging
habitat (Appendix D). The wood stork is a state and federally listed threatened species.
The Project is located within the USFWS consultation area for the RCW (Appendix E).
The FWCC database indicates that the nearest RCW occurrence is approximately 3.9 miles
east of the Project site. The Project and adjacent surrounding properties contain potential
RCW habitat which includes forested habitat with pines (Pinus spp.) in the canopy. The
RCW is a state and federally listed endangered species.
The Project is located within the USFWS consultation area for the crested caracara
(Caracara cheriway) (Appendix F) and contains limited nesting and foraging habitat. The
crested caracara is a state and federally listed threatened species.
The Project is located within the USFWS Secondary Zone for the Florida panther
(Appendix G). Per the FWCC database, historical panther telemetry has been recorded on-
site and within the vicinity of the Project. The most recent telemetry recorded was from
Florida Panther (FP) 193 on April 30, 2014 (Appendix C). The status of FP 193 is
Page 4289 of 5415
E4-3
unknown, as its collar failed on July 1, 2019. The Florida panther is a state and federally
listed endangered species.
The Project is located within the USFWS consultation area for the Florida bonneted bat
(Eumops floridanus) (Appendix H). The Project site contains potential Florida bonneted
bat roosting and foraging habitat. The Florida bonneted bat is a state and federally listed
endangered species.
3.2 Field Survey
The field survey was conducted on June 9, 2023. During the survey, temperatures ranged
from the low to mid-80s with winds ranging from five to ten miles per hour and mostly
clear skies.
During the survey, one little blue heron was observed in a cattle pond in the eastern region
of the Project and a bald eagle nest (CO-037) was documented in the northern portion of
the Project (Appendix I). No eagles were observed at the nest during the site review.
The little blue heron is listed as a state-threatened species. The bald eagle was delisted in
2007 but is protected under the BGEPA.
Additionally, two inflated wild pine air plants (Tillandsia balbisiana) were also
documented during the survey (Appendix I). Inflated wild pine air plants are listed as
threatened in the state of Florida by the FDACS and are included on the Collier County
Less Rare plant list.
4.0 SUMMARY
The literature search and review of agency databases identified no wading bird rookeries located
on-site, and the Project is not located within the CFA of any documented wood stork colonies.
The Project is located within the USFWS consultation area for the RCW, the crested caracara, and
the Florida bonneted bat. The Project is located within the Secondary Zone of the USFWS Florida
Panther Focus Area. Historical telemetry from FP 193 was last recorded on-site in 2014.
The field survey documented one little blue heron on-site and two inflated wild pine air plants
within the Project limits. In addition, Bald Eagle Nest CO-037 was documented along the northern
Project boundary; however, no eagles were observed at the nest.
5.0 REFERENCES
Florida Fish and Wildlife Conservation Commission. 2022. Florida’s Endangered and Threatened
Species. Official Lists, Bureau of Non-Game Wildlife, Division of Wildlife. Florida Fish
and Wildlife Conservation Commission. Tallahassee, Florida.
Page 4290 of 5415
E4-4
Kautz, R., R. Kawula, T. Hoctor, J. Comiskey, D. Jansen, D. Jennings, J. Kasbohm, F. Mazzotti,
R. McBride, L. Richardson, K. Root. 2006. How much is enough? Landscape-scale
conservation for the Florida panther. Biological Conservation, Volume 130, Issue 1, Pages
118-133
Runde, D.E., J.A. Gore, J.A. Hovis, M.S. Robson, and P.D. Southall. 1991. Florida Atlas of
Breeding Sites for Herons and Their Allies, Update 1986 - 1989. Nongame Wildlife
Program Technical Report No. 10. Florida Game and Fresh Water Fish Commission,
Tallahassee, Florida.
U.S. Fish and Wildlife Service. 2002. Draft Standard Local Operating Procedures for Endangered
Species - Wood Storks. South Florida Ecological Services Office.
U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines.
Page 4291 of 5415
APPENDIX A
PROJECT LOCATION MAP
Page 4292 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:38 PM ElijahkREVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATEAUTO RANCH RDAUTO RANCH RDSORRENTOLNSORRENTOLNVER ONAWAL
KCI
RVE R ONAWAL
KCI
RMANATEE RDMANATEE RD
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SHOLT ZS T
76TH AVE SE76TH AVE SE
TRINITY PLTRINITY PLT EXAS AVET EXAS AVELAAKSO LNLAAKSO LNMA RS H DRMARSHDR LAGER LNLAGER LNLAERTES LNLAERTES LN82ND AVE SE82ND AVE SE
LAFAYETTE LNLAFAYETTE LN84TH AVE SE84TH AVE SE
78TH AVE SE78TH AVE SE
80TH AVE SE80TH AVE SE
88TH AVE SE88TH AVE SE
86TH AVE SE86TH AVE SE
TOMATO RDTOMATO RD90TH AVE SE90TH AVE SE
92ND AVE SE92ND AVE SE
96TH AVE SE96TH AVE SE
94TH AVE SE94TH AVE SE
110TH AVE SE110TH AVE SE
118TH AVE SE118TH AVE SE
106TH AVE SE106TH AVE SE
114TH AVE SE114TH AVE SE
112TH AVE SE112TH AVE SE
108TH AVE SE108TH AVE SE
126TH AVE SE126TH AVE SE
116TH AVE SE116TH AVE SE
122ND AVE SE122ND AVE SE
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L E E
M O N R O E
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^^^
^
^
^
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MIAMI
TAMPA
NAPLES
ORLANDO
KEY WEST
SARASOTA
PENSACOLA
FORT MYERS
VERO BEACH
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PANAMA CITY
GAINESVILLE
TALLAHASSEE JACKSONVILLE
DAYTONA BEACH
FORT LAUDERDALE
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX A. PROJECT LOCATION MAP
¶
PROJECT LOCATION
SEC 18, TWP 51 S, RNG 27 E
Page 4293 of 5415
APPENDIX B
AERIAL WITH BOUNDARY
Page 4294 of 5415
13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:33 PM ElijahkDRAWING No.
SHEET No.
DRAWN BY
REVIEWED BY
REVISED
DATE
DATE
DATEBARCIS
DRBARCIS
DR
TA
M
I
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M
I
T
R
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O STBELLAT ESOR
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O NACECTR IO
P
O NACECTRECYCLING WAYRECYCLINGWAYLEGEND
TAMIAMI 58-ACRE MPUD
8/23/23B.B.
8/23/23P.F.
APPENDIX B
23FSD3974
AERIAL WITH BOUNDARY
TAMIAMI 58-ACRE MPUD
0 150 300
Feet
¶
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED
THROUGH THE COLLIER COUNTY PROPERTY
APPRAISER'S OFFICE WITH A FLIGHT DATE OF
DECEMBER 2021.
PROPERTY BOUNDARY PER ROBAU DESIGNS,
INC. DRAWING NO. 23-16SR-COPY.dwg DATED
AUGUST 22, 2023.
PROJECT LOCATION
Page 4295 of 5415
APPENDIX C
DOCUMENTED OCCURRENCES OF LISTED SPECIES
Page 4296 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:32 PM ElijahkDRAWN BY
REVIEWED BY
REVISED
DATE
DATE
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BA
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DRRATTLESNAKE HAMMOCK
SAN MARCO DR¿À951 (/41
LEGEND
TAMIAMI 58-ACRE MPUD
A BALD EAGLE NEST LOCATION
!(FLORIDA PANTHER LOCATION
!H RED-COCKADED WOODPECKER LOCATION
l SCRUB JAY LOCATION
!F WADING BIRD LOCATION
TAMIAMI 58-ACRE MPUD
APPENDIX C. DOCUMENTED OCCURRENCES OF LISTED SPECIES 8/23/23B.B.
8/23/23P.F.
0 1 2
Miles
¶
NOTES:
EAGLE NEST LOCATIONS WERE ACQUIRED
FROM THE AUDUBON EAGLEWATCH ON
FEBRUARY 2023.
PANTHER TELEMETRY WAS ACQUIRED
FROM THE FWCC ON SEPTEMBER 2021
AND SEPTEMBER 2022 AND IS CURRENT
TO MAY 2022.
RED-COCKADED WOODPECKER LOCATIONS
WERE ACQUIRED FROM THE FWCC ON
AUGUST 2022.
SCRUB JAY LOCATIONS WERE ACQUIRED
FROM THE USFWS ON AUGUST 2022.
WADING BIRD ROOKERIES WERE ACQUIRED
FROM THE FWCC ON AUGUST 2022 AND
ARE CURRENT TO 1999.
PROJECT LOCATION
Page 4297 of 5415
APPENDIX D
FLORIDA WOOD STORK NESTING COLONIES
AND 18.6 MILE CORE FORAGING AREAS
Page 4298 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:29 PM ElijahkDRAWN BY
REVIEWED BY
REVISED
DATE
DATE
DATE
kj
kj
kj
Gulf
of
Mexico LIVINGSTONRDTERRY ST
CRAYTONRDBIRDON RDRADIO RD
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T
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R
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WE
LL
GRADE
RDCAMP KEAIS RDDAVIS BLVDOLD
U
S
4
1
PINE RIDGE RD
GOLDEN GATE PKWY
GOODLETTE FRANKRDBONITA BEACH RD
VANDERBILT BEACH RD
AIRPORT-PULLING RDGOLDEN GATE BLVD
SAN MARCO DROIL WELL RD
EVERGLADES BLVD¿À849
¿À951
¿À858
¿À837
¿À29
¿À846
(/41
§¨¦75 C O L L I E R
C O L L I E R
L E E
L E E
LEGEND
TAMIAMI 58-ACRE MPUD
kj WOOD STORK NEST COLONIES
18.6 MILE CORE FORAGING AREAS
619018
BARRON COLLIER
COLLIER - HENDRY
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
AND 18.6 MILE CORE FORAGING AREAS
APPENDIX D. FLORIDA WOOD STORK NESTING COLONIES
0 3 6
Miles
¶
NOTES:
FLORIDA WOOD STORK NESTING
COLONIES WERE ACQUIRED FROM
THE USFWS ON DECEMBER 2021
AND ARE CURRENT TO 2019.
PROJECT LOCATION
Page 4299 of 5415
APPENDIX E
RCW CONSULTATION AREA WITH LOCATIONS
Page 4300 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:24 PM ElijahkREVISED DATE
REVIEWED BY
DRAWN BY DATE
DATE
!H
!H
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of
Mexico
(/41
C O L L I E R
C O L L I E R
L E E
L E E
§¨¦75
APPENDIX E. RCW CONSULTATION AREA WITH LOCATIONS
TAMIAMI 58-ACRE MPUD
LEGEND
TAMIAMI 58-ACRE MPUD
!H FWCC RCW LOCATION
RCW CONSULTATION AREA
8/23/23B.B.
8/23/23P.F.
0 2 4
Miles
¶
NOTES:
RED-COCKADED WOODPECKER LOCATIONS
WERE ACQUIRED FROM THE FWCC ON
AUGUST 2022.
RED-COCKADED WOODPECKER
CONSULTATION AREA WAS ACQUIRED
FROM THE USFWS ON AUGUST 2022.
PROJECT LOCATION
Page 4301 of 5415
APPENDIX F
CRESTED CARACARA CONSULTATION AREA WITH LOCATIONS
Page 4302 of 5415
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:21 PM Elijahk[`
Gulf
of
Mexico
(/41
C O L L I E R
C O L L I E R
L E E
L E E
§¨¦75
LEGEND
TAMIAMI 58-ACRE MPUD
[`CRESTED CARACARA LOCATION
CRESTED CARACARA CONSULTATION AREA
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX F. CRESTED CARACARA CONSULTATION AREA
WITH LOCATIONS
NOTES:
CRESTED CARACARA LOCATIONS WERE
ACQUIRED FROM THE USFWS ON
AUGUST 2022 AND ARE CURRENT
TO 2022.
CRESTED CARACARA CONSULTATION
AREA WAS ACQUIRED FROM THE USFWS
ON AUGUST 2022.
0 2 4
Miles
¶
PROJECT LOCATION
Page 4303 of 5415
APPENDIX G
PANTHER ZONES WITH PANTHER FOCUS AREA
Page 4304 of 5415
¿À952
¿À92
¿À951
¿À90
(/41
C O L L I E R
C O L L I E R
REVIEWED BY
DRAWN BY
REVISED
DATE
DATE
DATE
NOTES:
PANTHER FOCUS AREA WAS ACQUIRED
FROM THE USFWS FTP SITE MARCH 2007.
PANTHER ZONES WERE ACQUIRED FROM
THE USFWS WEBSITE ON SEPTEMBER
2021 AND ARE CURRENT TO 2017.
APPENDIX G. PANTHER ZONES WITH PANTHER FOCUS AREA
P.F.
B.B.
8/23/23
8/23/23TAMIAMI 58-ACRE MPUD
0 0.5 1
Miles
¶
PROJECT LOCATION
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:20 PM ElijahkLEGEND
TAMIAMI 58-ACRE MPUD
PANTHER FOCUS AREA
FLORIDA PANTHER ZONES
PRIMARY ZONE
SECONDARY ZONE
Page 4305 of 5415
APPENDIX H
FLORIDA BONNETED BAT CONSULTATION AREA
AND PROPOSED CRITICAL HABITAT MAP
Page 4306 of 5415
J:\2023\23fsd3974\LSS\LSS_082323\LSS.aprx 10/18/2023 2:19 PM ElijahkREVISED DATE
REVIEWED BY
DRAWN BY DATE
DATE
Gulf
of
Mexico
C O L L I E R
C O L L I E R
L E E
L E E
(/41
§¨¦75
LEGEND
TAMIAMI 58-ACRE MPUD
FLORIDA BONNETED BAT CONSULTATION AREA
FLORIDA BONNETED BAT PROPOSED CRITICAL HABITAT
8/23/23B.B.
8/23/23P.F.
TAMIAMI 58-ACRE MPUD
APPENDIX H. FLORIDA BONNETED BAT CONSULTATION
AREA AND PROPOSED CRITICAL HABITAT MAP
0 2 4
Miles
¶
NOTES:
FLORIDA BONNETED BAT CONSULTATION
AREA WAS ACQUIRED FROM THE USFWS
ON AUGUST 2022.
FLORIDA BONNETED BAT PROPOSED
CRITICAL HABITAT WAS ACQUIRED FROM
THE USFWS ON JANUARY 2023.
PROJECT LOCATION
Page 4307 of 5415
APPENDIX I
AERIAL WITH LISTED SPECIES LOCATIONS
Page 4308 of 5415
~RECYCLING WAY~~T
A
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A
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~
BALD EAGLE
NEST CO-037
TIL BAL
LBHE
TIL BAL
P/L
J:\2023\23fsd3974\LSS\LSS_082323\Appendix I Aerial with Listed Species Locations Map.dwg Tab: 11X17-C Oct 18, 2023 - 2:39pm Plotted by: Elijahk13620 Metropolis Avenue
Suite 200
Ft. Myers, FL 33912
Phone (239) 274-0067
Fax (239) 274-0069
DRAWING No.
SHEET No.
23FSD3974P.F.
B.B.
8/23/23
DATE
DATE
8/23/23
DATEDRAWN BY
REVIEWED BY
REVISED
TAMIAMI 58-ACRE MPUD
AERIAL WITH LISTED SPECIES LOCATIONS
SCALE: 1" = 300'
APPENDIX I
NOTES:
AERIAL PHOTOGRAPHS WERE ACQUIRED THROUGH
THE COLLIER COUNTY PROPERTY APPRAISER'S
OFFICE WITH A FLIGHT DATE OF DECEMBER 2022.
PROPERTY BOUNDARY PER ROBAU DESIGNS, INC.
DRAWING NO. 23-16SR-COPY.dwg DATED AUGUST 22,
2023.
LEGEND:
LITTLE BLUE HERON
TILLANDSIA BALBISIANA
(WILD PINE)
BALD EAGLE NEST CO-037
330' RADIUS
660' RADIUS
APPROXIMATE LOCATION OF
WALKED SURVEY TRANSECTS
LBHE
TIL BAL
Page 4309 of 5415
EXHIBIT 5
FLORIDA BLACK BEAR INFORMATIONAL PAMPHLET
Page 4310 of 5415
If you are experiencing bear problems, please
contact the nearest FWC regional office.
North Central, Lake City 386-758-0525
Northeast, Ocala 352-732-1225
Northwest, Panama City 850-265-3676
South, West Palm Beach 561-625-5122
Southwest, Lakeland 863-648-3200
If you suspect illegal activity, call FWC’s Wildlife Alert
Hotline at 1-888-404-3922.
Cover photo by Ashley Hockenberry
A guide to living in
bear country
printed on recycled paper
Discouraging bears at home
Properly storing or securing residential garbage and
other attractants is a proven method of discouraging
bears and preventing bear problems around homes,
farms and neighborhoods.
The following items attract bears and should
be protected by an electric fence, wildlife resistant
containers or stored in a secure place, such as a
garage or sturdy shed:
n Trash and recycling containers
n Bird and squirrel feeders
n Game feeders
n Pet foods and bowls
n Barbeque grills and smokers
n Pets and small livestock
n Livestock feed
n Compost piles
n Beehives
n Fruit and nut-bearing trees and shrubs
Help conserve black bears by
purchasing a Conserve Wildlife
license plate at your local tax
collector’s office or online at
BuyAPlate.com.
Secure common bear attractants
n Use electric fencing to protect gardens,
compost piles, apiaries and livestock.
n Store garbage and recyclables in bear-
resistant containers or in a secure area until
morning of pick up.
n Feed pets indoors or bring food dishes inside
before dark. Store pet and livestock feed in
bear-resistant containers.
n Remove bird and wildlife feeders. Ensure the
area is free of all seed, corn or other wild
animal feed.
n Keep orchards and gardens tidy. Remove
rotten fruit and harvest all nuts, fruits and
vegetables when ripe.
n Clean meat smokers and barbeque grills with
a degreasing detergent. Properly dispose of
food remnants after each use.
Learn more about black bears with the Florida
Black Bear Curriculum Guide. The guide is designed to
educate teachers and students in grades 3-8 and offers
a comprehensive series of lessons on Florida’s black
bear.
To learn more about black bears and for tips on
how to reduce bear attractants, as well as instructions
for electric fencing, suggestions for bear-resistant
containers, information about the Conserve Wildlife
license tag or the curriculum guide, visit
MyFWC.com/bear.
Bear ranges in Florida
Milt FoxJessica TicePage 4311 of 5415
Charles TowneAshley HockenberryIf you live in Florida, you
should know
Black bears are at a crossroads in the Sunshine
State. Since the 1980s, Florida’s bear population has
been increasing in most areas of the state while the
human population is rapidly expanding. As a result,
bears and humans are encountering each other more
than ever.
Calls to the Florida Fish and Wildlife
Conservation Commission (FWC) about black bear
and human encounters have increased from 1,000 in
2001 to over 2,500 in 2008. The most common calls
refer to bear sightings and bears in garbage.
The mere presence of a black bear does not
represent a problem. In fact, living in bear country
can provide unique and rewarding experiences for
residents.
However, when black bears have access to pet
food, garbage, birdseed, livestock feed or other
sources of food, they quickly learn to associate people
with food. Bears often are fed by humans, either
intentionally or unintentionally. Once they become
more comfortable around people, that familiarity may
become a problem for both people and bears. Those
bears are often killed, either by vehicle collisions, illegal
shooting or as a result of bear management actions.
People ask why problem bears can’t simply be
relocated to a “wilderness area where they won’t
bother anyone.” Unfortunately, areas that are large
and remote enough for bears to avoid people are rare
in Florida. Relocated bears typically leave the new
area, either to return to their original home or to leave
an area already occupied by other bears. Some bears
will wander through unfamiliar areas and cross busy
roads, creating a danger to the bear and to motorists.
In addition, bears that do remain in the relocation area
often exhibit the same behavior, which just shifts the
problem to a new location. As a result, relocation is
not a desirable or effective solution to bear conflicts.
Wildlife biologists can provide technical advice to
residents who live in bear country to help them take
actions that will discourage bears from becoming a
problem. The FWC is committed to ensuring the long-
term well-being of the black bear, while addressing the
property damage and safety concerns of residents and
visitors.
If a bear comes into your yard
If you encounter a bear at close range, remain standing
upright, back up slowly and speak to the bear in a calm,
assertive voice.
n Do not intentionally feed or attract bears. If a
bear is eating something on your property, take
note of what it is and secure it after the bear has
left the area.
n Never approach or surprise a bear. Keep as much
distance between you and the bear as possible.
n Make sure you are in a secure area, and the bear
has a clear escape route to leave the area; then
yell, bang pots and pans or use an air horn to
scare the bear away.
n Do not turn your back, play dead, or run from
the bear. Back away slowly into a house, car or
building.
n Report any bear that is threatening the safety of
humans, pets or livestock, or causing property
damage, to the FWC (see back panel).
Climbing trees is a bear’s natural escape route.
If the bear climbs a tree, keep people and pets away.
When things quiet down, the bear will come down the
tree and leave. This usually happens after dark, when
the bear feels safe.
Did you know?
Black bears are shy animals and generally not
agressive towards people. When a bear stands on
its hind legs, it is merely trying to get a better view,
rather than acting in a threatening way. A bear may
huff, snap its jaws and swat the ground if it feels
threatened.
Black bears might “bluff charge” when cornered,
threatened or stealing food. Stand your ground and
then slowly back away. Always respect bears – they
are large and powerful wild animals.
The bear facts
Black bears are the only species of bear in Florida
and they once roamed the state’s entire 34.5 million
acres.
n FWC biologists estimate there are 2,500-3,000
black bears in Florida.
n Florida bears are black with a brown muzzle
and may have a white chest marking called a
blaze.
n Adult black bears weigh 150-400 pounds;
males are usually larger than females. The
largest male bear on record in Florida
weighed 624 pounds; the largest female
weighed 342 pounds.
n Female bears have their first litter at about
31/2 years of age and generally have one to
three cubs every other year.
n In Florida the breeding season runs from
June to August and cubs are born
about seven months later, in late January or
early February.
n Bears of all ages are excellent climbers and
will climb trees when they are frightened.
n About 80 percent of a black bear’s diet comes
from plants (e.g., fruits, nuts, berries), 15
percent from insects and 5 percent from meat.
Ashley HockenberryAshley Hockenberry
It is illegal to intentionally place food
or garbage out that attracts bears and
causes conflicts. Anything that attracts
dogs, cats or raccoons also will attract
bears!
Page 4312 of 5415
EXHIBIT 6
FWCC LIST OF BEAR-RESISTANT GARBAGE CONTAINERS
Page 4313 of 5415
BEAR RESISTANT TRASH CONTAINERS (prices last updated October 2012)
Residential Poly Carts WITH automatic locking lids AND designed for fully-automated waste pick-up
Residential Poly Carts and Cans WITH automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
Kodiak
Products
1-800-519-1172
Info@Kodiak-Products.com
http://www.kodiak-
products.com/
Passed IGBT a
96 gallon
1 Contact Kodiak Products Contact Kodiak
Products $270.00
96 gallon
300 Contact Kodiak Products Contact Kodiak
Products $237.00
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
Toter, Inc
Statesville, NC
1-800-424-0422
toter@toter.com
http://www.toter.com
Passed IGBT a
96 gallon 50 $197 $750 (for minimum
50 cans order) $212.00
Page 4314 of 5415
Residential Poly Carts and Cans WITH automatic locking lids
Residential Poly Carts and Cans WITHOUT automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
BearSaver
1-800-851-3887
Fax: 909-605-7780
sales@bearsaver.com
http://www.bearsaver.com
Passed IGBT a
32 gallon 20 Contact BearSaver Contact BearSaver Contact BearSaver
65 gallon 20 $159 $473 $182.65
96 gallon 24 $170 $863 $205.96
BearProof,
Inc.
234 S. Golden Dr.
Silt, CO 81652
970-309-2460
Fax: 970-876-0420
Info@BearProofInc.com
http://www.bearproofinc.com
32 gallon 1
$663 each
(for 1-4 cans)
$638 each
(for 5+ cans)
$291.59 $954.59 – 929.59b
65 gallon 1
$404 each
(for 1-4 cans)
$379 each (for 5+ cans)
$237.97 $641.97 – 616.97b
96 gallon 1
$416 each
(for 1-4 cans)
$391 each (for 5+ cans)
$265.90 $947.80 – 656.90b
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping
*To Tallahassee, FL
Estimated Cost
per Container a
The
Growler
Sanford, FL
407-519-0766
dennisbooth@cfl.rr.com
http://www.thegrowlercan.com
Passed IGBTP a
32
gallon 1 $179
(Discounts if buying >3)
Free in central FL
or $34
$189 in central FL
or $221
64
gallon 1 $189
(Discounts if buying >3)
Free in central FL
or $85
$189 in central FL
or $274
95
gallon 1 $209
(Discounts if buying >3)
Free in central FL
or $100
$209 in central FL
or $309
Page 4315 of 5415
Residential Poly Carts and Cans WITHOUT automatic locking lids
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container b
Solid
Waste
Systems
7855 E. Lark Dr.
Parker, CO 80138
Phone: 303-840-3390/
1-800-944-7973
Fax: 303-840-3460
solidws@comcast.net
http://www.bearproofsystems.c
om/
Passed IGBTP a
65
gallon 1 $172 $128 $300
95
gallon 1 $190 $200 $390
BEARicuda
Bins
1-877-232-7428
Fax: 860-540-0611
kevin@bearicuda.com
http://www.bearicuda.com
32
gallon 1 $189 each (for 1-3 cans)
$185 each (for 4+ cans) $75 $226.50 – 222.50b
64
gallon 1 $199 each (for 1-3 cans)
$165 each (for 4+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
95
gallon 1 $219 each (for 1-3 cans)
$209 each (for 4+ cans) $169 $303 - $251.25b
DAWG,
Inc.
25 Lassy Court
Terryville, CT 06786
1-800-935-3294
bgalvin@dawginc.com
http://www.dawginc.com
Passed IGBTP a
32
gallon 1 $183 $67.50 (for 1 can)
$412 (for 16 cans)
$250.50 -
$208.75c
64
gallon 1 $192 $158 (for 1 can)
$439 (for 12 cans) $350 – 228.60c
95
gallon 1 $208 $186 (for 1 can)
$382 (for 8 cans) $394 – $255.75c
Page 4316 of 5415
Residential Poly Carts and Cans WITHOUT automatic locking lids
a Product has passed the Interagency Grizzly Bear Committee Testing Program (IGBTP) with captive bears at the Living with Wildlife Foundation.
b The “ Estimated Cost per Container” column is showing = amount for shipping divided by (÷) the minimum amount that has to be purchased plus
(+) the price per container. Therefore, it is showing the cost of one can. Each company has their own minimum order of cans that has to be
purchased. Hence, the price provided in the last column is NOT the total cost of the full order.
c Costs depend on the amount of cans being purchased (shipping costs decreases the more cans purchased)
d Costs depend on the “type” of order you place (assembled or with hardware kit)
NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped.
Company Contact Info/
Testing Status Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container b
Bear
Proofing-
R-US
Phone: 704-435-8297/
704-466-8010
bearproofing.r.us@gmail.com
http://bearproofingr-us.com/
96 gallon 1 $132
$333 if
pre-assembled
$282 with hardware
kit
$465 – 414d
Page 4317 of 5415
Residential Poly Carts and Cans WITH screw on lids
Company Contact Info Size Minimum
order
Price per container
without shipping
Shipping*
*To Tallahassee, FL
Estimated Cost
per Container a
DAWG, Inc.
25 Lassy Court
Terryville, CT 06786
Phone: 800-935-3294
bgalvin@dawginc.com
http://www.dawginc.com
20 gallon 1 $38 Contact DAWG, Inc. Contact DAWG,
Inc.
30 gallon 1 $62
$65
(for 1 can)
$461.50
(for 24 cans)
$124 - $78.22b
BEARicuda
Bins
Phone: 877-232-7428
Fax: 860-540-0611
kevin@bearicuda.com
http://www.bearicuda.com
50 gallon 1 $235 (for 1-5 cans)
$225 (for 6+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
95 gallon 1 $265 (for 1-5 cans)
$239 (for 6+ cans)
Contact BEARicuda
Bins
Contact
BEARicuda Bins
BEARier Bins
John Burpee
1-888-433-6920
Fax 888-778-5869
info@bearierbins.com
30 gallon 1 $65 Contact BEARier Bins Contact BEARier
Bins
a The “ Estimated Cost per Container” column is showing = amount for shipping divided by (÷) the minimum amount that has to be purchased plus
(+) the price per container. Therefore, it is showing the cost of one can.
Each company has their own minimum order of cans that has to be purchased. Hence, the price provided in the last column is NOT the
total cost of the full order.
NOTE: all final prices depend on the amount of cans bought, price of gas at the moment of shipping, and the area where it is being shipped.
Page 4318 of 5415
Other Recreational / Residential Trash Storage Containers
See the following companies (listed above) for more options: BearSaver, Bear Proof Inc., Bear Proofing-R-US, Bear Proof Systems
*For shipping costs contact the corresponding company
Company Contact Info/
Testing Status Description Size
Price per
container
without shipping
BearGuard
P.O. Box 89
Tahoe City, CA 96145
Phone/Fax: 530-581-2211
sales@bearguardinfo.com
http://www.bearguardinfo.com
Passed IGBTP a
Metal trashcan enclosure –
internal lock with key
*closed for the winter months
Holds two 32 gallon
round cans $1,099
Holds two 32 gallon
rectangular cans $999
Haul-All
Equipment Ltd.
1-888-428-5255
Fax: 403-328-9956
sales@haulall.com
http://www.haulall.com/contain.htm
Passed IGBTP a
Metal trashcan enclosure –
with automatic latching door
Holds two 32 gallon
round cans
Contact company
for pricing
Smoky Metal
Works
1014 Old Knoxville Hwy
Sevierville, TN 37862
965-908-4248
sam@smokymetalworks.com
www.smokymetalworks.com
Wire mesh metal -
trashcan enclosure with clip or
lock on door
Holds two 32 gallon
round cans $375
a Product has passed the Interagency Grizzly Bear Committee Testing Program (IGBTP) with captive bears at the Living with Wildlife Foundation
Page 4319 of 5415
Animal Resistant Dumpsters
There are many more companies who sell animal resistant dumpsters, this is just a sample.
All companies listed passed the Interagency Grizzly Bear Committee Testing Program with captive bears at the Living with Wildlife Foundation.
For shipping costs, please contact the corresponding company.
Company Contact Info/
Testing Status Description Design
Price per
container
without shipping
Capital Industries,
Inc.
5801 Third Avenue South
Seattle, WA 98108
1-800-967-8585 / 206-762-8585
Fax: 206-762-5455
sales@capitalind.com
http://www.capitalind.com/main/
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Haul-All Equipment
Ltd.
1-888-428-5255
Fax: 403-328-9956
sales@haulall.com
http://www.haulall.com/contain.htm
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Page 4320 of 5415
Company Contact Info/
Testing Status Description Design
Price per
container
without shipping
Robertson
Enterprises
Robertson Enterprises
P.O. Box 1711
Cody, WY 82414
307-587-2925 ext:12
http://robertsonenterprises.net/
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Colorado
Correctional
Industries
2862 S. Circle Dr.
Colorado Springs, CO 80906
1-800-685-7891
http://www.coloradoci.com
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Jamestown
Advanced
Jamestown Advanced Products
Corporation
2855 Girts Rd. Jamestown, NY 14701
1-800-452-0639
http://www.jamestownadvanced.com/
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
UltraTec.
7278 Justin Way
Mentor, OH 44060
1-800-585-8723
http://www.industrialinterface.com/compan
y/waste/987/ultratech-international-inc/
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Enterprise Sales 540 Southeast 9th Avenue Ontario, OR
97914-3866
541-889-5541
Metal Containers
& Lids
Various -
2, 4, and 6 cubic
yard
contact
company for
pricing
Page 4321 of 5415
TRAFFIC IMPACT STUDY
Page 4322 of 5415
Traffic Impact Statement
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict MPUD/GMPA Application
Collier County, Florida
2/12/2024
Prepared for: Prepared by:
RVi Planning + Landscape Architecture
28100 Bonita Grande Dr., Suite 305
Bonita Springs, FL 34135
Phone: 239-376-0378
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Phone: 239-566-9551
Email: ntrebilcock@trebilcock.biz
Collier County Transportation Methodology Fee* – $500.00 Fee
Collier County Transportation Review Fee* – Major Study – $1,500.00 Fee
Note – *to be collected at time of first submittal
Page 4323 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 2
Statement of Certification
I certify that this Traffic Impact Statement has been prepared by me or under my immediate supervision
and that I have experience and training in the field of Traffic and Transportation Engineering.
Norman J. Trebilcock, AICP, PE, PTOE
FL Registration No. 47116
Trebilcock Consulting Solutions, PA
2800 Davis Boulevard, Suite 200
Naples, FL 34104
Company Cert. of Auth. No. 27796
Page 4324 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 3
Table of Contents
Project Description ......................................................................................................................... 4
Trip Generation ............................................................................................................................... 5
Trip Distribution and Assignment ................................................................................................... 5
Future Background Traffic Volumes ............................................................................................. 10
Existing and Future Roadway Conditions Without Project .......................................................... 11
Future Conditions With Project .................................................................................................... 13
Site Access Management .............................................................................................................. 15
Improvement Analysis .................................................................................................................. 15
Mitigation of Impact ..................................................................................................................... 15
Appendices
Appendix A: Project Master Site Plan .......................................................................................... 16
Appendix B: Initial Meeting Checklist (Methodology Meeting) .................................................. 18
Appendix C: ITE Trip Generation .................................................................................................. 26
Appendix D: FDOT Generalized Level of Service Tables .............................................................. 52
Appendix E: 48 Hour Volume Counts........................................................................................... 55
Appendix F: D1RPM TAZ 2972 Input ............................................................................................ 64
Page 4325 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 4
Project Description
This petition seeks a growth management plan amendment (GMPA) and to rezone to Master Planned Unit
Development (MPUD), on property located within eastern Collier County, to be known for zoning as
Tamiami 58-Acre MPUD and in the GMP as Tamiami Trail Mixed Use Subdistrict. The property is within
Section 18, Township 51S, Range 27E and consists of ±57 acres.
Refer to Figure 1 – Project Location Map and Appendix A: Project Master Site Plan.
The PUD will consist of 400 multi-family dwelling units and 100,000 square feet (SF) of commercial use.
A methodology memorandum was transmitted via email to the Collier County Transportation Planning
staff on July 5, 2023 (ref. Appendix B: Initial Meeting Checklist (Methodology Meeting)).
The project access connection to the surrounding roadway network is proposed as a direct connection
onto US 41 East. A detailed evaluation will be performed at the time of site development permitting.
The analysis year is 2028.
Figure 1 – Project Location Map Greenway Rd Project
Location
N Auto Ranch Rd Manatee Rd.
Page 4326 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 5
Trip Generation
The PUD is treated for trip generation purposes as 400 multi-family homes, and mixed retail uses
totaling 100,000 SF.
The Institute of Transportation Engineers (ITE) rates or equations are used for the trip generation
calculations, as applicable. The ITE 11th edition data pages are provided in Appendix C. The trip
generation associated with the proposed build-out condition is summarized in Table 1. Internal capture
is consistent with the technique and limits in the ITE Trip Generation Handbook 3rd. ed. (see internal trip
tables in Appendix C).
Pass by capture for the retail use is limited by Collier County to 25% of the retail trips or 10% of the
adjacent street traffic from which pass-by capture is possible in the analysis year. The analysis year
adjacent peak hour volume is 347 peak direction (Table 3), estimated two-way 620 (D=0.56, see
Appendix D). Ten percent of that is more than the volume used in Table 1. Estimating the background
two-way traffic presumes that pass by capture would be possible from US 41 E traffic in both directions
given traffic can enter the site from both directions.
In agreement with the Collier County TIS guidelines, significantly impacted roadways are identified
based on the proposed project highest peak hour trip generation (net new total trips) and consistent
with the peak hour of the adjacent street traffic. Based on the information contained in the Collier
County 2023 Annual Update and Inventory Report (AUIR), the peak hour for the adjacent roadway
network is PM peak hour.
The estimated net new increase in external trips at project buildout condition is 382 PM peak hour two-
way trips (adjusted).
Trip Distribution and Assignment
The distribution of project traffic was estimated by adding a new traffic analysis zone (TAZ# 2972) to the
District 1 Regional Planning Model (D1RPM) containing 400 multi-family dwelling units and a mix of
service and industrial employees consistent with 140,000 SF of industrial park (information at the time
of model set up). Appendix F contains a table showing the development of household attributes and an
exhibit showing the location of the zones whose household attributes were averaged to describe the
homes in the new zone. Figure 2 shows the distribution percentages produced by the adopted model in
the immediate vicinity of the project.
The companion PDF file Exhibit A contains a plot of distribution percentages further from the project.
The combination of page size and font size is not intended to be legible when printed, but to legibly
display needed information without overlap when viewed sufficiently enlarged in any PDF viewer.
Page 4327 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 6
PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM Trips
Daily
Traffic
Reduct-
ion %In Out Total
Reduct-
ion %In Out Total
Strip Retail Plaza
(<40K)822 1000 SF 30 2 2 2 Total 1,496 85 85 170 35 24 59
Internal 21.8 14 23 37 16.9 6 4 10
Retail 1 External 71 62 133 29 20 49
Pass-By 25.0 18 15 33 25.0 7 5 12
Net New 53 47 100 22 15 37
Multifamily
Housing (Low-
Rise) Not Close
to Rail Transit
220 Dwelling
Units 400 2 2 2 2,639 122 71 193 35 112 147
Residential
Total Internal 17.1 23 10 33 2.0 0 3 3
External 99 61 160 35 109 144
Business Park 770 1000 SF 55 2 2 2 1,300 22 64 86 66 12 78
General Office
Building 710 1000 SF 7.5 2 2 2 122 3 16 19 16 2 18
Medical/ Dental
Office Building-
Stand- Alone
720 1000 SF 7.5 2 2 2 214 8 19 27 18 5 23
Office/
Industrial Total 70 Total 1,636 33 99 132 100 19 119
Internal 7.6 3 7 10 9.2 6 5 11
External 30 92 122 94 14 108
Total 5,771 240 255 495 170 155 325
Internal 679 16.2 40 40 80 7.4 12 12 24
Total External 5,092 200 215 415 158 143 301
Pass-By 224 8.0 18 15 33 4.0 7 5 12
Net New 4,868 182 200 382 151 138 289
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE Trip Generation Handbook 3rd. Ed.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture Rate is Average of AM and PM rates.
Daily Pass-by Capture rate is 10% less than the peak hour pass-by capture rate.
Rate (1) or Eqn.
(2)
Table 1 - Trip Generation
Page 4328 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 7
Figure 2 - Trip Distribution
Page 4329 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 8
In Table 2, the distribution percentages are the averages of those at the segment endpoints in Figure 2
or Exhibit A.
Table 2 contains the arterial and collector road segments on which the project has a significant impact
or were reviewed to confirm the limit of significant impact. It also provides information on Manatee Rd.,
though it is a local road.
For arterials and collectors, roadway configuration and minimum standard service volumes are from the
2023 AUIR.
Service volumes on arterial and collector facilities are normally used to determine when an impending
level of service deficiency should trigger the need for additional lanes. When traffic volumes become a
concern on local roads they can be analyzed for potential traffic calming solutions.
The County has not suggested that either (widening or traffic calming) is their intent for Manatee Rd.,
but they did require comparing its future traffic volumes with a “service volume.” The recommendation
below is in response to a service volume suggestion by the County for which no justification was
provided.
Manatee Rd
• Posted speed limit 25 mph
• Criteria 2023 FDOT Q/LOS Handbook and 2020 FDOT Context Classification Guide
• Context - C4 - General Urban
• LOS D - 870 x 0.9 (non-state) x 1.05 (exclusive RT lane at signalized intersections) = 822
• Recommended: 800 vph. Compare this with Shadowlawn Drive (800 vph) - 25 mph roadway
with elementary school and numerous driveway cuts).
The calculations that Table 2 contains are performed with more decimal places than those displayed.
Using only the displayed decimals may yield slightly different results.
Page 4330 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 9
Table 2 –Project Traffic Distribution and PM Peak Hour Impact AUIR ID #Roadway LinkFrom ToPercent of Total Project Traffic (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Exist- ing Config- uration (3)LOS Mini- mum Stan- dardPeak Hour Peak Direct- ion Service Volume (3)Signif- icance Thres- hold (%) (4)Peak Direct- ion Project Traffic as Per- centage of Service VolumeSignif- icant Impact Y/N95.1Tamiami Trail EastCollier BoulevardManatee Road40.1 73 80 6DE310032.6No95.1Tamiami Trail EastManatee RoadJoseph Lane54.9 100 110 6DE310033.5Yes95.2Tamiami Trail EastJoseph LaneGreenway Road64.4 117 129 4DD200026.5Yes95.3Tamiami Trail EastGreenway RoadProject Entrance82.1 149 165 2UD1075215.3Yes95.3Tamiami Trail EastProject EntranceAuto Ranch Rd16.6 33 30 2UD107523.1Yes95.3Tamiami Trail EastAuto Ranch RdSan Marco Drive4.91092UD107520.9No####Manatee RoadCollier BoulevardTamiami Trail East7.814 16 2UD80032.0NoNotes:1) Average of the endpoint values, Figure 2 and Exhibit A.2) Percentage times PM peak hour net new external directional project traffic totals Table 1.3) 2023 AUIR and prior agreement on Manatee Rd capacity.4) Collier County TIS GuidelinesPage 4331 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 10
Future Background Traffic Volumes
Tables 3 through 5 contain the significantly impacted road segments as identified in Table 2.
The existing roadway conditions for arterials and collectors are from the Collier County 2023 AUIR. The
existing condition for Manatee Rd. is based on 48-hour volume counts conducted on February 8 and 9,
2023 (see Appendix E), factored to peak season condition. The volumes collected at two locations at
either end of Manatee Rd. are averaged.
In Table 3, the annual growth rate listed for arterials and collectors is the one used in the 2023 AUIR
(2023 Excel workbook not available) to predict future deficiencies and is used to inflate the existing year
peak hour peak direction volume from the 2023 AUIR for the first five years (two percent thereafter).
The county minimum of two percent is used for Manatee Rd.
Table 3 – Future Background Traffic 20282028AUIR ID #Roadway LinkFrom ToExisting YearExisting Year Peak Hour Peak Direct- ion Volume (1)Peak Direct- ion (1)AUIR Annual Percent Growth Rate for First 5 years (1)Growth Factor (2)Trip Bank Volume (1)Growth Rate Based Peak Hour Peak Direction Back- ground Traffic VolumeAUIR + Trip Bank VolumePeak Hour Peak Direct- ion Back- ground Traffic Volume (3)95.1Tamiami Trail EastManatee RoadJoseph Lane2023 1030E4.0% 1.217367 1253 1397 139795.2Tamiami Trail EastJoseph LaneGreenway Road2023 1030E4.0% 1.217 288 1253 1318 131895.3Tamiami Trail EastGreenway RoadProject Entrance2023 250E3.0% 1.161 97 290 347 34795.3Tamiami Trail EastProject EntranceAuto Ranch Rd2023 250E3.0% 1.161 97 290 347 347Notes:1) 2023 AUIR2) Growth Factor assumes 2% annual growth after the first 5 years consistent with AUIR forecasts.3) Greater of Growth based estimate or Existing + Trip BankPage 4332 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 11
For arterials and collectors, the growth rate derived result is compared with the 2023 AUIR volume plus
the trip bank volume. The higher of the two results is used as the future background traffic volume. The
calculations that Table 3 contains are performed with more decimal places than those displayed. Using
only the displayed decimals may yield slightly different results.
Existing and Future Roadway Conditions Without Project
For arterials and collectors, the future roadway conditions are based on the current Collier County 5-
Year Work Program. Roadway improvements that are currently under construction, scheduled to be
constructed within the five-year Transportation Improvement Plan (TIP) or Capital Improvement
Program (CIP) are considered committed improvements. There are no scheduled improvements to
significantly impacted roadway segments.
Existing and future roadway conditions are illustrated in Table 4. The significantly impacted segments
are operating at acceptable level of service in existing conditions. Due to future background traffic all
segments are projected to operate at acceptable level of service.
The calculations that Table 4 contains are performed with more decimal places than those displayed.
Using only the displayed decimals may yield slightly different results.
Page 4333 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 12
Table 4 – Existing and Future Roadway Conditions 20282028 2028 2028 2028AUIR ID #Roadway LinkFrom ToExisting Config- uration (1)Existing Peak Hour Peak Direct- ion Serv- ice Vol- ume (1)Existing Year Peak Hour Peak Direct- ion Vol- ume (1)Exist- ing Year V/CLevel of Service Defic- iency Yes/ NoFuture Config- uration (2)Im- provedPeak Hour Peak Direct- ion Serv- ice Vol- ume (2)Peak Hour Peak Direction Back- ground Traffic Volume (3)Back- ground Traffic V/CLevel of Serv- ice Defic- iency Yes/ No95.1Tamiami Trail EastManatee RoadJoseph Lane6D 3100 1030 0.33No6DNo3100 1397 0.45No95.2Tamiami Trail EastJoseph LaneGreenway Road4D 2000 1030 0.52No4DNo2000 1318 0.66No95.3Tamiami Trail EastGreenway RoadProject Entrance2U 1075 250 0.23No2UNo1075 347 0.32No95.3Tamiami Trail EastProject EntranceAuto Ranch Rd2U 1075 250 0.23No2UNo1075 347 0.32NoNotes:1) 2023 AUIR 2) 2023 AUIR or committed improvement3) Table 3Page 4334 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 13
Future Conditions With Project
Table 5 adds the project traffic volumes developed in Table 2 to the 2028 background traffic volumes
developed in Table 3. In cases where the peak direction of project traffic aligns with the peak direction
of background traffic, the background traffic portion of the total traffic is the peak hour peak direction
volume from Table 3.
In the cases where the two peak directions (background and project) are opposed, a D factor of 0.56 is
assumed for the background traffic, the average of the values used for interrupted flow facilities in the
FDOT Generalized Service Volume Table for Urbanized Areas (see Appendix D). This factor is used to
estimate the background two-way volume, and hence to establish the two directional components of
that two-way volume. Directional project traffic volumes from Table 2 are added and the maximum of
the resulting two total traffic directional volumes is used as the basis of analysis.
All of the significantly impacted segments are projected to operate at acceptable level of service when
project traffic is added to future background traffic.
The calculations that the table contains are performed with more decimal places than those displayed.
Using only the displayed decimals may yield slightly different results.
The analyzed roadway segments are not located within Collier County’s Transportation Concurrency
Exception Area (TCEA). In addition, the proposed development is not situated within a County
designated Transportation Concurrency Management Area (TCMA). The TCEA’s and TCMA’s
designations are provided in Policy 5.4 and 5.6 of the Transportation Element – Collier County Growth
Management Plan (GMP).
Page 4335 of 5415
Tamiami 58-Acre/Tamiami Trail Mixed Use Subdistrict – MPUD/GMPA Application – Traffic Impact Statement– February 2024
Trebilcock Consulting Solutions, PA Page | 14
Table 5 -Future Roadway Total Traffic Conditions 20282028 2028 2028AUIR ID #Roadway LinkFrom ToPeak Hour Peak Direct- ion Back- ground Traffic Volume (1)Back- ground Traffic Peak Direct- ion (1)PM Peak Hour Project Traffic N/E (2)PM Peak Hour Project Traffic S/W (2)Back- ground Traffic Direct- ional Split (3)Back- ground Traffic N/EBack- ground Traffic S/WTotal Traffic N/ETotal Traffic S/WTotal Traffic Analy- sis Vol- umePeak Hour Peak Direct- ion Serv- ice Vol- ume (4)Total Traffic V/CLevel of Service Defic- iency Yes/ No95.1Tamiami Trail EastManatee RoadJoseph Lane1397N/E100 110 0.56 1397 1098 1497 1208 1497 3100 0.48No95.2Tamiami Trail EastJoseph LaneGreenway Road1318N/E117 129 0.56 1318 1036 1435 1165 1435 2000 0.72No95.3Tamiami Trail EastGreenway RoadProject Entrance347N/E149 165 0.56 347 273 496 438 496 1075 0.46No95.3Tamiami Trail EastProject EntranceAuto Ranch Rd347N/E33 30380 1075 0.35NoNotes:1) Table 32) Table 23) Appendix D4) Table 4Page 4336 of 5415
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Site Access Management
The site connection to US 41 East will be analyzed at the site development approval stage.
The posted speed is 60 mph. Left and right turn lanes are recommended based on travel speed.
The recommended deceleration length including taper 405 feet.
As an unsignalized intersection, the recommended turn lane lengths are:
Eastbound Left Turn
• Maximum volume = 182 * 82.1% = 149 vehicles.
• Two minute queue = 149 / 30 * 25 feet = 124.5 round to 125 feet
• Total length = 125 + 405 = 530 feet.
Westbound Right Turn
• Maximum volume = 182 * 17.9% = 33 vehicles.
• Assuming Free flow condition (but a minimum queue of one vehicle), total length = 405 + 25 =
430 feet.
Improvement Analysis
Based on the results illustrated within this traffic analysis, the proposed project has a significant impact
on segments of US 41 E. All significantly impacted segments are currently operating at acceptable level
of service and all will operate at acceptable level of service in 2028 with or without project traffic.
The maximum total daily trip generation for the MPUD shall not exceed 382 two-way PM peak hour net
trips based on the use codes in the ITE Manual on trip generation rates in effect at the time of
application for SDP/SDPA or subdivision plat approval.
Mitigation of Impact
The developer proposes to pay the appropriate Collier County Road Impact Fee as building permits are
issued for the project, as applicable.
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Appendix A:
Project Master Site Plan
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Appendix B:
Initial Meeting Checklist (Methodology Meeting)
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Appendix C:
ITE Trip Generation
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PM Peak Hour AM Peak Hour
Use
ITE
LU#
Measure-
ment Unit
# of
Units Daily AM PM Trips
Daily
Traffic
Reduct-
ion %In Out Total
Reduct-
ion %In Out Total
Strip Retail Plaza
(<40K)822 1000 SF 30 2 2 2 Total 1,496 85 85 170 35 24 59
Internal 21.8 14 23 37 16.9 6 4 10
Retail 1 External 71 62 133 29 20 49
Pass-By 25.0 18 15 33 25.0 7 5 12
Net New 53 47 100 22 15 37
Multifamily
Housing (Low-
Rise) Not Close
to Rail Transit
220 Dwelling
Units 400 2 2 2 2,639 122 71 193 35 112 147
Residential
Total Internal 17.1 23 10 33 2.0 0 3 3
External 99 61 160 35 109 144
Business Park 770 1000 SF 55 2 2 2 1,300 22 64 86 66 12 78
General Office
Building 710 1000 SF 7.5 2 2 2 122 3 16 19 16 2 18
Medical/ Dental
Office Building-
Stand- Alone
720 1000 SF 7.5 2 2 2 214 8 19 27 18 5 23
Office/
Industrial Total 70 Total 1,636 33 99 132 100 19 119
Internal 7.6 3 7 10 9.2 6 5 11
External 30 92 122 94 14 108
Total 5,771 240 255 495 170 155 325
Internal 679 16.2 40 40 80 7.4 12 12 24
Total External 5,092 200 215 415 158 143 301
Pass-By 224 8.0 18 15 33 4.0 7 5 12
Net New 4,868 182 200 382 151 138 289
Trip Generation Rates from ITE Trip Generation Manual 11th Ed.
Internal Capture Rate from ITE Trip Generation Handbook 3rd. Ed.
Pass-by Capture volume based on lesser of: A) Rate per ITE Trip Generation Handbook 3rd Ed.; or B) County maximum allowable rate
Daily Internal Capture Rate is Average of AM and PM rates.
Daily Pass-by Capture rate is 10% less than the peak hour pass-by capture rate.
Rate (1) or Eqn.
(2)
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AM Internal Capture
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 28 63 0 1 0 Office 32 23 0 0 0
Retail 29 13 0 14 0 Retail 4 50 0 2 0
Restaurant 31 14 0 4 3 Restaurant 14 8 0 5 4
Cinema/
Entertain-
ment
0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0
Residential 2 1 20 0 0 Residential 3 17 20 0 0
Hotel 75 14 9 0 0 Hotel 3 4 6 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 5.3 12.0 0.0 0.2 0.0 19 Office 11.2 0.0 0.0 0.0 0.0
Retail 7.0 3.1 0.0 3.4 0.0 24 Retail 4.0 0.0 0.0 0.7 0.0
Restaurant 0.0 0.0 0.0 0.0 0.0 0 Restaurant 14.0 2.8 0.0 1.8 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0
Residential 2.2 1.1 22.4 0.0 0.0 112 Residential 3.0 6.0 0.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 3.0 1.4 0.0 0.0 0.0
Total
Entering
Trips
100 35 0 0 35 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 5 0 0 0 0 5 Office 100 19 6 5 9.2
Retail 4 0 0 0 0 4 Retail 35 24 6 4 16.9
Restaurant 0 0 0 0 0 0 Restaurant 0 0 0 0 0.0
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 2 1 0 0 0 3 Residential 35 112 0 3 2.0
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 6 6 0 0 0 0 12 Total 170 155 12 12 7.4
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
Constrained Internal Trips
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PM Internal Capture
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelUse OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 20 4 0 2 0 Office 8 2 1 4 0
Retail 2 29 4 26 5 Retail 31 29 26 46 17
Restaurant 3 41 8 18 7 Restaurant 30 50 32 16 71
Cinema/
Entertain-
ment
2 21 31 8 2
Cinema/
Entertain-
ment
6 4 3 4 1
Residential 4 42 21 0 3 Residential 57 10 14 0 12
Hotel 0 16 68 0 2 Hotel 0 2 5 0 0
Source: ITE Trip Generation Handbook 3rd Ed. Table 6.1 Source: ITE Trip Generation Handbook 3rd Ed. Table 6.2
Internal Entering Trips
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelTotal
Exiting
Trips Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelOffice 19.8 4.0 0.0 2.0 0.0 99 Office 6.8 0.0 0.0 4.9 0.0
Retail 1.7 24.7 3.4 22.1 4.3 85 Retail 10.2 0.0 0.0 56.1 0.0
Restaurant 0.0 0.0 0.0 0.0 0.0 0 Restaurant 9.9 42.5 0.0 19.5 0.0
Cinema/
Entertain-
ment
0.0 0.0 0.0 0.0 0.0 0
Cinema/
Entertain-
ment
2.0 3.4 0.0 4.9 0.0
Residential 2.8 29.8 14.9 0.0 2.1 71 Residential 18.8 8.5 0.0 0.0 0.0
Hotel 0.0 0.0 0.0 0.0 0.0 0 Hotel 0.0 1.7 0.0 0.0 0.0
Total
Entering
Trips
33 85 0 0 122 0
Use OfficeRetailRestaurantCinema/ Entertain- mentResidentialHotelInternal ExitingUse
Total
Enter-
ing
Total
Exiting
Internal
Enter-
ing
Internal
Exiting
Internal
Cap- ture
Rate
Office 6 0 0 1 0 7 Office 33 99 3 7 7.6
Retail 1 0 0 22 0 23 Retail 85 85 14 23 21.8
Restaurant 0 0 0 0 0 0 Restaurant 0 0 0 0 0.0
Cinema/
Entertain-
ment
0 0 0 0 0 0
Cinema/
Entertain-
ment
0 0 0 0 0.0
Residential 2 8 0 0 0 10 Residential 122 71 23 10 17.1
Hotel 0 0 0 0 0 0 Hotel 0 0 0 0 0.0
Internal
Entering 3 14 0 0 23 0 40 Total 240 255 40 40 16.2
Constrained Internal Trips
Unconstrained Internal Trip Capture Rates for Origins Unconstrained Internal Trip Capture Rates for Destinations
Internal Exiting Trips
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Appendix D:
FDOT Generalized Level of Service Tables
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Appendix E:
48 Hour Volume Counts
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Appendix F:
D1RPM TAZ 2972 Input
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Land Use
Tami-
ami 57
Acres Units
Employ-
ees per
KSF SF MF
Indust-
rial
Employ-
ees
Com-
mercial
Employ-
ees
Service
Employ-
ees Students
Single Family
Attached Dwelling
Units
200 DUs 200
Multi-Family
Dwelling Units 200 DUs 200
Office 42,000 SF 4 168
Industrial 98,000 SF 2 196
Total 0 400 196 0 168 0
Guidance on ratios and employee type: FDOT Transportation Site Impact Handbook Exhibit 19
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TAZ 15 TAZ 10 CC COUNTY
NAME ZONE ST
CNTY SFDU
SF
PCT
VAC
SF
PCT
VNP
SF POP
SF
POP
DU
SF 0
AUTO
SF 1
AUTO
SF 2
AUTO
MF
DU
MF
PCT
VAC
MF PCT
VNP
MF
POP
MF
POP
DU
MF 0
AUTO
MF 1
AUTO
MF 2
AUTO
Source 1 2832 2198 8 COLLIER 2832 12021 2473 14 34 5346 2.16 3 49 48 82 5 37 177 2.16 0 2 98
Source 2 2482 1883 8 COLLIER 2482 12021 651 9 10 1057 1.62 10 36 54 183 8 12 294 1.61 0 11 89
Source 3 2483 1884 8 COLLIER 2483 12021 534 9 9 867 1.62 25 8 67 107 12 12 172 1.61 4 3 93
Source
AVERAGE 11 18 1.8 13 31 56 8 20 1.79 1 5 93
New 2972 8 COLLIER 2972 12021 0 11 18 0 1.8 13 31 56 400 8 20 717 1.79 1 5 93
TAZ 15 RESD
HHLD
RESD
POP
POP P
HHLD
HH IN-
COME
HH INC
INDEX
HHLD
SIZE
WRKR
P
HHLD
WORK-
ERS
IND
EMP
COMM
EMP
SERV
EMP
TOT
EMP
HM
DU
HM
OCC
HM
POP SCHOOL
UNI-
VERS-
ITY
SHORT
PARK
LONG
PARK
Source 1 2832 2555 5523 2.16 60388 976 2.29 1.04 2657 0 4 99 103 0 0 0 0 0 0 0
Source 2 2482 834 1351 1.62 51953 839 1.66 0.76 634 16 85 41 142 19 87 33 0 0 0 0
Source 3 2483 641 1039 1.62 25286 409 1.66 0.76 487 0 254 464 718 0 0 0 0 0 0 0
Source
AVERAGE 45876 741 1.87 0.85
New 2972 400 717 1.79 45876 741 1.87 0.85 340 196 0 168 364 0 0 0 0 0 0 0
Page 4390 of 5415
HISTORICAL
SURVEY/MASTER SITE
FILE
Page 4391 of 5415
500 South Bronough Street • Tallahassee, FL 32399-0250 • www.flheritage.com/preservation/sitefile
850.245.6440 ph | 850.245.6439 fax | SiteFile@dos.state.fl.us
This record search is for informational purposes only and does NOT constitute a
project review. This search only identifies resources recorded at the Florida Master
Site File and does NOT provide project approval from the Division of Historical
Resources. Contact the Compliance and Review Section of the Division of Historical
Resources at CompliancePermits@dos.MyFlorida.com for project review information.
June 9, 2023
Josephine Medina, AICP, LEED Green Assoc.
Project Manager
RVi Planning + Landscape Architecture
28100 Bonita Grande Dr, Suite 305 • Bonita Springs, FL 34135
954.376.0378 Mobile • 239.908.3421 Direct • 239.405.7777 Main
In response to your request on June 8, 2023, the Florida Master Site File lists no cultural resources
recorded for the following property, which consists of 5 parcels located along the north side of Tamiami
Trail East (US-41), Naples, FL:
00763320001, 00763560007, 00763882400, 00763882303 & 00763882206
• This search area may contain unrecorded archaeological sites, historical structures
or other resources even if previously surveyed for cultural resources.
• Because vandalism and looting are common at Florida sites, we ask that you limit
the distribution of location information on archaeological sites.
• While many of our records document historically significant resources, the
documentation of a resource at the Florida Master Site File does not necessarily
mean the resource is historically significant.
• Federal, state and local laws require formal environmental review for most
projects. This search DOES NOT constitute such a review. If your project falls
under these laws, you should contact the Compliance and Review Section of the
Division of Historical Resources at CompliancePermits@dos.MyFlorida.com
Please do not hesitate to contact us if you have any questions regarding the results of this search.
Sincerely,
Eman M. Vovsi, Ph.D.
Florida Master Site File
Eman.Vovsi@DOS.MyFlorida.com
Page 4392 of 5415
Source: Esri, Maxar, Earthstar Geographics, and the GIS User CommunityPage 4393 of 5415
SCHOOL IMPACT
ANALYSIS
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Collier County School District
School Impact Analysis Application
Instructions: Submit one copy of completed application and location map for each new
residential project requiring a determination of school impact to the Planning Department of
the applicable local government. This application will not be deemed complete until all
applicable submittal requirements have been submitted. Please be advised that additional
documentation/information may be requested during the review process.
For information regarding this application process, please contact the Facilities Management
Department at 239-377-0267.
Please check [√] type of application request (one only):
[ ] School Capacity Review [ ] Exemption Letter
[ ] Concurrency Determination [ ] Concurrency Determination Amendment
For descriptions of the types of review please see page 3,
_________________________________________________________________________________________________________________________
I. Project Information:
Municipality:_________________________________
Parcel ID#: (attach separate sheet for multiple parcels): _______________________________________________________
Location/Address of subject property: ____________________________________________________(Attach location map)
Closest Major Intersection: _______________________________________________________________________________
II. Ownership/Agent Information:
Owner/Contract Purchaser Name(s): _____________________________________________________________________
Agent/Contact Person: ________________________________________________________________________________
(Please note that if agent or contact information is completed the District will forward all information to that person)
Mailing address: _____________________________________________________________________________________
Telephone#: _____________________________ Fax: _________________________Email_________________________
I hereby certify the statements and/or information contained in this application with any attachments submitted
herewith are true and correct to the best of my knowledge.
_____________________________________________________ _____________________________
Owner or Authorized Agent Signature Date
_________________________________________________________________________________________
III.Development Information
Project Data (Unit Types defined on page 2 of application)
Current Land Use Designation:Proposed Land Use Designation:
Current Zoning:Proposed Zoning:
Project Acreage:
Unit Type:SF MF MH C G
Total Units Currently Allowed by Type:
Total Units Proposed by Type:
Is this a phased project: Yes or No If yes, please complete page 2 of this application.
Date/time stamp:___________________________
Project Name: ____Tamiami____58-Acre MPUD ____________________ Collier County
See attached
Along the north side Tamiami Trail and 500+/- feet fwest from Recycling Way
Tamiami Trail and Collier County
Tamiami Trail East Arcreage, LLC
Josephine Medina, AICP, RVi Planning + Landscape Architecture
28100 Bonita Grande Drive, Suite 305
239.908.3421 239.405.7899 jmedina@rviplanning.com
Rural Fringe Mixed Use - Recieving Tamiami Trail Mixed Use Subdistrict
Agriculture MPUD
12
400
✔
08/23/2023
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Worksheet is required to be completed by the Applicant only if the project is to be phased:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSFMFMHCGTotals by YrGrand TotalGrand TotalInsert totals by unit type by years.Unit Types:SF = Single FamilyMF = Multi-Family/Apartments MH = Mobile HomesC = Condo/Co-OpG = GovernmentEXAMPLE:Unit Type Yr1 Yr2 Yr3 Yr4 Yr5 Yr6 Yr7 Yr8 Yr9 Yr10 Yr 11-20 20+ YearsSF25 25 25 25 -- -- -- -- -- -- -- --MF50 0 0 0 -- -- -- -- -- -- -- --MHN/ACN/AGN/ATotals by Yr75 25 25 25 -- -- -- -- -- -- -- --Grand Total 150.2100 100 100 100100 100 100 100400Page 4396 of 5415
Types of Reviews:
School Impact Analysis:
This review should be divided into two categories:
-School Capacity Review (land use and rezonings), and;
-Concurrency Determinations (site plans and subdivisions).
School Capacity Review is the review of a project in the land use and rezoning stage of development. It is a
review of the impact of the development on school capacity and is considered long range planning. This may
be a review resulting in mitigation being required. In situations where the applicant may be required to
mitigate, capacity may be reserved dependent on the type of mitigation.
Concurrency Determination is the review of residential site plans and subdivisions to determine whether
there is available capacity. When capacity is determined to be available a School Capacity Determination
Letter (SCADL) will be issued verifying available capacity to the applicant and the local government. If a
project exceeds the adopted level of service standards, the applicant is afforded the option of a negotiation
period that may or may not result in an executed/recorded mitigation agreement Mitigation at this stage is
expressed as a Proportionate Share Mitigation Agreement. For those residential developments that may have
an impact but are otherwise exempt from concurrency, an exemption letter will be prepared for the applicant
upon request. For those residential developments that are determined to not have an impact, a letter of no
impact will be prepared for the applicant upon request.
Exemption Letter:
An applicant may request an Exemption Letter as documentation for the local government. These are projects
that would be exempt from school concurrency review or projects that do not impact the public schools.
Exemptions from school concurrency are limited to existing single family or mobile home lots of record;
amendments to previously approved site plans or plats that do not increase the number of dwelling units or
change the dwelling unit type; age restricted communities with no permanent residents under the age of 18; or
residential site plans or plats or amendments to site plans or plats that generate less than one student; or are
authorized as a Development of Regional Impact (Chapter 380, F.S.) as of July 1, 2005.
Concurrency Determination Amendment:
An applicant may request an amendment to a previously issued School Concurrency Determination or to an
application being processed. This review may require additional staff time beyond the initial concurrency
determination review and results in a modified determination being issued. An amendment could result in a
negotiation period and/or a mitigation agreement being issued or a previously approved determination being
modified and reissued.
3
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DEVIATION
JUSTIFICATION
NARRATIVE
Page 4398 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
TAMIAMI 58-ACRE MPUD
LIST OF REQUESTED DEVIATIONS FROM LDC
REVISED OCTOBER 2024
Deviation 1: Deviation from LDC Section 6.06.01.N which establishes the minimum
right-of-way width of 60 feet to be utilized, to instead allow for a 50-foot internal
private right-of-way as shown in Exhibit E-1. Alternative roadway design standards
for affordable housing in accordance with LDC Section 4.02.39.B.3. may be
incorporated into the 50-foot right-of-way throughout the entirety of the MPUD.
JUSTIFICATION: The reduced roadway width will provide for traffic calming, while
accommodating standard 10’ wide travel lanes and appropriate infrastructure for
this relatively compact mixed-use project.
The community is intended to be developed with a mixture of uses that are
interconnected and easily accessible via multi-modal forms of transport from one
Tract other. To create a more walkable community the development will be sited to
discourage roads with higher design speeds. Studies have determined that
reduced right-of-way widths act as a traffic calming feature and will assist in
maintaining public health, safety, and welfare within the community. The standard
will also reduce impervious areas within the site by limiting pavement width.
Please also refer to MPUD master plan’s cross-section, which demonstrates that the
proposed right-of-way width can accommodate a sidewalk, utilities, and drainage. As
noted in the request, this cross section may incorporate alternative roadway design
standards within the 50-foot right-of-way as permitted by LDC Section 4.02.39.B.3 -
Alternative Design for Housing that is Affordable.
Page 4399 of 5415
PUD MASTER PLAN
Page 4400 of 5415
SCALE:1" = 400'Designs for Human Habitation and Environmental Conservation24TAMIAMI 58-ACRE MPUDMPUD MASTER PLANFeet0400800Page 4401 of 5415
Designs for Human Habitation and Environmental Conservation34TAMIAMI 58-ACRE MPUDMPUD NOTES AND DEVIATIONSPage 4402 of 5415
NIM #1 SUMMARY
Page 4403 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
Memorandum
To: Michele Mosca & Nancy Gundlach, Collier County Growth
Management Division
From: Alexis Crespo, RVi Planning + Landscape Architecture, Inc.
Date: May 7, 2024
Subject: Tamiami Trail Mixed Use District GMPA & Tamiami Trail 58-Acre
MPUD (PL20230007470 & 20230007471)
Neighborhood Information Meeting Summary
RVI Planning + Landscape Architecture, Inc. and Tamiami Trail East Acreage, LLC conducted
a neighborhood informational meeting (NIM) for the Tamiami Trail Mixed Use District GMPA
& Tamiami Trail 58-Acre MPUD on Tuesday, May 7, 2024, at 5:30 p.m. at the Collier County
South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL, 34113.
No attendees came to the meeting or attended via Zoom, other than the Applicant, Property
Owner, Consultant Team, and a member of Collier County Staff. A copy of the legal notice,
affidavit of publication, a copy of the letter sent to the surrounding property owners and a list
of the surrounding property owners are attached as Exhibit “A”.
The meeting concluded at approximately 5:45 pm.
Page 4404 of 5415
Page 4405 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
April 22, 2024
RE: Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA PL20230007470 & PL20230007471
Dear Property Owner:
Please be advised that Tamiami Trail East Acreage, LLC has filed two concurrent applications
(PL20230007470 & PL20230007471) with Collier County. These applications are seeking
approval of: (1) a Growth Management Plan Amendment (GMPA) for a site-specific
amendment to the Future Land Use Element and Map to create the Tamiami Trail Mixed Use
Subdistrict; and (2) a Planned Unit Development Rezone (PUDZ). The Applications will allow
for the development of up 100,000 square feet of commerce park uses, and 400 dwelling units
on the subject property, of which 40 dwelling units will be affordable housing units priced for
households earning up to 80% of the Area Median Income and 80 dwelling units will be
affordable housing units priced for households earning up to 120% of the Area Median
Income.
The Tamiami 58-acres Mixed Use Planned Unit Development (MPUD) Property totals 58 +/-
acres. The portion of the Property containing the Tamiami Trial Mixed Use Subdistrict totals
50 +/- acres. The Property is generally on the north side of Tamiami Trail East (US-41) and
800+/- feet west of Basik Drive in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information
Meeting will be held to provide you an opportunity to hear a presentation about these
applications and ask questions. The Neighborhood Information Meeting will be held on
Tuesday, May 7, 2024, at 5:30 p.m. at the Collier County South Regional Library, 8065
Lely Cultural Pkwy, Naples, FL 34113, Meeting Room A.
Attending virtually is also available via Zoom. Please visit www.zoom.us, click on “Join A
Meeting” in the top right corner, and enter Zoom Meeting ID: 871 1240 7708, Passcode:
0000.
The purpose and intent of this Neighborhood Information Meeting is to provide the public with
notice of an impending zoning application and to foster communication between the applicant
and the public. The expectation is that all attendees will conduct themselves in such a manner
that their presence will not interfere with the orderly progress of the meeting.
Should you have questions prior to the meeting, please contact me directly at (239) 908-
3421 or JMedina@RViPlanning.com
Thank you,
RVi Planning + Landscape Architecture
Josephine Medina, AICP
Project Manager
Page 4406 of 5415
RVi Planning + Landscape Architecture | 2 of 2
Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA
PL20230007470 & PL20230007471
Page 4407 of 5415
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2LEVY NAPLES HOLDING LLC4131 W HALLANDALE BEACH BLVDHOLLYWOOD, FL 33023---4449LINDSEY FAMILY TRUST2418 CHICORY LNNAPLES, FL 34105---0MADISON, MORTON JAMES15507 RIO PONACE CTNAPLES, FL 34114---0MARKOVICAN, JOSIF & VIORIKA15487 RIO PONACE CTNAPLES, FL 34114---0MATTLIND LLCPO BOX 452SMYRNA, DE 19977---0MICHAEL L BAYSINGER TRUST13303 COCHRAN RDMARION, IL 62959---0MOLINARO JR, PIETRO & AMY S15510 RIO PONACE CTNAPLES, FL 34114---0MOLOCZYJ ET AL, JOSEPH2300 S PARK AVESTREAMWOOD, IL 60107---2972NAPLES BIG CYPRESS INDUSTRIAL PARK CONDO ASSOCIATION INC PARK CONDO ASSOCIATION INC STE 215NAPLES, FL 34104---0NBC LAND HOLDINGS LLC2338 IMMOKALEE RD STE 109NAPLES, FL 34110---0NBC LAND HOLDINGS LLC7593 CORDOBA CIRNAPLES, FL 34109---0NBC NORTH LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0NBC RV LLC2338 IMMOKALEE RD, STE 109NAPLES, FL 34110---0NELSON, ROBERT JEREMIAH1630 N COPELAND DRMARCO ISLAND, FL 34145---0ODUM, TIMOTHY I1202 LUDLAM CTMARCO ISLAND, FL 34145---0OPALACZ, MARK P & SHARON M16784 KELLER LAKE DRORLAND HILLS, IL 60487---0PANOS, PHILIP J14310 MANCHESTER DRNAPLES, FL 34114---0PAUL A COSENTINO REV TRUST2011 NW 56TH STBOCA RATON, FL 33496---0PAUL J STANFORD R/L TRUST191 LOTHROP RDGROSSE POINTE FA, MI 48236---0PAVICHEVICH, MICHAEL BORIS720 S COLLIER BLVD #904MARCO ISLAND, FL 34145---0PIGNATA III, JOSEPH PETER3937 SAPPHIRE WAYNAPLES, FL 34114---0PRATUS, JONATHAN172 GULFSTREAM STREETMARCO ISLAND, FL 34145---0PROPERTY RESERVE INCPO BOX 511196SALT LAKE CITY, UT 84151---1196REIMAN, ROBERT K & SHARON LPO BOX 862MARCO ISLAND, FL 34146---0REMBERTON FAMILY TRUST3812 ISALA DEL SOL WAYNAPLES, FL 34114---0RENNER, DAVID A12434 BACK MASSILLON ROADORRVILLE, OH 44667---0RIALTO WAY GROUP LLC1263 RIALTO WAY # 201NAPLES, FL 34114---0RISBARA III, ROCCO C287 BLACK POINT RDSCARBOROUGH, ME 04074---0RITORNARO, JOSEPH & JULIE15511 RIO PONACE CTNAPLES, FL 34114---3157RULI, ENIS15492 RIO PONACE CTNAPLES, FL 34114---0SHEA, RODERICK B14672 KELSON CIRNAPLES, FL 34114---0SHNIPER, SAMUEL & PAMELA1061 BOND CTMARCO ISLAND, FL 34145---4509SIMMS, ANTHONY JOHN236 SEMINOLE CTMARCO ISLAND, FL 34145---4118SMYRNA READY MIX CONCRETE LLC1000 HOLLINGHEAD CIRMURFREESBORO, TN 37129---0STIRS INVSTMNT GROUP LLC1547 CAXAMBAS COURTMARCO ISLAND, FL 34145---0STORMWIND PROPERTIES LLC4150 98TH AVE SFARGO, ND 58104---0TAYLOR MORRISON OF FLA INC551 N CATTLEMEN RD STE 200SARASOTA, FL 34232---0TGL ENTERPRISES INC315 NEW MARKET RD EIMMOKALEE, FL 34142---3509TODD E HENSLEY REV TRUST1290 RIVERHEAD AVEMARCO ISLAND, FL 34145---0TOMIN, CAROLYN B3823 COTTON GREEN PATH DRNAPLES, FL 34114---9479WAS, MICHAELPO BOX 120CLARENDON HILLS, IL 60514---0WIEROWSKI, NANCY & JAMES6486 WARWICK AVENAPLES, FL 34113---0WILLENBORG, ROBERT G1302 MINI HILLS DREFFINGHAM, IL 62401---0NBC HIDEOUT CONDOMINIUM195 BASIK DRNAPLES, FL 34114Copy of POList_1000.xlsPage 4409 of 5415
NIM #2 SUMMARY
Page 4410 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
Memorandum
To: Michele Mosca & Nancy Gundlach, Collier County Growth
Management Division
From: Alexis Crespo, RVi Planning + Landscape Architecture, Inc.
Date: January 8, 2025
Subject: Tamiami Trail Mixed Use District GMPA & Tamiami Trail 58-Acre
MPUD (PL20230007470 & 20230007471)
Neighborhood Information Meeting #2 Summary
RVI Planning + Landscape Architecture, Inc. and Tamiami Trail East Acreage, LLC conducted
a neighborhood informational meeting (NIM) for the Tamiami Trail Mixed Use District GMPA
& Tamiami Trail 58-Acre MPUD on Monday, January 6, 2025, at 5:30 p.m. at the Collier
County South Regional Library, 8065 Lely Cultural Parkway, Meeting Room A, Naples, FL,
34113.
One (1) attendee came to the meeting via Zoom, other than the Applicant, Property Owners,
Consultant Team, and members of Collier County Staff. A copy of the legal notice, affidavit of
publication, a copy of the letter sent to the surrounding property owners and a list of the
surrounding property owners are attached as Exhibit “A”. A copy of the PowerPoint presented
is attached as Exhibit “B” and the audio recording is attached as Exhibit “C”. The sole attendee
was Robert Stoico.
Following a brief presentation outlining the project, the following questions were asked by Mr.
Stoico and property owner Paul Cosentino, along with the Applicant’s responses.
Question 1: What is the property currently used for?
RESPONSE: The property is vacant.
Question 2: Where is the concrete batch plant in relation to the property?
RESPONSE: The concrete batch plant is to the east of the site (with location
pointed out on screen).
Question 3: Will the proposed residential uses be impacted by the concrete batch plant?
RESPONSE: There will be buffers along the property line closest to the batch
plant to include shrubs and plantings. Also, the majority of the eastern property
line is intended for non-residential uses for a compatible transition. A minor
portion of the eastern boundary is designated as residential.
Question 4: Where will the residential units go? Will this be housing for service industry
workers?
Page 4411 of 5415
RVi Planning + Landscape Architecture | 2 of 2
RESPONSE: The Applicant pointed to the residential tracts. Yes, a portion of the
units will be rent- or sales-price restricted to meet the County’s affordability
requirements. That is a fair statement.
Question 5: Do you have lakes/stormwater on the property and how will stormwater work?
RESPONSE: The plan has dry detention areas as well as lakes that will capture
the stormwater and allow the water to be cleaned prior to leaving the site. The
stormwater will be designed to meet all water quality standards and ensure the
water leaves the site at the same rate as prior to development.
Question 6: Can the units be rented or for sale?
RESPONSE: Yes, they can be for sale or rented.
Question 7: What is the status of the Army Corps of Engineers (ACOE) permit? When will you
be able to start construction? By Fall of 2025?
RESPONSE: The Applicant has applied for the ACOE permit and it is under
review concurrently with the rezoning. Fall of 2025 is realistic for start of
construction.
Question 8: I live in Esplanade of the Islands. How will this project impact my property?
RESPONSE: We believe this project will be an enhancement to the area. This
will be mixed use and not heavy industrial. It has been well designed with an
enhanced buffer along Tamiami Trail. The mini-warehouse use requires a
substantial setback from Tamiami Trail.
Question 9: What will the mini-warehouse look like? Will it be buildings with garage doors?
How big will the units be?
RESPONSE: The intended mini-warehouse use is intended to look like the newer
prototypes that look like office buildings with the units accessed internal to the
building. We have not designed the building yet, and there may be some
overhead doors, but the intent is not for one-story buildings with garage doors
to access each unit externally. We have not determined the internal unit sizes at
this time.
Question 9: Are there plans to expand Tamiami Trail in this area?
RESPONSE: There are no specific plans currently to widen the road.
Question 10: Are there plans for a gas station on this property.
RESPONSE: No.
The Agent thanked attendees for their questions and provided contact information for future
questions. The meeting concluded at approximately 5:50 pm.
Page 4412 of 5415
Page 4413 of 5415
Page 4414 of 5415
RVi Planning + Landscape Architecture • 28100 Bonita Grande Drive, Sutie 305 • Bonita Springs, FL 34135 • 239.405.7777
• www.rviplanning.com
December 19, 2024
RE: Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA PL20230007470 & PL20230007471
Dear Property Owner:
Please be advised that Tamiami Trail East Acreage, LLC has filed two concurrent
applications (PL20230007470 & PL20230007471) with Collier County. These applications
are seeking approval of: (1) a Growth Management Plan Amendment (GMPA) for a site-
specific amendment to the Future Land Use Element and Map to create the Tamiami Trail
Mixed Use Subdistrict; and (2) a Planned Unit Development Rezone (PUDZ). The
Applications will allow for the development of up to 180,000 square feet of non-residential
uses, and 400 dwelling units on the subject property.
The Tamiami 58-acres Mixed Use Planned Unit Development (MPUD) Property totals 58 +/-
acres. The portion of the Property containing the Tamiami Trial Mixed Use Subdistrict totals
50 +/- acres. The Property is generally on the north side of Tamiami Trail East (US-41) and
800+/- feet west of Basik Drive in unincorporated Collier County, Florida.
In compliance with the Land Development Code requirements, a Neighborhood Information
Meeting will be held to provide you an opportunity to hear a presentation about these
applications and ask questions. The Neighborhood Information Meeting will be held on
Monday, January 6, 2025, at 5:30 p.m. at the Collier County South Regional Library,
8065 Lely Cultural Pkwy, Naples, FL 34113, Meeting Room B.
Attending virtually is also available via Zoom. Please visit www.zoom.us, click on “Join A
Meeting” in the top right corner, and enter Zoom Meeting ID: 884 1017 6128, Passcode:
113439.
The purpose and intent of this Neighborhood Information Meeting is to provide the public
with notice of an impending zoning application and to foster communication between the
applicant and the public. The expectation is that all attendees will conduct themselves in
such a manner that their presence will not interfere with the orderly progress of the meeting.
Should you have questions prior to the meeting, please contact me directly at (239) 850-
8525 or acrespo@RViPlanning.com
Thank you,
RVi Planning + Landscape Architecture
Alexis Crespo, AICP
Vice President of Planning
Page 4415 of 5415
RVi Planning + Landscape Architecture | 2 of 2
Tamiami 58-Acres PUD Rezone & Tamiami Trail Mixed Use Subdistrict GMPA
PL20230007470 & PL20230007471
Page 4416 of 5415
1NAME1NAME2NAME3NAME4NAME5NAME6ADDISON, PAMELA GAYE15518 RIO PONACE CTNAPLES, FL 34114---0AHERN, JAMES8982 SHENENDOAH CIRCLENAPLES, FL 34113---0ALLTEL COMMUNICATIONS INCPO BOX 2549ADDISON, TX 75001---0ALVINE, ROBERT J27 ORION VIEW DRWEST GREENWICH, RI 02817---0ASHER, FREDERICK & NORMA8917 LELY ISLAND CIRNAPLES, FL 34113---2613BAIO, GERARD J15503 RIO PONACE CTNAPLES, FL 34114---0BARATTO, JOSEPH15478 RIO PONACE CTNAPLES, FL 34114---0BARBARA JOYCE MCCARTHY TRUST523 101ST AVE NNAPLES, FL 34108---3202BARBIERI WADE LLC3935 TREASUE COVE CIRCLENAPLES, FL 34114---0BEIFUS JR, ANDREW104 BRANDYWYNE DRFLORHAM PARK, NJ 07932---0BISHOP, ALLERT C18019 GREENWOOD DRNAPLES, FL 34114---0BOULDER WEST APTS #9 LLC4 DARK HORSE DRW YELLOWSTONE, MT 59758---0BRUCE BAGSHAW TRUST8500 STATE ROUTE 124HILLSBORO, OH 45133---0BUGAI, BRADLEY P & LYNNE M15500 RIO PONACE CTNAPLES, FL 34114---0CEMEX CONSTRUCTION MATERIALSPO BOX 2883WEST PALM BEACH, FL 33402---0CHESTER JAY CHESSLO TRUST32121 EUPHORIA DRNAPLES, FL 34114---0CLAYTON D & KATHLEEN L KRUSE2885 HORSESHOE DRIVE SBURLINGTON, WI 53105---0COLLIER CNTY3535 3RD AVE SWNAPLES, FL 34104---0CRAFT, JAMES WSALLY J CRAFTNAPLES, FL 34117---0CURRENTS CDD2301 NORTHEAST 37TH STFORT LAUDERDALE, FL 33308---0DALE HADEL FAMILY TRUST501 TIGER TAIL CTMARCO ISLAND, FL 34145---0DESIMONE, VINCENT & SONIA15474 RIO PONACE CTNAPLES, FL 34114---0DEY, KEVIN D & NANCY3939 SKYWAY DRNAPLES, FL 34112---0DICKENS, RORY & JANET E530 S COLLIER BLVD #1103MARCO ISLAND, FL 34145---0DJP LAND TRUST873 3RD ST SNAPLES, FL 34102---0DONAHUE, MICHAEL427 PAPAYA STREETBOX 117GOODLAND, FL 34140---0DONITHAN, KINCH & JAMI15484 RIO PONACE CTNAPLES, FL 34114---0DWYER, ANDREW ERIN & WANDA C15479 RIO PONACE CTNAPLES, FL 34114---0ESPLANADE BY THE ISLANDS28100 BONITA GRANDE DRIVE STE 102STE 102BONITA SPRINGS, FL 34135---0FERRIS, STEPHEN DUNCAN9471 LAGOMAR CTNAPLES, FL 34114---0FLOATING INTEREST CORPPO BOX 716MARCO ISLAND, FL 34146---0G W FISHELL PAINTING INCPO BOX 223MARCO ISLAND, FL 34146---223GEIER, DANIEL JAY & BRENDA15514 RIO PONACE CTNAPLES, FL 34114---0GEORGE, NANCY L2345 LANTERN LNNAPLES, FL 34102---0GEORGINA M LOPEZ LIV TRUST5871 SW 52ND TERRMIAMI, FL 33155---0GIBSON FAMILY TRUST8800 MUSTANG ISLAND CIRNAPLES, FL 34113---0GILGORE, GARY S & BETH E15250 ARPINO CTNAPLES, FL 34114---0GIURA FAMILY TRUST939 73RD STBROOKLYN, NY 11228---0GRIFFIN III, JOHN A15491 RIO PONACE CTNAPLES, FL 34114---0GSI NAPLES 220 BASIK DRIVE INC6805 MORRISON BLVDSTE 250CHARLOTTE, NC 28211---0HABITAT FOR HUMANITY11145 TAMIAMI TRL ENAPLES, FL 34113---7753HERMAN, MITCHELL8939 REDONDA DRNAPLES, FL 34114---0HICKS, KATHY ANN15499 RIO PONACE CTNAPLES, FL 34114---0HIDE OUT STORAGE LLC3910 WINDOLYN CIR SMEMPHIS, TN 38133---0HUNT FAMILY TRUST580 TRIPOLI CTMARCO ISLAND, FL 34145---0INTERNATIONAL CAPITAL20 N MARTINGALE RDSTE 180SCHAUMBURG, IL 60173---0JANE E MEYERING FAMILY TRUSTPO BOX 314BYRON CENTER, MI 49315---0JEAN M TAYLOR REV TRUST1330 CAXAMBAS CTMARCO ISLAND, FL 34145---0JOI TRUST15470 RIO PONACE CTNAPLES, FL 34114---0KBR VENTURES LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0KERNAN FAMILY TRUST700 LA PENINSULA BLVD #106NAPLES, FL 34113---0KILPATRICK, MICHAEL14531 STILLWATER WAYNAPLES, FL 34114---0KOHLI, SUNNY15488 RIO PONACE CTNAPLES, FL 34114---0KUESTER FAMILY REV LIV TRUST35150 320TH STREETRICHVILLE, MN 56576---0KURT T SATRYB TRUST7611 CRIBBINS RDGREENWOOD, MI 48006---0LAND ART REAL ESTATE LLC537 TONBRIDGE CTPERRYSBURG, OH 43551---5210LE TRE SORELLE NAPLES CORP471 MUNROE AVESLEEPY HOLLOW, NY 10591---0Notice: This data belongs to the Collier County Property Appraiser's Office (CCPA). Therefore, the recipient agrees not to represent this data to anyone as other than CCPA provided data. The recipient may not transfer this data to others without consent from the CCPA.Petition:PL20230007471 & PL20230007470 | Buffer: 1000' | Date: 3/11/24 | Site Location: Tamiami 57 Acres Copy of POList_1000.xlsPage 4417 of 5415
2LEVY NAPLES HOLDING LLC4131 W HALLANDALE BEACH BLVDHOLLYWOOD, FL 33023---4449LINDSEY FAMILY TRUST2418 CHICORY LNNAPLES, FL 34105---0MADISON, MORTON JAMES15507 RIO PONACE CTNAPLES, FL 34114---0MARKOVICAN, JOSIF & VIORIKA15487 RIO PONACE CTNAPLES, FL 34114---0MATTLIND LLCPO BOX 452SMYRNA, DE 19977---0MICHAEL L BAYSINGER TRUST13303 COCHRAN RDMARION, IL 62959---0MOLINARO JR, PIETRO & AMY S15510 RIO PONACE CTNAPLES, FL 34114---0MOLOCZYJ ET AL, JOSEPH2300 S PARK AVESTREAMWOOD, IL 60107---2972NAPLES BIG CYPRESS INDUSTRIAL PARK CONDO ASSOCIATION INC PARK CONDO ASSOCIATION INC STE 215NAPLES, FL 34104---0NBC LAND HOLDINGS LLC2338 IMMOKALEE RD STE 109NAPLES, FL 34110---0NBC LAND HOLDINGS LLC7593 CORDOBA CIRNAPLES, FL 34109---0NBC NORTH LLC7593 CORDOBA CIRCLENAPLES, FL 34109---0NBC RV LLC2338 IMMOKALEE RD, STE 109NAPLES, FL 34110---0NELSON, ROBERT JEREMIAH1630 N COPELAND DRMARCO ISLAND, FL 34145---0ODUM, TIMOTHY I1202 LUDLAM CTMARCO ISLAND, FL 34145---0OPALACZ, MARK P & SHARON M16784 KELLER LAKE DRORLAND HILLS, IL 60487---0PANOS, PHILIP J14310 MANCHESTER DRNAPLES, FL 34114---0PAUL A COSENTINO REV TRUST2011 NW 56TH STBOCA RATON, FL 33496---0PAUL J STANFORD R/L TRUST191 LOTHROP RDGROSSE POINTE FA, MI 48236---0PAVICHEVICH, MICHAEL BORIS720 S COLLIER BLVD #904MARCO ISLAND, FL 34145---0PIGNATA III, JOSEPH PETER3937 SAPPHIRE WAYNAPLES, FL 34114---0PRATUS, JONATHAN172 GULFSTREAM STREETMARCO ISLAND, FL 34145---0PROPERTY RESERVE INCPO BOX 511196SALT LAKE CITY, UT 84151---1196REIMAN, ROBERT K & SHARON LPO BOX 862MARCO ISLAND, FL 34146---0REMBERTON FAMILY TRUST3812 ISALA DEL SOL WAYNAPLES, FL 34114---0RENNER, DAVID A12434 BACK MASSILLON ROADORRVILLE, OH 44667---0RIALTO WAY GROUP LLC1263 RIALTO WAY # 201NAPLES, FL 34114---0RISBARA III, ROCCO C287 BLACK POINT RDSCARBOROUGH, ME 04074---0RITORNARO, JOSEPH & JULIE15511 RIO PONACE CTNAPLES, FL 34114---3157RULI, ENIS15492 RIO PONACE CTNAPLES, FL 34114---0SHEA, RODERICK B14672 KELSON CIRNAPLES, FL 34114---0SHNIPER, SAMUEL & PAMELA1061 BOND CTMARCO ISLAND, FL 34145---4509SIMMS, ANTHONY JOHN236 SEMINOLE CTMARCO ISLAND, FL 34145---4118SMYRNA READY MIX CONCRETE LLC1000 HOLLINGHEAD CIRMURFREESBORO, TN 37129---0STIRS INVSTMNT GROUP LLC1547 CAXAMBAS COURTMARCO ISLAND, FL 34145---0STORMWIND PROPERTIES LLC4150 98TH AVE SFARGO, ND 58104---0TAYLOR MORRISON OF FLA INC551 N CATTLEMEN RD STE 200SARASOTA, FL 34232---0TGL ENTERPRISES INC315 NEW MARKET RD EIMMOKALEE, FL 34142---3509TODD E HENSLEY REV TRUST1290 RIVERHEAD AVEMARCO ISLAND, FL 34145---0TOMIN, CAROLYN B3823 COTTON GREEN PATH DRNAPLES, FL 34114---9479WAS, MICHAELPO BOX 120CLARENDON HILLS, IL 60514---0WIEROWSKI, NANCY & JAMES6486 WARWICK AVENAPLES, FL 34113---0WILLENBORG, ROBERT G1302 MINI HILLS DREFFINGHAM, IL 62401---0NBC HIDEOUT CONDOMINIUM195 BASIK DRNAPLES, FL 34114Copy of POList_1000.xlsPage 4418 of 5415
TAMIAMI-58 ACRE(PUDZ)& TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT (GMPA)
NEIGHBORHOOD INFORMATION MEETING
JANUARY 6 , 2025
Page 4419 of 5415
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT 2
ZOOM TUTORIAL
Welcome to our HYBRID ZOOM Neighborhood Meeting!
Please keep your speaker on MUTE during our brief presentation
Following the presentation, we will open the meeting for Q&A
Please type in questions using the “Chat” Tool – we will read these aloud and respond
Please use the “raise hand” tool to indicate desire to speak after we go through written questions
Page 4420 of 5415
3
ZOOM TUTORIAL
MUTE BUTTON CHAT TOOL
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4421 of 5415
4
ZOOM TUTORIAL
RAISE HAND TOOL
Page 4422 of 5415
5
PROPERTY OVERVIEW
58.22+/-acres
Tamiami Trail East
Vacant/Previously approved for mining
Zoned Rural Agricultural (A)
Rural Fringed Mixed Use (RFMUD) - Receiving
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4423 of 5415
6
CURRENT FUTURE LAND USE AND ZONING MAP
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Current FLUM Current Zoning
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4424 of 5415
7
PROPOSED FUTURE LAND USE AND ZONING MAP
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Proposed Future Land Use Proposed Zoning
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4425 of 5415
8
GMPA & PUD REZONING REQUEST
Rezone 58 +/- Acres from A to MPUD and creation of the Tamiami Trail 50-Acre Mixed Use Subdistrict
Maximum of 400 dwelling units (6.9 dwelling units/acre)
If developed as a rental community, 30% of units will be reserved for affordable housing (120 units)
If developed as a “for sale” community, 15% of the units will be reserved for affordable housing (60 units)
Maximum of 180,000 SF of non-residential uses
Up to 100,000 SF of commercial, office or light industrial/economic development uses
Up to 80,000 SF of mini-warehouse uses
Deviation for interior street design
10.94-acre preserve area along NW property line
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4426 of 5415
9
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Page 4427 of 5415
MAY 7, 2024 10
FLORIDA STAR DEVELOPMENT QUALITY
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
R.K.M Development Corp is a 30-year-old retail development company. With experience developing over 3 million square feet of retail projects throughout Florida, North Carolina, and Alabama.
Page 4428 of 5415
11
COUNTY PROCESS:
GMPA & Planned Development Rezone
Planning
Environmental
Traffic, Utilities & Supportive Infrastructure
Schools
Local Construction Plan Approval, State & Federal Permits
Detailed Site Plan, Allows for actual construction activities to commence
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4429 of 5415
12
NEXT STEPS:
Planning Commission Hearing – February 20th
Board of County Commissioners Hearing – March 25th
File Development Order Application & Apply for Permits
TAMIAMI 58 ACRES & TAMIAMI TRAIL MIXED USE SUBDISTRICT
Page 4430 of 5415
QUESTIONS?
ALEXIS CRESPOACRESPO@RVIPLANNING.COM239-850-8525
THANK YOU!
Page 4431 of 5415
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 March 25, 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, FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING
THE LAND USE DESIGNATION OF PROPERTY FROM AGRICULTURAL/RURAL DESIGNATION,
RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS TO AGRICULTURAL/RURAL MIXED
USE DISTRICT, TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT, TO ALLOW UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF NON -
RESIDENTIAL USES, AND UP TO 80,000 GROSS SQUARE FEET OF MINI-WAREHOUSE USE, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI
TRAIL EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL
EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST,
CONSISTING OF 50 ACRES. [PL20230007471]
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 WITHIN 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 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,00 0 GROSS SQUARE FEET OF
COMMERCIAL AND LIGHT INDUSTRIAL USES, AND UP TO AN ADDITIONAL 80,000 GROSS
SQUARE FEET OF MINI-WAREHOUSE USE, ON PROPERTY LOCATED NORTH OF TAMIAMI TRAIL
EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL EAST
AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, IN COLLIER
COUNTY, FLORIDA, CONSISTING OF 58.22± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230007470]
Page 4432 of 5415
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 int ended 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 is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, plea se 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 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.
Page 4433 of 5415
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Jennifer Hansen
Deputy Clerk (SEAL)
Page 4434 of 5415
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 March 25, 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, FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, SPECIFICALLY AMENDING THE
FUTURE LAND USE ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES BY CHANGING
THE LAND USE DESIGNATION OF PROPERTY FROM AGRICULTURAL/RURAL DESIGNATION,
RURAL FRINGE MIXED USE DISTRICT-RECEIVING LANDS TO AGRICULTURAL/RURAL MIXED
USE DISTRICT, TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT, TO ALLOW UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,000 GROSS SQUARE FEET OF NON -
RESIDENTIAL USES, AND UP TO 80,000 GROSS SQUARE FEET OF MINI-WAREHOUSE USE, AND
FURTHERMORE DIRECTING TRANSMITTAL OF THE ADOPTION AMENDMENT TO THE FLORIDA
DEPARTMENT OF COMMERCE. THE SUBJECT PROPERTY IS LOCATED NORTH OF TAMIAMI
TRAIL EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL
EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST,
CONSISTING OF 50 ACRES. [PL20230007471]
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 WITHIN 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 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP TO 400
DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO 100,00 0 GROSS SQUARE FEET OF
COMMERCIAL AND LIGHT INDUSTRIAL USES, AND UP TO AN ADDITIONAL 80,000 GROSS
SQUARE FEET OF MINI-WAREHOUSE USE, ON PROPERTY LOCATED NORTH OF TAMIAMI TRAIL
EAST, APPROXIMATELY 1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL EAST
AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH, RANGE 27 EAST, IN COLLIER
COUNTY, FLORIDA, CONSISTING OF 58.22± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
[PL20230007470]
Page 4435 of 5415
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 int ended 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 is provided as a courtesy and is at the user’s
risk. The County is not responsible for technical issues. For additional information about the meeting, plea se 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 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.
Page 4436 of 5415
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BURT L. SAUNDERS,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT & COMPTROLLER
By: Jennifer Hansen
Deputy Clerk (SEAL)
Page 4437 of 5415