Backup Documents 03/25/2025 Item #17B Jennifer Hansen
From: Ashley Eoff <Ashley.Eoff@colliercountyfl.gov>
Sent: Thursday, February 27, 2025 9:00 AM
To: Minutes and Records; Legal Notice
Cc: PaulRenald; GMDZoningDivisionAds; MoscaMichele; GundlachNancy; Alexis Crespo;
RodriguezWanda; BradleyNancy; CrotteauKathynell
Subject: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small
Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Attachments: Ad Request.pdf; Ordinance (GMPA) - 022625.pdf; Ordinance (PUDZ) - 022525(1).pdf;
3/25/25 BCC- **UPDATED** *Web*Ad Request for Tamiami Trail 50 Acre Mixed Use
Subdistrict (Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 &
PL20230007470); RE: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail 50 Acre Mixed
Use Subdistrict (Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 &
PL20230007470); RE: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail 50 Acre Mixed
Use Subdistrict (Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 &
PL20230007470); RE: revised ad request for approval: 3/25/25 BCC- *Web*Ad Request
for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small Scale GMPA) & Tamiami 58
Acres (PUDZ) (PL20230007471 & PL20230007470)
Good afternoon, M&R,
Please post the attached PDF Ad Request to the Collier Legal Notices webpage.The ad will need to be advertised on
March 5 and run through the hearing date.Staff, applicant, and CAO approval is attached.
Please note:The legal advertising fees have been collected for this petition.
Thank you!
Ashley Eoff
Planning Technician (4
Development Review
Office:239-252-2962 Collier Cou n
OcxoC
Ashley.Eoff ,colliercountyfl.dov
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
1
Jennifer Hansen
From: Michele Mosca <Michele.Mosca@colliercountyfl.gov>
Sent: Wednesday, February 26, 2025 4:00 PM
To: Ashley Eoff
Cc: PaulRenald; GMDZoningDivisionAds;Alexis Crespo
Subject: 3/25/25 BCC- **UPDATED** *Web*Ad Request for Tamiami Trail 50 Acre Mixed Use
Subdistrict (Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 &
PL20230007470)
Attachments: Ad Request.pdf; Ad Request.docx; Ordinance (GMPA) - 022625.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
Approved,thank you.
Michele Mosca
Planner Ill (1.,'� 1
Community Planning & Resiliency ,
Office:239-252-2466 Col l ier Coun
flxat
Michele.MoscaCa�colliercountyfl.gov
From:Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>
Sent:Wednesday, February 26, 2025 3:53 PM
To: Michele Mosca <Michele.Mosca@colliercountyfl.gov>; Alexis Crespo <acrespo@rviplanning.com>
Cc: Renald Paul<Renald.Paul@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>
Subject: 3/25/25 BCC- **UPDATED** *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict(Small Scale
GMPA) &Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Good afternoon,
Attached is the **UPDATED** *Web* Ad Request and Ordinance for your petition. Please let me know if you approve
and/or if changes are needed by end of day.
Please note: Only minor wording changes to the GMPA Ordinance were made.
Please let me know if you have any questions.
Thank you.
1
Ashley Eoff
Planning Technician fj�,►
Development Review
Office:239-252-2962 Collier Coun
Ashley.Eoff a(�colliercountyfl.gov
flXaI
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
2
Jennifer Hansen
From: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov>
Sent: Wednesday, February 26, 2025 12:00 PM
To: Ashley Eoff
Subject: RE: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict
(Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Follow Up Flag: Follow up
Flag Status: Flagged
Approved.
Respectfully,
Nancy Gundlach, AICP, PLA, CSM
Planner III
Zoning Services Division
(239)252-2484
Nancy.Gundlach@colliercountyfl.Bov
2800 N. Horseshoe Drive, Naples, FL 34104
Cofer County
Nancy Gundlach
Planner Ill
Zoning
Office:239-252-2484 Collier Coun
OtJxaC
Nancy.Gundlach(a�colliercountyfl.gov
From: Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>
Sent:Wednesday, February 26, 2025 11:55 AM
To: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>;
Alexis Crespo<acrespo@rviplanning.com>
Cc: Renald Paul <Renald.Paul@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>
Subject: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small Scale GMPA) &
Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
1
Good morning,
Attached is the updated *Web* Ad Request and Ordinance for your petition. Please let me know if you approve and/or
if changes are needed by end of day.
Please let me know if you have any questions.
Thank you.
Ashley Eoff
Planning Technician ())'°'
Development Review
Office:239-252-2962 Col 1 ier Cou n
0 El
Ashley.Eoff( colliercountyfl.gov
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
2
Jennifer Hansen
From: Alexis Crespo <acrespo@rviplanning.com>
Sent: Wednesday, February 26, 2025 1:33 PM
To: Ashley Eoff; GundlachNancy; MoscaMichele
Cc: PaulRenald; GMDZoningDivisionAds
Subject: RE: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict
(Small Scale GMPA) & Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Follow Up Flag: Follow up
Flag Status: Flagged
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.
Good here.Thanks
From:Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>
Sent: Wednesday, February 26, 2025 11:55 AM
To: Nancy Gundlach <Nancy.Gundlach@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>;
Alexis Crespo<acrespo@rviplanning.com>
Cc: Renald Paul<Renald.Paul@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>
Subject: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small Scale GMPA) &
Tamiami 58 Acres(PUDZ) (PL20230007471 & PL20230007470)
Good morning,
Attached is the updated *Web* Ad Request and Ordinance for your petition. Please let me know if you approve and/or
if changes are needed by end of day.
Please let me know if you have any questions.
Thank you.
Ashley Eoff
Planning Technician ("1/4
Development Review
Office:239-252-2962 Collier Coun
OcDxQC
Ashley.Eoff(a�colliercountyfl.gov
1
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead, contact this office by telephone or in writing.
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content is safe.
2
Jennifer Hansen
From: Derek Perry <Derek.Perry@colliercountyfl.gov>
Sent: Thursday, February 27, 2025 8:27 AM
To: RodriguezWanda
Cc: CrotteauKathynell
Subject: RE: revised ad request for approval: 3/25/25 BCC- *Web*Ad Request for Tamiami Trail
50 Acre Mixed Use Subdistrict (Small Scale GMPA) & Tamiami 58 Acres (PUDZ)
(PL20230007471 & PL20230007470)
Wanda,
This ad is approved.
Derek D. Perry
Assistant County Attorney
(239) 252-8066
From:Wanda Rodriguez<Wanda.Rodriguez@colliercountyfl.gov>
Sent:Wednesday, February 26, 2025 4:50 PM
To: Derek Perry<Derek.Perry@colliercountyfl.gov>
Cc: Kathynell Crotteau<Kathynell.Crotteau@colliercountyfl.gov>
Subject: revised ad request for approval: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use
Subdistrict (Small Scale GMPA) &Tamiami 58 Acres(PUDZ) (PL20230007471 & PL20230007470)
Derek,
Revised per your request, for your approval.
Wanda Rodriguez, _ACP, CPM
Office of the County Attorney
(239) 252-8400
couf IF
9� � , I► �Ol�LYSERV�VG
COWER COUNTY m
AY program w W
Ce ci icd Public Mau144 i SINCE
From:Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>
Sent:Wednesday, February 26, 2025 4:48 PM
To:Wanda Rodriguez<Wanda.Rodriguez(a@colliercountyfl.gov>; Nancy Bradley<Nancy.Bradley@colliercountvfl.gov>;
Kathynell Crotteau<Kathynell.Crotteau@colliercountyfl.gov>
Cc: Renald Paul<Renald.Paul(c@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>; Nancy Gundlach
<Nancy.Gundlach@colliercountyfl.gov>;Alexis Crespo<acrespo@rviplanning.com>
Subject: RE: correction needed: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small
Scale GMPA) &Tamiami 58 Acres(PUDZ) (PL20230007471 & PL20230007470)
1
Good afternoon, Wanda, Nancy, and Kathy,
Attached is the Updated *Web* Ad Request, Ordinances, and approvals for the referenced petitions.The ad will need to
be advertised on March 5, and run through the hearing date.
Please note:The edits requested by Derek to the Ad title have been added and the newest, latest, greatest copy of both
ordinances are attached.
Please let me know if anything else is needed.
Thank you!
Ashley Eoff
Planning Technician (17.‘
Development Review 1,
ier
Office:239-252-2962 Col youn
Ashley.Eoff( colliercountyfl.gov 000
0
From: Wanda Rodriguez<Wanda.Rodriguez@colliercountyfl.goo,>
Sent: Wednesday, February 26, 2025 4:35 PM
To:Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>
Cc: Derek Perry<Derek.Perry@colliercountyfl.gov>; Kathynell Crotteau<Kathynell.Crotteau@colliercountyfl.gov>
Subject: correction needed: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small
Scale GMPA) &Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Ashley,
Please see Derek's comments below and the attached ordinance. Please make the correction
indicated to the PUD title, and send us a revised ad request for review. Thank you,
Wanda Rodriguez, .ACP, CT.?vl
Office of the County .Attorney
(239) 252-8400
GERT I Fitt)
t 71; a,„, , wV��'NPRO�U�DLYSERVIIGli
( ACP y MINTY
program V HNLLI�YVVR11 LLWAkjgglir
C.:i: d Publii Managci 1
•r M1:WL.Sun(Ln..nn
From: Derek Perry<Derek.Perry@colliercountyfl.gov>
Sent: Wednesday, February 26, 2025 4:32 PM
To: Wanda Rodriguez<Wanda.Rodriguez@colliercountyfl.gov>
Cc: Kathynell Crotteau<Kathynell.Crotteau@colliercountyfl.gov>
2
Subject: RE: ad request for approval: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict
(Small Scale GMPA) &Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Importance: High
Wanda,
Attached is the latest and greatest GMPA ordinance; which must be included with the submission.
As for the ad, in the PUD title, "with" should be "within"
IA)I 43 y1 AND
AN ORDINANCE OF THE BOARD OF C a LINTY C OMMISSIONERS OF COLLIER COUNTY,FLOR
AMENDING ORDINANCE NUMB 2004-41. AS AMENDED. THE COLLIER COUNTY L.
DEVELOPMENT CODE. WHIC' STABLISHED THE COMPREHENSIVE ZONING REGULATI'
FOR THE UNINCORPORAT AREA OF COLLIER COUNTY, FLORIDA. BY AMENDING
APPROPRIATE ZONING. T AS \ • OR MAPS BY CHANGING THE ZONING CLASSIFIC'ATIO`
THE HEREIN DE.' ' '1 AL PROPERTY FROM A RURAL AGRICULTURAL (A) ZON
DISTRICT PART WITH ' E AIRPORT ZONING OVERLAY TO A MINED USE PLANNED U
DEVELOPMENT (. ' ' •NING DISTRICT PARTLY WITHIN THE AIRPORT ZONING OVER]
TO BE KNOWN AS ?AMIAMI 58-AC RE MPUD. TO ALLOW CONSTRUCTION OF UP TO
DWELLING UNITS WITH AFFORDABLE HOUSING. UP TO 100.000 GROSS SQUARE FEET
COMMERCIAL AND LIGHT INDUSTRIAL USES. AND UP TO AN ADDITIONAL 80.000 GR
SQUARE FEET OF MINI-WAREHOUSE USE.ON PROPERTY LOCATED NORTH OF TAM IAMI?B
EAST. APPROXIMATELY 1.000 FEET WEST OF THE INTERSECTION OF TANHAMI TRAIL E
AND RECYCLING WAY. IN SECTION 18. TOWNSHIP 51 SOUTH. RANGE 27 EAST. IN C OLL
COUNTY. FLORIDA. C'ONSISIING OF 58.22± ACRES; AND BY PROVIDING AN EFFEC IIVE
[PL20230007470]
3
ORDINANCE NO. 2025 -
AN ORDINANCE OF THE BOARD OF COUNTY COMIMiISSIONERS 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 TILE ZONING CLASSIFICATION OF TILE HEREIN
DESCRIBED REAL PROPERTY FR I _ ' URAL AGRICULTURAL (A)
ZONING DISTRICT PARTLY an THE AIRPORT ZONING
OVERLAY TO A MIXED US . • • 'ED 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 100,000 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)
Derek D. Perry
Assistant County Attorney
(239)252-8066
From:Wanda Rodriguez<Wanda.Rodriguez@colliercountyfl,gov>
Sent: Wednesday, February 26, 2025 4:12 PM
To: Derek Perry<Derek.Perry@colliercountyfl.gov>
Cc: Kathynell Crotteau <Kathynell.Crotteau@colliercountyfl.gov>
Subject: ad request for approval: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict
(Small Scale GMPA) &Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Derek,
For your approval.
Wanda Rodriguez, ACP, CP.M
Office of the County .Attorney
(239) 252-8400
4
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fir
PROUDLY SENN
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From:Ashley Eoff<Ashley.Eoff@colliercountyfl.gov>
Sent: Wednesday, February 26, 2025 4:07 PM
To:Wanda Rodriguez<Wanda.Rodriguez@colliercountyfl.gov>; Nancy Bradley<Nancy.Bradley@colliercountyfl.gov>;
Kathynell Crotteau <Kathynell.Crotteau@colliercountyfl.gov>
Cc: Renald Paul<Renald.Paul@colliercountyfl.gov>; GMDZoningDivisionAds
<GMDZoningDivisionAds@colliercountyfl.gov>; Michele Mosca <Michele.Mosca@colliercountyfl.gov>; Nancy Gundlach
<Nancy.Gundlach@colliercountyfl.gov>; Alexis Crespo<acrespo@rviplanning.com>
Subject: 3/25/25 BCC- *Web* Ad Request for Tamiami Trail 50 Acre Mixed Use Subdistrict (Small Scale GMPA) &
Tamiami 58 Acres (PUDZ) (PL20230007471 & PL20230007470)
Good afternoon, Wanda, Nancy, and Kathy,
Attached is the *Web* Ad Request, Ordinances, and approvals for the referenced petitions.The ad will need to be
advertised on March 5, and run through the hearing date.
Please let me know if anything else is needed.
Thank you!
Ashley Eoff
Planning Technician (1'*
Development Review -,
Office:239-252-2962 Collier Cou n
OcxQCAshley.Eoffcolliercountvfl.gov
Under Florida Law, e-mail addresses are public records. If you do not want your e-mail address released in response to a
public records request, do not send electronic mail to this entity. Instead. contact this office by telephone or in writing.
5
ORDINANCE NO. 2025-
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 100,000 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. IPL202300074701
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 COUNTY, 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
(A) Zoning District partly with the Airport Zoning Overlay, to a Mixed Use Planned Unit
Development (MPUD), partly with the Airport Zoning Overlay, for a 58.22± acre project to be
[23-CPS-02430 1911 145 I] 134
Tamiami 58-Acre MPtID Page 1 of 2
PL20230007470—2 252025
CAO
•
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 March 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL,CLERK COLLIER COUNTY, FLORIDA
By: By:
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
Derek D. Perry
Assistant County Attorney �1.
ti
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
Exhibit F: Development Commitments
[23-CPS-024301 1911145/1] 134
Tamiami 58-Acre MPUD Page 2 of 2
PL20230007470—2/25/2025
l)
EXHIBIT "A"
LIST OF PERMITTED USES
Tamiami 58-Acre MPUD
Regulations for development of this PUD shall be in accordance with the contents of this
document and all applicable sections of the Growth 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. If 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:
I. RESIDENTIAL (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
II. RESIDENTIAL/NON-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 Professional 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.A.1.c.2.
e. Essential services - Subject to Section 2.01.03.
f. Insurance carriers, agents, brokers, and service, including Title insurance (6361-
6399 and 6411).
g. Legal services (8111).
h. Security/commodity brokers (6211).
i. Travel agencies (4724, no other transportation services).
Commercial Convenience Uses
a. United States Postal services (4311, except major distribution center)
Commercial Intermediate 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
area.
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 (8011-8049, 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
Tamiami 58-Acre MPUD
Last Revised. February 25,2025
Page 2 of 19
I. Household appliance stores (5722) with 5, 000 square feet or less of gross floor
area.
m.Laundries, family and commercial (7211).
n. Membership organizations (8611, 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 Commercial 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.
Heavy Commercial 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.
Light 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.
Tamiami 58-Acre MPUD
Last Revised. February 25,2025
Page3of19
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 (6011-6163).
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. Industrial and commercial machinery and computer equipment (3511-3599).
(3511-3519 & 3593-3599)
j. Job training and vocational rehabilitation services (8331).
k. Leather and leather products (3131-3198).
I. 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. Medical laboratories and research and rehabilitative centers (8071, 8072, 8092,
8093).
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 (2844).
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. Textile mill products (2211-2221; 2231; 2241-2259; 2261-2269; 2273-2289:
2295-2298.
z. Transportation equipment (3714, 3716, 3731, 3732, 3751, 3792, 3799).
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); —4789 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).
Tamiami 58-Acre MPUD
Last Revised: February 25 2025
Page4of19
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 (5111-5159; 5181; 5182; 5191)
Miscellaneous
a. Educational services (8221-8299).
b. Government offices/buildings (9111—(9199); 9211. 9221, 9222. 9224-9229.
9311, 9411-9451, 9511-9532, 9611-9661).
c. Paper and allied products 2621, 2631 - 2678).
d. Personal services (7215, 7216 (non-industrial drycleaning only), 7217, 7218
(Industrial 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 (8111).
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.
Tamiami 58-Acre MPUD
Last Revised. February 25,2025
Page 5 of 19
EXHIBIT "B"
DEVELOPMENT STANDARDS
Tamiami 58-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.
TABLE I
RESIDENTIAL DEVELOPMENT STANDARDSt'>PERMITTED Single-Family Single Townhouse Multi-Family _Clubhouse!
USES AND Detached Family Recreation
STANDARDS Attached Buildings
Min. Lot Area 3,600 SF 2,430 SF 1,620 SF 10,000 SF N/A
Min. Lot Width 40' 27' 18' 100' N/A
Min. Lot Depth 90' 90' 90' 100' N/A
SETBACKS
Front Yardt2> 159>0> 15'0>t4> 15't3>t4> 15' 15'
Side Yard(5) 5' 0'/5' 0'/5' 10' 10'
Rear Yard 7.5' 7.5' 7.5' 10't5> 10'
(Principal)t516>
Rear Yard 5' 5' 5' 5' 5'
(Accessory)tsae>
25' 25' 25' 25' 25'
Preserve(7)
20' 20' 20' 20' 20'
Lake'e')
Min. Distance 10' for 1 & 2-
Between story buildings
Principal
Structures 10' 10' 10' 1/2 Building 10'
Height for 3-
story buildings
or higher
Maximum
Height
Actual 45' 45' 45' 55' 45'
Zoned 40' _ 40' 40' 50' 40'
(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
'
(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 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.
(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.
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 7 of 19
ON:_)
TABLE 11
NON-RESIDENTIAL DEVELOPMENT STANDARDS
PERMITTED USES Principal Accessory Uses
AND STANDARDS
Min. Lot Area 10,000 SF N/A
Min. Lot Width 100' N/A
SETBACKS
From US-41 ROW 50`(3) SPS
Front Yard 5042' SPS(2)
Side Yard(,) 5' O'/5'
Rear Yard 7.5' 7.5'
(Principal)(')
Rear Yard 5'
(Accessory)(')
Preserve 25' 10'
Mina Distance
Between Principal 10' or 1/2 sum of building 10'
Structures heights, whichever is greater
Maximum Height
Actual 55760'3) 45'
Zoned 50'/55'(3) 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.
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 8 of 19
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EXHIBIT "D"
LEGAL DESCRIPTION
Tamiami 58-Acre MPUD
Parcel One:
THE NORTH 663 FEET OF THE E 1/2 OF THE W 1/2 OF THE E 1/2 LYING NORTH AND EAST
OF U.S. 41, IN SECTION 18, TOWNSHIP 51 (SOUTH), RANGE 27 EAST. COLLIER COUNTY.
FLORIDA.
Parcel Two:
THE SOUTH 464 FEET OF THE NORTH 1127 FEET OF THE EAST 1/2 OF THE WEST 1/2 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 Three:
THE WEST 250 FEET OF THE SOUTH 1471 FEET OF THE EAST 1/2 OF THE WEST 1/2 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 1/2 OF THE WEST 1/2 OF 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 2/3 OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE
WEST 1/2 OF THE WEST 1/2 OF THE EAST 1/2 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.
Tamiami 58-Acre MPUD
Last Rev;sed: February 25, 2025
Page 11 of 19 ./
L.
EXHIBIT "E"
LIST OF REQUESTED DEVIATIONS FROM LDC
Tamiami 58-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 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.
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 12 of 19
EXHIBIT "E-1"
RIGHT-OF-WAY CROSS SECTION
Tamiami 58-Acre MPUD
r
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Tamiami 58-Acre MPUD
Last Revised February 25. 2025
Page 13 of 19
EXHIBIT "F"
DEVELOPMENT COMMITMENTS
Tamiami 58-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 Managing Entity. As Owner and Developer sell
off tracts, the Managing Entity shall provide written notice to County that includes an
acknowledgement of the commitments required by the PUD by the new owner and the
new owner's agreement to comply with the Commitments through the Managing Entity,
but the Managing Entity shall not be relieved of its responsibility under this
Section. When the PUD is closed-out, then the Managing Entity is no longer
responsible for the monitoring and fulfillment of PUD commitments.
B 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 part of the county
for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the
obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal law.
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 Manual 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% (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.
In 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
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 14 of 19
association or condominium association at time of Site Development Plan (SDP) or plat
approval. In 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 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.
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
and/or 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. 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"RES/NON-RES"
neither easement nor stub out shall be provided along the east side of the PUD.
C. 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. 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.
Tamiami 58-Acre MPUD
Last Revised February 25,2025
Page 15 of 19 `�
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 generator to be used at other hurricane
evacuation shelter sites as a one-time hurricane mitigation effort. Emergency
Management will provide approved specifications to the 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 Industrial Uses listed
in Exhibit "A" a. or c. shall be prohibited.
7. LANDSCAPING
A. A 20-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 5-foot-wide bed of ground cover in front of the hedge that
will achieve 100% 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. If 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
b. Fifteen (15%) of the units will be rented to households whose incomes are up
to and including 80% of the Area Median Income (AMI) for Collier County and
corresponding rent limits, and fifteen (15%) of the units will be rented to
households whose incomes are up to and including 100% of the Area Median
Income (AMI).
c. By way of example,the 2024 Florida Housing Finance Corporation Income and
Rent Limits are:
2024 Collier County Income&Rent Limits for Affordable Housing
Income Link by Numbed People In Unit Rent unlit by Number d Bedrooms In Unit'
2024 MO.ader.u..� Cater'',
Ma e 2 1 2
i
Collier 30% [a:re.rtilow 5 21,930 $ 25,050 $ 31,290 $ 587 $ 704 $ 8L3
County 50% Very Low $ 36,550 $ 41,750,$ 52,150 $ 978 $ 1,173 $ 1,356
Median 60% $ 43,860 $ 50,100 $ 62,580 $ 1,174 $ 1,408 $ 1,621
Household 80% Low $ 58,980 $ 66,800 $ 83,440 $ 1,566 $ 1,878 $ 2,170
Income 100% i Meoiar $ 73,100 $ 83,500 $ 104,300 $ 1,958 ' $ 2,348 $ 2,71
S104,300 120% Moderate $ 87,720 $ 100,200' $ 125,160 $ 2,349 l$ 2,817 $ 3,255
140% Gap $ 102,340 $ 116,900 $ 146,020 $ 2,741 j $ 3,287 $ 3,798
5o ace HUD 2024 Medan lM1Ccmr,Fonda,,cusrt France Corp Kme and Pert L'"'t; 'Cees rent.R[lilies unity euowaxe
d. At the time of each Site Development Plan (SDP)or Subdivision Plat (PPL), no
less than 30% 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. Income 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 otherwise provided by Collier County.
h. Initial 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. Initially, 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,
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 17 of 19
and at least 90 days immediately prior and leading up to the leasing of the
first non-Set Aside Unit.
iii. In 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. If 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 120% of the Area Median Income (AMI) for Collier County
pursuant to the above 2024 Florida Housing Finance Corporation Income and
Rent Limits table.
c. By way of example the 2024 Florida Housing Finance Corporation Income
Limits are:
Income Limit by Number of People in Unit
2024 Percentage A«,, Category 1 2 4
Median Income Name
Collier 30% E.xtremetytov. 21,930 $ 25,050 $ 31,290
County 50% Very Low 36,550 $ 41,750 $ 52,150
Median 60% rid 5 43,860 S 50,100 S 62,580
Household 80% Low 5 58,480 $ 66,800 $ 83,440
Income 100% Median $ 73,100 $ 83,500 $ 104,300
5104,300 120% Moderate $ 87,720 $ 100,200 $ 125,160
140% Gap $ 102,340 $ 116,900 $ 146,020
Source.HUD 2014 Median Income;Florida Housing Finance Corp.Income Limits
d. At the time of each Site Development Plan (SDP) or Subdivision Plat(PPL), no
less than 15% 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").
Tamiami 58-Acre MPUD
Last Revised: February 25,2025
Page 18 of 19
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. Income 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. Income verification shall comply with LDC Section 2.06.05.6.4.
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 58-Acre MPUD
Last Revised: February 25,2025
Page 19 of 19
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 J
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 100,000 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.
[PL202300074701
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A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection.All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed.Individual speakers will be limited to three(3)minutes on any item.The selection of any
individual to speak on behalf of an organization or group is encouraged.If recognized by the Chairman,a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven(7)days prior to the
public hearing.All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted
on the County website.Registration should be done in advance of the public meeting,or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting. Remote participation is provided as a courtesy and is at the user's
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the 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.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY,FLORIDA
BURT L. SAUNDERS,
CHAIRMAN
CRYSTAL K. KINZEL,
CLERK OF THE CIRCUIT COURT&COMPTROLLER
By:
Deputy Clerk(SEAL)
ORDINANCE NO. 2025-
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. 1PL20230007471]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act.
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, 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 requested an amendment to the
Future Land Use Element and Future Land Use Map and Map Series to create the Tamiami Trail
50-Acre Mixed Use Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
[23-CMP-01207/1911775/1]21 I of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict!PL20230007471
2/26/2025
Words underlined are additions,words st l%-fib are deletions.
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
WHEREAS, the Collier County Planning Commission (CCPC) on February 20th, 2025
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners;and
WHEREAS, the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on March 25th, 2025; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Future Land Use Element and Future Land Use Map and Map Series in accordance with Section
163.3184, Florida Statutes. The amendment is attached hereto as Exhibit "A" and incorporated
herein by reference.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after Board approval. If timely challenged, this amendment shall become
effective on the date the state land planning agency or the Administration Commission enters a
final order determining this adopted amendment to be in compliance. No development orders,
development permits, or land uses dependent on this amendment may be issued or commence
before it has become effective.
[23-C M P-01207,'1911775/l]21 2 of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict/PL20230007471
2 26 2025
Words underlined are additions,words struck- h are deletions.
C,
7O
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this 25th day of March 2025.
ATTEST: BOARD OF COUNTY COMMISSIONERS
CRYSTAL K. KINZEL, CLERK COLLIER COUNTY, FLORIDA
By: By:
, Deputy Clerk Burt L. Saunders, Chairman
Approved as to form and legality:
\Derek D. Perry yj
Assistant County Attorney _
ti
Attachment:
Exhibit"A"—Proposed Text Amendment and Map Amendment
[23-CMP-01207/1911775/I]21 3 of
Tamiami Trail 50-Acre Mixed Use Subdistrict'PL20230007471
2/26/2025
Words underlined are additions,words s#a gh are deletions.
PL2023000747I
Exhibit A
TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT
FUTURE LAND USE ELEMENT
*** *** *** *** *** *** *** *** *** *** *** *** ***
TABLE OF CONTENTS
*** *** *** *** *** *** *** *** *** *** *** *** ***
II. IMPLEMENTATION STRATEGY
*** *** *** *** *** *** *** *** *** *** *** *** ***
FUTURE LAND USE MAP SERIES (Page vii)
*** *** *** *** *** *** *** *** *** *** *** *** ***
Belle Meade Hydrologic Enhancement Overlay Map
Airport Carlisle Mixed Use Subdistrict Map
Vanderbilt Beach Road Residential Subdistrict Map
US 41 East Overlay Maps
Tamiami Trail 50-Acre Mixed Use Subdistrict Map
*** *** *** *** *** *** *** *** *** *** *** *** ***
Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use District
and Subdistricts for:
*** *** *** *** *** *** *** *** *** *** *** *** ***
A.AGRICULTURAL/RURAL MIXED USE DISTRICT (Page 11)
1. Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
3. Basik Drive Storage Commercial Subdistrict
4. Tamiami Trail 50-Acre Mixed Use Subdistrict
*** *** *** *** *** *** *** *** *** *** *** *** ***
2/25/2025 mrm
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*** *** *** ***are a break in text
r1
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PL2023000747 I
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION (Page 26)
*** *** *** *** *** *** *** *** *** *** *** *** ***
II.AGRICULTURAL/RURAL DESIGNATION (Page 85)
*** *** *** *** *** *** *** *** *** *** *** *** ***
1. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict,
Corkscrew Island Neighborhood Commercial Subdistrict, Tamiami Trail 50-Acre Mixed Use
Subdistrict, and Rural Village within the Rural Fringe Mixed Use District, and based upon the
criteria set forth therein,respectively:
m.Industrial uses as provided for within the Rural-Industrial Subdistrict,Tamiami Trail 50-Acre Mixed
Use Subdistrict,and for Research and Technology Parks within Rural Villages in the Rural Fringe
Mixed Use District,and based upon the criteria set forth therein,respectively;
*** *** *** *** *** *** *** *** *** *** *** *** ***
A. Agricultural/Rural Mixed Use District (page 86)
*** *** *** *** *** *** *** *** *** *** *** *** ***
4. Tamiami Trail 50-Acre Mixed Use Subdistrict
The Tamiami Trail 50-Acre Mixed Use Subdistrict consists of approximately 50 acres and is located on the
north side of Tamiami Trail East (US 41), approximately 500 feet west of Recycling Way. in Section 18,
Township 51 South, Range 27 East. It is depicted on the Tamiami Trail 50-Acre Mixed Use Subdistrict
Map.The purpose of this Subdistrict is to provide a mixed use development comprised of residential units,
including affordable and workforce housing in close proximity to employment generating uses, and a
mixture of office, commercial and light industrial uses, which will serve to reduce existing trip lengths.
Development in this Subdistrict is subject to the following requirements and limitations:
a. Development shall be in the form of a Planned Unit Development(PUD)zoning district.
b. Residential density shall be calculated on the entire Subdistrict acreage. Density shall be
limited to 8.0 dwelling units per acre(DU/A),yielding a maximum of 400 dwelling units,
or 3.7 DU/A,yielding a maximum of 186 dwelling units, as provided for in, and subject
to,subsections c.and d. below.
c. Affordable housing rentals.
1. If a rental project, the maximum density in the Subdistrict is 8.0 DU/A, or 400
dwelling units.
2. Fifteen percent(15%)of the dwelling units on the site development plan(SDP)or
plat will be rent restricted for households earning up to and including 80% of the
Area Median Income(AMI)for Collier County,and 15%will be rent restricted for
households earning up to and including 100%of the AMI.
2/25/2025 mrm
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ons
*** *** *** ***are a break in text
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PL2023000747I
3. Any time that a unit becomes vacant, assuming less than 30% of the units are
occupied by households that qualify for the designated thresholds, the next
available unit will be offered to a qualifying household subject to the specified
thresholds.This restriction shall remain in place for no less than thirty(30)years
from the elate of Ult.:issuance of the first Certificate of Occupancy. AMI income
limits and rent limit adjustments will be made on an annual basis according to the
most recent Collier County approved "Income Limits and Rent Limits"published
by the Florida Housing Finance Corporation.See table below depicting the current
2024 limits:
2024 Collier County Income & Rent limits for Affordable Housing
Income limit by Number of people in Unit Rent limit byNunber of Bedrooms in Unit'
2024 Percentage Ares Category i 2 4 1 2 3
M.s... m. Name
Collier 30% t,,.e- $ 21,930 $ 25,050 $ 31,290 S 587 S 704 5 813
County 50% very low $ 36,550 $ 41,750 $ 52,150 $ 978 $ 1,173 $ 1,356
Median 60% N3 $ 43,860 $ 50,100 $ 62,580 $ 1,174 $ 1,408 $ 1,627
Household 80% low $ 58,480 $ 66,800 $ 83,440 $ 1,566 $ 1,878 $ 2,170
Income 100% Median $ 73,100 $ 83,500 5 104,300 $ 1,958 $ 2,348 S 2,713
$104,300 120% Moderate $ 87,720 $ 100,200 $ 125,160 $ 2,349 $ 2,817 $ 3,255
140% Gap $ 102,340 $ 116,900 $ 146,020 $ 2,741 $ 3,287 $ 3,798
Sovice HUD 2024 Medan hicomt;fbrde House's rnviceCOCA Koine ed Rem Lents 'Gros ret,arc Ott r„D v.prYt
d. Owner-occupied affordable housing
1. If owner-occupied, the maximum density in the Subdistrict is 3.7 DU/A, or 186
units.
2. Fifteen percent(15%)of the dwelling units will be sold to households whose initial
certified incomes are up to and including 120%of the AMI for Collier County.
3. These units will be committed for a period of 30 years from the date of the
issuance of the certificate of occupancy and sold to households that qualify for
the designated income thresholds.
4. Households shall occupy the property as their primary residence as evidenced by
maintenance of homestead exemption.
5. 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
2:252025mrm 3ofl0
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*** *** *** ***are a break in text
OV D
PL20230007471
County. The closing on the sale may occur after the County confirms that the
household qualifies for the designated income thresholds.
e. Aspart 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 rent data for rented units,or 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.
f. All dwelling units shall either be rentals or owner-occupied and not a combination
thereof.
g. A maximum of 100,000 gross square feet(SF)of non-residential uses are allowed in the
Subdistrict,exclusive of mini-warehouse use.
h. A maximum of 80,000 gross SF of mini-warehouse use is allowed in the Subdistrict.
i. A minimum of 50,000 gross SF of non-residential uses shall be constructed,exclusive of
the mini-warehouse and hotel square footage.
j. All development within the Subdistrict shall be subject to a trip cap of a maximum of 382
two-way PM peak hour net external trips.
k. Allowable uses in the Subdistrict are limited to the following:
1. Residential Uses
a) Single-family detached dwelling units.
b) Single-family attached dwelling units.
c) Townhouses.
d) Multi-family dwelling units.
2. Non-Residential Uses
Commercial Professional and General Office Uses
a) Adult day care centers(Standard Industrial Classification(SIC)8322)-
Subject to restrictions provided in the Collier County Land Development
Code,Ord.No.04-41,as amended(LDC), Section 2.03.04.A.1.c.1).
b) Barber shops(SIC 7241).
c) Beauty shops or salons(SIC 7231).
d) Child daycare services(SIC 8351)- Subject to restrictions provided in
LDC Section 2.03.04.A.1.c.2.
e) Essential services- Subject to LDC Section 2.01.03.
f} Insurance carriers,agents,brokers,and service, including Title insurance
(SIC 6361-6399 and 6411).
g) Legal services(SIC 8111).
h) Security/commodity brokers(SIC 6211).
i) Travel agencies(SIC 4724,no other transportation services).
2/25/2025 mrm
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PL2023000747I
Commercial Convenience Uses
a) United States Postal services(SIC 4311,except major distribution
center).
Commercial Intermediate Uses
a) Amusement and recreation services,indoor(SIC 7999—martial arts,
yoga instruction,gymnastic schools,and recreation involving physical
fitness exercise only).
b) Animal specialty services,except veterinary(SIC 0752,excluding
outside kenneling).
c) Apparel and accessory stores(SIC 5611 —5699)with 5,000 SF or less of
gross floor area.
d) Auto and home supply stores(SIC 5531)with 5,000 SF or less of gross
floor area.
e) Business associations(SIC 8611).
f) Drug stores(SIC 5912, limited to drug stores and pharmacies) in
conjunction with health services group and medical
laboratories/research/rehabilitative groups.
g) Eating places(SIC 5812)with 6,000 SF or less of gross floor area.
h) Food stores(SIC 5411 —5499,except poultry dealers).
i) General merchandise stores(SIC 5331—5399,except salvage stores and
surplus stores,with 5,000 SF or less of gross floor area).
I) Health services,offices and clinics(SIC 8011-8049, 8071, 8092, 8099,
except for blood banks, blood donor stations,plasmapheresis centers and
sperm banks).
k) Home furniture and furnishings stores(SIC 5713- 5719)with 5,000
square feet or less of gross floor area.
I) Household appliance stores(SIC 5722)with 5,000 square feet or less of
gross floor area.
m) Laundries, family and commercial(SIC 7211).
n) Membership organizations(SIC 8611and 8631).
o) Musical instrument stores(SIC 5736)with 5,000 SF or less of gross floor
area.
p) Paint stores(SIC 5231)with 5,000 SF or less of gross floor area.
q) Personal supply services(SIC 7361 and 7363).
r) Physical fitness facilities(SIC 7911,except Discotheques).
s) Political organizations(SIC 8651).
t) Radio,television and consumer electronics stores(SIC 5731)with
5,000 square feet or less of gross floor area.
u) Repair services—miscellaneous(SIC 7629-7361,and 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(SIC 5921- 5963,except pawnshops and
building materials; 5992-5999,except auction rooms,awning shops,
2'25'2025 mrm 5 of 10
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PL20230007471
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(SIC 9661).
General Commercial Uses
a) Mini-and self- storage(SIC 4225) is subject to the following criteria:
l. 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.
2. Access to individual units whether direct or indirect must be
from the side of a building that is oriented internally.
3. 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 Subdistrict.
4. No outdoor storage of any kind is permitted.
5. Storage units shall be utilized for storage purposes only.
6. 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 set back a minimum of 150 feet from
the Tamiami Trail right-of-way.
b) Real estate(SIC 6512,and 6531-6552),office only.
Heavy Commercial Uses
a) Building construction(SIC 1521-1542) indoor only,with no outside
display,and no storage of materials or equipment.
b) Hotels and motels(SIC 7011)
c) Welding repair(SIC 7692)indoor only,with no display,and no outside
storage of materials or heavy equipment.
Light Industrial Uses
a) Miscellaneous repair services(SIC 7622-7699)indoor only, with no
retail sales,and no outdoor display or storage.
b) Construction: Special trade contractors(SIC 1711-1799)indoor only,
with no outside display,and no storage of materials or equipment.
c) Heavy construction(SIC 1611 (highway and street construction), 1622
(bridge,tunnel,and elevated highway construction). and1623 (water,
sewer,pipeline,and comm/power line construction only). For all uses,
indoor only and with no outside storage of materials and heavy
equipment).
Economic Development Uses
a) Apparel and other finished products(SIC 2311-2398).
b) Business services(SIC 7311-7313,7319, 7334-7336, 7342-7389
including auction rooms(5999)-
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PL2023000747I
c) Communications(SIC 4812-4899 excluding communications towers).
d) Depository and non-depository institutions(SIC 6011-6163).
e) Drugs and medicines(SIC 2833-2835).
fZ Electronic and other electrical equipment manufacturing(SIC 3612-
3699).
g) Engineering,accounting,research,management and related services
(SIC 8711-8748).
h) Furniture and fixtures manufacturing(SIC 2511-2599).
i) Industrial and commercial machinery and computer equipment(SIC
3511-3519 and 3593-3599).
i) Job training and vocational rehabilitation services(8331).
k) Leather and leather products(SIC 3131-3198).
1) Local and suburban transit(SIC 4111—4173).
m) Lumber and wood products(SIC 2421,2426,2429,and 2431-2499).
n) Measuring,analyzing,and controlling instruments;photographic,
medical and optical goods;watches and clocks manufacturing(SIC
3812-3873).
o) Medical laboratories and research and rehabilitative centers(SIC 8071,
8072,8092, 8093).
p) Miscellaneous manufacturing industries(SIC 3911-3999) indoor only,
with no outside storage of materials or equipment.
q) Miscellaneous Services(SIC 8999).
r) Motion picture production(SIC 7812-7819).
s) Motor freight transportation and warehousing(SIC 4212,4213-4222,
4226 except oil and gas storage,and petroleum and chemical bulk
stations).
t) Perfumes,cosmetics,and other toilet preparations(SIC 2844).
u) Printing,and allied industries(SIC 2711-2796).
v) Rubber and miscellaneous plastics products(SIC 3021-3089), indoor
only,with no outside storage of materials or equipment.
w) Soap: granulated,liquid,cake,flake,and chip(SIC 2841).
x) Stone,clay,glass,and concrete products(SIC 3211,3221,3229,3231,
3251,3253,3255-3273,3275,3281, indoor only,with no outside storage
of materials or equipment.
y) Textile mill products(SIC 2211-2221,2231,2241-2259,2261-2269,
2273-2289,and 2295-2298.
z) Transportation equipment(SIC 3714,3716, 3731,3732,3751,3792,
3799).
aa) Transportation services(SIC 4724(travel agencies);4725 (tour
operators);4729(arrangement of passenger transportation);4731
(arrange transportation of freight and cargo);4783 (packing and crating);
and 4789,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(SIC 8243-8249).
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PL20230007471
cc) Wholesale trade durable goods(SIC 5012-5014, 5015, 5021-5049,and
5063 —5092; 5094 wholesale distribution ofjewelry,etc.;and 5099. For
all uses, indoor onl)t and with no outside storage of materials and heavy
equipment).
dd) Wholesale trade nondurable goods(SIC 5111-5159,5181,5182,and
5191).
Miscellaneous
a) Educational services(SIC 8221-8299).
b) Government offices/buildings(SIC 9111-9199),9211,9221,9222,
9224-9229,9311,9411-9451,9511-9532,9611-9661).
c) Paper and allied products(SIC 2621, 2631 -2678).
d) Personal services(SIC 7215,7216(non-industrial drycleaning only),
7217, 7218(Industrial Launderers—not listed), 7219(Laundry and
garment services), 7221 (photo studio),and 7231 (Beauty shops,except
beauty schools).
e) Professional offices: real estate(SIC 6541,6552,6553); holding and
other investment offices(6712-6799);and attorneys(8111).
2/25/2025 mrm
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PL2023000747I
Exhibit A
0.-- TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT
Q COT T 1>:R COUNTY.FLORIDA
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(Ora No.XxXX-X)
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2125/2025 mrm 10 of 10
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JZ.
J
s c Clerk of the Circuit Court and Comptroller - Crystal K. Kinzel
ce
Collier County, Florida
x 3315 Tamiami Trail East, Ste. 102 - Naples, FL 34112-5324
no \Q* Phone: (239) 252-2646
`'41krotN-0•‘\'
Affidavit of Publication
COLLIER COUNTY STATE OF FLORIDA
Before the undersigned authority personally appeared
Yanirda Fernandez, who on oath says that he or she is a
Deputy Clerk of the Circuit Court of Collier County,
Florida; that the attached copy of advertisement,
Tamiami Trail 50 Acre Mixed Use Subdistrict(Small
Scale GMPA) &Tamiami 58 Acres (PUDZ)
(PL20230007471 &PL20230007470) BCC 3/25/2025
was published on the publically accessible website
https://notices.collierclerk.com as designated by Collier
County, Florida on 03/05/2025 until 03/27/2025.
Affiant further says that the website complies with all
legal requirements for publication in chapter 50, Florida
StatutesJIlL
ap. . .ture)
t.
(Affiant Printed Na e)
%'Swrain to and subscribed before me this 03/27/2025
Crystal.K. Kinzel Clerk of the Circuit Court&
'.Comptroller •
4giejiuty Clerk•Signatture)
kilcx ,ek.. VeX &ra. a7 9a9-S
(Deputy Clerk Printed Nwie) D to
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 100,000 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]
Project
Location
• ?a Q
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•
.cS'>,e./j
Sla4
o ,
A copy of the proposed Ordinances is on file with the Clerk to the Board and is available for inspection.All interested
parties are invited to attend and be heard.
All persons wishing to speak on any agenda item must register with the County Manager prior to presentation of the
agenda item to be addressed.Individual speakers will be limited to three(3)minutes on any item.The selection of any
individual to speak on behalf of an organization or group is encouraged.If recognized by the Chairman,a spokesperson
for a group or organization may be allotted ten (10) minutes to speak on an item. Written materials intended to be
considered by the Board shall be submitted to the appropriate County staff a minimum of seven(7)days prior to the
public hearing.All materials used in presentations before the Board will become a permanent part of the record.
As part of an ongoing initiative to encourage public involvement, the public will have the opportunity to provide
public comments remotely, as well as in person, during this proceeding. Individuals who would like to participate
remotely should register through the link provided within the specific event/meeting entry on the Calendar of Events
on the County website at www.colliercountyfl.gov/our-county/visitors/calendar-of-events after the agenda is posted
on the County website.Registration should be done in advance of the public meeting,or any deadline specified within
the public meeting notice. Individuals who register will receive an email in advance of the public hearing detailing
how they can participate remotely in this meeting.Remote participation is provided as a courtesy and is at the user's
risk. The County is not responsible for technical issues. For additional information about the meeting, please call
Geoffrey Willig at 252-8369 or email to Geoffrey.Willig@colliercountyfl.gov.
Any person who decides to appeal any decision of the 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.
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)
ORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP 1 7 B
TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO
THE BOARD OF COUNTY COMMISSIONERS OFFICE FOR SIGNATURE
Print on pink paper. Attach to original document. The completed routing slip and original documents are to be forwarded to the County Attorney Office
at the time the item is placed on the agenda. All completed routing slips and original documents must be received in the County Attorney Office no later
than Monday preceding the Board meeting.
**NEW** ROUTING SLIP
Complete routing lines#1 through#2 as appropriate for additional signatures,dates,and/or information needed. If the document is already complete with the
exception of the Chairman's signature,draw a line through routing lines#1 through#2,complete the checklist,and forward to the County Attomey Office.
Route to Addressee(s) (List in routing order) Office Initials Date
2
3 County Attorney Office County Attorney Office DO 0
Sit& 12s
4. BCC Office Board of County
Commissioners /iy ( 1/3
5. Minutes and Records Clerk of Court's Office �7
3/as
PRIMARY CONTACT INFORMATION
Normally the primary contact is the person who created/prepared the Executive Summary. Primary contact information is needed in the event one of the addressees
above,may need to contact staff for additional or missing information.
Name of Primary Staff Michele Mosca t' Phone Number
Contact/ Department GMD/Community Planning Section 239-252-2466
Agenda Date Item was Agenda Item Number
Approved by the BCC 03/25/25 17.B.
Type of Document Number of Original
Attached Ordinance Documents Attached 1
PO number or account
number if document is
to be recorded
INSTRUCTIONS & CHECKLIST
Initial the Yes column or mark"N/A" in the Not Applicable column,whichever is Yes N/A(Not
appropriate. (Initial) Applicable)
1. Does the document require the chairman's original signature? mrm
2. Does the document need to be sent to another agency for additional signatures? If yes,
provide the Contact Information(Name;Agency;Address; Phone)on an attached sheet. N/A
3. Original document has been signed/initialed for legal sufficiency. (All documents to be
signed by the Chairman,with the exception of most letters,must be reviewed and signed
by the Office of the County Attorney. mrm
4. All handwritten strike-through and revisions have been initialed by the County Attorney's
Office and all other parties except the BCC Chairman and the Clerk to the Board N/A
5. The Chairman's signature line date has been entered as the date of BCC approval of the
document or the final negotiated contract date whichever is applicable. mrm
6. "Sign here"tabs are placed on the appropriate pages indicating where the Chairman's
signature and initials are required. mrm
7. In most cases(some contracts are an exception),the original document and this routing slip
should be provided to the County Attorney Office at the time the item is input into SIRE.
Some documents are time sensitive and require forwarding to Tallahassee within a certain
time frame or the BCC's actions are nullified. Be aware of your deadlines! mrm
8. The document was approved by the BCC on March 25,2025 and all changes made is not
during the meeting have been incorporated in the attached document. The County ,/1 to ttcil?,
Attorney's Office has reviewed the changes, if applicable. U V i`
9. Initials of attorney verifying that the attached document is the version approved by the NI no
BCC, all changes directed by the BCC have been made,and the document is ready for the O,J f an ap#tpt for
Chairman's signature. itaAnie.
I:Forms/County Forms/BCC Forms/Original Documents Routing Slip WWS Original 9.03.04,Revised 1.26.05,Revised 2.24.05;Revised 11/30/12
17B
ORDINANCE NO. 2025- 1 2
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; PROVIDING
FOR SEVERABILITY; AND PROVIDING AN EFFECTIVE DATE.
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]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Florida Local Government Comprehensive Planning and Land Development Regulation Act,
was required to prepare and adopt a comprehensive plan; and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, 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 requested an amendment to the
Future Land Use Element and Future Land Use Map and Map Series to create the Tamiami Trail
50-Acre Mixed Use Subdistrict; and
WHEREAS, pursuant to Subsection 163.3187(1), Florida Statutes, this amendment is
considered a Small-Scale Amendment; and
[23-CMP-01207/1911775/1]21 1 of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict/PL20230007471
3/13/2025
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CAO
17B
WHEREAS, the Subdistrict property is not located in an area of critical state concern or a
rural area of opportunity; and
WHEREAS, the Collier County Planning Commission (CCPC) on February 20th, 2025
considered the proposed amendment to the Growth Management Plan and recommended
approval of said amendment to the Board of County Commissioners; and
WHEREAS,the Board of County Commissioners of Collier County did take action in the
manner prescribed by law and held public hearings concerning the proposed adoption of the
amendment to the Future Land Use Element and Future Land Use Map and Map Series of the
Growth Management Plan on March 25th, 2025; and
WHEREAS, all applicable substantive and procedural requirements of law have been
met.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,that:
SECTION ONE: ADOPTION OF AMENDMENT TO THE GROWTH
MANAGEMENT PLAN
The Board of County Commissioners hereby adopts this small scale amendment to the
Future Land Use Element and Future Land Use Map and Map Series in accordance with Section
163.3184, Florida Statutes. The amendment is attached hereto as Exhibit "A" and incorporated
herein by reference.
SECTION TWO: TRANSMITTAL TO THE FLORIDA DEPARTMENT OF
COMMERCE
The Board of County Commissioners directs transmittal of the adopted amendment to the
Florida Department of Commerce.
SECTION THREE: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FOUR: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after Board approval. If timely challenged, this amendment shall become
effective on the date the state land planning agency or the Administration Commission enters a
final order determining this adopted amendment to be in compliance. No development orders,
[23-CMP-01207/1911775/1]21 2 of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict/PL20230007471
3/13/2025
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c`�a
17B
development permits, or land uses dependent on this amendment may be issued or commence
before it has become effective.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this 25th day of March 2025.
r
ATTEST: -,t''.. 9•..�° 0 BOARD OF COUNTY COMMISSIONERS
CRYST.-AL ,:'14IA1 . ,'C11ERK COLLIER COUNTY, FLORIDA
By: By:
as tb' - al tit 'Clerk B44,1e/.."1.40,1100"-
Attestaunders, an
signaturebnith. ,`Y!\1
App • ed as to f a legality: QQ
1 by
Derek D. Perry N „
Assistant County Attorney
Attachment:
Exhibit"A"—Proposed Text Amendment and Map Amendment
This ordinance fired with the
Secretory ofState'sffic
day of ,47X 1
and acknowledge.men j that
filin receted this .2 +► • day
of
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[23-CMP-01207/1911775/1]21 3 of 3
Tamiami Trail 50-Acre Mixed Use Subdistrict/PL20230007471
3/13/2025
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PL20230007471
Exhibit A
TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT
FUTURE LAND USE ELEMENT
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TABLE OF CONTENTS
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II. IMPLEMENTATION STRATEGY
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FUTURE LAND USE MAP SERIES (Page vii)
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Belle Meade Hydrologic Enhancement Overlay Map
Airport Carlisle Mixed Use Subdistrict Map
Vanderbilt Beach Road Residential Subdistrict Map
US 41 East Overlay Maps
Tamiami Trail 50-Acre Mixed Use Subdistrict Map
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Policy 1.6:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use District
and Subdistricts for:
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A.AGRICULTURAL/RURAL MIXED USE DISTRICT (Page 11)
1. Rural Commercial Subdistrict
2. Corkscrew Island Neighborhood Commercial Subdistrict
3. Basik Drive Storage Commercial Subdistrict
4. Tamiami Trail 50-Acre Mixed Use Subdistrict
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FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION (Page 26)
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II. AGRICULTURAL/RURAL DESIGNATION (Page 85)
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1. Commercial uses as principal uses, as provided for within the Rural Commercial Subdistrict,
Corkscrew Island Neighborhood Commercial Subdistrict, Tamiami Trail 50-Acre Mixed Use
Subdistrict, and Rural Village within the Rural Fringe Mixed Use District, and based upon the
criteria set forth therein,respectively:
m.Industrial uses as provided for within the Rural-Industrial Subdistrict,Tamiami Trail 50-Acre Mixed
Use Subdistrict,and for Research and Technology Parks within Rural Villages in the Rural Fringe
Mixed Use District,and based upon the criteria set forth therein,respectively;
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A. Agricultural/Rural Mixed Use District (page 86)
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4. Tamiami Trail 50-Acre Mixed Use Subdistrict
The Tamiami Trail 50-Acre Mixed Use Subdistrict consists of approximately 50 acres and is located on the
north side of Tamiami Trail East (US 41), approximately 500 feet west of Recycling Way, in Section 18,
Township 51 South, Range 27 East. It is depicted on the Tamiami Trail 50-Acre Mixed Use Subdistrict
Map.The purpose of this Subdistrict is to provide a mixed use development comprised of residential units,
including affordable and workforce housing in close proximity to employment generating uses, and a
mixture of office, commercial and light industrial uses, which will serve to reduce existing trip lengths.
Development in this Subdistrict is subject to the following requirements and limitations:
a. Development shall be in the form of a Planned Unit Development(PUD)zoning district.
b. Residential density shall be calculated on the entire Subdistrict acreage. Density shall be
limited to 8.0 dwelling units per acre(DU/A),yielding a maximum of 400 dwelling units,
or 3.7 DU/A, yielding a maximum of 186 dwelling units, as provided for in, and subject
to, subsections c. and d.below.
c. Affordable housing rentals.
1. If a rental project, the maximum density in the Subdistrict is 8.0 DU/A, or 400
dwelling units.
2. Fifteen percent(15%)of the dwelling units on the site development plan(SDP)or
plat will be rent restricted for households earning up to and including 80% of the
Area Median Income(AMI)for Collier County,and 15%will be rent restricted for
households earning up to and including 100% of the AMI.
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PL20230007471
3. Any time that a unit becomes vacant, assuming less than 30% of the units are
occupied by households that Qualify for the designated thresholds, the next
available unit will be offered to a qualifying household subject to the specified
thresholds. This restriction shall remain in place for no less than thirty (30)years
from the date of the issuance of the first Certificate of Occupancy.AMI income
limits and rent limit adjustments will be made on an annual basis according to the
most recent Collier County approved"Income Limits and Rent Limits"published
by the Florida Housing Finance Corporation. See table below depicting the current
2024 limits:
2024 Collier County Income& Rent Limits for Affordable Housing
Income Unlit by Number of People in Unit Rent Lim t by Number of Bedrooms in Witt*
2024 Percentage Are, Category 1 2 4 1 2 3
Medsan anc'me Name
Collier 30% Extremety Low $ 21,930 $ 25,050 $ 31,290 S 587 $ 704 $ 813
County 50% very LOW $ 36,550 $ 41,750 $ 52,150 $ 978 $ 1,173 $ 1,356
Median 60% nta $ 43,860 $ 50,100 $ 62,580 $ 1,174 $ 1,408 $ 1,627
Household 80% Law $ 58,480 $ 66,800 $ 83,440 $ 1,566 $ 1,878 $ 2,170
income 100% r,1ed:a,n $ 73,100 $ 83,500 $ 104,300 $ 1,958 $ 2,348 $ 2,713
$104,300 1.20% ivloderate $ 87,720 $ 100,200 $ 125,160 $ 2,349 '',$ 2,817 $ 3,255
140% Gap $ 102,340 $ 116,900 $ 146,020 $ 2,741 $ 3,287 $ 3,798
Source MUD 2C24 Median'nceme;For daMaou<ng Pnenc e Corp ncerne and Rent Lct, a 'Gros rent,matte u..,i cv.orce
d. Owner-occupied affordable housing.
1. If owner-occupied, the maximum density in the Subdistrict is 3.7 DU/A, or 186
units.
2. Fifteen percent(15%)of the dwelling units will be sold to households whose initial
certified incomes are up to and including 120%of the AMI for Collier County.
3. These units will be committed for a period of 30 years from the date of the
issuance of the certificate of occupancy and sold to households that qualify for
the designated income thresholds.
4. Households shall occupy the property as their primary residence as evidenced by
maintenance of homestead exemption.
5. 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
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County. The closing on the sale may occur after the County confirms that the
household qualifies for the designated income thresholds.
e. 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 rent data for rented units,or 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.
f. All dwelling units shall either be rentals or owner-occupied and not a combination
thereof.
g. A maximum of 100,000 gross square feet(SF)of non-residential uses are allowed in the
Subdistrict, exclusive of mini-warehouse use.
h. A maximum of 80,000 gross SF of mini-warehouse use is allowed in the Subdistrict.
A minimum of 50,000 gross SF of non-residential uses shall be constructed, exclusive of
the mini-warehouse and hotel square footage.
j. All development within the Subdistrict shall be subject to a trip cap of a maximum of 382
two-way PM peak hour net external trips.
k. Allowable uses in the Subdistrict are limited to the following:
1. Residential Uses
a) Single-family detached dwelling units.
b) Single-family attached dwelling units.
c) Townhouses.
d) Multi-family dwelling units.
2. Non-Residential Uses
Commercial Professional and General Office Uses
a) Adult day care centers(Standard Industrial Classification(SIC) 8322)-
Subject to restrictions provided in the Collier County Land Development
Code,Ord.No. 04-41,as amended(LDC), Section 2.03.04.A.1.c.1).
b) Barber shops(SIC 7241).
c) Beauty shops or salons(SIC 7231).
d) Child daycare services(SIC 8351)- Subject to restrictions provided in
LDC Section 2.03.04.A.1.c.2.
e) Essential services- Subject to LDC Section 2.01.03.
f) Insurance carriers, agents,brokers,and service, including Title insurance
(SIC 6361-6399 and 6411).
g) Legal services(SIC 8111).
h) Security/commodity brokers(SIC 6211).
i) Travel agencies(SIC 4724,no other transportation services).
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Commercial Convenience Uses
a) United States Postal services(SIC 4311, except major distribution
center).
Commercial Intermediate Uses
a) Amusement and recreation services, indoor(SIC 7999—martial arts,
yoga instruction, gymnastic schools, and recreation involving physical
fitness exercise only).
b) Animal specialty services, except veterinary(SIC 0752, excluding
outside kenneling).
c) Apparel and accessory stores(SIC 5611 —5699)with 5,000 SF or less of
gross floor area.
d) Auto and home supply stores(SIC 5531)with 5,000 SF or less of gross
floor area.
e) Business associations(SIC 8611).
f) Drug stores(SIC 5912, limited to drug stores and pharmacies) in
conjunction with health services group and medical
laboratories/research/rehabilitative groups.
g) Eating places(SIC 5812)with 6,000 SF or less of gross floor area.
h) Food stores(SIC 5411 —5499, except poultry dealers).
i) General merchandise stores(SIC 5331—5399, except salvage stores and
surplus stores,with 5,000 SF or less of gross floor area).
j) Health services, offices and clinics(SIC 8011- 8049, 8071, 8092, 8099,
except for blood banks,blood donor stations, plasmapheresis centers and
sperm banks).
k) Home furniture and furnishings stores(SIC 5713- 5719)with 5,000
square feet or less of gross floor area.
1) Household appliance stores(SIC 5722)with 5,000 square feet or less of
gross floor area.
m) Laundries, family and commercial(SIC 7211).
n) Membership organizations(SIC 8611and 8631).
o) Musical instrument stores(SIC 5736)with 5,000 SF or less of gross floor
area.
p) Paint stores(SIC 5231)with 5,000 SF or less of gross floor area.
q) Personal supply services(SIC 7361 and 7363).
r) Physical fitness facilities(SIC 7911,except Discotheques).
s) Political organizations(SIC 8651).
t) Radio,television and consumer electronics stores(SIC 5731)with
5,000 square feet or less of gross floor area.
u) Repair services—miscellaneous(SIC 7629-7361, and 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(SIC 5921- 5963,except pawnshops and
building materials; 5992-5999, except auction rooms, awning shops,
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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(SIC 9661).
General Commercial Uses
a) Mini-and self- storage(SIC 4225)is subject to the following criteria:
1. 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.
2. Access to individual units whether direct or indirect must be
from the side of a building that is oriented internally.
3. 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 Subdistrict.
4. No outdoor storage of any kind is permitted.
5. Storage units shall be utilized for storage purposes only.
6. 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 set back a minimum of 150 feet from
the Tamiami Trail right-of-way.
b) Real estate(SIC 6512,and 6531-6552),office only.
Heavy Commercial Uses
a) Building construction(SIC 1521-1542)indoor only,with no outside
display, and no storage of materials or equipment.
b) Hotels and motels(SIC 7011)
c) Welding repair(SIC 7692)indoor only,with no display, and no outside
storage of materials or heavy equipment.
Light Industrial Uses
a) Miscellaneous repair services(SIC 7622-7699) indoor only,with no
retail sales, and no outdoor display or storage.
b) Construction: Special trade contractors(SIC 1711-1799) indoor only,
with no outside display, and no storage of materials or equipment.
c) Heavy construction(SIC 1611 (highway and street construction), 1622
(bridge,tunnel, and elevated highway construction), and1623 (water,
sewer, pipeline, and comm/power line construction only). For all uses,
indoor only and with no outside storage of materials and heavy
equipment).
Economic Development Uses
a) Apparel and other finished products(SIC 2311-2398).
b) Business services(SIC 7311-7313, 7319, 7334-7336, 7342-7389
including auction rooms(5999).
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c) Communications(SIC 4812-4899 excluding communications towers).
d) Depository and non-depository institutions(SIC 6011-6163).
e) Drugs and medicines(SIC 2833-2835).
f) Electronic and other electrical equipment manufacturing(SIC 3612-
3699).
g) Engineering, accounting,research,management and related services
(SIC 8711-8748).
h) Furniture and fixtures manufacturing(SIC 2511-2599).
i) Industrial and commercial machinery and computer equipment(SIC
3511-3519 and 3593-3599).
j) Job training and vocational rehabilitation services(8331).
k) Leather and leather products(SIC 3131-3198).
I) Local and suburban transit(SIC 4111—4173).
m) Lumber and wood products(SIC 2421,2426,2429, and 2431-2499).
n) Measuring, analyzing, and controlling instruments; photographic,
medical and optical goods;watches and clocks manufacturing(SIC
3 812-3 873).
o) Medical laboratories and research and rehabilitative centers(SIC 8071,
8072, 8092, 8093).
p) Miscellaneous manufacturing industries(SIC 3911-3999) indoor only,
with no outside storage of materials or equipment.
q) Miscellaneous Services(SIC 8999).
r) Motion picture production(SIC 7812-7819).
s) Motor freight transportation and warehousing(SIC 4212,4213-4222,
4226 except oil and gas storage,and petroleum and chemical bulk
stations).
t) Perfumes, cosmetics, and other toilet preparations(SIC 2844).
u) Printing, and allied industries(SIC 2711-2796).
v) Rubber and miscellaneous plastics products(SIC 3021-3089), indoor
only, with no outside storage of materials or equipment.
w) Soap: granulated, liquid,cake, flake, and chip(SIC 2841).
x) Stone,clay, glass, and concrete products(SIC 3211, 3221, 3229, 3231,
3251, 3253, 3255-3273,3275, 3281, indoor only,with no outside storage
of materials or equipment.
y) Textile mill products(SIC 2211-2221,2231, 2241-2259, 2261-2269,
2273-2289, and 2295-2298.
z) Transportation equipment(SIC 3714, 3716, 3731, 3732, 3751, 3792,
3799).
aa) Transportation services(SIC 4724(travel agencies); 4725 (tour
operators); 4729(arrangement of passenger transportation); 4731
(arrange transportation of freight and cargo); 4783 (packing and crating);
and 4789, 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(SIC 8243-8249).
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cc) Wholesale trade durable goods(SIC 5012-5014, 5015, 5021-5049, and
5063 —5092; 5094 wholesale distribution of jewelry, etc.; and 5099.For
all uses, indoor only;and with no outside storage of materials and heavy
equipment).
dd) Wholesale trade nondurable goods(SIC 5111-5159, 5181, 5182,and
5191).
Miscellaneous
a) Educational services(SIC 8221-8299).
b) Government offices/buildings(SIC 9111-9199) , 9211, 9221, 9222,
9224-9229,9311,9411-9451, 9511-9532, 9611-9661).
c) Paper and allied products(SIC 2621,2631 -2678).
d) Personal services(SIC 7215, 7216(non-industrial drycleaning only),
7217, 7218(Industrial Launderers—not listed), 7219 (Laundry and
garment services), 7221 (photo studio), and 7231 (Beauty shops, except
beauty schools).
e) Professional offices: real estate(SIC 6541, 6552, 6553); holding and
other investment offices(6712-6799); and attorneys(8111).
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Exhibit A
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FLORIDA, DEPARTMENT 0f STATE
RON DESANTIS CORD BYRD
Governor Secretary of State
April 3, 2025
Crystal K. Kinzel
Clerk of Court
Collier County
3329 Tamiami Trail E, Suite #401
Naples, FL 34112
Dear Crystal Kinzel,
Pursuant to the provisions of Section 125.66, Florida Statutes,this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2025-12, which was filed in this office on April 3, 2025.
Sincerely,
Alexandra Leijon
Administrative Code and Register Director
AL/dp
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270