Ordinance 2025-12 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
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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,
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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.
ATTEST: •-\4)'.. g• ..° (:,r BOARD OF COUNTY COMMISSIONERS
CRYSTAL^k:'I9,II' ,. ,'CI; RK COLLIER COUNTY, FLORIDA
1 !.
�t
By: By:Attest as t6' • - rn ut Clerk B44,14/..104.40/1.64--
aunders, hairman
signature'bntllb 4 tc-)`'
App • ed as to f a legality:
k\< by
Derek D. Perry 1-\
Assistant County Attorney �7
Attachment:
Exhibit"A"—Proposed Text Amendment and Map Amendment
This ordinance flied with the
Secretory of State'sffic
J day ofApril,
and acknowledgeme of that
filin received this+► day
of
Y
Deout', lark
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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
*** *** *** *** *** *** *** *** *** *** *** *** ***
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
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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;
*** *** *** *** *** *** *** *** *** *** *** *** ***
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.
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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 Limit by Number of People in Unit Rent limit by Number of Bedrooms in Unit'
2024 Percentage Area Category i 2 4 1 2 3
Median income Name
Collier 30% Extreme/Law $ 21,930 $ 25,050 $ 31,290 $ 587 $ 704 $ 813
County $0% Very Low $ 36,550 $ 41,750 $ 52,150 $ 978 $ 1,173 $ 1,356
Median 60% ri $ 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 $ 104,300 $ 1,958 $ 2,348 $ 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
Source:HOD 2024 Medina Income;HoridaHousirg Fnance Corp.Income and Rent Limn *Gros rent Incudes°ttit,/anowance
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.
t. 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).
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.
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 861land 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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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:
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).
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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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
TAMIAMI TRAIL 50-ACRE MIXED USE SUBDISTRICT
9.--- COLLIER COUNTY,FLORIDA
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ADOPTED-XXXX.XXXX 1 t t f t t 1 k LEGEND
(Ord No XXXX-X0
::1 Taman Trail 50-Acre
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•_
FLORIDA DEPARTMENT Of 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