Ordinance 2025-11ORDINANCE NO. 2025 -11
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER
2004-41, AS AMENDED, THE COLLIER COUNTY LAND
DEVELOPMENT CODE,WHICH ESTABLISHED THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY
AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM A RURAL AGRICULTURAL (A)
ZONING DISTRICT WITHIN THE RURAL FRINGE MIXED-USE
DISTRICT-RECEIVING LANDS (RFMUD-RECEIVING) ZONING
OVERLAY AND PARTLY WITHIN THE AIRPORT ZONING OVERLAY
TO A MIXED USE PLANNED UNIT DEVELOPMENT (MPUD) ZONING
DISTRICT WITHIN THE RURAL FRINGE MIXED-USE DISTRICT-
RECEIVING LANDS (RFMUD-RECEIVING) ZONING OVERLAY AND
PARTLY WITHIN THE AIRPORT ZONING OVERLAY TO BE KNOWN
AS TAMIAMI 58-ACRE MPUD, TO ALLOW CONSTRUCTION OF UP
TO 400 DWELLING UNITS WITH AFFORDABLE HOUSING, UP TO
100,000 GROSS SQUARE FEET OF COMMERCIAL AND LIGHT
INDUSTRIAL USES, AND UP TO AN ADDITIONAL 80,000 GROSS
SQUARE FEET OF MINI-WAREHOUSE USE, ON PROPERTY
LOCATED NORTH OF TAMIAMI TRAIL EAST, APPROXIMATELY
1,000 FEET WEST OF THE INTERSECTION OF TAMIAMI TRAIL
EAST AND RECYCLING WAY, IN SECTION 18, TOWNSHIP 51 SOUTH,
RANGE 27 EAST, IN COLLIER COUNTY, FLORIDA, CONSISTING OF
58.22± ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
PL20230007470]
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
23-CPS-02430/1911145/1] 134
Tamiami 58-Acre MPUD Page 1 of 2
PL20230007470—3/13/2025
CAO
A) Zoning District within the Rural Fringe Mixed-Use District-Receiving Lands (RFMUD-
Receiving) Zoning Overlay and partly within the Airport Zoning Overlay, to a Mixed Use
Planned Unit Development (MPUD) within the Rural Fringe Mixed-Use District-Receiving
Lands (RFMUD-Receiving) Zoning Overlay and partly within the Airport Zoning Overlay, for a
58.22± acre project to be known as Tamiami 58-Acre MPUD, to allow construction of up to 400
dwelling units with affordable housing, up to 100,000 gross square feet of commercial and light
industrial uses, and an additional 80,000 gross square feet of mini-warehouse use, in accordance
with Exhibits A through F attached hereto and incorporated by reference herein. The appropriate
zoning atlas map or maps, as described in Ordinance Number 2004-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State and on
the date that the Growth Management Plan Amendment in Ordinance No. 2025- +2 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: . . or'i „ BOARD OF COUNTY COMMISSIONERS
CRYSTAL,,.KEN ?-CLERK COLLIER COUNTY, FLORIDA
ipP '
ji ' ... -,,,'B Y: 4111- ii BY
Attest as tiro.-.irmahs`":, Dteputy Clerk Burt L. Saunders, Chairman
signatuffiv,p y....... ;qy
a y '" Attachments:
A pro ed as to form and legality: Exhibit A: List of Permitted Uses
Exhibit B: Development Standards
1,10P D Exhibit C: Master Concept Plan
Exhibit D: Legal Description
Derek D. Perry 9 Exhibit E: Deviations
Assistant County Attorney 47 Exhibit E-1: Right-of-Way Cross Section
j Exhibit F: Development Commitments
Thts ordinonce filed with the
Se rill coy of State' Office h
day of ill'
and acknowie ge.men
ri
that
23-CPS-02430/1911145/1] 134 film, ;ece'ved this _day
Tamiami 58-Acre MPUD Page 2 of 2 of
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ter, 0
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
f"`
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
Page2of19 n
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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
Page 3 of 19
O
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
Page 4 of 19 44r)
0
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 STANDARDS(')
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 Yard(2) 15'(3") 15'(3)(4) 15'(3"(4) 15' 15'
Side Yard(5) 5' 075' 075' 10' 10'
Rear Yard 7.5' 7.5'7.5' 10'(5) 10'
Principal)(5&6)
Rear Yard 5' 5' 5' 5' 5'
Accessory)(5&6)
25' 25' 25' 25' 25'
Preserveg>
20' 20' 20' 20' 20'
Laken
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
OVD
TABLE II
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 50`(2) SPS(2)
Side Yard(1) 5' 075'
Rear Yard 7.5' 7.5'
Principal)(1)
Rear Yard 5'
Accessory)(')
Preserve 25' 10'
Min. Distance
Between Principal 10' or '/z sum of building 10'
Structures heights, whichever is greater
Maximum Height
Actual 55'/609)45'
Zoned 50'/559>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 8of19
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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 Revised: February 25, 2025
Page 11 of 19
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
Page12of19
EXHIBIT "E-1"
RIGHT-OF-WAY CROSS SECTION
Tamiami 58-Acre MPUD
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Tamiami 58-Acre MPUD
Last Revised: February 25, 2025
Page 13 of 19 0
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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 O
V
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
Page15of19
l
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
Page16of19
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 Limit by Number of People in Unit Rent limit by Number of Bedrooms in Unit'
2024 Percentage Category
1 2 4 1 2 3
a€ incom. Name
Collier 30% Extremety Le $ 21,930 $ 25,050 $ 31,290 $ 587 $ 704 $ 813
County 50% very Low $ 36,550 $ 41,750 $ 52,150 $ 978 $ 1,173 $ 1,356'
Median 60% r-a $ 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 $ 3,2555
140%Gap $ 102,340 $ 116,900 $ 146,020 $ 2,741 $ 3,287 $ 3,798
Source:I-UD 2024 Med on ncomet Flor€da Housing FnanceCorp.€ncorne and Fern L€rnts Gross rent,inc ijdeout t aNDoance
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,area Category 1 2 4
Median Income Name
Collier 30%Extremely Low $ 21,930 $ 25,050 $ 31,290
County 50% Very Low $ 36,550 $ 41,750 $ 52,150
Median 60% n/a 43,860 $ 50,100 $ 62,580
Household 80% Low 58480 $ 66,800 $ 83,440
Income 100% Median $ 73,100 $ 83,500 $ 104,300
104,300 120%Moderate . 87,720 $ 100,200 $ 125,160
140% Gap 102,340 $ 116,900 $ 146,020
urce:HUD 2024 Medan income;Florida Housin8 Finance Corp.Income tim t5
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
c10
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.B.4.
5. All Set Aside Units shall either be rent-restricted (in accordance with 8.A.1. or
income-restricted (in accordance with 8.A.2.), and not a combination thereof.
9. DWELLING UNITS
A. All dwelling units shall either be rentals or owner-occupied, and not a combination thereof.
Tamiami 58-Acre MPUD
Last Revised: February 25, 2025
Page 19 of 19
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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. 2025-11, 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