Ordinance 2022-05 ORDINANCE NO. 2022- 05
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA RELATING TO ST. MATTHEW'S
HOUSE, 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 THE DEVOE PONTIAC
PLANNED UNIT DEVELOPMENT (PUD) AND THE GENERAL
COMMERCIAL DISTRICT WITHIN THE MIXED USE SUBDISTRICT
OF THE GATEWAY TRIANGLE MIXED USE OVERLAY DISTRICT,
(C-4-GTMUD-MXD) ZONING DISTRICT TO THE COMMERCIAL
PLANNED UNIT DEVELOPMENT WITHIN THE MIXED USE
SUBDISTRICT OF THE GATEWAY TRIANGLE MIXED USE OVERLAY
(CPUD-GTMUD-MXD) ZONING DISTRICT FOR A PROJECT TO BE
KNOWN AS THE ST. MATTHEW'S HOUSE CPUD, TO ALLOW A 150
BED HOMELESS SHELTER AND UP TO 130,000 SQUARE FEET OF
COMMERCIAL DEVELOPMENT ON PROPERTY LOCATED AT THE
SOUTHEAST CORNER OF AIRPORT ROAD AND GLADES
BOULEVARD IN SECTION 12, TOWNSHIP 50 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA CONSISTING OF 11.89+/-
ACRES; AND PROVIDING FOR REPEAL OF ORDINANCE NO. 97-14,
AS AMENDED, THE DEVOE PONTIAC PLANNED UNIT
DEVELOPMENT AND RESOLUTION NO. 99-87 RELATING TO A
CONDITIONAL USE FOR A HOMELESS SHELTER; AND BY
PROVIDING AN EFFECTIVE DATE. [PL20210000176]
WHEREAS, on March 11, 1997, by Ordinance No. 97-14, the Board of County Commissioners
created the DeVoe Pontiac PUD, which was subsequently amended by Resolution 99-87, Resolution No.
10-88, HEX Decision 2020-05 and HEX Decision 2020-29; and
WHEREAS, St. Matthew's House, Inc., represented by Wayne Arnold, AICP of
Q. Grady Minor and Associates, P.A. and Richard D. Yovanovich, Esquire of Coleman, Yovanovich &
Koester, P.A., petitioned the Board of County Commissioners to change the zoning classification of the
herein described real property and repeal the DeVoe Pontiac PUD and conditional use for a homeless
shelter.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
[21-CPS-02108/1686259/1]144
St.Matthew's House\PL20210000176 1 of 2
12/7/21
SECTION ONE:
The zoning classification of the herein described real property located in Section 12, Township
50 South, Range 25 East, Collier County, Florida, is changed from a Planned Unit Development (PUD)
Zoning District and a General Commercial District within the Mixed Use Subdistrict of the Gateway
Triangle Mixed Use Overlay (C-4-GTMUD-MXD) Zoning District to a Commercial Planned Unit
Development within the Mixed Use Subdistrict of the Gateway Triangle Mixed Use Overlay (CPUD-
GTMUD-MXD) for a 11.89± acre project to be known as St. Matthew's House CPUD, to allow a 150
bed homeless shelter and up to 130,000 square feet of commercial development 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:
Ordinance No. 97-14, as amended, the DeVoe Pontiac CPUD, and Resolution 99-87,
establishing a conditional use for a homeless shelter, are hereby repealed.
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this v1511' day of Jun LL `� , 2022.
ATTEST! -` = BOARD OF CO • MISSIONERS
CRYSTAL`;K. ERK COLLIER C '4 i*, FLORI I -
Attest as to Chairman�,FDeuty lerk Willi. 'L. McDan e Jr., Chai an
.
gg� nature ppn . ` '
A prove P to form and 4ajt :
eidi Ashton-Cicko
Managing Assistant County Attorney
Attachments:
This ordinance filed with the
Exhibit A-List of Permitted Uses Secretary of State's Office the
Exhibit B - Development and Design Standards Imo+ day of 2022"
Exhibit C -Master Concept Plan and acknowledgmet of that
Exhibit D - Legal Description filen received this J!i _ day
Exhibit E- Deviations of 2072
Exhibit F - Development Commitments By
Deputy CI tt
[21-CPS-02108/1686259/1]144
St.Matthew's House\PL20210000176 2 of 2
12/7/21
EXHIBIT A
LIST OF PERMITTED USES
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 (GMP), the Land Development Code (LDC), and
the Administrative Code in effect at the time of approval of the first Site Development Plan (SDP) or plat.
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 130,000 square feet of general commercial and office floor area, and up to 150 residential
care or shelter beds on Tract A. All principal uses must be owned by a not-for-profit corporation. 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:
A. Principal Uses:
Tract A:
1. All C-4, general commercial permitted uses; and
2. Individual and family social services (8322); excluding non-residential probation offices,
refugee services, public defenders' and public prosecutors' offices, and public welfare
centers; and
3. Job training (8331); and
4. Residential care, homeless shelter, group care facility with a maximum of 150 beds; and
Tract B:
1. All C-4, general commercial permitted uses; and
2. Legal counsel and prosecution (9222); and
3. Used vehicle sales (5521); and
4. Boat dealers (5551).
Any other principal use which is comparable in nature with the foregoing list of permitted principal uses,
as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in
the LDC.
B. Accessory Uses:
Accessory uses and structures customarily associated with the permitted principal uses and structures,
including, but not limited to:
1. Caretakers' residence; and
2. Gardens; and
3. Indoor storage and warehousing; and
4. Play lots and outdoor recreational facilities; and
5. Self-help groups; and
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 1 of 9
6. Refrigerated warehousing and storage warehousing (4222), cold or refrigerated only for a not-
for profit food bank only and 4225).
Any other accessory use which is comparable in nature with the foregoing list of permitted principal uses,
as determined by the Board of Zoning Appeals (BZA) or the Hearing Examiner by the process outlined in
the LDC.
C. Prohibited Uses:
1. Residential care, homeless shelters, group care facilities are prohibited on Tract B.
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 2 of 9
EXHIBIT B
LIST OF DEVELOPMENT STANDARDS
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 subdivision plat.
TABLE I
DEVELOPMENT STANDARDS
PRINCIPAL USES ACCESSORY USES
MINIMUM LOT AREA 10,000 Sq. Ft. N/A
MINIMUM LOT WIDTH 150 Ft. N/A
MINIMUM YARDS(External)
From Glades Boulevard ROW 25 FEET 25 FEET
From Airport Road ROW 25 FEET 25 FEET
From Southern Project Boundary 15 FEET 10 FEET
From Northern Project Boundary 50 FEET*** 15 FEET
MINIMUM YARDS(Internal)
Internal Drives/ROW 10 FEET 5 FEET
Rear 10 FEET 5 FEET
Side 10 FEET 5 FEET
MINIMUM DISTANCE BETWEEN STRUCTURES 15 Ft. or%sum of building heights* 10 FEET
MAXIMUM HEIGHT
Retail Buildings: zoned/actual 50 FEET/60 FEET 30 FEET/35 FEET
Office Buildings:zoned/actual 50 FEET/60 FEET 30 FEET/35 FEET
Shelter/Residential Care:zoned/actual 35 FEET/50 FEET 30 FEET/35 FEET
MINIMUM FLOOR AREA 700 SQUARE FEET** N/A
MAXIMUM GROSS AREA
Retail/Office 130,000 SQUARE FEET N/A
Shelter/Residential Care 150 beds N/A
* Whichever is greater
** Per principal structure, on the finished first floor.
***Setback applicable to principal structures and additions to principal structures constructed after 1/25/2022.
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 3 of 9
10'WIDE TYPED' 15'UE
LANDSCCE BUFFER (OR 2150,PG 1100,PG 1103 AND PG 1105)
a GLADES BOULEVARD
' I— E1
/ / { ' / %/ I I ZONED:RMF-6
' 4 ' A CT A 0 11 USE: MULTI-FAMILY RESIDENTIAL
J, - a, _„,:.
M - 15'WIDE TYPE'B'
LANDSCAPE BUFFER
4 I JmL_
15'WIDE TYPE E
1+1°•°°°•° m N LEGEND:
'D'LANDSCAPE W
BUFFER
/j WATER MANAGEMENT
.°»°
o / PROJECT
"�1 '
\ BOUNDARY CONSERVATION
•°° EASEMENT(OR 5699 PG
1 2572)0.29 AC./WATER
' 15'WIDE TYPE'B' MANAGEMENT
r- LANDSCAPE BUFFER
E. '�r w- PAVED AREAS
. o
E# EASEMENT(SEE NOTE
SHEET)
ZONED:DAVID A.GALLMAN1 DEVIATION
ESTATE PUD
� USE:MULTI-FAMILY RESIDENTIAL
L )
' . TRACT A
t E9 E7
D - �B,`m�
0 FIB\ �`,\ ///
`� GREAT BLUE DRIVE
om
( ' E9 m IN TRACT B
4 iozEXISTING 10'WIDE TYPE :•• 4
p A 'A'LANDSCAPE BUFFER
�.
* -I (SDP 97-145) ,g v a
^ �' EXISTING 10'WIDE TYPEmomommx
C + A'LANDSCAPE BUFFER ? q
e
(SDP 97-145) • �"�'i�0'44
15'WIDE TYPE I
E 7' 15'WIDE TYPE'B'
LANDSCAPE BUFFER f LANDSCAPE BUFFER
/ 4.
' ZONED:DAVID A.
TRACT B GALLMAN
ESTATE PUD
' ^ USE: MULTI-FAMILY
RESIDENTIAL
t / 1 I 1
/// //
i
1
NO BUFFER REQUIRED(SDP 97-14511
ZONED:C-4-GTMUD-MXD AND COLLIER COUNTY
GOVERNMENT CENTER PUD o 100' 200'
USE:COMMERCIAL AND GOVERNMENTAL OFFICES SCALE: 1" = 200'
WHEN PLOTTED @ 8.5"X 11" g
ST. IIL1 TTHE IV'S HOUSE CPUD SCALE:
CIGradyMinor Orfioiildy IBrand 400,1alDs.elgr
JOB CODE:
31111I1 Flo Del
kmela Springs.Florida sa 131 EXHIBIT C DAffi.
MASTER PLAN -.,J
Civil Engineers • Land Surveyors • Planners • Landscape Architects FILE NABS: n
list.of loth.EB 0005151 Cert.o1 Aoth.I.If 1N10,-.1-,l Bu�loc+�I.0 21i00n260 P.0 AMER Ryyy OO
Bonita Springs:239.917.1141 iia�./;I'a lit I/io,'I'.Ionl Fort Myers:239.690.4380 REVISED 10�25�2021 SHEET 1 OF 2
SITE SUMMARY
TOTAL SITE AREA: 11.89±ACRES
TRACT 'A': 2.34±ACRES
TRACT 'B': 9.55±ACRES
COMMERCIAL: MAXIMUM 130,000 S.F.
HOMELESS SHELTER: MAXIMUM 150 BEDS (TO BE LOCATED ONLY ON TRACT A)
OPEN SPACE:
REQUIRED: 30%
PROVIDED: 30%
PRESERVE:
REQUIRED: 0.29±ACRES (PER SDP 98-82, 2.90± ACRES X 10% = 0.29 ACRES)
PROVIDED: 0.29±ACRES (CONSERVATION EASEMENT OR 5699 PG 2572)
DEVIATIONS (SEE EXHIBIT E)
1 RELIEF FROM LDC SECTION 5.05.04.C, "GROUP HOUSING —TABLE OF SITE DESIGN
STANDARDS FOR CATEGORY I AND CATEGORY II GROUP CARE FACILITIES" (TRACT A
ONLY)
RELIEF FROM LDC SECTION 4.06.02, "TABLE 2.4, TABLE OF BUFFER REQUIREMENTS BY
LAND USE CLASSIFICATIONS"
EASEMENT INDEX:
El — 30' UE/DE (OR 938 PG 1992), 30' INGRESS/EGRESS (OR 1178 PG 587, OR 1231 PG 2267 & OR 2
1188 PG 326) AND 5' UE/DE (OR 938 PG 1992)
E2 — 10' UE (PB 10 PG 88 AND OR 1188 PG 326)
E3 — 20' UE (OR 1181 PG 924 & OR 1188 PG 326) AND 20' DE (PB 10, PG 88)
E4 — 10' UE (OR 2267 PG 23-31)
E5 — 10' UE (OR 1172 PG 1559)
E6 — 15' UE (OR 1401 PG 2166)
E7 — 10' LBE(OR 2267 PG 21-22)
E8 — 60' ACCESS (OR 2267 PG 15-16)
E9 — SIGN/LANDSCAPE (OR 2267 PG 19-20)
NOTES
1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO
AGENCY PERMITTING REQUIREMENTS.
SCALE.
ST. ALI TTHE i1''S HOUSE CPUD C M
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f4ll riq spP I„-e3Mm-IIII .<;,.,nv;,l,11 ronl r111u1. I L9n.911n.1as0 F EVI ED 12 14. 2021 SHE T 2 OF 2
EXHIBIT D
LEGAL DESCRIPTION
A PARCEL OF LAND LOCATED IN THE WEST HALF OF SECTION 12, TOWNSHIP 50 SOUTH, RANGE
25 EAST, AND BEING THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 2384, PAGE 2235,
OFFICIAL RECORDS BOOK 4925, PAGE 857 AND LOT 1, BLOCK K, THE GLADES UNIT TWO, PLAT
BOOK 10, PAGE 88, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA; BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 1, BLOCK K, THE GLADES UNIT TWO, PLAT
BOOK 10, PAGE 88, PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA;THENCE ALONG THE NORTH
LINE OF SAID LOT 1, NORTH 89°41'00" EAST, A DISTANCE OF 400.00 FEET TO THE NORTHEAST
CORNER OF SAID LOT 1; THENCE ALONG THE EAST LINE OF SAID LOT 1, SOUTH 00°19'00" EAST,
A DISTANCE OF 255.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 1; THENCE ALONG THE
SOUTH LINE OF SAID LOT 1, SOUTH 89°41'00" WEST, A DISTANCE OF 200.00 FEET TO A POINT ON
THE BOUNDARY OF THE LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 2384, PAGE 2235, OF
SAID PUBLIC RECORDS;THENCE ALONG SAID BOUNDARY AND THE EXTENSION THEREOF, SOUTH
00°19'00" EAST, A DISTANCE OF 990.00 FEET TO A POINT ON THE BOUNDARY OF THE LANDS
DESCRIBED IN OFFICIAL RECORDS BOOK 4925, PAGE 857, OF SAID PUBLIC RECORDS; THENCE
ALONG SAID BOUNDARY FOR THE FOLLOWING THREE (3) COURSES AND DISTANCES, 1) NORTH
89°41'00" EAST, A DISTANCE OF 460.00 FEET; 2)THENCE SOUTH 00°19'00" EAST,A DISTANCE OF
330.00 FEET; 3) THENCE SOUTH 89°41'00" WEST, A DISTANCE OF 660.00 FEET TO A POINT ON
THE EAST RIGHT-OF-WAY LINE OF AIRPORT PULLING ROAD;THENCE ALONG SAID RIGHT-OF-WAY,
NORTH 00°19100" WEST, A DISTANCE OF 1,575.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 11.89 ACRES, MORE OR LESS.
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 6 of 9
EXHIBIT E
LIST OF DEVIATIONS
Deviation #1: Relief from LDC Section 5.05.04.C, "Group Housing - Table of site design
standards for category I and category II group care facilities", which requires a
minimum habitable floor area (sq. ft.) for homeless shelters as 1,500 + 150 for
each person over six to allow a minimum habitable floor area of 100 sq. ft. per
bed with a maximum of 150 beds. On Tract A only.
Deviation #2: Relief from LDC 4.06.02, "Table 2.4, Table of Buffer Requirements by Land Use
Classifications", which requires a 10' Type A buffer to be provided between
adjacent commercially zoned properties, to instead provide no buffer along the
southern property boundary of the PUD. At the time of redevelopment of the •
portion of the PUD adjacent to the southerly property boundary which impacts the
existing paved parking area at the southern property line, a 10' wide Type A
landscape buffer shall be provided.
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 7 of 9
EXHIBIT F
LIST OF DEVELOPMENT COMMITMENTS
PURPOSE:
The purposed of this Section is to set forth the development commitments for the development
of this project.
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 St. Matthew's House, Inc., 2001 Airport Road South, Naples, FL 34112. 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. 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." (Section 125.022, FS)
C. All other applicable state or federal permits must be obtained before commencement of
the development.
TRANSPORTATION:
A. The maximum total daily trip generation for the PUD shall not exceed 534 two-way PM
peak hour net trips based on the use codes in the ITE Manual on trip generation rates in effect at
the time of application for SDP/SDPA or subdivision plat approval.
ENVIRONMENTAL:
A. Approximately 0.29±acres of native vegetation was retained as part of the initial property
development (Devoe PUD Ordinance 97-14 and SDP 98-82). The 0.29± acres shall be deemed to
meet the native vegetation requirements for the entire PUD. A total of 0.29 acres of native
vegetation shall be retained on site (2.90 acres x.10 = 0.29 acres).
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 8 of 9
PARKING:
A. Required parking for Tract 'A' uses may be provided on Tract 'B' and must be reflected on
a Site Development Plan to demonstrate that minimum required parking spaces are met for each
use.
LOADING/UNLOADING/HOURS OF OPERATION:
A. Any new overhead doors will not face adjacent residential uses.
B. Loading and unloading will be limited to between 7 am and 9 pm Monday through
Saturday.
C. No deliveries, loading or unloading by tractor trailers.
UTILITY:
A. At the time of Site Development Plan Amendment (SDPA) review for any portion of the
project located south of Great Blue Drive as shown on the Master Plan and adjacent to Airport-
Pulling Road right of way, the property owner shall coordinate with Collier County to determine
whether a supplemental County Utility Easement (CUE) is necessary in order to facilitate the
County's existing 8-inch sanitary sewer main located within the existing CUE, shown as E6 on the
Master Plan. If it is determined by the County that additional CUE area is needed,the additional
CUE may be located within the existing landscape buffer easement. All survey and title work
shall be provided by Collier County. Any additional CUE shall be conveyed in accordance with the
Collier County Utilities Standards and Procedures Ordinance at no additional cost to the County
or District, free and clear of all liens and encumbrances, within six months of the effective date
of the SDPA approval.
LANDSCAPING/BUFFERING/FENCING/SECURITY:
A. At the time of the issuance of any SDP or SDPA for Tract B, the owner will provide a 15'
wide type 'B" landscape buffer along the PUD boundary adjacent to the David A. Gallman Estate
PUD.
B. At the time of the issuance of any development order to increase the number of beds on
Tract A to greater than 104,the owner will install and thereafter maintain a minimum 6-foot-high
security fence on Tract A of the PUD adjacent to the David A. Gallman Estate PUD, to connect to
the existing wall on Tract B.
C. Within six months of the approval of this PUD the owner will provide a fence consistent
with the existing fence along the entire boundary adjacent to the David A. Gallman Estate PUD.
D. Within six months of the approval of this PUD the owner will install,operate,and maintain
security cameras and video feed directed at the property line(s) along adjacent residential uses.
E. Within six months of the approval of this PUD the owner will provide/exchange (and
update) 24-hour contact names, numbers, and contact information to and with the
owner/manager of the adjacent apartment complex, including designations of a contact person
to communicate and discuss issues of vagrancy and trespass.
(St. Matthew's House CPUD PL20210000176) (January 27, 2022) Page 9 of 9
5�•iUlly f41....�x'
Vv s'P
FLORIDA DEPARTMENT Of STATE
RON DESANTIS LAUREL M.LEE
Governor Secretary of State
February 1, 2022
Ms. Martha Vergara, BMR& VAB Senior Deputy Clerk
Office of the Clerk of the Circuit Court
& Comptroller of Collier County
3329 Tamiami Trail E, Suite #401
Naples, Florida 34112
Dear Ms. Vergara:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2022-05, which was filed in this office on February 1,
2022.
Sincerely,
Anya Owens
Program Administrator
AO/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270