6-11-2026 HEX INDEX

Agenda items

• 1. Cover Letter
• 1. Customary accessory uses and structures including carports, garages, and utility buildings.
• 1. Is the project in compliance with the overlays, districts and/or zoning on the subject site and/or the
• 1. Please provide Environmental Data: Please provide a FLUCFCS aerial map of the subject property,
  • Engineering & Architecture
  • Business Consulting
  • Professional Services (Other)
• 1. Single- family dwellings (includes zero-lot line), limited to a maximum of 125 units.
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Carpentry & Cabinetry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 1. Staff Report-Magnolia Pond PDI 5-19-26
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 1. THIS PLAN IS CONCEPTUAL IN NATURE AND IS SUBJECT TO MINOR MODIFICATION DUE TO AGENCY PERMITTING REQUIREMENTS . AREAS PROVIDED IN THE LAND USE SUMMARY
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Building & Industrial Supply
  • Engineering & Architecture
  • Real Estate Development
  • Landscaping & Lawn Service
• 1. The suitability of the area for the type and pattern of development proposed in relation to
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Plumbing
  • Roofing
  • General Contractor
  • Real Estate Development
  • Building & Industrial Supply
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 1. Whether the proposed change will be consistent with the goals, objectives, policies,
• 10. Current Aerial/Location Map
• 10. Whether the proposed change would adversely affect property values in the adjacent
• 11. Environmental Data/Listed Species Survey
• 11. Whether the proposed change will be a deterrent to the improvement or development of
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Plumbing
  • Carpentry & Cabinetry
  • Drywall & Insulation
  • Roofing
  • Painting & Flooring
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 12. Narrative and Evaluation Criteria
• 12. Whether the proposed change will constitute a grant of special privilege to an individual
• 13. Revised MCP
• 13. Whether there are substantial reasons why the property cannot be used in accordance
  • Real Estate Development
  • General Contractor
  • Building & Industrial Supply
  • Engineering & Architecture
• 14. Existing MCP
• 14. Whether the change suggested is out of scale with the needs of the neighborhood or the
• 15. Current PUD (Ord 2025-46)
  • Engineering & Architecture
  • Real Estate Development
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Building & Industrial Supply
• 15. Whether it is impossible to find other adequate sites in the county for the proposed use in
• 16. The physical characteristics of the property and the degree of site alteration which would
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Engineering & Architecture
  • Real Estate Development
  • Building & Industrial Supply
• 17. The impact of development on the availability of adequate public facilities and services is
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Roofing
  • Painting & Flooring
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Legal Services
  • Government Authority
• 18. Such other factors, standards, or criteria that the Board of County Commissioners shall
• 2. Adequacy of evidence of unified control and suitability of any proposed agreements,
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 2. Attachment A-Proposed Master Plan 5-19-26
• 2. Certificate of Affordable Housing Expedited Review
• 2. PRESERVES MAY BE USED TO SATISFY THE LANDSCAPE BUFFER REQUIREMENTS AFTER EXOTIC VEGETATION REMOVAL IN ACCORDANCE WITH LDC SECTIONS 4.06.02 AND
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Concrete & Masonry
  • Painting & Flooring
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 2. Please provide a current Listed Species Survey, which should include listed plants for the subject
  • Engineering & Architecture
  • Business Consulting
  • Professional Services (Other)
  • Landscaping & Lawn Service
  • Government Authority
• 2. Recreational uses and facilities including clubhouses, swimming pools, tennis courts, volleyball
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Pool & Spa Construction
  • Carpentry & Cabinetry
  • Concrete & Masonry
  • Painting & Flooring
  • Plumbing
  • HVAC & Climate Control
  • Electrical
  • Lighting & Low-Voltage Systems
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 2. Submit a current aerial photograph and clearly delineate the subject site boundary lines. If the site is
• 2. The existing land use pattern.
• 2. Two-family dwellings and duplexes.
• 3. Advertised Public Hearing
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Real Estate Development
  • Engineering & Architecture
• 3. Attachment B-Ordinance 2025-46
• 3. Completed Addressing Checklist
• 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • General Contractor
  • Engineering & Architecture
  • Real Estate Development
  • Building & Industrial Supply
• 3. Manager's residences and offices, temporary sales trailers, and model units.
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 3. Multi-family dwellings (includes buildings containing more than 2 units that are physically
• 3. Provide calculations on site plan showing the appropriate acreage of native vegetation to be retained,
  • Site Prep, Grading & Hardscape
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
  • Real Estate Development
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Carpentry & Cabinetry
  • Roofing
  • Painting & Flooring
  • Building & Industrial Supply
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 4. Assisted living facilities at a F.A.R. of .60 (fur each four /\LF units developed, one residential
  • General Contractor
  • Carpentry & Cabinetry
  • Concrete & Masonry
  • Drywall & Insulation
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Site Prep, Grading & Hardscape
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 4. Attachment C-Original Rezone and PUD Findings
• 4. Gatehouse.
• 4. PDI Application
• 4. Please address how the proposed project is consistent with Conservation Coastal Management
• 4. TRAFFIC
• 4. The internal and external compatibility of proposed uses, which conditions may include
• 4. Whether existing district boundaries are illogically drawn in relation to existing
• 5. Any other permitted use deemed compatible by the Board of Zoning Appeals or the Hearing
• 5. Attachment D-NIM Documents
• 5. Email Waiving Pre-Application Meeting
• 5. Essential services, including interim and permanent utility and maintenance facilities.
• 5. Explain how the project meets or exceeds the native vegetation requirements and minimizes impacts
  • Site Prep, Grading & Hardscape
  • Landscaping & Lawn Service
• 5. The adequacy of usable open space areas in existence and as proposed to serve the
  • Site Prep, Grading & Hardscape
  • Engineering & Architecture
  • Real Estate Development
• 5. Whether changed or changing conditions make the passage of the proposed amendment
  • Real Estate Development
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Carpentry & Cabinetry
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Roofing
  • Painting & Flooring
  • Building & Industrial Supply
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 6. ARCHITECTURAL
• 6. Affidavit of Authorization
• 6. Any other accessory use deemed compatible by the Board of Zoning Appeals or the Hearing
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Carpentry & Cabinetry
  • Roofing
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Painting & Flooring
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 6. Attachment E-Application
• 6. Indicate how the project design minimizes impacts to listed species. Describe the measures that are
  • Site Prep, Grading & Hardscape
  • Engineering & Architecture
  • Legal Services
  • Government Authority
• 6. The timing or sequence of development for the purpose of assuring the adequacy of
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Concrete & Masonry
  • Painting & Flooring
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Legal Services
  • Landscaping & Lawn Service
• 6. Whether the proposed change will adversely influence living conditions in the
• 7. Magnolia Pond PDI Sign Posting Affidavit
• 7. OPERATIONAL CHARACTERISTICS FOR ALF UNITS
• 7. Property Ownership Disclosure Forms
• 7. The ability of the subject property and surrounding areas to accommodate expansion.
• 7. Whether the proposed change will create or excessively increase traffic congestion, or
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 8. AFFORDABLE HOUSING
• 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Painting & Flooring
  • Roofing
  • Drywall & Insulation
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
• 8. Legal Ad 5-22-26A
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Engineering & Architecture
  • Real Estate Development
  • Building & Industrial Supply
  • Landscaping & Lawn Service
• 8. Recorded Warranty Deed
• 8. Whether the proposed change will create a drainage problem.
• 9. Legal Description
• 9. Whether the proposed change will seriously reduce light and air to adjacent areas.
• A. A copy of the approval of the SFWMD Right of Way and Discharge Permit for outfall into Golden
• A. All buildings, lighting, signage, and landscaping within the individual development tracts located
  • General Contractor
  • Carpentry & Cabinetry
  • Concrete & Masonry
  • Electrical
  • Roofing
  • Painting & Flooring
  • Plumbing
  • HVAC & Climate Control
  • Site Prep, Grading & Hardscape
  • Building & Industrial Supply
  • Engineering & Architecture
  • Real Estate Development
• A. As documented in the Affordable Housing Density Bonus Agreement. the Developer has agreed
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Plumbing
  • Electrical
  • HVAC & Climate Control
  • Building & Industrial Supply
  • Engineering & Architecture
  • Real Estate Development
• A. Care units may be composed of one or more types of care/housing facilities. These care/housing
  • General Contractor
  • Carpentry & Cabinetry
  • Concrete & Masonry
  • Drywall & Insulation
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Site Prep, Grading & Hardscape
  • Building & Industrial Supply
  • Real Estate Development
  • Engineering & Architecture
  • Landscaping & Lawn Service
  • Catering
• A. Permitted Principal Uses and Structures:
• A. Prior to SOP approval a FOOT "~Jotice of Intent to Issue" Right of 1Nay permit shall be submitted
• A. The minimum native preservation requirement shall be ~ 9.64-acres (41-:-10 38.54-acres
  • Site Prep, Grading & Hardscape
  • Landscaping & Lawn Service
  • Engineering & Architecture
• A. The property owner, his or her assigns and or subsequent homeowners associations will be
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • Property Management
  • Legal Services
  • Engineering & Architecture
• A. This project may not receive Development Order appro1.,al until fair share contribution tO'ovards
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • General Contractor
  • Engineering & Architecture
  • Real Estate Development
  • Building & Industrial Supply
• B. A 30' wide drainage, maintenance and access easement will be donated at no cost to the County
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • Engineering & Architecture
• B. At the time of application for subdivision Plans and Plat (PPL) and/or Site Development Plan
  • Site Prep, Grading & Hardscape
  • Utilities (Sub)
  • General Contractor
  • Building & Industrial Supply
  • Engineering & Architecture
  • Real Estate Development
• B. Permitted Accessory Uses and Structures:
• B. Permitted Principal Uses and Structures in the Preserve (for as long as the minimum required
• C. Florida Black Bear and Big Cypress fox squirrel management plans shall be submitted as part of
• C. Lake setbacks from the perimeter of the MPUD to edge of water may be reduced to twenty-five
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Landscaping & Lawn Service
  • Construction (Other)
• Cc: Dan Waters; Craig Brown
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Plumbing
  • Electrical
  • HVAC & Climate Control
  • Concrete & Masonry
  • Roofing
  • Building & Industrial Supply
  • Real Estate Development
• Cc: Jaime Cook <Jaime.Cook@collier.gov>; Dan Waters <DWaters@pen-eng.com>
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • Real Estate Development
• Cc: Jaime Cook <Jaime.Cook@collier.gov>; Dan Waters <DWaters@pen-eng.com>
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • Building & Industrial Supply
  • Real Estate Development
  • Government Authority
• Cc: Jaime Cook; Dan Waters
  • Site Prep, Grading & Hardscape
  • Engineering & Architecture
  • Real Estate Development
  • Building & Industrial Supply
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Painting & Flooring
  • Plumbing
  • Roofing
  • Landscaping & Lawn Service
• D. A Gopher Tortoise relocation management plan shall be submitted as part of the next
  • Engineering & Architecture
  • Business Consulting
  • Site Prep, Grading & Hardscape
  • Landscaping & Lawn Service
• E. A report to the Environmental Services staff on the results of the relocation of gopher tortoises
  • Site Prep, Grading & Hardscape
  • Landscaping & Lawn Service
  • Nursery & Horticulture
  • Engineering & Architecture
• R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
  • Legal Services
  • Engineering & Architecture
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Concrete & Masonry
  • Electrical
  • HVAC & Climate Control
  • Plumbing
  • Roofing
  • Painting & Flooring
  • Building & Industrial Supply
  • Real Estate Development
• a. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in
• a. Is there a proposed change in the boundary of the Planned Unit Development (PUD)?
• b. If the property is owned by a CORPORATION, list the officers and stockholders and the
• b. Is there a proposed increase in the total number of dwelling units or intensity of land use
• c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the
• c. Is there a proposed decrease in preservation, conservation, recreation, or open space
  • Site Prep, Grading & Hardscape
  • Engineering & Architecture
• d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the
• d. Is there a proposed increase in the size of areas used for non-residential uses, to include
• e. If there is a CONTRACT FOR PURCHASE, with an individual or individuals, a Corporation,
• e. Is there a substantial increase in the impacts of the development which may include, but
• f. If any contingency clause or contract terms involve additional parties, list all individuals or
• f. Will the change result in land use activities that generate a higher level of vehicular
• g. Date subject property acquired _______________
  • Site Prep, Grading & Hardscape
  • General Contractor
  • Engineering & Architecture
  • Building & Industrial Supply
  • Real Estate Development
• g. Will the change result in a requirement for increased stormwater retention, or otherwise
• h. Will the proposed change bring about a relationship to an abutting land use that would
• i) Passive recreational areas including recreational shelters.
• i. Are there any modifications to the PUD Master Plan or PUD document or amendment
• ii) Biking, hiking, and nature and horse trails, and boardwalks .
• iii) Native preserves and wildlife sanctuaries.
• iv) Any other use deemed consistent with the LDC for permitted uses in preserves or
• j. The proposed change is to a PUD District designated as a Development of Regional
  • Legal Services
  • Engineering & Architecture
  • Real Estate Development
  • General Contractor
  • Site Prep, Grading & Hardscape
  • Concrete & Masonry
  • Electrical
  • Plumbing
  • HVAC & Climate Control
  • Roofing
  • Painting & Flooring
  • Building & Industrial Supply
• k. Are there any modifications to the PUD Master Plan or PUD document or amendment
  • General Contractor
  • Engineering & Architecture
  • Landscaping & Lawn Service
  • Building & Industrial Supply
  • Real Estate Development