June 4, 2026, CCPC Agenda Index
Planning Commission Meeting · 2026-06-04 · agenda
[1925 Metropolitan Blvd; North side of Piper Boulevard, west of Palm River Boulevard; case PL20250008935, PL20250008076, PL20240000329, PL20240000220] Project 9.A and 9.B involve a proposed amendment to the Collier County Growth Management Plan and the Mini-Triangle MPUD to change the land use designation of 1.35 acres from Urban Mixed Use District, Urban Residential Subdistrict to Urban Mixed Use District, Mini-Triangle Mixed Use District. This change aims to add acreage and increase the maximum multifamily dwelling units by 16, for a new maximum of 507 multifamily dwelling units. The subject property is 6.70 acres located at 1925 Metropolitan Blvd, near the southern corner of the intersection of Davis Boulevard and Tamiami Trail East. Project 9.C and 9.D propose to change the land use designation of 2.63 acres from Urban Mixed-Use District, Urban Residential Subdistrict to The Urban-Mixed Use District, Fairways Inn Commercial Subdistrict to allow a hotel or motel up to 76 rooms. The zoning classification will change from Residential Single Family 3 (RSF-3) and Residential Tourist (RT) to a Commercial Planned Unit Development (CPUD). The property is located on the north side of Piper Boulevard, west of Palm River Boulevard. Both items 9.C and 9.D have been continued from previous meetings to June 4, 2026.
Agenda items
- 1. 05-07-2026 CCPC Meeting Minutes
- Engineering & Architecture
- Business Consulting
- Government Authority
- 1. A small scale development amendment may be adopted under the following conditions:
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- 1. Hotels and transient lodging (7011). T he term “transient lodging” includes hotels,
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Hotel & Lodging
- Engineering & Architecture
- Landscaping & Lawn Service
- 1. Multifamily residential dwelling units.
- 1. Retail;
- 1. Staff Report CCPC Mini Triangle final
- 1. Staff Report-Mini-Triangle PUDA 5-6-26
- 1. Surveys, studies, and data utilized in the preparation of the comprehensive plan may not be
- 1. The suitability of the area for the type and pattern of development proposed in relation to
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Windows, Doors & Glass
- Utilities (Sub)
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Accounting & Tax
- 1. URBAN DESIGNATION
- 1. Whether the proposed change will be consistent with the goals, objectives, policies, future
- 10. Whether the proposed change would adversely affect property values in the adjacent area.
- 11. Whether the proposed change will be a deterrent to the improvement or development of
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- 12. Whether the proposed change will constitute a grant of special privilege to an individual
- 13. Whether there are substantial reasons why the property cannot be used in accordance
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 14. Whether the change suggested is out of scale with the needs of the neighborhood or the
- 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 that would be
- 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
- 18. Such other factors, standards, or criteria that the Board of County Commissioners shall
- 19. Mini Triangle Mixed Use Subdistrict
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- Legal Services
- Title & Settlement Services
- 2. Adequacy of evidence of unified control and suitability of any proposed agreements,
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 2. Attachment A-Proposed Ordinance-Mini-Triangle MPUD- 05-06-26
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 2. Data must be taken from professionally accepted sources. The application of a
- 2. Eating and drinking establishments;
- 2. Ordinance 050526
- 2. Retail (5311-5399; 5411- 5499 excluding the sale of live poultry; 5611-5699; 5712
- 2. The existing land use pattern.
- 2. The future land use plan and plan amendments shall be based upon surveys, studies,
- 2. The future land use plan and plan amendments shall be based upon surveys, studies, and data
- 3. Addenda to the Agenda
- 3. Addenda to the Agenda
- 3. Attachment B-Ordinance 22-36 Mini-Triangle PUD
- 3. Conformity of the proposed Planned Unit Development with the goals, objectives, and
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 3. Eating and drinking establishments (5812 and 5813, excluding bottle clubs);
- 3. Narrative Justification and Supplmental Information (rev 03-06-2026)
- 3. Physical fitness facilities, yoga studio, bicycle rental and museums and art galleries;
- 3. The comprehensive plan shall be based upon permanent and seasonal population estimates
- 3. The possible creation of an isolated district unrelated to adjacent and nearby districts.
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- 4. Attachment C-NIM Documents Mini-Triangle PUD
- 4. Mini-Triangle Mixed Use Subdistrict SSGMPA - CCPC Back-Up Documents (PL-20250008935)
- 4. Personal services (7212, 7231, 7241);
- 4. Personal services;
- 4. Planning Commission Absences
- 4. Planning Commission Absences
- 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. Attachment D-Application-Mini-Triangle PUDA
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- 5. General and medical offices;
- 5. Mini-Triangle SSGMPA (PL-20250008935) & PUDA (PL-20250008076) NIM Documents
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- 5. The adequacy of usable open space areas in existence and as proposed to serve the
- Site Prep, Grading & Hardscape
- Landscaping & Lawn Service
- Real Estate Development
- Engineering & Architecture
- 5. Whether changed or changing conditions make the passage of the proposed amendment
- Real Estate Development
- General Contractor
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- Legal Services
- Accounting & Tax
- 6. BCC Report - Recaps
- 6. BCC Report - Recaps
- 6. Indoor Air-conditioned passenger vehicle and/or self storage, not to exceed 60,000
- General Contractor
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Roofing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 6. The timing or sequence of development for the purpose of assuring the adequacy of
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- 6. Whether the proposed change will adversely influence living conditions in the
- 7. New or Used Car Dealerships, not to exceed 30,000 square feet in total (SIC Codes 5511
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- Vehicle & Powersports Dealer
- 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
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- 8. Any other principal use which is comparable in nature with the forgoing list of permitted
- 8. Conformity with PUD regulations, or as to desirable modifications of such regulations in the
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 8. Future land use map amendments shall be based upon the following analyses:
- 8. Future land use map amendments shall be based upon the following analyses:
- 8. Whether the proposed change will create a drainage problem.
- 9. Advertised Public Hearing
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- 9. Advertised Public Hearing
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Government Authority
- 9. Whether the proposed change will seriously reduce light and air to adjacent areas.
- A. PERMITTED USES:
- A. URBAN – MIXED USE DISTRICT:
- A. Urban Mixed Use District
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- B. Consistency with FLUE Objective 5:
- Engineering & Architecture
- Legal Services
- Real Estate Development
- I. Principal Uses
- P: 239.254.2000
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- P: 239.254.2000
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- P: 239.254.2000
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Landscaping & Lawn Service
- P: 239.254.2000
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Electrical
- Plumbing
- HVAC & Climate Control
- Concrete & Masonry
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Landscaping & Lawn Service
- Legal Services
- P: 239.254.2000
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- P: 239.254.2000
- General Contractor
- Site Prep, Grading & Hardscape
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- a. A maximum of 507 491 multi-family residential units may be permitted.
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- a. An analysis of the availability of facilities and services.
- a. An analysis of the availability of facilities and services.
- a. For links (roadway segments) directly accessed by the project where project traffic
- a. Residential Uses (see Table 1 for minimum and maximum number of multifamily units):
- a. The amount of land required to accommodate anticipated growth.
- a. The amount of land required to accommodate anticipated growth.
- a. The proposed amendment involves a use of 50 acres or fewer; and
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- b. A maximum of 228 hotel suites/rooms (or other transient lodging uses including but not limited
- General Contractor
- Carpentry & Cabinetry
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Hotel & Lodging
- b. An analysis of the suitability of the plan amendment for its proposed use
- b. An analysis of the suitability of the plan amendment for its proposed use considering the
- b. Commercial Uses (see Table 1 for minimum and maximum square footage):
- b. For links adjacent to links directly accessed by the project where project traffic is
- b. The projected permanent and seasonal population of the area.
- b. The projected permanent and seasonal population of the area.
- b. The proposed amendment does not involve a text change to the goals, policies,
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- c. A maximum of 130,000 square feet of any combination of the following commercial uses may
- General Contractor
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- c. An analysis of the minimum amount of land needed to achieve the goals and
- c. An analysis of the minimum amount of land needed to achieve the goals and requirements of
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- c. For all other links, the project traffic is considered to be significant up to the point
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- c. The character of undeveloped land.
- c. The character of undeveloped land.
- c. The property that is the subject of the proposed amendment is not located within
- d. A maximum of 150 Assisted Living Facilities (ALF) units may be permitted, subject to a
- 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
- Home Health & Senior Care
- d. The availability of water supplies, public facilities, and services.
- d. The character of water supplies, public facilities, and services.
- e. The MPUD shall establish a maximum trip capacity (“Trip Cap”) for the Mini Triangle MPUD
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- e. The need for redevelopment, including the renewal of blighted areas and the
- e. The need for redevelopment, including the renewal of blighted areas and the elimination of
- f. In order to ensure a mixed-use development, the MPUD shall establish the minimum required
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- f. The compatibility of uses on lands adjacent to or closely proximate to military
- f. The compatibility of uses on lands adjacent to or closely proximate to military installations.
- g. The MPUD shall establish a date, timeframe, or condition by which the minimum requirements
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- Painting & Flooring
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35
- g. The compatibility of uses on lands adjacent to an airport as defined in s. 330.35 and consistent
- h. Development within this Subdistrict shall be subject to the provisions of LDC Section 4.02.16 ‒
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- h. The discouragement of urban sprawl.
- h. The discouragement of urban sprawl.
- i. The need for job creation, capital investment, and economic development that
- i. The need for job creation, capital investment, and economic development that will strengthen
- j. The need to modify land uses and development patterns within antiquated
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Landscaping & Lawn Service
- j. The need to modify land uses and development patterns within antiquated subdivisions.
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
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