Ordinance 2015-08 ORDINANCE NO. 15- 0 8
AN ORDINANCE AMENDING ORDINANCE 89-05, AS AMENDED,
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN OF
THE UNINCORPORATED AREA OF COLLIER COUNTY
FLORIDA, ADOPTING 2011 EVALUATION AND APPRAISAL
REPORT (EAR) BASED AMENDMENTS TO THE COLLIER
COUNTY GROWTH MANAGEMENT PLAN TO FIX GLITCHES
RELATED TO CHANGES IN THE 2011 EAR-BASED
AMENDMENTS AND TO REVISE FORMAT, STRUCTURE AND
LANGUAGE FOR INTERNAL CONSISTENCY, SPECIFICALLY
AMENDING THE FUTURE LAND USE ELEMENT AND FUTURE
LAND USE MAP AND MAP SERIES; RECOMMENDING
TRANSMITTAL OF THE ADOPTED AMENDMENTS TO THE
FLORIDA DEPARTMENT OF ECONOMIC OPPORTUNITY;
PROVIDING FOR SEVERABILITY; AND PROVIDING FOR AN
EFFECTIVE DATE. [PL20130001109/CPSP-2013-6]
WHEREAS, Collier County, pursuant to Section 163.3161, et. seq., Florida Statutes, the
Community Planning Act, formerly the Florida Local Government Comprehensive Planning and
Land Development Regulation Act, was required to prepare and adopt a comprehensive plan;
and
WHEREAS, the Collier County Board of County Commissioners adopted the Collier
County Growth Management Plan on January 10, 1989; and
WHEREAS, the Community Planning Act of 2011 provides authority for local
governments to amend their respective comprehensive plans and outlines certain procedures to
amend adopted comprehensive plans; and
WHEREAS, staff has prepared amendments to address glitches related to 2011 EAR-
based amendments; and
WHEREAS, Collier County transmitted the Growth Management Plan amendments to
the Department of Economic Opportunity for preliminary review on July 18, 2014, after public
hearings before the Collier County Planning Commission and the Board of County
Commissioners; and
WHEREAS, the Department of Economic Opportunity reviewed the amendments to the
Growth Management Plan and transmitted its comments in writing to Collier County within the
time provided by law; and
WHEREAS, Collier County has 180 days from receipt of the Comments Report from the
Department of Economic Opportunity to adopt, adopt with changes or not adopt the proposed
amendments to the Growth Management Plan; and
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Rev. 12/15/14
WHEREAS, Collier County has gathered and considered additional information, data and
analysis supporting adoption of these amendments, including the following: the Collier County
Staff Report, the documents entitled Collier County Growth Management Plan Amendments and
other documents,testimony and information presented and made a part of the record at the public
hearings of the Collier County Planning Commission held on December 4, 2014, and the Collier
County Board of County Commissioners held on January 27, 2015; and
WHEREAS, all applicable substantive and procedural requirements of the law have been
met.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE: ADOPTION OF AMENDMENTS TO THE FUTURE LAND USE
ELEMENT AND FUTURE LAND USE MAP AND MAP SERIES OF
THE GROWTH MANAGEMENT PLAN
The amendment to the Future Land Use Element and Future Land Use Map and Map
Series of the Growth Management Plan, attached hereto as Exhibit "A" and incorporated herein
by reference, is hereby adopted in accordance with Section 163.3184, Florida Statutes, and shall
be transmitted to the Florida Department of Economic Opportunity.
SECTION TWO: SEVERABILITY.
If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE.
The effective date of this plan amendment, if the amendment is not timely challenged,
shall be 31 days after the state land planning agency notifies the local government that the plan
amendment package is complete. If timely challenged, this amendment shall become effective
on the date the state land planning agency or the Administration Commission enters a final order
determining this adopted amendment to be in compliance. No development orders, development
permits, or land uses dependent on this amendment may be issued or commenced before it has
become effective. If a final order of noncompliance is issued by the Administration Commission,
this amendment may nevertheless be made effective by adoption of a resolution affirming its
effective status, a copy of which resolution shall be sent to the state land planning agency.
•
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PL20130001109/CPSP-2013-6
Rev. 12/15/14
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this o�-74. 'day of S e,,n Lic,r y 2015.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK COLLIER COUNTY, FLORIDA
,et.. az
.
BY: / er,,a....e.
-De e, TIM NANCE, Chairman
Attest as_ ° "'64'1
�
nature*I: -;'_
App oved as,t form and legality:
Scott A. Stone
Assistant County Attorney
Attachment: Exhibit A—Future Land Use Element and Future Land Use Map and Map Series
This ordinance filed with thn
4g,Atory of Ie:sMlice i49,...`C
4"-- day of Oar3 (4---- i. ., �7
and acknowledgeme -,ot
fili rec-i t ,is day
of E/! i...°4
By
IBC .
Dap gy �
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Rev. 12/15/14 C Ao
EXHIBIT "A"
FUTURE LAND USE ELEMENT (FLUE)
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C. UNDERLYING CONCEPTS [Revised text,
page 4]
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Coordination of Land Use and Public Facilities
At the heart of Florida's Community Planning Act (Chapter 163, Florida
Statutes) is the requirement that adequate service by public facilities must be available at the
time of demand by new development. This requirement is achieved by spatial coordination of
public facilities with land uses through the Future Land Use Map; and temporal coordination
through LOS standards. The LOS standards are binding - no final local Development Order
may be issued which is not consistent with the Concurrency Management System. Binding
LOS standards have been established for roads, water supply, sewage treatment, water
management, solid waste and parks. While the standards in the Capital Improvement and
Public Facility Elements serve to guide public provision of infrastructure, within the context of
the Future Land Use Element the standards serve to assure the availability of adequate
facilities, whether public or private.
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Policy 2.2: [Revised text,
page 12]
Deficiencies or potential deficiencies that have been determined through the Annual Update and
Inventory Report on capital public facilities may include the following remedial actions: establish
an area of significant influence for roads, a TCEA, TCMA, add projects to the Capital
Improvement Element, enter into a binding commitment with a Odeveloper to construct the
needed facilities or defer development until improvements can be made or the level of service is
amended to ensure available capacity.
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Policy 2.4: [Revised text,
page 12]
Pursuant to the Urban Infill and Urban Redevelopment Strategy contained in this Element,
development located within the South U--S- US 41 Transportation Concurrency Exception Area
(TCEA) (See Map TR-4) may be exempt from transportation concurrency requirements, so long
as impacts to the transportation system are mitigated using the procedures set forth in Policy
5.5 of the Transportation Element.
Developments within the South & -S- US 41 TCEA that do not obtain certification pursuant to
Policy 5.6 of the Transportation Element shall meet all concurrency requirements. Whether or
not a concurrency exception is requested, developments shall be subject to a concurrency
review for the purpose of reserving capacity for those trips associated with the development and
maintaining accurate counts of the remaining capacity on the roadway network.
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Policy 4.6: [Revised text,
page 16]
Access Management Plan provisions have been developed for Mixed Use and Interchange
Activity Centers designated on the Future Land Use Map and these provisions have been
incorporated into the Collier County Land Development Code. The intent of the Access
Management Plan provisions is defined by the following guidelines and principles:
a. The number of ingress and egress points shall be minimized and shall be combined and
signalized to the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the standards set
forth in the Collier County Access Control Policy (Resolution # No 01-247, adopted June 26,
2001).
Policy 4.7: [Revised text,
page 16]
The Board of County Commissioners may consider whether to adopt redevelopment plans for
existing commercial and residential areas. Such plans may include alternative land uses,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. Such redevelopment plans may only be prepared by the County or its agent
unless otherwise authorized by the Board of County Commissioners. The Bayshore/Gateway
Triangle Redevelopment Plan was adopted by the Board on June 13, 2000; it encompasses the
Bayshore Drive corridor and the triangle area formed by US 41 East, Davis Boulevard and
Airport-Pulling Road. The Immokalee Redevelopment Plan was adopted by the Board on June
13, 2000. Other specific areas that may be considered by the Board of County Commissioners
for redevelopment include, but are not necessarily limited to:
a. Pine Ridge Road, between &J-S-: US 41 North and Goodlette-Frank Road;
b. I.ITS7 US 41 North in Naples Park; and,
c. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory Shores
#1 Subdivision.
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A. Urban Mixed Use District [Revised text,
page 27]
This District, which represents approximately 116,000 acres, is intended to accommodate a
variety of residential and non-residential land uses, including mixed-use developments such as
Planned Unit Developments. Certain industrial and commercial uses are also allowed subject to
criteria.
This may be accomplished by encouraging coordinated mixed-use sites of water
Water-dependent and water-related land uses are permitted within the coastal region of this
District. Mixed-use sites of water-dependent and water-related uses and other recreational
uses may include water-related parks, marinas (public or private), yacht clubs, and related
accessory and recreational uses, such as boat storage, launching facilities, fueling facilities, and
restaurants. Any development that includes a water-dependent and/or water-related land use
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shall be encouraged to the use of the Planned Unit Development technique and other innovative
approaches so as to conserve environmentally sensitive areas features and to assure
compatibility with surrounding land uses.
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1. Urban Residential Subdistrict [Revised text,
page 28]
The purpose of this Subdistrict is to provide for higher densities in an area with fewer natural
resource constraints and where existing and planned public facilities are concentrated. This
Subdistrict comprises approximately 93,000 acres and 80% of the Urban Mixed Use District.
Maximum eligible residential density shall be determined through the Density Rating System but
shall not exceed 16 dwelling units per acre except in accordance with the Transfer of
Development Rights Section of the Land Development Code.
2. Urban Residential Fringe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the Urban
Designated Area and the Agricultural/Rural Area and comprises approximately 5,500 acres and
5% of the Urban Mixed Use District. Residential land uses may be allowed at a maximum base
density of 1.5 units per gross acre, plus any density bonus that may be achieved via COME
Policy 6.2.5 (6) b.1., and either "a" or"b" below:
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3. Urban Coastal Fringe Subdistrict [Revised text,
page 30]
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6. PUD Neighborhood Village Center Subdistrict [Revised text,
page 33]
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10. Henderson Creek Mixed Use Subdistrict [Revised text,
page 37]
The Henderson Creek Mixed Use Subdistrict consists of approximately 83 acres and is located
east of Collier Boulevard (S.R. SR 951) and south of U& US 41 (Tamiami Trail, East). The
intent of the Subdistrict is primarily to provide for a mixture of regional commercial uses and
residential development; the regional commercial uses are intended to serve the South Naples
and Royal Fakapalm Planning Communities, and the Marco Island area. Conversely, the
primary intent of the Subdistrict is not to provide for community and neighborhood commercial
uses. The focus of the residential component of the Subdistrict shall be the provision of
affordable-workforce housing to support the commercial uses within the Subdistrict, as well as in
the South Naples and Royal Fakapalm Planning Communities, and the Marco Island area. The
entire Subdistrict shall be developed under a unified plan; this unified plan must be in the form
of a Planned Unit Development.
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Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict as follows:
a. Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and U US
41. A loop road that is open to the public shall connect these access points.
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15. Vanderbilt Beach Road Neighborhood Commercial Subdistrict [Revised text,
page 43]
The purpose of this Subdistrict is to provide primarily for neighborhood commercial development
at a scale not typically found in the Mixed Use Activity Center Subdistrict.
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a. Parcel 1
This parcel is located at the intersection of Livingston Road and Vanderbilt Beach Road. A
maximum of 100,000 square feet of gross leasable floor area for commercial uses may be
allowed. Allowable uses shall be the following, except as prohibited above: retail, personal
service, restaurant, office, and all other uses as allowed, whether by right or by conditional use,
in the C-1 through C-3 zoning districts as set forth in the Collier County Land Development
Code, Ordinance No. 04-41, as amended, in effect as of the date of adoption of this Subdistrict
(Ordinance No. 2005-25 adopted on June 7, 2005); other comparable and/or compatible land
uses not found specifically in the C-1 through C-3 zoning districts, limited to: general and
medical offices, government offices, financial institutions, personal and business services,
limited indoor recreational uses, and limited retail uses; mixed-use development (residential and
commercial uses). The maximum floor area for any single commercial user shall be 20,000
square feet, except for a grocery/supermarket, physical fitness facility, craft/hobby store, home
furniture/furnishing store, or department store use, which shall not exceed a maximum of 50,000
square feet.
b. Parcel 2
This parcel is located approximately 1/4 mile east of Livingston Road and is adjacent to
multifamily residential uses. A maximum of 80,000 square feet of gross leasable floor area for
commercial uses may be allowed. Allowable uses shall be the following, except as prohibited
above: General and medical offices, community facilities, and business and personal services,
all as allowed, whether by right or by conditional use, in the C-1 through C-3 zoning districts as
set forth in the Collier County Land Development Code, Ordinance No 04-41, as amended, in
effect as of the date of adoption of this Subdistrict (Ordinance No. 2005-25 adopted on June 7,
2005). The maximum floor area for any single commercial user shall be 20,000 square feet.
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2. Density Bonuses [Revised text,
page 48]
Consistency with the following characteristics may add to the base density. Density bonuses
are discretionary, not entitlements, and are dependent upon meeting the criteria for each bonus
provision and compatibility with surrounding properties, as well as the rezone criteria in the Land
Development Code.
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c. Affordable-Workforce Housing Bonus:
As used in this density bonus provision, the term "affordable" shall be as defined in Chapter
420.9071, F.S. To encourage the provision of affordable-workforce housing within certain
Districts and Subdistricts in the Urban Designated Area, a maximum of up to 8 residential units
per gross acre may be added to the base density if the project meets the requirements of the
Affordable-workforce Housing Density Bonus Ordinance (Section 2.06.00 of the Land
Development Code, Ordinance # No. 04-41, as amended, adopted June 22, 2004 and effective
October 18, 2004), and if the affordable-workforce housing units are targeted for families
earning no greater than 150% of the median income for Collier County. In the Urban Coastal
Fringe Subdistrict, projects utilizing the Affordable-workforce Housing Density Bonus must
provide appropriate mitigation consistent with Objective 12.1 and subsequent policies, as
applicable, of the Conservation and Coastal Management Element. Also, for those specific
properties identified within the Urban Residential Fringe Subdistrict, this density bonus is
allowed but only to a maximum of 6 residential units per gross acre. Additionally, the Affordable-
workforce Housing Density Bonus may be utilized within the Agricultural/Rural designation, as
provided for in the Rural Lands Stewardship Area Overlay, subject to the aforementioned
Section 2.06.00 of the Land Development Code.
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4. Density Conditions: [Revised text,
page 50]
The following density condition applies to all properties subject to the Density Rating System.
a. Maximum Density
The maximum allowed density shall not exceed 16 dwelling units per gross acre within the
Urban designated area, except when utilizing the Transfer of Development Rights (TDR)
provision contained in Section 2.03.07 of the Land Development Code adopted by Ordinance #
No. 04-41, as amended on June 22, 2004 and effective October 18, 2004.
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1. Rural Commercial Subdistrict [Revised text,
page 67]
Within the Agricultural/Rural - Mixed Use District, commercial development, up to a maximum of
200 acres, may be allowed providing the following standards for intensity of use are met:
a. The project, or that portion of a larger project, that is devoted to commercial development, is
2.5 acres or less in size;
b. The project, or that portion of a larger project which is devoted to commercial development,
is no closer than 5 miles, measured by radial distance, from the nearest developed
commercial area, zoned commercial area or designated Mixed Use Activity Center, except
that the southwest quadrant at the intersection of US 41and S.R. SR 29, is eligible for
commercial zoning under this provision;
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[Revised text,
page 80]
C) Sending Lands: Sending Lands are those lands that have the highest degree of
environmental value and sensitivity and generally include significant wetlands, uplands, and
habitat for listed species.
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9. Where residential density is transferred from Sending Lands, allowable uses shall be limited
to the following:
a) Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida Right to
Farm Act), including water management facilities, to the extent and intensity that such
operations exist at the date of any transfer of development rights.
b) Cattle grazing on unimproved pasture where no clearing is required;
c) Detached single-family dwelling units, including mobile homes where the Mobile Home
Zoning Overlay exists, at a maximum density of one dwelling unit per 40 acres. In order
to retain these development rights after any transfer, up to one dwelling must be retained
(not transferred) per 40 acres.
d) One detached dwelling unit, including mobile homes where the Mobile Home Zoning
Overlay exists, per each preexisting lot or parcel of less than 40 acres. For the purpose
of this provision, a preexisting lot or parcel is one that was in existence on or before
June 22, 1999 and is: 1) a lot or parcel which is 1) a lot or parcel which is part of a
subdivision recorded in the public records of Collier County, Florida; or 2) a lot or parcel
which has limited fixed boundaries, described by metes and bounds or other specific
legal description, the description of which has been recorded in the public records of
Collier County Florida on or before June 22, 1999; or 3) a lot or parcel which has limited
fixed boundaries, for which an agreement for deed was executed prior to June 22, 1999.
In order to retain these development rights after any transfer, up to one dwelling must be
retained (not transferred) per each lot or parcel.
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B. North Belle Meade Overlay [Revised text,
page 93]
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1. IN GENERAL
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Planning Considerations
a. Wildlife Crossing and Wildlife Corridor
* The County should support construction of a wildlife crossing under 1-75 connecting the
NBM and South Belle Meade (SBM), and the creation of a wildlife corridor connecting the
NBM with the Florida Panther National Wildlife Refuge to the east.
b. Transportation
An existing access road (presently providing access to County water wells) along the
northern section lines of Sections 22, 23 and 24 of Range 27 East may be maintained and
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improved, and an extension of Wilson Boulevard should be provided through Section 33,
Range 27 East comprising a collector or arterial road extending to the south to Interstate
75 via an interchange or service road for residential development should it commence in
Sections 21, 28 and 27, or in the alternate a haul road along an extension of Wilson
Boulevard to service earth mining activities with a connection through Sections 32 and 31
to Landfill Road.
Lands required for the extension of Wilson Boulevard will be dedicated to Collier County
at the time of rezoning. The right-of-way shall be a sufficient size to accommodate
collector road requirements should there be a demonstrated need.
Within one year of June 19, 2002, the alternative alignments for east-west roadway,
connecting County Road 951 to an extension of Wilson Boulevard, shall be evaluated and
assessed for the Board's consideration. The roadway's alignment shall be determined
with public input and taking into consideration the following, at a minimum:
1. Usefulness as a route for truck traffic generated from any earth mining operations
in NBM;
2. Usefulness as a link in the County's major roadway network;
3. Avoidance of residential neighborhoods, to the extent feasible and prudent;
4. Avoidance of environmentally sensitive wildlife habitat, wildlife corridors, or
greenways, to the extent feasible and prudent;
5. The costs of construction, including any related design, permitting, and mitigation
costs; and
6. The costs of acquiring necessary right-of-way.
Alignments considered for such east-west roadway shall include extension of the existing
Landfill Road, extension of the existing Keane and Brantley Roads, extension of the
existing Green Boulevard, and any other alignment deemed feasible and prudent. In
consideration of the recommended alignment, the Board shall consider the level of public
benefit as provided in subparagraph 2 above in determining the proportionate
public/private funding in subparagraphs 5 and 6 above and the method and timing of any
public resource allocation to the project.
* The western 1/4 of Sections 22 and 27 will be buffered from the NBM NRPA to the east by
a buffer preservation that includes all of the eastern '/2 of the western 1/4 of Sections 22
and 27, which would consist of lake excavation areas between the Wilson Boulevard
extension road right-of-way and the NRPA.
Other than the new and improved Wilson Boulevard extension and service haul road as
described above, all new roads and improvements in the Sending Area shall be routed so
as to avoid traversing publicly owned natural preserves, parks and recreation areas, areas
identified as environmentally sensitive wildlife habitat, wildlife corridors, or greenways,
unless there is no feasible and prudent alternative. Other than the referenced Wilson
Boulevard extension and service haul road, any new roads and improvements to existing
roads within sending areas shall be designed with aquatic species crossings, small
terrestrial animal crossings, and large terrestrial animal crossings pursuant to Florida Fish
and Wildlife Conservation Commission criteria. The portion of Wilson Boulevard that
traverses through the Sending Area shall be designed with aquatic species crossings and
small terrestrial animal crossings. The implementing Land Development Regulations for
the NBM Overlay shall address bike lanes and pedestrian pathways.
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c. Greenway
A NBM Greenway shall be created within the NRPA or sending lands following natural
flowways, as contemplated in the Community Character Plan prepared by Dover Kohl.
d. Red Cockaded Woodpeckers (RCW)
• RCW nesting and foraging habitat has been mapped and used to delineate areas that are
appropriately designated as Sending Lands.
2. Natural Resource Protection Area NRPA [Revised text,
page 95]
The NBM Natural Resource Protection Area (NRPA1 includes seven sections of lands and three
partial sections or a total of ± 6,075 acres and is located in the eastern portion of the NBM
Overlay. This area comprises about thirty-nine percent of the NBM Overlay. The NBM NRPA
area has concentrations of wetland land cover and listed species habitat, consistent with other
Rural Fringe NRPA's. This consideration combined with the fragmented ownership pattern and
the state's desire to purchase significant portions of this area warrants a different level of
protection than in other NRPA areas, particularly for incentives for the consolidation of lots to
assist in the future preservation of lands.
Planning Considerations
a. Consolidation
- The County should amend the Land Development Code to encourage further
consolidation of small parcels.
b. Public Acquisition
The County and the property owners should support acquisition of privately owned land in
the NBM NRPA area as a mechanism for protection.
c. Sending Area
* The NBM NRPA shall be designated as Sending Lands for purposes of the Transfer of
Development Rights (TDR) program.
d. TDRs
▪ TDR Credits generated from the NBM NRPA may be transferred to Sections 21 and 28
and the west 1/4 of Sections 22 and 27, to other suitable locations within the Rural Fringe
Mixed Use District, or to the Urban Area at a ratio of 1 unit per 5 acres from Sending
Lands, or one unit per individual deeded parcel or lot that existed as of June 22, 1999,
whichever is greater.
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4. SENDING AREAS [Revised text,
page 97]
Within the NBM Overlay are ± 4,598 acres of land that are identified as Sending Areas for the
transfer of development rights that are located in the western, eastern and southern portion of
the study area. The Sending Areas consist of the NRPA lands and ±5 and 3/4 sections west of
the NRPA. The sending areas are locations where residential development is discouraged.
Endangered and threatened species are located within the Sending Areas, including colonies of
Red Cockaded Woodpeckers. Therefore, the protection of endangered and threatened species
including the protection of habitat are primary planning considerations in this area.
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Planning Considerations
a. TDRs
Strongly encourage the transfer of development rights from the NBM Sending Areas to
other locations within the Rural Fringe or NBM Overlay outside the boundary of the NRPA,
or to the Urban Area.
b. Habitat Protection
- The Goals, Objectives and Policies of the Conservation and Coastal Management
Element for wildlife habitat protection shall apply to NBM Sending Lands.
c. Public Acquisition
The County should support the public acquisition of Sending Lands in the NBM Overlay,
particularly in locations where endangered or threatened species are located.
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D. Rural Lands Stewardship Area Overlay [Revised text,
page 113]
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Policy 1.2:
The Overlay protects natural resources and retains viable agriculture by promoting compact
rural mixed-use development as an alternative to low-density single use development, and
provides a system of compensation to private property owners for the elimination of certain land
uses in order to protect natural resources and viable agriculture in exchange for transferable
credits that can be used to entitle such compact development. The strategies herein are based
in part on the principles of Florida's Rural Lands Stewardship Act, Chapter 163.3177(11) F.S.
Section 163.3248, Florida Statutes. The Overlay includes innovative and incentive based tools,
techniques and strategies that are not dependent on a regulatory approach, but will complement
existing local, regional, state and federal regulatory programs.
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Policy 4.2: [Revised text,
page 122]
All privately owned lands within the RLSA which meet the criteria set forth herein are eligible for
designation as a SRA, except land delineated as a FSA, HSA, WRA or land that has been
designated as a Stewardship Sending Area. Land proposed for SRA designation shall meet the
suitability criteria and other standards described in Group 4 Policies. Due to the long-term
vision of the RLSA Overlay, extending to a horizon year of 2025, and in accordance with the
guidelines established in Chapter 163.3177(11) F.S. Section 163.3168(2), Florida Statutes, the
specific location, size and composition of each SRA cannot and need not be predetermined in
the GMP. In the RLSA Overlay, lands that are eligible to be designated as SRAs generally have
similar physical attributes as they consist predominately of agriculture lands which have been
cleared or otherwise altered for this purpose. Lands shown on the Overlay Map as eligible for
SRA designation include approximately 74,500 acres outside of the ACSC and 18,300 acres
within the ACSC. Approximately 2% of these lands achieve an Index score greater than 1.2.
Because the Overlay requires SRAs to be compact, mixed-use and self sufficient in the
provision of services, facilities and infrastructure, traditional locational standards normally
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applied to determine development suitability are not relevant or applicable to SRAs. Therefore
the process for designating a SRA follows the principles of the Rural Lands Stewardship Act as
further described herein.
*** *** *** *** *** text break *** *** *** *** ***
Policy 4.7: [Revised text,
page 123]
There are four specific forms of SRA permitted within the Overlay. These are Towns, Villages,
Hamlets, and Compact Rural Development (CRD). The °Characteristics of Towns, Villages,
Hamlets, and CRD are set forth in Attachment C and are generally described in Policies 4.7.1,
4.7.2, 4.7.3 and 4.7.4. Collier County shall establish more specific regulations, guidelines and
standards within the LDC Stewardship District to guide the design and development of SRAs to
include innovative planning and development strategies as set forth in Chapter 163.3177 (11),
F.S. and OJ 5.006(5)(1) Section 163.3168(2), Florida Statutes. The size and base density of
each form shall be consistent with the standards set forth on Attachment C. The maximum base
residential density as set forth in Attachment C may only be exceeded through the density
blending process as set forth in density and intensity blending provision of the Immokalee Area
Master Plan or through the affordable-workforce housing density bonus as referenced in the
Density Rating System of the Future Land Use Element. The base residential density is
calculated by dividing the total number of residential units in a SRA by the overall area therein.
The base residential density does not restrict net residential density of parcels within a SRA.
The location, size and density of each SRA will be determined on an individual basis during the
SRA designation review and approval process.
*** *** *** *** *** text break *** *** *** *** ***
F. Bayshore/Gateway Triangle Redevelopment Overlay [Revised text,
page 135]
The Bayshore/Gateway Triangle Redevelopment Overlay, depicted on the Future Land Use
Map, is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted
by the Board of County Commissioners on June 13, 2000. The intent of the redevelopment
program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment
Area by providing incentives that will encourage the private sector to invest in this urban area.
This Overlay allows for additional neighborhood commercial uses and higher residential
densities that will promote the assembly of property, or joint ventures between property owners,
while providing interconnections between properties and neighborhoods. The intent of this
Overlay is to allow for more intense development in an urban area where urban services are
available. Two zoning overlays have been adopted into the Collier County Land Development
Code to aid in the implementation of this Overlay. The following provisions and restrictions
apply to this Overlay:
*** *** *** *** *** text break *** *** *** *** ***
4. Properties with access to US 11 US 41 East and/or Bayshore Drive and/or Davis
Boulevard (SR 84) and/or the west side of Airport-Pulling Road may be allowed a
maximum density of 12 residential units per acre via use of the density bonus pool
identified in paragraph 11, except that no project may utilize more than 97 units — 25% of
the total density pool units available. The 97 unit cap will terminate when the BCC
[14-CM P-00913/1125254/1]76
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adopts, by LDC amendment, limitations and a cap on the use of the 388 density pool
units for any one project. In order to be eligible for this higher density, the project must
be integrated into a mixed-use development with access to existing neighborhoods and
adjoining commercial properties and comply with the standards identified in Paragraph
#8, below, except for mixed use projects developed within the "mini triangle" catalyst
project site as identified on the Bayshore/Gateway Triangle Redevelopment Overlay
Map. The "mini triangle" catalyst project site is eligible for the maximum density of 12
units per acre, with development standards as contained in the Gateway Triangle Mixed
Use District zoning overlay, adopted February 28, 2006 (Ordinance No. 06-08), and
amended December 14, 2006 (Ordinance No. 06-63). For projects that do not comply
with the requirements for this density increase, their density is limited to that allowed by
the Density Rating System and applicable FLUE Policies, except as may be limited by a
future zoning overlay.
*** *** *** *** *** text break *** *** *** *** ***
FUTURE LAND USE MAP SERIES [Revised text, final page of FLUE
text]
Future Land use Map [Added new Future Land Use Map Series
map]
Activity Center Index Map
*** *** *** *** *** text break *** *** *** *** ***
Collier Boulevard Community Facility Subdistrict Map
Coastal High Hazard Area Map
Coastal High Hazard Area Comparison Map
Gordon River Greenway Conservation Area Designation Map
*** *** *** *** *** text break *** *** *** *** ***
Future Land Use Map and Map Series [New map, following
FLUE text]
a. Create new Gordon River Greenway Conservation Area Designation Map.
[The above revision also affects the text entries in the Future Land Use Map Series listing
appearing on the Future Land Use Element Table of Contents pages.]
*** *** *** *** *** text break *** *** *** *** ***
[Include the actual Gordon River Greenway Conservation Area Future Land Use Map labeled
as, and included in, this Exhibit "A".]
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FLORIDA DEPARTMENT Of STATE
RICK SCOTT KEN DETZNER
Governor Secretary of State
February 2, 2015
Honorable Dwight E. Brock
Clerk of the Circuit Court
Collier County
Post Office Box 413044
Naples, Florida 34101-3044
Attention: Ann Jennejohn, Deputy Clerk
Dear Mr. Brock:
Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 15-08, which was filed in this office on February 2, 2015.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270 • Facsimile: (850) 488-9879
www.dos.state.fl.us