Ordinance 2002-32 ORDINANCE NO. 02- 32 m-'~
ORDINANCE AMENDING ORDINANCE NO. 89-05, AS ~
a~.0,.~;/AMENDED, THE COLLIER COUNTY GROWTH MANAGEMENT ~,m
PLAN FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY: AMENDING THE FUTURE LAND USE
ELEMENT, FUTURE LAND USE MAP AND RELATED MAPS, THE
CONSERVATION AND COASTAL MANAGEMENT ELEMENT AND
THE POTABLE WATER AND SANITARY SEWER SUBELEMENTS
OF THE PUBLIC FACILITIES ELEMENT OF THE COLLIER COUNTY
GROWTH MANAGEMENT PLAN TO ESTABLISH DEVELOPMENT
REGULATIONS FOR THE PROTECTION, PRESERVATION AND
CONSERVATION OF NATURAL RESOURCES FOR THE ENTIRE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA,
INCLUDING THE URBAN DESIGNATED AREA; AND TO
ESTABLISH DEVELOPMENT REGULATIONS FOR THE RURAL
FRINGE ASSESSMENT AREA PORTION OF THE RURAL AND
AGRIGULTURAL ASSESSMENT AREA INCLUDING CERTAIN
OF THE NATURAL RESOURCE PROTECTION AREAS LOCATED
WITHIN THIS RURAL FRINGE ASSESSMENT AREA ALL TO
IMPLEMENT THE FINAL ORDER OF THE ADMINISTRATION
COMMISSION ENTERED ON JUNE 22,.1999 IN CASE NO. ACC
99-02 (DOAH CASE NO. 98-0324GM); BY.. PROVIDING FOR
SEVERABILITY AND EFFECTIVE DATE. THESE AMENDMENTS
DO NOT INVOLVE THE EASTERN LANDS PORTION OF THE
RURAL AND AGRICULTURAL ASSESMENT AREA.
Whereas, on April 6, 1996, Collier County adopted an Evaluation and
Appraisal Report (EAR) for its Growth Management Plan (GMP) as required by Section
163.3191, Florida Statutes; and
Whereas, on November 14, 1997, Collier County adopted the EAR-based amendments
to its Growth Management Plan; and
Whereas, on December 24, 1997 the Department of Community Affairs (DCA) issued its
Notice and Statement of Intent to find the County's EAR-based amendments, and to find certain
of the EAR-based Objectives and Policies to the Growth Management Plan not in compliance
as defined by Section 163.3184(1)(b), Florida Statutes; and
Whereas, following a hearing the Administrative Law Judge issued a Recommended
Order on March 19, 1999, finding the EAR-based amendments at issue in non-compliance; and
Whereas, the Administration Commission on June 22, 1999 found the EAR-based
amendments not in compliance and entered a Final Order directing Collier County to perform a
3 year Rural and Agricultural Assessment of the Growth Management Plan to identify measures
to protect agricultural areas, direct incompatible land uses away from wetlands and upland
habitat and assess the growth potential of the area; and
Whereas, the Final Order provides that the County may conduct the Assessment in
phases; and
Whereas, the County has divided the Assessment into two geographical areas, the
Rural Fringe Area and the Eastern Lands Area; and
Whereas, on August 3 and September 14, 1999 the BCC created the Rural Fringe Area
Oversight Committee (RFAC) to assist in the assessment of tile area of the County commonly
referred to as the Rural Fringe Area; ~nd
Whereas, the RFAC, with the collaboration of the public, and county planning and
environmental staff have completed the Assessment for the Rural Fringe Area and have
developed amendments to the County's Growth Management Plan; and
Whereas, the Collier County Planning Commission has considered the proposed Rural
Fringe Assessment Area Amendments to the Growth Management Plan pursuant to the
authority granted to it by Section 163.3174, Florida Statutes, and has recommended approval of
said Rural Fringe Assessment Area Amendments to the Board of County Commissioners; and
Whereas, upon receipt of Collier County's proposed Rural Fringe Assessment Area
Amendments, the DCA will review the Rural Fringe Assessment Area Amendments as set forth
in Section 163.3184, Florida Statutes.
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, FUTURE LAND USE MAP AND MAP SERIES, THE
CONSERVATION AND COASTAL MANAGEMENT ELEMENT,
AND THE POTABLE WATER AND SANITARY SEWER
SUBELEMENTS OF THE PUBLIC FACILITIES ELEMENT OF
THE COLLIER COUNTY GROWTH MANAGEMENT PLAN.
The Board of County Commissioners hereby adopts these amendments to the Future
Land Use Element, Future Land Use Map and Map series, the Conservation and
Coastal Management Element, and the Potable Water and Sanitary Sewer Subelements
of the Public Facilities Element of the Collier County Growth Management Plan attached hereto
and incorporated by reference herein as Exhibit A.
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 these amendments shall be the date a final order is issued by the
Department of Community Affairs or Administration Commission finding the amendments in
compliance in accordance with Section 163.3184, Florida Statutes, whichever occurs earlier.
No development orders, development permits, or land uses dependent on these amendments
may be issued or commence before it has become effective. If a final order of noncompliance is
issued by the Administration Commission, these amendments may nevertheless be made
effective by adoption of a Resolution affirming its effective status, a copy of which Resolution
shall be sent to the Department of Community Affairs, Bureau of Local Planning, 2555 Shumard
Oaks Blvd., 3rd Floor, Tallahassee, Florida 32399-2100.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida this/~::~ day of (~~
D ,.W, IG H¥. E? BBO:~K,,. CLERK
~pprovod as to form and Io~al su~icioncy:
Marj~i~. Student, Assistant County ~ttornoy
,2002.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
JAME~ N. COLETTA, Chairman
This ordinance filed with the
Secretary of State's Office the
and acknowledgemen, t_~f that
filing__re, ceived this ~ ck3y
of
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Prepared By
Collier County Planning Services Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
FUTURE LAND USE ELEMENT
Symbol
(111)
(iv)
(v)
Date Amended
May 9, 2000
May 9, 2000
May 9, 2000
May 9, 2000
May 9, 2000
December 12, 2000
March 13, 2001
March 13, 2001
Ordinance No.
Ordinance No. 2000-25
Ordinance No. 2000-26
Ordinance No. 2000-27
Ordinance No. 2000-30
Ordinance No. 2000-33
Ordinance No. 2000-87
Ordinance No. 2001-11
Ordinance No. 2001-12
Note:
Ordinance No. 2000-25, rescinded and repealed in its entirety Collier County
Ordinance No. 99-63, which had the effect of rescinding certain EAR-based objectives and
policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM).
Ordinance No. 2000-26, amended Ordinance No. 89-05, as amended, the Collier County
Growth Management Plan, having the effect of rescinding certain EAR-based objectives
and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM), more specifically portions of the Intergovernmental
Coordination Element (Ord. No. 98-56), Natural Groundwater Aquifer Recharge
Element (Ord. No. 97-59) and Drainage (Ord. No. 97-61) sub-elements of the Public
Facilities Element, Housing Element (Ord. No. 97-63), Golden Gate Area Master Plan (Ord.
No. 97-64), Conservation and Coastal Management Element (Ord. No. 97-66), and the
Future Land Use Element and Future Land Use Map (Ord. No. 97-67); and re-adopts Policy
2.2.3 of the Golden Gate Area Master Plan.
Indicates adopted portions
The support document will be updated as current information becomes available.
Scrivener's Ordinance correcting omissions on Flue Map
Plan Amendment CP.2000-3,4,5,7 & 11 by Ordinance No. 2001-12 on March 13, 2001
Text with single underline or single stri~cthrc:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page I of 81
SUMMARY
OVERVIEW
A.
B.
C.
TABLE OF CONTENTS
PURPOSE
BASIS
UNDERLYING CONCEPTS
Protection of Natural Resource Systems
Coordination of Land Use & Public Facilities
Management of Coastal Development
Provision of Adequate & Affordable Housing
Attainment of High Quality Urban Design
Improved Efficiency and Effectiveness in the
Land Use Regulatory Process
Protection of Private Property Rights
SPECIAL ISSUES
Coordination of Land Use and Public Facility Planning
Level of Service Standards
Vested Rights
FUTURE LAND USE MAP
Page
3-65-9.
7--9-1
II.
*IMPLEMENTATION STRATEGY
* GOALS, OBJECTIVES AND POLICIES
* FUTURE LAND USE DESIGNATION DESCRIPTION SECTION
Urban Designation
Density Rating System
Agricultural/Rural Designation
Estates Designation
Conservation Designation
Overlays and Special Features
* FUTURE LAND USE MAP SERIES
*Future Land Use Map
*Mixed Use & Interchange Activity Centers
*Properties Consistent by Policy (5.9, 5.10, 5.11 )
*Natural Resources - Wetlands
(I)* Wellhead Protection Areas
(IV)* Bayshore/Gateway Triangle Redevelopment Overlay Map
Support Document:
Public Facilities
Natural Resources - Waterwells, Cones of Influence
River, Bays, Lakes, Floodplains, Harbors, and
Minerals (includes lands acquired for conservation
and lands proposed for acquisition for conservation)
Soils
III. SUPPORT DOCUMENT: LAND USE DATA AND ANALYSIS (Separate Table of Contents)
I 0-! 613-20
-1-7--4421-59
4460
Text with single, underline or single xtri,tcc:hrc'~:gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 2 of 81
SUMMARY
The Future Land Use Element includes three major sections:
Overview,
Implementation Strategy,
And
Land Use Data and Analysis.
The Overview simply provides an introduction as to the purpose, basis, underlying concepts
and special issues addressed by the Element.
The Implementation Strategy is where the Element is brought into effect. Included are the
Goals, Objectives, Policies and Future Land Use Map.
The third section consists of Support Document: Land Use Data and Analysis. The information
found there provides a basis for the Implementation Strategy and serves to meet the
requirements of Section 9J-5.006, Florida Administrative Code, minimum requirements for the
Future Land Use Element.
Text with single underline or single stri!ccthrc'-'gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 3 of 81
I. OVERVIEW
A. PURPOSE
The geographic framework for growth in Collier County is established by the Future Land Use
Element. As such, the Element is central to planning for: protection and management of natural
resources;Lpublic facilities~; coastal and rural development~; and, housing and urban
community character and design. The Element is also important to the County's system of land
development regulations and to private property rights.
The purpose of the Future Land Use Element is to guide decision-making by Collier County on
regulatory, financial and programmatic matters pertaining to land use. Most directly, this
Element controls the location, type, intensity and timing of new or revised uses of land. The
land use strategy in this Element is closely coordinated with a strategy for provision of public
facilities as found in the Capital Improvements and Public Facility Elements of the
Comprehensive Plan, and with the strate.qies to protect and conserve natural resources as
found in the Conservation and Coastal Manaqement Element.
B. BASIS
This Element is based in large part on the Future Land Use Element adopted as part of the
1983 and 1989 Collier County Comprehensive Plans. The land use strategy put forth in those
Plans have served Collier County well, therefore, a general continuation is provided. The best
characteristics of the 1983 and 1989 Comprehensive Plans included the use of a binding Future
Land Use Map with designated "Urban" areas and the confinement of intensive Zoning Districts,
thus intensive land uses, to those areas. Moreover, this Element includes a strategy for the
protection of natural resources and a.qri-business in the Rural Frinqe Mixed Use District~
Sccc?.dcr';__.e" ~.,.-..~._...~ ,__.~ ~.~,.._.,, by employin.q, various requlations, and incentives to direct
incompatible land uses away from such natural resources and to enhance the economic viability
of a.qri-business.
In addition, this Element is based on the Support Document: Land Use Data and Analysis, and
the summation of the detailed planning conducted for each of the other portions of the
Comprehensive Plan. Data, analysis and implementation strategies from the various elements
have contributed to the geographic framework through the configuration of the designations on
the Future Land Use Map and the associated standards for use of land.
The State Comprehensive Plan and the Southwest Florida Regional Comprehensive Policy
Plan form another basis for the Future Land Use Element. Chapter 163, Florida Statutes, the
"Local Comprehensive Planning and Land Development Regulation Act" and Chapter 9J-5,
Florida Administrative Code, "Minimum Criteria for Review of Local Comprehensive Plans and
Determination of Compliance," provide detailed requirements on the scope and content of the
Element.
Finally, major contributions to this Element have been provided by the public through the
followinq:
· Collier County Citizens Advisory Committee in conjunction with the Evaluation and
Appraisal Report adopted by the Board of County Commissioners in April, 1996,
· The Rural Fringe Area Oversiqht and Eastern Lands Area Oversiqht Committees;
Text with single, underline or single xtrikcthrc',~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'i!:z:!::'z::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 4 of 81
· The Environmental Advisory Council;
· Tthe Collier County Planning Commission, which is the local planning agencyT;, and,
· ~)ther groups and individua s~ throu.qh both written and verbal input, at, or as a result of,
hundreds of duly advertised public workshops and meetin.qs.
C. UNDERLYING CONCEPTS
The land use strategy established by this Element is based on a series of concepts, which
emerge from the foundation cited earlier. The policy direction and implementation mechanisms
closely relate to these underlying concepts.
Protection of Natural Resource Systems
Collier County is situated in an unique, sensitive and intensely interactive physical environment.
Natural resources are abundant: a subtropical climate with annual wet and dry seasons;
enormous groundwater productivity; vast wetland areas; large ranges of habitat with diverse
and unique flora and fauna, includinq many species that are Federally and/or State listed,
warranting special protection; extensive and highly productive estuarine systems; and~ many
miles of sandy beach. In addition to their habitat value, :F_these natural resources perform
functions '::h!ch that are vital to the health, safety and welfare of the human population of the
County, and serve as a powerful magnet to attract and retain visitors and residents. Therefore,
protection and management of natural resources for long-term viability is essential to support
the human population, ensure a high quality of life, and facilitate economic development.
Important to this concept is management of natural resources on a system-wide basis.
The Future tLand Use Element is designed to protect and manage natural resource systems in
several ways::
· Urban Designated Areas on the Future Land Use Map are located and configured to
guide concentrated population growth and intensive land development away from areas
of great sensitivity and toward areas more tolerant to development.
· Within the Urban Designated Areas this Element encourages Planned Unit
Development zoning and assigns maximum permissible residential density based on the
gross land area. Through site plan review procedures in the Land Development
Regulations (LDRs), 13,",d 3!tcratlc,", a,qd co,qstructlcv, development is guided to the
portions of the property that is of lesser environmental quality, ~
(~,eve~.f~'~, thus, in effect, constitutinq an on-site transfer or clusterinq of development
rights ^~"""
· A broader "off-site" Transfer of Development Rights (TDR} provision~ set forth in this
Element and primarily applicable to the Rural Frinqe Mixed Use District ~
L3nd Dcv~!opm~,",t R~Gulctlcv, s is a key component of the County's overall strateqy to
direct incompatible land and uses away from important natural resources, including
large connected wetland systems and listed species and their habitat.
· An Area of Critical State Concern Overlay is included on the Future Land Use Map to
ensure implementation of all applicable Land Development Regulations in the
Okaloacoochee Slough, Big Cypress Swamp, Fakahatchee Strand and Ten Thousand
Islands areas.
Text with single underline or single ~trikcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 5 of 81
The County has designated several interim Natural Resource Protection Area (NRPA)
overlays as permanent NRPAs, which are intended to maintain the connection between,
and the preservation of, large connected wetland systems and critical habitat areas for
listed species by allowing very limited land uses and through hi.qh native veqetation
preservation standards and buffers from adjacent land uses. These permanent NRPA
overlay areas are primarily located within the Rural Fringe Mixed Use District where
these lar.qe connected wetlands systems and habitat areas occur.
The County's Land Development Regulations provide standards for protection of
groundwater, particularly in close vicinity to public water supply wells as-e~ by
implementing policies set forth in the Natural Groundwater Aquifer Recharge Element.
Natural resources are also protected throuqh close spatial and temporal coordination of
land development with the availability of adequate infrastructure (public or private
facilities) to ensure optimized accommodation of human impacts, particularly in relation
to water supply, sewage treatment, and management of solid waste. This coordination
is accomplished through the provision of public facilities as detailed in the Capital
Improvements and Public Facility Elements and throuqh the Level of Service Standards
(LOS) found herein.
Of crucial importance to the relationship between natural resources and land use is the
completion and implementation of multi-objective watershed management plans as described in
the Drainage Element. Water is the greatest integrator of the physical environment in that it
links together dynamic ecological and human systems. Therefore, the watershed management
plan must take into account not only the need for drainage and flood protection but also the
need to maintain water table levels and an approximation of natural discharge to estuaries. The
watershed management plans will have implications for both water management and land use
practices.
S~W~ ............
Elements
Coordination of Land Use and Public Facilities
At the heart of Florida's Growth Management 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 L-evel-ef
~ LOS Sstandards. The L~veJ~;~Se~=viee LOS Sstandards are binding - no final local
Development Order may be issued which is not consistent with the Concurrency Management
System. Binding Leve! cf Servlce LOS Sstandards have been established for roads, water
supply, sewage treatment, water management, solid waste and parks. While the standards in
the Capital Improvements and Public Facility Elements serve to guide public provision of
infrastructure, within the context of the Future Land Use Element the Sstandards serve to
assure the availability of adequate facilities~_whether public or private.
Text with single underline or single ctri!cethrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~ ......~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 6 of 81
The Urban Service Area concept manifested in this Element is crucial to successful
coordination of land development and the provision of adequate public facilities. It is within
Urban Designated
Areas on the Future Land Use Map that the more intensive Zoning Districts are permissible,
thus the more intensive land uses. Since Urban Designated Areas are where intensive land
uses are guided, it is also where fiscal resources are primarily concentrated for the provision of
roads, water supply, sewage treatment and water management. Also, Never-the-less, facilities
and services such as parks, goverr, mcr, t ~''[[''~lllil,4ir''''~°lu[, schools, a",4, l~ emergency and other essential
services, and improvements to the existing road network are~.,,,,,~,,,j"r~"*""'"
r~..o;,.....,,.,4 ^.,-ac are anticipated Ooutside of the Urban Designated Areas, primarily within the
areas known as North Golden Gate Estates and the Rural Fringe Mixed Use District. In the
case of designated Receiving Lands within the Rural Fringe Mixed Use District, in order to
protect natural resources and private property rights, extension of central sewer and water is
permitted in order to: support the TDR program; allow for maximum utilization of clustering of
allowable residential density; foster the development of rural villages; and, as an incentive to
encourage the use of other innovative planning techniques, onb'
no," ...... ,,..,;,..,4 ,...,.,...~ ,.,~, .... ,4 ....... It is important that the Urban Designated Area not
be so large that public facilities cannot be efficiently and effectively planned for and delivered;
and not be so small that the supply of land available for development is extremely limited with
resultant lack of site selection options and competition leading to elevated land prices. It is also
important that the time frames for land use and public facility planning be coordinated as
discussed later in this Overview.
Mana.qement of Coastal Development
Two major coastal development issues in Collier County are the protection of natural resources
and the balancing of risk in natural hazard areas.
Extensive populated areas in Collier County are vulnerable to periodic salt-water inundation
from tropical storms or hurricanes. It is extremely important that an acceptable balance
between at-risk population and evacuation capability be achieved. In addition, public and
private investment in such vulnerable areas must be carefully considered.
This issue is addressed here and in the Conservation and Coastal Management Element
through several measures. A Coastal Management Area is identified on the Future Land Use
Map essentially as all lands seaward of US 41. This line is based on the close fit to the storm
Category I SLOSH area (potential for salt water flooding from 1 storm in 12 years) and
evacuation planning areas. Within the Coastal Management Area maximum permissible
residential density is limited in recognition of the level of risk, the existing deficiency of
evacuation shelter space and existing patterns of density. A Coastal High Hazard Area is
identified in Conservation and Coastal Management Element and policies are provided. Finally,
coastal natural hazards are addressed through Land Development Regulations already in effect
relating to coastal building standards, per Chapter 161, Florida Statutes, and protection of
structures from floods, per County participation in the FEMA Flood Insurance Program.
Text with single underline or single stri!cc:hrc,:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 7 of 81
Provision of Adequate and Affordable Housin,q
An emerging issue in Collier County is the availability of adequate and affordable housing for
Iow and moderate-income populations. The Future Land Use Element encourages the creation
of affordable housing through provisions which allow for increased residential density if the
proposed dwelling units would be affordable based on the standards found in the Housing
Element.
Attainment of Hi.qh Quality Urban Desi.qn
The report of the Regional/Urban Design Team for the Naples area, dated April 1987, and
subsequent recommendations of the R/UDAT Citizen Committee, provide another underlying
concept. While the Growth Management Plan as a whole provides the requisite foundation for
superior urban design through a sound framework for growth (protection of natural resources,
thoughtful guidance of land uses, adequate public facilities and adequate housing), the Future
Land Use Element provides several additional measures.
Major attention is given to the patterns of commercial development in Collier County. Concern
about commercial development relates to transportation impacts both on a micro (access to
road network) and macro (distribution of trip attractors and resultant overall traffic circulation)
level and it relates to aesthetics and sense of place. Within the Traffic Circulation Element a
commitment to adopt standards for road access has been accomplished through the Access
Control Policy adopted by Resolution and the Access Management Plans for Mixed Use Activity
Centers included in the Land Development Regulations. The Future Land Use Element
includes improved Iocational criteria for commercial development. The Mixed Use Activity
Centers are intended to provide for concentrated commercial development but with carefully
configured access to the road network. Superior urban design is therefore promoted by
carefully managing road access, avoiding strip commercial development, improving overall
circulation patterns, and providing for community focal points.
A second urban design initiative relates to Corridor Management Plans. The Future Land Use
Element committed to the completion of such plans for two roadways initially and to extend the
concept to other roads in the future. The plans will identify an urban design theme for a
particular road and recommend a package of Land Development Regulations (land use, height,
setback, landscaping, signage, lighting, etc.) and public works (landscaping, lighting, signage,
etc.) to achieve that theme. The City of Naples and Collier County have cooperated on the first
roads to be treated with this approach. The Streetscape Master Plan adopted by the Board of
County Commissioners identifies appropriate landscaping treatments for the different corridors
in the County.
Collier County has also adopted Design Standards for all commercial development into the
Land Development Code. These development standards include building design, parking lot
orientation, pedestrian access, vehicular movement, landscaping and lighting. These standards
will provide for quality development that is responsive to the Community's character.
Improved Efficiency and Effectiveness in the Land Use Regulatory Process
Attention has been devoted to improving the land use regulatory process through
straightforward requirements and procedures. This has led to the style and structure of this
Text with single underline or single strikcthrcugk reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double~~'~'~' ...... ~- reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 8 of 81
Plan; a reorganization of the development review process; and the compilation of all Land
Development Regulations into a single, unified Land Development Code.
Protection of Private Property Rights
Important to every facet of this Element is maintenance of a careful balance between private
property rights and the general public interest. Although sound land use management by
definition establishes limits on use of property, care has been taken to ensure the limits are
rational; fair; based on the health, safety and welfare of the public; and that due process is
provided. Of particular importance is the issue of vested rights, which is addressed later in this
Overview.
D. SPECIAL ISSUES
Coordination of Land Use and Public Facility Plannin.q
It is important that the time frames of land use planning and public facilities planning be
coordinated. During the development of the Urban Area Buildout Study it became clear that an
incongruity existed in that under the1989 Collier County Comprehensive Plan, enough land in
the western coastal area was designated Urban for approximately 275,000 dwelling units
(inclusive of the City of Naples) with a population of 458,000, with buildout occurring between
2019 and 2046, depending on the growth rate of the County. Of this, approximately 120,000
dwelling units were built as of April 1, 1996 (inclusive of the City of Naples). In the Immokalee
Urban Area, enough land had been included for approximately 39,000 dwelling units with a
build-out time horizon of 2105. These buildout time frames are contrasted by the time frames
for public facility planning which are at 10 years for all facilities except roads where a 2020
financially feasible plan exists for the County. The 2020 plan is designed to accommodate
approximately 246,500 dwelling units and a population of 393,100 (inclusive of the City of
Naples).
As previously discussed, Level of Service Standards for public facilities which are binding on
land development are adopted for roads, water supply, sewage treatment, water management,
parks and solid waste. Of these, the first are most closely tied to the development of a property
- adequate roads, water, sewer and water management must be on or adjacent to a property in
order for it to be developed. Parks and solid waste are a matter of ensuring adequate
countywide capacity. To narrow the issue further, it is recognized that the approach to
adequate water management is regulatory - a level of on-site storm flood protection is required.
In the case of water and sewer, the County has provided utility systems, which are substantial
and expanding. Thus, the critical issue becomes coordination of land use and transportation
time frames.
The difficulties that this incongruity - in land use planning and transportation planning time
frames - could lead to, include:
An internally inconsistent Plan;
Failure to reserve adequate right-of-way at time of zoning;
Condemnation of land after zoning or after development in order to obtain
adequate
right of way;
Text with single underline or single strikcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~ ....... ~- reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 9 of 81
Temporary prohibitions on issuance of Development Orders due to violations of
Level of Service Standards; and
Progressive lowering of Level of Service Standards.
The Comprehensive Plan responds to the time frame discrepancy through immediate action
and through process oriented commitments. First, the Traffic Circulation Element includes an
Objective to coordinate with the Future Land Use Element and a policy to complete long range
transportation planning. The Urban Area Buildout Study was prepared to assist in the
development of a long range "vision" of the Coastal Urban Area with a specific focus on the
infrastructure improvements needed to accommodate the Urban area's potential growth based
on the Future Land Use Map. Phase I, completed in 1994, provided a comprehensive review of
the urban area population while Phase II was an analysis of infrastructure needed to
accommodate that population. Second, the Density Rating System has been adjusted to
moderate maximum permissible densities in areas subject to long range congestion. Third,
commercial development opportunities in the form of Mixed Use Activity Centers are provided to
include a mixture of uses which has the potential to lessen the impact on the transportation
system. Fourth, the Level of Service Standards that are binding on the issuance of
Development Orders are adopted as part of this Element, as well as the Capital Improvements
Element. Finally, a Zoning Reevaluation Program has been established and implemented
which reviewed and modified, where possible, zoning with a higher density or intensity than
provided for in the 1989 Comprehensive Plan.
The areas identified as subject to long range traffic congestion consist of the western coastal
Urban Designated Area seaward of a boundary marked by Airport Road (including an extension
north to the Lee County boundary), Davis Boulevard, County Barn Road, and Rattlesnake
Hammock Road consistent with the Activity Center's residential density band located at the
southwest quadrant of the intersection of Rattlesnake Hammock Road and County Road 951
(including an extension to the east). The basis for this determination was the 2015
Transportation Plan which forecasts future land use based on existing development, potential
development and population projections. The land use forecasts are the basis for projected
unconstrained traffic circulation from which, once compared to the existing roadway network,
future roadway needs are derived. The 2020 Financially Feasible Road Plan, as well as the
Needs Assessment Plan, which represents buildout of the Urban Area, have not met with public
acceptance. Therefore, the strategy discussed above is promoted, which include: extend time
frame of transportation planning; moderate maximum permissible densities in areas subject to
long range congestion; provide commercial development opportunities which serve to modify
the overall traffic circulation pattern; and re-evaluate existing zoning.
Level of Service Standards
Standards for adequate service for roads, water, sewer, water management, parks and solid
waste are adopted as a part of the Capital Improvements Element. While a major purpose of
the standards in the Capital Improvements Element is to drive the funding of facility expansion
commensurate with the demand created by population growth, the major purpose for inclusion
in this Element is to serve as a regulatory tool.
Text with single underline or single stri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 10 of 81
Objective 2 states:
... No local Development Order shall be issued unless required public facilities meet the
requirements of the Concurrency Management System found in the Capital Improvements
Element...
As discussed in the previous section, implementation of the Standards will rely on the following
strategies:
Parks - Annual Certification of Adequate Capacity;
Solid Waste - Annual Certification of Adequate Capacity;
Water Management - Project-Specific Regulatory Requirement;
Sewage - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system);
Water - Project-Specific Capacity Test (may be provided publicly or privately as a central or
individual system); and
Roads - Project-Specific Capacity Test.
It is recognized that difficulties may arise in situations where the County is not providing the
facility or service but is responsible for implementation of a regulatory Level of Service
Standard. This is the case with State Roads running through the County; with independent and
City of Naples water and sewer districts within the County; and conversely, with County Roads
running through the City of Naples. In these instances effort has been made to coordinate the
"regulatory" Level of Service Standard with the "funding" Level of Service Standard. However,
if there is a failure by the service provider, adjustment to the regulatory effort may be forced.
For example, if the State Department of Transportation allows a road to fall below its "funding"
standard, (which is the same as the County's "regulatory" standard) and there is no
commitment to accelerate funding and construction, four options are available:
- A moratorium may be imposed but may not be sustainable if there is no commitment to
improve the road by a definite and reasonable time;
- The County may improve the road;
- The private sector may improve the road; or
The regulatory Level of Service Standard may be lowered through a Comprehensive Plan
amendment process.
Vested Rights
The issue of vested rights for approved but unbuilt development is an important consideration in
the Future Land Use Element. The issue emerges with regard to existing zoning which is
inconsistent with this Plan; with regard to the magnitude of approved but unbuilt residential
dwelling units in relation to the difficulty of forecasting development trends and resultant facility
needs; with regard to transportation planning time frames and right-of-way needs; and with
regard to approved but unbuilt commercial zoning (C-1-C-5 and PUD) in 1995 which found that
of the approximately 4,152 acres of commercially zoned land, 1,780 acres, or 43%, are
developed.
This Comprehensive Plan responds to the vested rights issue by establishing a program which
reviewed all previously approved zoning. Within three years after Plan was adopted, all zoning
was reviewed. If it is was determined to be inappropriate and is not vested, the zoning was
adjusted to an appropriate classification. Annually thereafter, zoning will be re-evaluated on the
Text with single, underline or single ctri!:cthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'i!:c:.~::'z::g.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 11 of 81
fifth anniversary of its approval as identified in the Land Development Regulations. (See
Appendix C of the Support Document for a complete discussion of the vested rights issue).
E. FUTURE LAND USE MAP
The Future Land Use Map depicts the desired extent and geographical distribution of land uses
in the County. Mixed-use categories are used to generally describe the character of allowed
development. Within each of these categories, a range of uses are is permitted based upon
specific standards as described in the Designation Description Section of this Element. These
uses include residential, commercial, industrial, agricultural, recreational, conservation,
educational, community, and public facilities.
The Future Land Use Map series includes additional map series:
Future Land Use Map - Mixed Use Activity Centers and Interchange Activity Centers
Future Land Use Map - Properties Consistent by Policy (5.9, 5.10, 5.11)
Future Land Use Map - Natural Resources: Wetlands;
The following Future Land Use Maps are located in the Support Document:
Future Land Use Map - Public Facilities, which shows existing and planned public facilities;
Future Land Use Map - Natural Resources: Waterwells, Cones of Influence, Rivers, Bays,
Lakes, Floodplains, Harbors and Minerals (this map also shows
those properties proposed for public acquisition by the State
Department of Environmental Protection Conservation and
Recreational Lands Program (CARL) and the South Florida Water
Management District's Save Our Rivers Program);
Future Land Use Map - Natural Resources: Soils.
Text with single, underline or single ~trikcthrc,:zgh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double e!:'i!:z:!::'z::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 12 of 81
II. IMPLEMENTATION STRATEGY
GOALST OBJECTIVES AND POLICIES
GOAL:
TO GUIDE LAND USE DECISION-MAKING SO AS TO ACHIEVE AND
MAINTAIN A HIGH QUALITY NATURAL AND HUMAN ENVIRONMENT WITH A
WELL PLANNED MIX OF COMPATIBLE LAND USES WHICH PROMOTE THE
PUBLIC'S HEALTH, SAFETY AND WELFARE CONSISTENT WITH STATE
PLANNING REQUIREMENTS AND LOCAL DESIRES.
OBJECTIVE 1:
Unless otherwise permitted in this Growth Management Plan, new or revised uses of land shall
be consistent with designations outlined on the Future Land Use Map. The Future Land Use
Map and companion Future Land Use Designations, Districts and Sub-districts shall be binding
on all Development Orders effective with the adoption of this Growth Management Plan.
Standards and permitted uses for each Future Land Use District and Subdistrict are identified in
the Designation Description Section. Through the magnitude, location and configuration of its
components, the Future Land Use Map is designed to coordinate land use with the natural
environment including topography, soil and other resources; promote a sound economy;
coordinate coastal population densities with the Regional Hurricane Evacuation Plan; and
discourage unacceptable levels of urban sprawl.
Policy 1.1:
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
A. URBAN-
1.
2.
3.
4.
5.
6.
7.
(11) 8.
9.
(V)10.
B. URBAN-
1.
2.
(V) 3.
4.
C. URBAN
1.
MIXED USE DISTRICT
Urban Residential Subdistrict
Urban Residential Fringe Subdistrict
Urban Coastal Fringe Subdistrict
Business Park Subdistrict
Office and Infill Commercial Subdistrict
PUD Neighborhood Village Center Subdistrict
Traditional Neighborhood Design Subdistrict
Orange Blossom Mixed-Use Subdistrict
Goodlette/Pine Ridge Commercial Infill Subdistrict
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
COMMERCIAL DISTRICT
Mixed Use Activity Center Subdistrict
Interchange Activity Center Subdistrict
Livingston/Pine Ridge Commercial Infill Subdistrict
Business Park Subdistrict
- INDUSTRIAL DISTRICT
Business Park Subdistrict
Policy 1.2:
The AGRICULTURAL/RURAL Future Land Use Designation shall include Future Land Use
Districts and Subdistricts for:
Text with single underline or single xtrikcthrc.'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~t:'i::zt!::':.::g.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 13 of 81
A. AGRICULTURAL/RURAL- MIXED USE DISTRICT
1. Rural Commercial Subdistrict
B. RURAL FRINGE MIXED USE DISTRICT
BC. RURAL - INDUSTRIAL DISTRICT
CD.RURAL - SETTLEMENT AREA DISTRICT
Policy 1.3:
The ESTATES Future Land Use Designation shall include Future Land Use Districts and
Subdistricts: as described in the Golden Gate Area Master Plan.
Policy 1.4:
The CONSERVATION Future Land Use Designation shall include a Future Land Use District.
Policy 1.5:
Overlays and Special Features shall include: A. Area of Critical State Concern Overlay
B. ,~,r=as cf Env!ronmcnta! Ccnccrn Over!ay North Belle Meade Overlay
C. Natural Resource Protection Area Overlays
D. Airport Noise Area Overlay
(IV)E. Bayshore/Gateway Triangle Redevelopment Overlay
OBJECTIVE 2:
The coordination of land uses with the availability of public facilities shall be accomplished
through the Concurrency Management System of the Capital Improvements Element and
implemented through the Adequate Public Facilities Ordinance of the Land Development Code.
Policy 2.1:
The County shall prepare annually the Annual Update and Inventory Report (AUIR) on Public
Facilities which shall include a determination of the existing conditions of capital public facilities,
determine the remaining available capacity, forecast future needs in the five year capital
improvement schedule and identify needed improvements and funding to maintain the level of
service adopted in Policy 1.1.5 of the Capital Improvements Element.
Policy 2.2:
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, add projects to the Capital Improvements
Element or defer development until improvements can be made or the level of service is
amended to ensure available capacity.
Policy 2.3:
Continue the Certificate of Adequate Public Facility Adequacy regulatory program, which
requires the certification of public facility availability prior to the issuance of a final local
development order.
Text with single underline or single str!.Sct?,~'.~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... t._,~ ....... ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 14 of 81
OBJECTIVE 3:
Land Development Regulations have been adopted to implement this Growth Management
Plan pursuant to Chapter 163.3202, F.S. in order to ensure protection of natural and historic
resources, the availability of land for utility facilities, promote compatible land uses within the
airport noise zone, and to provide for management of growth in an efficient and effective
manner.
Policy 3.'1:
Land Development Regulations have been adopted into the Land Development Code that
contain provisions to implement the Growth Management Plan through the development review
process and include the following provisions:
a. The Collier County Subdivision Code shall provide for procedures and standards for
the orderly development and subdivision of real estate in order to ensure proper legal
description, identification, documentation and recording of real estate boundaries and
adequate infrastructure for development.
Protect environmentally sensitive lands and provide for open space. This shall be
accomplished in the Rural Frinqe Mixed Use District ~'~ ~"~'~" '~"~'^'~ ~
vvvv.e .... .__.'"~-'; e~"'";vv.._., .... .,., ~,~,~. through various Land Use Desiqnations that restrict hiqher
intensity land uses and require specific land development standards for the remainin.q
allowable land uses and throuqh the adoption of permanent NRPA Overlays and
integration of State of Florida Big Cypress Area of Critical State Concern regulations
into the Collier County Land Development Code. This shall also be accomplished
through regulations such as minimum open space and native veqetation preservation
requirements, and/or throu.qh incentives that encouraqe the use of creative land use
planning techniques and innovative approaches to development in the County's
A.qricultural/Rural Desiqnated Area.
Drainage and stormwater management shall be regulated by the implementation of
the South Florida Water Management District Surface Water Management
regulations.
(I)d.
Identified potable water wellfields are depicted on the Future Land Use Map Series as
wellhead protection areas. Policy 3.1.1 of the Conservation and Coastal Management
Element specifies prohibitions and restrictions on land use in order to protect these
identified wellfields.
Regulate signage through the Sign Ordinance, which shall provide for frontage
requirements for signs, shared signs for smaller properties, definitions and
establishment of an amortization schedule for non-conforming signs.
The safe and convenient on-site traffic flow and vehicle parking needs shall be
addressed through the site design standards as well as site development plan
requirements which include: access requirements from roadways, parking lot design
and orientation, lighting, building design and materials, landscaping and buffering
criteria.
Text with single, underline or single xtrikethrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'i.~c:.~::'c.::Z,.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 15 of 81
Ensure the availability of suitable land for utility facilities necessary to support
proposed development by providing for a Public Use Zoning District for the location of
public facilities and other Essential Services.
The protection of historically significant properties shall be accomplished, in part,
through the adoption of the Historic/Archaeological Preservation Regulations which
include the creation of an Historic/Archaeological Preservation Board; provides for
the identification of mapped areas of Historic/Archaeological probability; requires a
survey and assessment of discovered sites; and provides a process for designation
of sites, structures, buildings and properties.
The mitigation of incompatible land uses with the area designated as the Naples
Airport Noise Zone shall be accomplished through regulations which require
sound-proofing for all new residential structures within the 65 LDN Contour as
identified on the Future Land Use Map; recording the legal descriptions of the noise
contours in the property records of the County and through an inter-local agreement
to notify the Naples Airport Authority of all development proposals within 20,000 feet
of the airport which exceed height standards established by the Federal Aviation
Administration.
No development orders shall be issued which are inconsistent with the Growth
Management Plan, except for where a Compatibility Exception or Exemption has
been granted or where a positive Determination of Vested Rights has been made
pursuant to the Zoning Reevaluation Program.
Policy 3.2:
The Land Development Regulations have been codified into a single unified Land Development
Code (Ordinance 91-102). The development review process has been evaluated and improved
to focus on efficiency and effectiveness through unification of all review staff in a single
organizational unit and through streamlining procedures.
OBJECTIVE 4:
In order to improve coordination of land uses with natural and historic resources, public
facilities, economic development, housing and urban design, the Future Land Use Element
shall be continually refined through detailed planning. Future studies might address specific
geographic or issue areas. All future studies must be consistent with the Growth Management
Plan and further its intent.
Policy 4.1:
A detailed Master Plan for Golden Gate Estates has been developed and was incorporated into
this Growth Management Plan in February, 1991. The Master Plan addresses Natural
Resources, Future Land Use, Water Management, Public Facilities and other considerations.
Text with single, underline or single stri!rc:hr,v::gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 16 of 81
Policy 4.2:
A detailed Master Plan for the Immokalee has been developed and was incorporated into this
Growth Management Plan in February, 1991. The Master Plan addresses Natural Resources,
Future Land Use, Public Facilities, Housing, Urban Design, Land Development Regulations and
other considerations. Major purposes of the Master Plan shall be coordination of land use and
transportation planning, redevelopment or renewal of blighted areas and elimination of land
uses inconsistent with the community's character.
Policy 4,3:
A detailed Master Plan for Marco Island has been developed and was incorporated into this
Growth Management Plan in January 1997. The Master Plan addresses Population, Public
Facilities, Future Land Use, Urban Design, Land Development Regulations and other
considerations.
Policy 4,34:
Corridor Management Plans have been developed by Collier County in conjunction with the City
of Naples. The Plans identify appropriate urban design objectives and recommend Land
Development Regulations and Capital Improvements to accomplish those objectives. Plans
have been completed for the following road corridors: Goodlette-Frank Road south of Pine
Ridge Road, and Golden Gate Parkway from US 41 to Santa Barbara Boulevard. Future
Corridor Management Plans may be prepared as directed by the Board of County
Commissioners. The goals for each Corridor Management Plan will be established prior to the
development of the Plan. Corridors that may be considered jointly with the City of Naples
include:
a. Pine Ridge Road from US 41 to Goodlette-Frank Road;
b. Davis Boulevard from US 41 to Airport Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport Road.
The Board of County Commissioners will determine the boundaries of the corridors selected
and the time frame for completion.
Policy 4.4_~:
An Industrial Land Use Study has been developed and a summary incorporated into the support
document of this Growth Management Plan. The study includes a detailed inventory of
industrial uses, projections of demand for industrial land, and recommendations for future land
use allocations and Iocational criteria. Upon completion of the Economic Plan, a study will be
undertaken to identify the need for additional Industrially designated land within the Coastal
Urban Area.
Policy 4._55:
Access Management Plans for each of the Mixed Use Activity Centers designated on the Future
Land Use Map have been developed and incorporated into the Collier County Land Development
Code. The intent of the Access Management Plans is defined by the following guidelines and
principles:
Text with single underline or single xtri!ccthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 17 of 81
O)
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 Management Policy (Resolution #92-442,
adopted August 18, 1992).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of interchanges and intersections.
d. Lots, parcels, and subdivisions, which are created, shall be encouraged to dedicate
cross-access easements, rights-of-way, and limited access easements, as necessary
and appropriate, in order to ensure that the above-mentioned standards (a. - c.) are
complied with.
Policy 4,6_.:~:
Redevelopment Plans for existing commercial and residential areas may be considered by the
Board of County Commissioners. These plans may consider alternative land use plans,
modifications to development standards, and incentives that may be necessary to encourage
redevelopment. For properties that have been reviewed under the Zoning Reevaluation
Program, changes to the density and intensity of use permitted may be considered, in order to
encourage redevelopment in these areas. Some of the specific areas that may be considered
by the Board of County Commissioners for redevelopment include:
a. Pine Ridge Road between U.S. 41 North and Goodlette-Frank Road;
b. Bayshore Drive between U.S. 41 East and Thomasson Drive;
c. U.S. 41 East between Davis Boulevard and Airport-Pulling Road;
d. Davis Boulevard between U.S. 41 East and Airport-Pulling Road;
e. U.S. 41 North in Naples Park;
f. C.R. 951 between Green Boulevard and Golden Gate Parkway; and,
g. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory
Shores #1.
Policy 4.78:
Maintain and update, on an annual basis, the following demographic and land use information:
existing permanent population, existing seasonal population, projected population, existing
dwelling units, and projected dwelling units. Included with this database shall be a forecast of
the geographic distribution of anticipated growth.
Policy 4.8...~
Prepare a Rural and Agricultural Area Assessment, or any phase thereof, and adopt plan
amendments necessary to implement the findings and results of the Assessment, or any phase
thereof, pursuant to the Final Order (AC-99-002) issued by the Administration Commission on
June 22, 1999. The geographic scope of the assessment area, public participation procedures,
interim development provisions, and the designation of Natural Resource Protection Areas on
the Future Land Use Map are described in detail in the Agricultural/Rural Designation
Description Section.
Text with single, underline or single xtri!ccthr~,ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double~t~'~' ...... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 18 of 81
O)
Policy 4.9_-1-0
Public participation and input shall be a primary feature and goal of the planning and
assessment effort. Representatives of state and regional agencies shall be invited to
participate and assist in the assessment. The County shall ensure community input through
each phase of the Assessment which may include workshops, public meetings, appointed
committees, technical working groups, and established advisory boards including the
Environmental Advisory Committee and the Collier County Planning Commission in each phase
of the Assessment.
OBJECTIVE 5:
In order to promote sound planning, protect environmentally sensitive lands and habitat for
listed species while protectinq private property rights, ensure compatibility of land uses and
further the implementation of the Future Land Use Element, the following general land use
policies shall be implemented upon the adoption of the Growth Management Plan.
Policy 5.1:
All rezonings must be consistent with this Growth Management Plan. Property zoned prior to
adoption of the Plan (January 10, 1989) and found to be consistent through the Zoning
Re-evaluation Program are consistent with the Growth Management Plan and designated on
the Future Land Use Map series as Properties Consistent by Policy. Zoning changes will be
permitted to these properties, and to other properties deemed consistent with this Future Land
Use Element via Policies 5.9 through 5.12, provided the amount of commercial land use,
industrial land use, permitted number of dwelling units, and the overall intensity of development
allowed by the new zoning district, except as allowed by Policy 5.11 are not increased.
Policy 5.2:
All proposed development shall be reviewed for consistency with the Comprehensive Plan and
those found to be inconsistent with the Plan by the Board of County Commissioners shall not be
permitted.
Policy 5.3:
Discourage unacceptable levels of urban sprawl in order to minimize the cost of community
facilities by:confining urban intensity development to areas designated as Urban on the Future
Land Use Map~;.,"",4,~ ~¢~'" requiring that any changes to the Urban Designated Areas be
contiguous to an existing Urban Area boundary,;, and by encouraqin.q the use of creative land
use planning techniques and innovative approaches to development in the County's
A.qricultural/Rural Desiqnated Area, which will better serve to protect environmentally sensitive
areas, maintain the economic viability of a.qriculture and other predominantly rural land uses,
and provide for cost efficient delivery of public facilities and services.
Policy 5.4:
New developments shall be compatible with, and complementary to, the surrounding land uses,
subject to meeting the compatibility criteria of the Land Development Code (Ordinance 91-102,
adopted October 30, 1991, as amended.
Text with single, underline or single :tri!ce. throz~g!: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~' ...... ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 19 of 81
Policy 5.5:
Encourage the use of e~ land presently z<m,e~ designated for urban intensity uses before
r,,-,,-,-,,;H;,-,,-, d~z~c~.~+. ¢ff-~fhc_r areas for urban intensity uses. This shall occur by
desiqnatin.cl ~, ........... ~ ...... ,- ..............
planning for the expansion of County owned and operated public facilities and services to
existing ~ lands designated for urban intensity uses, the Rural Settlement District
(Oran.qetree PUD), and the Rural Frinqe Mixed Use District before servicing ethe~ new areas.
Policy 5.6:
Permit the use of clustered residential development ho'JSln§, Planned Unit Development
techniques, mixed-use development, rural villaqes, new towns, satellite communities, transfer of
development rights, agricultural and conservation easements and other innovative approaches,
in order to conserve open space and environmentally sensitive areas. Continue to review and
amend the zoning and subdivision regulations as necessary to allow and encouraqe such
innovative land development techniques.
Policy 5.7:
Encourage recognition of identifiable communities within the urbanized area of western Collier
County. Presentation of economic and demographic data shall be based on Planning
Communities and commonly recognized neighborhoods.
Policy 5.8:
Group Housing, which may include the following: Family Care Facility, Group Care Facility,
Care Units, Assisted Living Facility, and Nursing Homes, shall be permitted subject to the
definitions and regulations as outlined in the Collier County Land Development Code
(Ordinance 91-102, adopted October 30, 1991 ) and consistent with the Iocational requirements
in Florida Statutes (Chapter 419.001 F.S.). Family Care Facilities, which are residential
facilities occupied by not more than six (6) persons, shall be permitted in residential areas.
Policy 5.9:
Properties which do not conform to the Future Land Use Element but are improved, as
determined through the Zoning Re-evaluation Program described in Policy 3.1K, shall be
deemed consistent with the Future Land Use Element and identified on the Future Land Use
Map Series as Properties Consistent by Policy.
Policy 5.10:
Properties for which exemptions based on vested rights, dedications, or compatibility
determinations, and compatibility exceptions have been granted, as provided for in the Zoning
Re-evaluation Program established pursuant to Policy 3.1K, and identified on the Future Land
Use Map series as Properties Consistent by Policy, shall be considered consistent with the
Future Land Use Element. These properties shall be considered consistent with the Future
Land Use Element only to the extent of the exemption or exception granted and in accordance
with all other limitations and timelines that are provided for in the Zoning Re-evaluation
Program. Nothing contained in this policy shall exempt any development from having to comply
with any provision of the Growth Management Plan other than the zoning reevaluation program.
Text with single, underline or single strikc:hrc, ugk reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~'~ ....... ~- reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 20 of 81
O)
Policy 5.'1'1:
Properties determined to comply with the former Commercial under Criteria provision of the
Future Land Use Element shall be deemed consistent with the Future Land Use Element.
These properties are identified on the Future Land Use Map Series as Properties Consistent by
Policy. These properties are not subject to the building floor area or traffic impact limitations
contained in this former provision.
Policy 5,'12
Properties rezoned under the former Industrial Under Criteria, or with the provision contained in
the former Urban-Industrial District which allowed expansion of industrial uses adjacent to lands
designated or zoned Industrial provision as adopted in Ordinance 89-05 in January, 1989, shall
be deemed consistent with the Future Land Use Element. These properties are identified on
the Future Land Use Map Series as Properties Consistent by Policy.
Policy 5.'13
The following properties identified by Ordinance #98-82; 98-91; 98-94; 99-02; 99-11; 99-19; 99-
33; and 2000-20; located in Activity Centers #1,2, 6, 8, 11 & 18 were rezoned pursuant to the
Activity Centers boundaries designated in the 1989 Comprehensive Plan, as amended. Those
properties were rezoned during the interim period between the adoption of the Future Land Use
Element in October, 1997 which was not effective due to the notice of intent finding the Future
Land Use Element not "in compliance". Those properties, identified herein, which have
modified the boundaries of the 1997 Activity Centers are deemed consistent with the Future
Land Use Element.
Text with single underline or single x:ri!:.~thrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 21 of 81
(IV)
FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
The following section describes the land use designations shown on the Future Land Use Map.
These designations generally indicate the types of land uses for which zoning may be
requested. However, these land use designations do not guarantee that a zoning request will
be approved. Requests may be denied by the Board of County Commissioners based on
criteria in the Land Development Code or on special studies completed for the County.
I. URBAN DESIGNATION
Urban Designated Areas on the Future Land Use Map include two general portions of Collier
County: areas with the greatest residential densities, and areas in close proximity, which have
or are projected to receive future urban support facilities and services. It is intended that Urban
Designated Areas accommodate the majority of population growth and that new intensive land
uses be located within them. Accordingly, the Urban Area will accommodate residential uses
and a variety of non-residential uses. The Urban Designated Area, which includes Immokalee
and Marco Island, represents less than 10% of Collier County's land area.
The boundaries of the Urban Designated Areas have been established based on several
factors, including: patterns of existing development; patterns of approved, but unbuilt,
development; natural resources; water management; hurricane risk; existing and proposed
public facilities; population projections and the land needed to accommodate the projected
population growth.
Urban Designated Areas will accommodate the following uses:
ao
Residential uses including single family, multi-family, duplex, and mobile home. The
maximum densities allowed are identified in the Districts, and Subdistricts and Overlays
that
follow.
Non-residential uses including:
1. Essential services as defined by the most recent Land Development Code.
2. Parks, open space and recreational uses;
3. Water-dependent and water-related uses (see Conservation and Coastal
Management
Element, Objective 11.1 and subsequent policies and the Manatee Protection Plan
contained in the Land Development Code);
Child care centers;
Community facilities such as churches group housing uses, cemeteries, schools and
school facilities co-located with other public facilities such as parks, libraries, and
community centers, where feasible and mutually acceptable;
6. Safety service facilities;
7. Utility and communication facilities;
8. Earth mining, oil extraction, and related processing;
9. Agriculture;
0) 5.
Text with single, underline or single ~tri!cct?c::gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 22 of 81
(v) 1 o.
(ll)(IV)(V)12.
Ov) 15.
Travel trailer recreational vehicle parks, provided the following criteria are met:
(a) The density is consistent with that permitted in the Land Development Code;
(b) The site has direct principal access to a road classified as an arterial in the
Transportation Element, direct principal access defined as a driveway and/or
local roadway connection to the arterial road, provided the portion of the local
roadway intended to provide access to the RV park is not within a residential
neighborhood and does not service a predominately residential area; and
(c) The use will be compatible with surrounding land uses.
11. Support medical facilities such as physicians' offices, medical clinics, treatment,
research and rehabilitative centers, and pharmacies provided the dominant use is
medical related and located within ~A mile of existing or approved hospitals or
medical centers which offer primary and urgent care treatment for all types of
injuries and traumas, such as, but not limited to, North Collier Hospital. The distance
shall be measured from the nearest point of the tract that the hospital is located on
or approved for, to the project boundaries of the support medical facilities. Approval
of such support medical facilities may be granted concurrent with the approval of
new hospitals or medical centers which offer primary and urgent care treatment for
all types of injuries and traumas. Stipulations to ensure that the construction of the
support medical facilities are concurrent with hospitals or medical centers shall be
determined at the time of zoning approval. Support medical facilities are not allowed
under this provision if the hospital or medical center is a short-term leased facility
due to the potential for relocation.
Commercial uses subject to criteria identified in the Urban - Mixed Use District, PUD
Neighborhood Village Center Subdistrict, Office and Infill Commercial Subdistrict,
Traditional Neighborhood Design Subdistrict, Orange Blossom Mixed-Use
Subdistrict, Goodlette/Pine Ridge Commercial Infill Subdistrict and Vanderbilt
Beach/Collier Boulevard Commercial Subdistrict, and in the Urban Commercial
District, Mixed Use Activity Center Subdistrict, and Interchange Activity Center
Subdistrict, and Livingston/Pine Ridge Commercial Infill Subdistrict, and in the
Bayshore/Gateway Triangle Redevelopment Overlay.
13. Commercial uses accessory to other permitted uses, such as a restaurant accessory
to a golf course or retail sales accessory to manufacturing, so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could include limiting the size
and/or location of the commercial use and/or limiting access to the commercial use.
14. Industrial uses subject to criteria identified in the Urban - Industrial District, in the
Urban - Mixed Use District, and in the Urban Commercial District, certain quadrants
of Interchange Activity Centers.
Hotels/motels consistent by Policy 5.9, 5.10, and 5.11, or as permitted in the
Immokalee Area, Golden Gate Area and Marco Island Master Plans, and as
permitted in the Bayshore/Gateway Triangle Redevelopment Overlay.
16. Business Park uses subject to criteria identified in the Urban-Mixed Use District,
Urban Commercial District and Urban-Industrial District.
Text with single underline or single ;tri!ccthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 23 of 81
A. Urban - Mixed Use District
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-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 water-dependent and/or water-related land use shall encourage the use of the Planned
Unit Development technique and other innovative approaches to conserve environmentally
sensitive features and to assure compatibility with surrounding land uses.
Priorities for shoreline land use shall be given to water dependent principal uses over
water-related land uses. In addition to the criteria of compatibility with surrounding land uses
and consistency with the siting policy of the Conservation and Coastal Management Element
(Policy 11.1.4), the following land use criteria shall be used for prioritizing the siting of
water-dependent and water-related uses:
a. Presently developed sites;
b. Sites where water-dependent or water-related uses have been previously
established;
c. Sites where shoreline improvements are in place;
d. Sites where damage to viable, naturally functioning wetlands, or other
environmentally sensitive features, could be minimized.
Port of the Islands is a unique development, which is located within the Urban Designated Area,
but is also totally within the Big Cypress Area of Critical State Concern. However, a portion of
the development was determined "vested" by the State of Florida, thus exempting it from the
requirements of Chapter 380, Florida Statutes. Further, there is an existing Development
Agreement between Port of the Islands, Inc. and the State of Florida Department of Community
Affairs dated July 2, 1985, which regulates land uses at Port of the Islands. Port of the Islands
is eligible for all provisions of the Urban - Mixed Use District in which it is located to the extent
that the overall residential density and commercial intensity does not exceed that permitted
under zoning at time of adoption of this Plan.
1. Urban Residential Subdistrict
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.
Text with single underline or single s~ri!cc:hrcug!: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... t..~,t ....... t~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 24 of 81
(IV)
2. Urban Coastal Frin.qe Subdistrict
The purpose of this Subdistrict is to provide transitional densities between the
Conservation Designated Area and the Urban Designated Area. It includes that area
south of US 41 between the City of Naples and Collier-Seminole State Park, including
Marco Island and comprises approximately 18,000 acres and 15% of the Urban Mixed
Use District. In order to facilitate hurricane evacuation and to protect the adjacent
environmentally sensitive Conservation Designated Area, residential densities shall be
limited to a maximum of 4 dwelling units per acre, except as allowed in the Density Rating
System to exceed 4 units per acre through provision of Affordable Housing and Transfer
of Development Rights, and except as provided in the Bayshore/Gateway Triangle
Redevelopment Overlay. Rezones are recommended to be in the form of a Planned Unit
Development. The Marco Island Master Plan shall provide for density, intensity, siting
criteria and specific standards for land use districts on Marco Island.
3. 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 density of 1.5 units per gross acre, or up to 2.5 units per .qross acre via the
transfer of up to one dwelling unit Der acre dc'.'c!'cpmc.".t ':~'t~ from lands '"~*~'; ..... ;~'~
cf thc 'JrScn ~c'_'ndcr',', c,",d desiqnated as Rural Frinqe Mixed Use District Sendin,q.
These residential land uses~o' '~'j""*w. *'".v *~"~.,,v ~"",..,,v..,, ,~ ..... ~, ,_,.,~, ,~.,~*~ .... a'-'~,,~ are not subject to the
Density Rating System, but are subject to the followinq provisions:
a. All rezones are encouraged to be in the form of a Planned Unit Development; and
b. Proposed development in the area shall be fully responsible for all necessary water
management improvements, including the routing of all on-site and appropriate off-site
water through the project's water management system, and a fair share cost of
necessary improvements to the CR 951 canal/out-fall system made necessary by new
development in the area.
4. PUD NeiRhborhood VillaRe Center Subdistrict
The purpose of this Subdistrict is to allow for small-scale retail, offices, and service facilities
to serve the daily needs of the residents of a PUD. The acreage eligible for Neighborhood
Village Center designation and uses shall be sized in proportion to the number of units to
be served, but in no event shall the acreage exceed 15 acres. The Neighborhood Village
Center uses may be combined with recreational facilities or other amenities of the PUD
and shall be conveniently located to serve the PUD. The Village Center shall not have
independent access to any roadway external to the PUD and shall be integrated into the
PUD. Phasing of construction of the Neighborhood Village Center shall be controlled so
that it occurs concurrent with the residential units. The Planned Unit Development district
of the Land Development Code shall be amended within one (1) year to provide standards
and principles regulating access, location or integration within the PUD of the Village
Center, allowed uses, and square footage and/or acreage thresholds.
Text with single underline or single xtrikc'~hrc'~k reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 25 of 81
5. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and where landscaped areas
provide for buffering and enjoyment by the employees and patrons of the park. Business
Parks shall be allowed as a Subdistrict in the Urban-Mixed Use District, Urban Commercial
District and Urban Industrial District and may include the general uses allowed within each
District, the specific uses set forth below, and shall comply with the following general
conditions:
a Business Parks shall be permitted to include up to 30% of the total acreage for non-
industrial uses of the type identified in "c" below, and will reserve land within the
industrially designated areas for industrial uses. The percentage and mix of each
category of use shall be determined at the time of zoning in accordance with the
criteria specified in the Land Development Code.
b Access to arterial road systems shall be in accordance with the Collier County Access
Management Policy and consistent with Objective 7 and Policy 7.1 of the Traffic
Circulation Sub-Element.
c Non-industrial uses may include uses such as certain offices, financial institutions,
retail services, institutional, cultural facilities, medical facilities, hotels/motels at a
density of 26 units per acre, and recreational facilities. Retail Uses shall be limited to
those uses which serve the employees of businesses within the Park or are related to
the products, goods and services that are manufactured, distributed, produced or
provided by businesses in the Park.
d When the Business Park is located within the Urban Industrial District or includes
industrially zoned land, those uses allowed in the Industrial Zoning District shall be
permitted provided that the total industrial acreage is not greater than the amount
previously zoned or designated industrial. When a Business Park is located in the
Urban Commercial District or Urban-Mixed Use District, the industrial uses shall be
limited to light industry such as light manufacturing, processing, and packaging in fully
enclosed buildings; research, design and product development; printing, lithography
and publishing; and similar light industrial uses that are compatible with non-industrial
uses permitted in the district; and, the Planned Unit Development Ordinance or
Rezoning Ordinance for a Business Park project shall list specifically all permitted
uses and development standards consistent with the criteria identified in this provision.
e Business Parks must be a minimum of 35 acres in size.
f Business Parks located within Interstate Activity Center quadrants that permit
Industrial Uses shall also be required to meet the standards as stated under the
Interstate Activity
Center Subdistrict for commercial and industrial land uses.
g Business Parks shall adopt standards for the development of individual building
parcels and general standards for buffering, landscaping, open space, signage,
lighting, screening of outdoor storage, parking and access management.
h When located in a District other than the Urban Industrial District, the Business Park
must have direct access to a road classified as an arterial in the Traffic Circulation
Sub- Element.
i Business Parks are encouraged to utilize PUD zoning.
Text with single underline or single stri!rcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 26 of 81
The maximum additional acreage eligible to be utilized for a Business Park Subdistrict
within the Urban-Mixed Use District is 500 acres, exclusive of open space and
conservation areas.
6. Office and In-fill Commercial Subdistrict
The intent of this Subdistrict is to allow Iow intensity office commercial or in-fill commercial
development on small parcels within the Urban-Mixed Use District located along arterial
and collector roadways where residential development, as allowed by the Density Rating
System, may not be compatible or appropriate. Lower intensity office commercial
development attracts Iow traffic volumes on the abutting roadway(s) and is generally
compatible with nearby residential and commercial development. The criteria listed below
must be met for any project utilizing this Subdistrict. For purposes of this Subdistrict,
"abuts" and "abutting" excludes intervening public street, easement (other than utilities) or
right-of-way, except for an intervening local street; and "commercial" refers to C-1 through
C-5 zoning districts and commercial components of PUDs.
a. The subject site abuts a road classified as an arterial or collector as identified on the
five-year Future Traffic Circulation Map, as contained in the Traffic Circulation Sub-
Element.
b. The site utilized for commercial use is 12 acres or less in size, and the balance of the
property in excess of 12 acres, if any, is limited to an environmental conservation
easement or open space;
c. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides;
d. The depth of the requested commercial does not exceed the depth of the abutting
commercial parcel(s);
e. Project uses are limited to office or Iow intensity commercial, except for land abutting
commercial zoning on both sides, as provided for in (c) above, the project uses may
include those of the highest intensity abutting commercial zoning district;
f. The parcel in question was not created to take advantage of this provision and was
created prior to the adoption of this provision in the Growth Management Plan on
October 28, 1997;
g. At time of development, the project will be served by central public water and sewer;
and
h. The project will be compatible with existing land uses and permitted future land uses
on surrounding properties.
i. For those sites that have existing commercial zoning abutting one side, commercial
zoning used pursuant to this subsection shall only be applied one time to serve as a
transitional use and will not be permitted to expand.
j. The maximum acreage eligible to be utilized for the Office and Infill Subdistrict within
the Urban-Mixed Use District is 250 acres.
7. Traditional Neighborhood Desiqn Subdistrict
The purpose of this provision is to encourage the development of Traditional Neighborhood
Design (TND) projects. TNDs are typically human-scale, pedestrian-oriented,
interconnected residential neighborhood projects that are centered around a village green
Text with single underline or single xtri!ccthrc.:;~h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double r::'i.~:z:.t::':.::~,.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 27 of 81
(11)
with a mix of commercial uses including retail, office and civic amenities that complement
each other. Residential uses are often located above retail uses. A grid pattern is the
basis for the transportation network. The main street component of the TND is
appropriately integrated in the TND and sized in proportion to the scale of the project with a
maximum of 15 acres of commercial permitted. Standards shall be developed in the Land
Development Code which will regulate access, permitted uses, square footage and/or
acreage thresholds, lot frontage dimensions, street widths, setbacks, and other standards
that are integral to the TND concept.
8. Oran.qe Blossom Mixed-Use Subdistrict
The intent of this district is to allow for limited small-scale retail, office and residential uses
while requiring that the project result in a true mixed-use development. The Activity
Centers to the North and South provide for large-scale commercial uses, while this
subdistrict will promote small scale mixed-use development with a pedestrian orientation to
serve the homes both existing and future in the immediate area. This Subdistrict is
intended to be a prototype for future mixed-use nodes, providing residents with pedestrian
scale development while also reducing existing trip lengths for small-scale commercial
services. Commercial uses for the purpose of this section are limited to those allowed in
the C-1, C-2 and C-3 zoning districts except as noted below. The development of this
subdistrict will be governed by the following criteria:
a. Rezoning is encouraged to be in the form of a PUD.
b. A unified planned development with a common architectural theme which has
shared parking and cross access agreements will be developed.
c. Retail uses will be capped at a maximum of 5,000 sq. ft. per acre for the total
project.
d. Office uses will be capped at a maximum of 7,000 sq. fl. per acre for the total
project.
e. Residential development will be subject to the density rating system.
f. Maximum lot coverage for buildings is capped at 17.5% for the total project.
g. No more than 25% of the total built square footage will be devoted to single story
buildings.
h. Primary entrances to all retail and commercial uses shall be designed for access
from the interior of the site. Buildings fronting on Airport Road and Orange Blossom
Road will provide secondary accesses facing those streets.
i. All four sides of each building must be finished in a common architectural theme.
j. A residential component equal to at least 25% of the allowable maximum base
density under the density rating system must be constructed before the subdistrict
completes an aggregate total of 40,000 square feet retail of office uses.
k. Residential units may be located both on the North and South side of Orange
Blossom Drive.
I. Integration of residential and office or retail uses in the same building is encouraged.
m. Pedestrian connections are encouraged to all perimeter properties where feasible
and desired by adjoining property owners.
n. No building footprint will exceed 5,000 square feet. Common stairs, breezeways or
elevators may join individual buildings.
o. No building shall exceed three stories with no allowance for under building parking.
Text with single underline or single stri/ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 28 of Sl
p. Drive-through establishments will be limited to banks with no more than 3 lanes
architecturally integrated into the main building.
q. No gasoline service stations will be permitted.
r. All buildings will be connected with pedestrian features.
s. Twenty foot wide landscape Type D buffers along Orange Blossom Drive and
Airport-Pulling Road and a 20 foot wide Type C buffer along all other perimeter
property lines will be required.
t. Parking areas will be screened from Airport-Pulling Road and Orange Blossom
Drive.
u. The Office and Infill Commercial Subdistrict provision is not applicable to any
properties adjacent to this Subdistrict.
9. Goodlette/Pine RidRe Commercial Infill Subdistrict
This subdistrict consists of 31 acres and is located at the northeast quadrant of two major
arterial roadways, Pine Ridge Road and Goodlette-Frank Road. In addition to uses
allowed in the Plan, the intent of the Goodlette/Pine Ridge Commercial Infill Subdistrict is
to provide shopping, personal services and employment for the surrounding residential
areas within a convenient travel distance. The subdistrict is intended to be compatible with
the neighboring Pine Ridge Middle School and nearby residential development and
therefore, emphasis will be placed on common building architecture, signage, landscape
design and site accessibility for pedestrians and bicyclists, as well as motor vehicles.
Access to the Goodlette/Pine Ridge Commercial Infill Subdistrict may feature a traffic
signalized access point on Goodlette-Frank Road, which may provide for access to the
neighboring Pine Ridge Middle School. Other site access locations will be designed
consistent with the Collier County access management criteria.
Development intensity within this district will be limited to single-story retail commercial
uses, while professional or medical related offices, including financial institutions, may
occur in three-story buildings. A maximum of 275,000 square feet of gross leasable area
for retail commercial and office and financial institution development may occur within this
subdistrict. Retail commercial uses shall be limited to a maximum of 125,000 square feet
of gross leasable area on the south +/-23 acres. No individual retail tenant may exceed
65,000 square feet of gross leasable area.
Unless otherwise required by the South Florida Water Management District, the .87+/- acre
wetland area located on the northeastern portion of the site will be preserved.
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
This Subdistrict is located on the north side of the intersection between the two (2) major
roadways of Vanderbilt Beach Road and Collier Boulevard, consisting of approximately
33.45 acres of land. The intent of the Vanderbilt Beach/Collier Boulevard Commercial
Subdistrict is to provide convenient shopping, personal services and employment for
neighboring residential areas. The Vanderbilt Beach/Collier Boulevard Commercial
Subdistrict will reduce driving distances for neighboring residents and assist in minimizing
the road network required in this part of Collier County. This subdistrict is further intended
Text with single underline or single xI:'i!ce',hrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double~~'~'~' ...... ~- reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 29 of 81
to create a neighborhood focal point and any development within this Subdistrict will be
designed in a manner to be compatible with the existing and future residential and
institutional development in this neighborhood.
Development intensity for this Subdistrict shall be limited to a maximum of 200,000 square
feet of gross leasable floor area.
Rezonings are encouraged to be in the form of a PUD zoning district which must contain
development standards to ensure that all commercial uses will be compatible with
neighboring residential and institutional uses. In addition to retail uses and other uses
permitted in the Plan, financial institutions, business services, and professional and
medical offices shall be permitted. Retail uses shall be limited to a single-story. Financial
services and offices shall be limited to three stories. All principal buildings shall be set
back a minimum of one (1) foot from the Subdistrict boundaries for each foot of building
height. Development within the Subdistrict shall be required to have common site, signage
and building architectural elements. The property shall provide for potential
interconnection with adjacent properties.
Text with single, underline or single xtri!ccthr~.',~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z;:'!!:z:!::'z::g,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 30 of 81
MAP 5 A
GOODLETTE/PINE RIDGE COMMERCIAL INFILL SUBDISTRICT
PINE RIDGE ROAD (C.R. 896) PINE RIDGE ROAD (CoR. 896)
INDICATES BOUNDARY OF GOODL.ETTE/PINE RIDGE
COMMERCIAL INFILL SUBDISTRICT
Text with single underline or single ~trikcth:-,:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune I9, 2002.
Page 31 of 81
MAP 5B
YANDERBILT BEACH / COLLIER BOULEVARD COMMERCIAL SDBDISTRICT
COLLIER COUNTY, FLOR]DA
0 lOOO FT. 2OOO FT.
LEGEND
SUBDISTRICT
(IV)
DENSITY RATING SYSTEM
This Density Rating System is only applicable to areas designated Urban, Urban - Mixed
Use District, as identified on the Future Land Use Map, exclusive of the Urban Residential
Fringe Subdistrict, and exclusive of Urban areas encompassed by the Immokalee Area
Master Plan, Golden Gate Area Master Plan, and Marco Island Master Plan. The Density
Rating System is applicable to the Urban Coastal Fringe Subdistrict to the extent that the
residential density cap of 4 dwelling units per acre is not exceeded, except for the density
bonus for Affordable Housing and Transfer of Development Rights, and except as
provided for in the Bayshore/Gateway Triangle Redevelopment Overlay. This Density
Rating System only applies to residential dwelling units. Within the applicable Urban
Designated Areas, a base density of 4 residential dwelling units per gross acre is
permitted, though not an entitlement. This base level of density may be adjusted
depending upon the characteristics of the project.
a. Density Bonuses
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
criteria in the Land Development Code. All new residential zoning shall be consistent with
the Density Rating System, except as provided in policies 5.9, 5.10 and 5.11 of the Future
Land Use Element.
1. Conversion of Commercial Zonin.q
If the project includes conversion of commercial zoning which is not located within an
Mixed Use Activity Center or Interchange Activity Center, or which is not consistent
with the Neighborhood Village Center Subdistrict, a bonus of up to 16 dwelling units
may be added for every 1 acre of commercial zoning which is converted. These
dwelling units may be distributed over the entire project. The project must be
compatible with surrounding land uses.
2. Proximity to Mixed Use Activity Center or Interchange Activity Center
If the project is within one mile of a Mixed Use Activity Center or Interchange Activity
Center and located within a residential density band, 3 residential units per gross acre
may be added. The density band around a Mixed Use Activity Center or Interchange
Activity Center shall be measured by the radial distance from the center of the
intersection around which the Mixed Use Activity Center or Interchange Activity Center
is situated. If 50% or more of a project is within the density band, the additional
density applies to the gross acreage of the entire project. Density bands are
designated on the Future Land Use Map and shall not apply within the Estates
Designation or for properties within the Traffic Congestion Area.
3. Affordable Housing
To encourage the provision of affordable housing within 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 definitions and requirements of the Affordable Housing Density
Bonus Ordinance (Section 2.7.7 of the Land Development Code, Ordinance #91-102,
Text with single_ underline or single stri/ccthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~t:'i.Sc?'c::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 32 of 81
adopted October 30, 1991). In the Urban Coastal Fringe Subdistrict, Affordable
Housing projects must provide appropriate mitigation consistent with Policy 13.1.2 of
the Conservation and Coastal Management Element.
4. Residential In-fill
To encourage residential in-fill in urban areas '.":ith o__f existing development outside of
the Coastal Hi.qh Hazard Area, a maximum of 3 residential dwelling units per gross
acre may be added if the following criteria are met:
(a) The project is ~ 20 acres or less in size;
(b) At time of development, the project will be served by central public water and
sewer;
(c) The project is compatible with surrounding land uses;
(d) The property in question has no common site development plan with adjacent
property;
(f) There is no common ownership with any adjacent parcels; and
(g) The parcel in question was not created to take advantage of the in-fill residential
density bonus and was created prior to the adoption of this provision in the
Growth Management Plan on January 10, 1989.
(h) Of the maximum 3 additional units, ~ one (1) dwelling unit per acre ~ shall
be transferred b, r!,qht from D~^;,,;-~ Sendina Lands *" ;"*;" ..... '"
(i) Projects qualifyino under this provision may increase the base density
administratively by a maximum of one dwelling unit per acre by transferrina that
~additional density from Sendino Lands. Within one year, the County will adopt
LDRs to implement this "by right" Rural-to-Urban transfer process, subject to the
above criteria, excluding (c).
5. Roadway Access
If the project has direct access to 2 or more arterial or collector roads as identified in
the Traffic Circulation Element, 1 residential dwelling unit per gross acre may be
added. Density credits based on future roadways will be awarded if the developer
commits to construct a portion of the roadway (as determined by the County
Transportation Department) or the road is scheduled for completion during the first
five years of the Capital Improvements Plan. The Roadway Access bonus is not
applicable to properties located within the Traffic Congestion Area.
6. Transfer of Development RiRhts
To encourage preservation/conservation of natural resources, density transfers are
permitted as follows:
(a) Within that portion of the Urban designated area subject to this Density Rating
System,_Ddensity may be increased above and beyond the density otherwise allowed
by the Density Rating System in accordance with the Transfer of Development Rights
(TDR) Section 2.2.24.11 of the Land Development Code adopted by Ordinance
#91-102, on October 30, 1991, as amended;=
(b) From Pr!mc.",' :nd _.S~ccnd:."/Sendin.q Lands in coniunction with qualified infill
development; and1
Text with single underline or single ztri!ccthrc'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 33 of 81
(c) From Sendinq Lands located within one mile of the Urban Boundary into lands
desi.qnated Urban Residential Frin.qe, at a maximum density increase of one (i)
unit per gross acre.
In no case Howover, '~'"'"~*"wv,,~,,j shall density not be transferred into the Coastal
~ Hi.qh Hazard Area from outside the Coastal MeF~=~eme,~ Hi.qh Hazard
Area. Lands lying seaward of the Coastal,,,~,,.~v,,,~,,,~A ........ * Hi.qh. Hazard Boundary,
identified on the Future Land Use Map, are within the Coastal ~ Hi.qh
Hazard Area.
b. Density Reduction
Consistency with the following characteristic would subtract density:
1. Traffic Congestion Area
If the project is within the Traffic Congestion Area, an area identified as subject to long
range traffic congestion, 1 dwelling unit per gross acre would be subtracted. The
Traffic Congestion Boundary is shown on the Future Land Use Map and consists of
the western coastal Urban Designated Area seaward of a boundary marked by Airport-
Pulling Road (including an extension north to the Lee County boundary), Davis
Boulevard, County Barn Road, and Rattlesnake Hammock Road consistent with the
Mixed Use Activity Center's residential density band located at the southwest quadrant
of the intersection of Rattlesnake Hammock Road and County Road 951 (including an
extension to the east). Properties adjacent to the Traffic Congestion Area shall be
considered part of the Traffic Congestion Area if their only access is to a road forming
the boundary of the Area; however, if that property also has an access point to a road
not forming the boundary of the Traffic Congestion Area it will not be subject to the
density reduction.
c. Density Conditions:
The following density condition applies to all properties subject to the Density Rating
System.
1. Maximum Density
The maximum permitted density shall not exceed 16 residential dwelling units per
gross acre within the Urban designated area, except when utilizing the Transfer of
Development Rights (TDR) Section 2.2.24.10 of the Land Development Code adopted
by Ordinance #91-102, on October 30, 1991, as amended.
Density Blending:
This provision is intended to encourage unified plans of development and to preserve
wetlands, wildlife habitat, and other natural features that exist within properties that
straddle the Urban Mixed Use and Rural Fringe Mixed Use Districts. In the case of
such properties, which were in existence and under unified control (owned, or under
contract to purchase~ by the applicant(s)) as of June 2=2= 19, 2002, the allowable gross
density for such properties in aggregate may be distributed throughout the proiect,
regardless of whether or not the density allowable for a portion of the project exceeds
that which is otherwise permitted.
Text with single underline or single xtri!ccthrc'~'gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 34 of 81
Density Blending Conditions and Limitations for Properties Straddling the Urban
Residential Sub-District or Urban Residential Fringe Sub-District and either the
Rural Fringe Mixed Use District Neutral ~.".d or Receiving Lands:
(a) The project must straddle the Urban Residential Sub-District or Urban
(b)
(c)
(d)
(e)
Residential Fringe Sub-District and either the Rural Frinqe Mixed Use District
Neutral or Receiving Lands;
The project in aggregate is a minimum of 80 acres in size;
At least 25% of the project is located within the Urban Mixed Use District. Tho
entire proiect is located within the Collier County Sewer and Water District
Boundaries and will utilize central water and sewer to serve the project unless
interim provisions for sewer and water are authorized by Collier County;
The project is currently zoned or will be rezoned to a PUD;
Density to be shifted to the Rural Frinqe Mixed Use District from the Urban
Residential Sub-District is to be located on impacted lands, or it is
demonstrated that the development on the site is to be located so as to
(f)
(a~
preserve and protect the highest quality native vegetation and/or habitat on-site
and to maximize the connectivity of such native veqetation and/or habitat with
adiacent preservation and/or habitat areas;
The entire project shall meet the applicable preservation standards of the Rural
Fringe Mixed Use District. These preservation requirements shall be calculated
upon and apply to the total proiect area.
Section 15 (Township 48 South, Range 26 East). which straddles the boundary
of the Urban Residential Sub-district and the Rural Frinae Mixed Use District, is
designated Neutral, and is in the approved Mirasol PUD, may utilize this
density blending provision, subject to the above criteria.
Density Blending Conditions and Limitations for Properties Straddlinq the Urban
Residential Frinqe Sub-District and Rural Frinqe Mixed Use District Sending
Lands:
(a) The project must straddle the Urban Residential Frinqe Sub-District and the
Rural Fringe Mixed Use District Sending Lands;
(b) The project in aggregate must be a minimum of 8~ 400 acres;
(c) At least 25% of the project must be located within the Urban Residential Fringe
Sub-District. The project must extend central water and sewer (from the urban
designated portion of the project) to serve the entire project, unless alternativo
interim sewer and water provisions are authorized by Collier County;
(d) The Project is currently zoned or will be zoned PUD;
(e) The density to be shifted to the Sendinq Lands from the Urban Residential
Fringe is to be located on impacted or disturbed lands, or it is demonstrated
that the development on the site is to be located so as to preserve and protect
(f)
the hiqhest quality native vegetation and/or habitat on-site and to maximize thn
connectivity of such native veqetation and/or wildlife habitat with adjacent
preservation and/or habitat areas;
The Urban portion of the proiect shall comply with the native veqetation
requirements identified in the Conservation and Coastal Manaqement Element
(for Urban desiqnated lands). For those lands within the project designated as
Text with single underline or single xtriket,~rc,,~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ztri.~:::.~::-c,::gJ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 35 of 81
Sendinq, the native vegetation preservation requirement shall be 90% of thc
native ve.qetation, not to exceed 60% of the total proiect area desiqnated as
Sending. Wetland areas that are impacted through the development process~
but which result in enhanced wetland function~ includina habitat and/or
flowways; shall be considered as part of the native veaetation requirement set
forth in this provision and shall not be considered as impacted areas. Theso
wetland areas and/or flowways ma.v be used for water storaae provided that
the water discharged in these areas is pre-treated.
Permitted uses for densit.v blendina under this provision include residential
development and associated amenities, including aolf courses meetina tho
criteria for golf courses within the Neutral area. This provision is not intended
to eliminate any uses permitted within the applicable underlyina land uso
designation.
B. Urban Commercial District
This District is intended to accommodate almost all new commercial zoning; a variety of
residential uses, including higher densities for properties not located within the Urban Coastal
Fringe or Urban Residential Fringe Subdistricts; and a variety of non-residential uses.
1. Mixed Use Activity Center Subdistrict
Mixed Use Activity Centers have been designated on the Future Land Use Map Series
identified in the Future Land Use Element. The locations are based on intersections of
major roads and on spacing criteria. There are 19 Mixed Use Activity Centers which
comprise approximately 3,000 acres, including 3 Interchange Activity Centers (fl4, 9, 10)
which will be discussed separately. Two Activity Centers #19 and 21 have been deleted
and replaced by the land use designations identified in the Marco Island Master Plan and
Future Land Use Map.
(.)Ov)(v)
The Mixed-Use Activity Center concept is designed to concentrate almost all new
commercial zoning in locations where traffic impacts can readily be accommodated, to
avoid strip and disorganized patterns of commercial development, and to create focal
points within the community. Additionally, some commercial development is allowed
outside of Mixed Use Activity Centers in the PUD Neighborhood Village Center Subdistrict,
Office and Infill Commercial Subdistrict, Interchange Activity Center Subdistrict, Traditional
Neighborhood Design Subdistrict, Orange Blossom Mixed-Use Subdistrict, Goodlette/Pine
Ridge Commercial Subdistrict, Vanderbilt Beach/Collier Boulevard Commercial Subdistrict,
Livingston/Pine Ridge Commercial Infill Subdistrict, the Bayshore/Gateway Triangle
Redevelopment Overlay and by Policies 4.7, 5.9, 5.10, and 5.11 of the Future Land Use
Element.
Mixed Use Activity Centers are intended to be mixed-use in character. The actual mix of
the various land uses - which may include the full array of commercial uses, residential
uses, institutional uses, hotel/motel uses at a density consistent with the Land
Development Code - shall be determined during the rezoning process based on
consideration of the factors listed below.
Text with single underline or single stri!ccthr~.:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i.~c:/::'c'.:g1~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 36 of 81
For residential development, if a project is within the boundaries of a Mixed Use Activity
Center which is not within the Urban Residential Fringe Subdistrict or Urban Coastal Fringe
Subdistrict, up to 16 residential units per gross acre may be permitted. This density may be
distributed throughout the project, including any portion located outside of the boundary of
the Mixed Use Activity Center.
The
factors to consider during review of a rezone petition are as follows:
Rezones within Mixed Use Activity Centers are encouraged to be in the form of a
Planned Unit Development. There shall be no minimum acreage limitation for such
Planned Unit Developments except all requests for rezoning must meet the
requirements for rezoning in the Land Development Code.
- The amount, type and location of existing zoned commercial land, and developed
commercial uses, within the Mixed Use Activity Center and within two road miles of the
Mixed Use Activity Center;
- Market demand and service area for the proposed commercial land uses to be used
as a guide to explore the feasibility of the requested land uses;
Existing patterns of land use within the Mixed Use Activity Center and within two radial
miles;
Adequacy of infrastructure capacity, particularly roads;
Compatibility of the proposed development with, and adequacy of buffering for,
adjoining properties;
Natural or man-made constraints;
- Rezoning criteria identified in the Land Development Code;
Conformance with Access Management Plans for Mixed Use Activity Centers
contained in the Land Development Code;
- Coordinated traffic flow on-site and off-site, as may be demonstrated by a Traffic
Impact Analysis, and a site plan/master plan indicating on-site traffic movements,
access point locations and type, median opening locations and type on the abutting
roadway(s), location of traffic signals on the abutting roadway(s), and internal and
external vehicular and pedestrian interconnections;
- Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and future
adjacent projects;
Conformance with the architectural design standards as identified in the Land
Development Code.
The approximate boundaries of Mixed Use Activity Centers have been delineated on the
maps located at the end of this section as part of the Future Land Use Map Series. The
actual boundaries of Mixed Use Activity Centers listed below by Activity Center and
location are specifically defined on the maps and shall be considered to delineate the
boundaries for those Mixed Use Activity Centers.
# 1 Immokalee Road and Airport Road
# 6 Davis Boulevard and Santa Barbara Boulevard
# 8 Airport Road and Golden Gate Parkway
#11 Vanderbilt Beach Road and Airport Road
#12 US 41 and Pine Ridge Road
#13 Airport Road and Pine Ridge Road
Text with single underline or single stri!rc:hr.~:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-i.~:z:.~:r:-xZ.,~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 37 of 81
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Isles of Capri Road
#20 US 41 and Wiggins Pass Road
The mix of uses in all of these specifically designated, except for #6 at Davis Boulevard
and Santa Barbara Boulevard, range from 80 to 100% commercially zoned and/or
developed property. Activity Center #6 is approximately 60% commercially zoned and/or
developed. For purposes of these specifically designated Activity Centers, the entire
Activity Center is eligible for up to 100%, or any combination thereof, of each of the
following uses: commercial, residential, and/or community facilities.
Mixed Use Activity Centers may be designated as Master Planned Mixed Use Activity
Centers. Master Planned Mixed Use Activity Centers are those which have a unified plan
of development in the form of a Planned Unit Development, Development of Regional
Impact or an area-wide Development of Regional Impact. Property owners within Mixed
Use Activity Centers shall be required to utilize the Master Planned Mixed Use Activity
Center process.
# 2 US 41 and Immokalee Road
# 3 Immokalee Road and CR 951
# 5 US 41 and Vanderbilt Beach Road
# 7 Rattlesnake-Hammock Road and CR 951
#14 Goodlette-Frank Road and Golden Gate Parkway
In recognition of the benefit resulting from the coordination of planned land uses and
coordinated access points to the public road network, Master Planned Activity Centers are
encouraged through the allowance of flexibility in the boundaries, mix and location of uses
permitted within a designated Mixed Use Activity Center and may be permitted to modify
the designated configuration. The boundaries of Master Planned Mixed Use Activity
Centers depicted on the Future Land Use Map Series are understood to be flexible and
subject to modification during final site design; however, the approved amount of
commercial development shall not be exceeded. The actual mix of land uses shall be
determined using the criteria for other Mixed Use Activity Centers. All of the following
criteria must be met for a project to qualify as a Master Planned Mixed Use Activity
Center:
The applicant shall have unified control of the majority of a quadrant in a
designated Activity Center. Majority of the quadrant shall be defined as at
least 51% of the privately owned land within any Activity Center quadrant.
However, if a property owner has less than 51% ownership within a quadrant,
that property owner may still request a rezoning under the provisions of a
Mixed Use Activity Center Subdistrict subject to the maximum acreage allowed
in Paragraph 2 below. Property owners with less than 51% ownership are
encouraged to incorporate vehicular and pedestrian accesses with adjacent
properties within the Activity Center. Any publicly owned land within the
Text with single underline or single xtri!:r~hrc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 38 of 81
quadrant will be excluded from acreage calculations to determine unified
control;
2. The permitted land uses for a Master Planned Mixed Use Activity Center shall
be same as for designated Activity Centers; however, a Master Planned Mixed
Use Activity Center encompassing the majority of property in two or more
quadrants shall be afforded the flexibility to redistribute a part or all of the
allocation from one quadrant to another. The maximum amount of commercial
permitted at Activity Centers # 3 and #7 is 40 acres per quadrant for a total of
160 acres maximum in the entire Activity Center, the balance of the of the land
uses shall be for residential and/or community facilities. Activity Center #14
shall have a maximum of 45 acres for commercial use, the balance of the land
uses shall be for residential and/or community facilities. Activity Centers #2
and #5 have approximately 80% of the area zoned or developed for
commercial uses. For purposes of these two Activity Centers, the entire
Activity Center is eligible for up to 100% or any combination thereof, of the
following uses: commercial, residential and/or community facilities.
3. The location and configuration of all land uses within a Master Planned Mixed
Use Activity Center shall be compatible with and related to existing site
features, surrounding development, and existing natural and manmade
constraints. Commercial uses shall be oriented so as to provide coordinated
and functional transportation access to major roadways serving the Activity
Center, and functionally related or integrated with surrounding land uses and
the planned transportation network; and
4. Adjacent properties within the Activity Center that are not under the unified
control of the applicant shall be considered and appropriately incorporated (i.e.
pedestrian and vehicular interconnections) into the applicant's Master Plan.
New Mixed Use Activity Centers may be proposed if all of the following criteria are met
and an amendment is made to delineate the specific boundaries on the Future Land Use
Map series for Mixed Use Activity Centers:
· The intersection around which the Mixed Use Activity Center is located
consists of an arterial and collector road, or two arterial roads, based upon
roadway classifications in the Traffic Circulation Element.
· The Mixed Use Activity Center is no closer than two miles from any existing
Mixed Use Activity Center, as measured from the center point of the
intersections around which the existing and proposed Mixed Use Activity
Centers are located.
· Market justification is provided demonstrating need for a Mixed Use Activity
Center at the proposed location.
2. Interchanqe Activity Center Subdistrict
Interchange Activity Centers have been designated on the Future Land Use Map at each
of the three Interstate 75 interchanges and include numbers 4, 9 and 10. The boundaries
of these Interchange Activity Centers have been specifically defined on the maps located
at the end of this Section as part of the Future Land Use Map Series. Any changes to the
Text with single underline or single striScth:'c'agh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i.~:c:.~::-z::gh reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 39 of 81
boundaries of these Interchange Activity Centers shall require an amendment to the
Future Land Use Map Series.
Interchange Activity Centers #4 and #10 allow for a mixture of land uses - which may
include 100% or any combination thereof, of each of the following uses: the full array of
commercial uses, residential and non-residential uses, institutional uses, hotel/motel uses
at a density consistent with the Land Development Code, and Business Parks; and
industrial uses as identified below in the southwest and southeast quadrants of
Interchange Activity Center #4. No industrial uses shall be allowed in Interchange Activity
Center #10. The actual mix of uses shall be determined during the rezoning process
based on consideration of the same factors listed under the Mixed Use Activity Center
Subdistrict.
Interchange Activity Center # 9 shall be subject to the requirement of the development of
an Interchange Master Plan (IMP). The IMP is intended to create an enhanced "gateway"
to Naples. The IMP process shall be initiated by the property owners and/or their
representatives by meeting with the County planning staff within 60 days of the adoption
of this Growth Management Plan amendment and a finding of compliance from the
Department of Community Affairs. The purpose of the meeting will be to establish a
mutually acceptable vision statement for Activity Center # 9. The Interchange Master Plan
shall be adopted by Resolution by the Board of County Commissioners. All rezones
thereafter shall meet the intent of the vision statement.
(111) Subsequent to the development of the vision statement, new projects within Activity
Center
#9 are encouraged to have a unified plan of development in the form of a Planned Unit
Development. The mixture of uses allowed in Interchange Activity Center # 9 shall include
the full array of commercial uses; residential and non-residential uses; institutional uses;
Business Park; hotel/motel uses at a density consistent with the Land Development Code;
industrial uses in the northeast, southwest and southeast quadrants. The mix and intensity
of land uses shall meet the intent of the vision statement and be defined during the
rezoning process. The entire Interchange Activity Center is eligible for up to 100% of the
entire acreage to be developed for any of the uses referenced above, except the
maximum amount of commercial acreage shall not exceed 55% of the total acreage
(632.5 ac.) of Interchange Activity Center # 9. The factors to consider during review of a
rezone petition shall be in compliance with the vision statement and those included for the
Mixed Use Activity Center.
For residential development, if a project is within the boundaries of an Interchange Activity
Center, which is not within the Urban Residential Fringe Subdistrict and not within the
Estates Designation, up to 16 residential units per gross acre may be permitted. This
density may be distributed throughout the project, including any portion located outside of
the boundary of the Activity Center.
Based on the unique location and function of Interchange Activity Centers, some Industrial
land uses that serve regional markets and derive specific benefit when located in the
Interchange Activity Centers shall be allowed, provided each such use is reviewed and
Text with single underline or single xtri!:c~h:'c,:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~: ...... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 40 of 81
(v)
found to be compatible with existing and approved land uses. Industrial uses shall be
limited to: manufacturing, warehousing, storage, and distribution.
The following conditions shall be required to ensure compatibility of Industrial land uses
with other commercial, residential and/or institutional land uses in the Interchange Activity
Centers; to maintain the appearance of these Interchange Activity Centers as gateways to
the community; and to mitigate any adverse impacts caused by noise, glare or fumes to
the adjacent property owners. The Planned Unit Development and/or rezoning ordinance
shall contain specific language regarding the permitted Industrial land uses, compatibility
requirements, and development standards consistent with the following conditions. Site-
specific development details will be reviewed during the Site Development Plan review
process.
- Landscaping, buffering and/or berming shall be installed along the Interstate;
- Fencing shall be wooden or masonry;
- Wholesale and storage uses shall not be permitted immediately adjacent to the
right-of-way of the Interstate;
- Central water and sewage systems shall be required;
- State Access Management Plans, as applicable;
- No direct access to the Interstate right-of-way shall be permitted;
- Joint access and frontage roads shall be established when frontage is not adequate to
meet the access spacing requirements of the Access Control Policy, Activity Center
Access Management Plans, or State Access Management Plans, as applicable;
-Access points and median openings shall be designed to provide adequate turning radii
to accommodate truck traffic and to minimize the need for U-turn movements;
-The developer shall be responsible to provide all necessary traffic improvements - to
include traffic signals, turn lanes, deceleration lanes, and other improvements deemed
necessary - as determined through the rezoning process;
A maximum floor area ratio (FAR) for the designated Industrial land uses component of
the projects shall be established at 0.45.
3. Livin.qstonlPine Ridqe Commercial Infill Subdistrict
This Subdistrict consists of 17.5 acres and is located at the southeast quadrant of
Livingston Road, a collector roadway and Pine Ridge Road, a minor arterial roadway. In
addition to uses allowed in the Plan, the intent of the Livingston/Pine Ridge Commercial
Infill Subdistrict is to provide shopping, personal services and employment for the
surrounding residential areas within a convenient travel distance and to provide
commercial services in an acceptable manner along a new collector roadway. The
Subdistrict is intended to be compatible with the neighboring commercial, public use and
high density residential properties and will utilize well-planned access points to improve
current and future traffic flows in the area.
If permitted by the South Florida Water Management District, emergency access to the
North Naples Fire District fire station located immediately east of the property will be
provided improving response times to all properties located south along Livingston Road.
Interconnection to adjacent properties immediately to the South and immediately to the
Text with single, underline or single :tri.Scthr~ug!: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double :::'i!::,:!::':,::~,f: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 41 of 81
East will be studied and provided if deemed feasible, as a part of the rezoning action
relating to the subject property.
Building height is limited to one story with a 35 foot maximum for all retail and general
commercial uses. General and medical office uses are limited to three stories with a 50-
foot maximum height. Any project developed in this Subdistrict may be comprised of any
combination of retail commercial and/or office uses, provided that the total square footage
does not exceed 125,000 square feet.
A minimum 50-foot buffer of existing native vegetation will be preserved along all project
boundaries located adjacent to areas zoned agricultural.
3. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas provide for
buffering and enjoyment by the employees and patrons of the Park. Business Parks shall
be allowed as a subdistrict in the Urban Commercial District subject to the criteria set forth
under the Business Park Subdistrict in the Urban-Mixed Use District.
C. Urban - Industrial District
The Industrial Land Use District is reserved primarily for industrial type uses and comprises
approximately 2,200 acres. Besides basic Industrial uses, limited commercial uses are
permitted. Retail commercial uses are prohibited, except as accessory to Industrial or Business
Park uses. The C-5, C-4 and PUD Commercial Zoning Districts along the perimeter of the
designated Urban - Industrial District that existed as of October 1997 shall be deemed
consistent with this Land Use District. Industrially designated areas shall have access to a road
classified as an arterial or collector in the Traffic Circulation Element, or access may be
provided via a local road that does not service a predominately residential area. Intensities of
use shall be those related to:
Manufacturing;
Processing;
Storage and warehousing;
Wholesaling;
Distribution;
High technology;
Laboratories;
Assembly;
Computer and data processing;
Business services;
Other basic industrial uses as described in the Industrial Zoning District of the Land
Development Code;
Business Park uses as discussed below and as described in the Business Park Zoning
District of the Land Development Code; and
Support commercial uses, such as child care centers and restaurants.
Text with single, underline or single ~:ri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i!:c:.~::'z::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune ]9, 2002.
Page 42 of 81
LIVINGSTON / PINE RIDGE COMMERCIAL
COLLIER COUNTY, FLORIDA
INFILL DIST21CT
· SCALE
I I
1000 FT. 2000 FT.
LEGEND
SUBDISTRICT
(i)
1. Business Park Subdistrict
The Business Park Subdistrict is intended to provide for a mix of industrial uses and non-
industrial uses, designed in an attractive park-like environment with Iow structural density
where building coverage ranges between 25% to 45% and landscaped areas provide for
buffering and enjoyment by the employees and patrons of the Park. Business Parks shall
be allowed as a Subdistrict in the Urban Industrial District subject to the criteria set forth
under the Business Park Subdistrict in the Urban-Mixed Use District.
II. AGRICULTURAL/RURAL DESIGNATION
Rural & Agricultural Area Assessment
The Governor and Cabinet sitting as the Administration Commission, on June 22, 1999, issued
the Final Order (AC-99-002) pursuant to Section 163.3184(10)(b), Florida Statutes, in Division
of Administrative Hearing Case No. 98-0324GM. Pursuant to the Order, Collier County is
required to prepare a Rural and Agricultural Assessment (Assessment). This Assessment may
be phased.
The Geographic Scope of the Assessment Area shall be as follows:
Includes:
All land designated Agricultural/Rural, except as noted below;
Big Cypress Area of Critical State Concern (ACSC), except as noted below;
Conservation lands outside the Urban Boundary, except as noted below, and;
South Golden Gate Estates.
Excludes:
All Urban designated areas;.
Northern Golden Gate Estates;
The Settlement District.
The Assessment has been completed for these areas: The Rural Frinqe Mixed Use District,
~ Other privately-owned lands generally located north of Everglades City; and,
North Belle Mead, Belle Meade, and CREW NRPAs.
The Assessment, or any phase thereof, shall be a collaborative, community-based effort with
full and broad-based public participation and assistance from applicable State and Regional
agencies.
At a minimum, the Assessment must identify the means to accomplish the following:
1. Identify and propose measures to protect prime agricultural areas. Such measures should
prevent the premature conversion of agricultural lands to other uses.
2. Direct incompatible uses away from wetlands and upland habitat in order to protect water
quality and quantity and maintain the natural water regime as well as to protect listed animal
and plant species and their habitats.
3. Assess the growth potential of the Area by assessing the potential conversion of rural lands
to other uses, in appropriate locations, while discouraging urban sprawl, directing
incompatible land uses away from critical habitat and encouraging development that utilizes
Text with single, underline or single xt:'i!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 43 of 81
(i)
creative land use planning techniques including, but not limited to, public and private
schools, urban villages, new towns, satellite communities, area-based allocations, clustering
and open space provisions and mixed use development. The Assessment, or any phase
thereof, shall recognize the substantial advantages of innovative approaches to
development which may better serve to protect environmentally sensitive areas, maintain
the economic viability of agricultural and other predominantly rural land uses, and provide
for the cost efficient delivery of public facilities and services.
Interim Development Provisions for the Agricultural/Rural Assessment Area
Amendments based on the Assessment shall be completed by June 22, 2002 for the Rural
Frin.qe Area, and by November 1, 2002 for the balance of the Assessment Area. Residential
and other uses in the Area for which completed applications for development approval,
rezoning, conditional use, subdivision approval, site plan approval, or plats were filed with or
approved by Collier County prior to June 22, 1999, shall be processed and considered under
the Comprehensive Plan as it existed on June 22, 1999. If the County elects to address a
specific geographic portion of the Area as a phase of the Assessment, the interim land use
controls shall be lifted from the specific geographic area upon completion of the applicable
phase of the Assessment and the implementing Comprehensive Plan amendments for that
phase becoming effective. Until the Assessment is complete and comprehensive plan
amendments to implement the Assessment, or any phase thereof, are in effect the only land
uses and development allowable in the area shall be those set forth in the Agricultural/Rural
Mixed Use District and the Land Development Code (Section 2.2.2) in effect on June 22, 1999
for the Agricultural/Rural District, except the following uses are prohibited and shall not be
allowed:
1. New golf courses or driving ranges.
2. Extension or new provision of central water and sewer service into the Area.
3. New package wastewater treatment plants.
4. Residential development except farmworker housing or housing directly related to support
farming operations, or staff housing (12 du/ac) and other uses directly related to the
management of publicly-owned land, or one single family dwelling unit per lot or parcel
created prior to June 22, 1999.
5. Commercial or industrial development except gas and telephone facilities, electric
transmission and distribution facilities, emergency power structures, fire and police
stations, emergency medial stations.
6. Transient residential such as hotels, motels, and bed and breakfast facilities.
7. Zoo, aquarium, botanical garden, or other similar uses.
8. Public and private schools.
9. Collection and transfer sites for resource recovery.
10. Landfills
11. Social and fraternal organizations.
12. Group care facilities.
13. Sports instructional schools and camps.
14. Asphalt and concrete batch making plants.
15. Recreational Vehicle Parks
Text with single, underline or single stri!c?:hrc',:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 44 of 81
These interim development standards shall not affect or limit the continuation of existing uses.
Existing uses shall also include those uses for which all required permits have been issued, or
uses for which completed applications have been received by the County prior to June 22,
1999. The continuation of existing uses shall include expansions of those uses if such
expansions are consistent with or clearly ancillary to the existing use and do not require a
rezoning or comprehensive plan amendment.
(I)
Interim Natural Resource Protection Areas (NRPAs)
The following areas shall be generally mapped and identified as interim Nature! Resource
Pretectlcn Areas (NRPAs): Camp Keais Strand~ CREW Lands, and the Okaloacoochee
These interim Nat,Jra! Resource Protection Areas (NRPAs) are designated on the Future Land
Use Map:
1. Within these areas, only agriculture and directly-related uses and one single family dwelling
unit per parcel or lot created prior to June 22, 1999, shall be allowed;
2. These interim development standards shall not affect or limit the continuation of existing
uses. Existing uses shall also include those uses for which all required permits have been
issued, or uses for which completed applications have been received by the County prior to
June 22,1999. The continuation of existing uses shall include expansions of those uses if
such expansions are consistent with or clearly ancillary to the existing use and do not
require a rezoning or comprehensive plan amendment;
3. The general location shall be identified on a map as the interim NRPAs and shall be refined
as_actual data and analysis is made available during the Collier County Rural and
Agricultural Area Assessment.
(I) The Agricultural/Rural Land Use Designation is for those areas that are remote from the
existing development pattern, lack public facilities and services, are environmentally
sensitive or are in agricultural production. Urbanization is not promoted, therefore most
allowable land uses are of Iow intensity in an effort to maintain and promote the rural
character of these lands.
The following uses and densities are generally permitted i~ under this District Designation -~
subject to the Interim Development Provisions.'-, where applicable - but may not be
permitted in all Districts and Subdistricts, and may be subiect to specific criteria, conditions,
development standards; permitted densities may be greater, or lesser, than that stated
below, in some Districts and Subdistricts.
a. Agricultural uses such as farming, ranching, forestry, bee-keeping;
b. Residential uses at a maximum density of one dwelling unit per five gross acres, except
for legal non-conforming lots of record;
c. Habitat preservation uses;
d. Parks, open space and recreational uses, golf courses;
e. Essential services~ which are defined as facilities and services: including utilities, safety
services, and other government services, necessary to promote and protect public
health, safet~v and welfare cc dcf!ncd in thc Lend Dc'.'cl~pm_-'nt C~dc;
~c ~.,, ~,;~ &~;I;~-;~.
~.f__.Community facilities such as churches, group housing uses, cemeteries; and schools
which shall be subject to the following criteria:
Text with single, underline or single xtri!ccthrc:;~,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 45 of 81
(v)
· Site area and school size shall be subject to the General Educational Facilities
Report submitted annually by the Collier County School Board to the Board of
County Commissioners.
· The Site must comply with the State Requirements for Educational Facilities
adopted by the State Board of Education.
· The site shall be subject to all applicable State or Federal regulations.
~o. Migrant labor housing as provided in the Land Development Code;
~h. Earthmining, oil extraction and related processing;
t~.i_. Asphalt plant as a Conditional Use as defined in the Land Development Code provided
that the asphalt plant: is compatible with surrounding land uses; is not located in a
County, State or Federal jurisdictional wetland area and any required buffer zones; is
not located within 1,000 feet of a Florida State Park; is not located within the Area of
Critical State Concern as depicted on the Future Land Use Map; and, is not located
within 1,000 feet of a natural reservation;
~i. Commercial uses accessory to other permitted uses, such as restaurant accessory to
golf course or retail sales of produce accessory to farming, so long as restrictions or
limitations are imposed to insure the commercial use functions as an accessory,
subordinate use. Such restrictions or limitations could include limiting the size and/or
location of the commercial use and/or limiting access to the commercial use;
m~.k. Commercial uses as principal uses, '";*~';"' *~'c Rural r. ...... ~, ~, ,~.,~..,.;,., ~......~
u~e~:,~ter~,-as provided for within the Rural Commercial Subdistrict and Rural Villages
within the Rural Fringe Mixed Use Subdistrict, and based upon the criteria set forth
therein, respectively
roi,Industrial uses as provided for within the Rural-Industrial Subdistrict and for Research
and Technology Parks within Rural Villages in the Rural Fringe Mixed Use Subdistrict,
and based upon the criteria set forth therein, respectively; within the Rural Ind'Jstrlal
District;
~m. Travel trailer recreational vehicle parks, provided the following criteria are met: 1. The density is consistent with the Land Development Code;
2. The site has direct principal access to a road classified as an arterial in the
Transportation Element, direct principal access defined as a driveway and/or local
roadway connection to the arterial road, provided the portion of local roadway intended
to provide access to the RV park is not within a residential neighborhood and does not
service a predominately residential area; and
3. The use will be compatible with surrounding land uses.
A. A.qricultural/Rural - Mixed Use District
The purpose of this District is to protect and encourage agricultural activities, conserve and
preserve environmentally sensitive areas, provide for Iow-density residential development, and
other uses identified under the Agricultural/Rural Designation. These areas generally lack
public facilities and services. Urbanization is not promoted, therefore most allowable land uses
are of Iow intensity in an effort to maintain and promote the rural character of these lands.
Residential uses are allowed as fcllcv.'s listed below, subject to the Interim Development
Pro isions r~ ....,,, ..... ;~ .....~.^ ~ .... , .... .~ ,.^~ ~ ~^~;~ ^~: ~.;. r-,;,.,.;,., .~.-...;,.,..,^.~ ^.
V · ~" "~'" ',"1 .......... r .... ~,a,~l, ............. r~ .......................... ~ .......
Text with single underline or single stri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... ~'~'~: ...... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 46 of 8 l
(i)
a. Low density residential dwelling units, at a maximum density of one dwelling unit per five
gross acres, except for legal non-conforming lots of record;
b. Dormitories, duplexes and other tv.~oes of staff housing, as may be incidental to, and in
SUODOFt Of. ~~";' ~; .... ;*~' conservation uses
thc L2nd Dc':c!cpmcnt O-_dc;
c. Group housing uses subject to the following density/intensity limitations:
· Family Care Facilities: 1 unit per 5 acresl
· Group Care Facilities and other Care Housing Facilities: Maximum Floor Area
Ratio (FAR) not to exceed 0.45.
d. Staff housing as may be incidental to, and in support of~ !n ccnj'_'nct!cn :':ith safety service
facilities and essential services,_.~' = __. .... ~ .........., ....................... ..._ ; .......
e. Farm labor housing limited to 10 acres in any single location: in acccrd:.".c__. '::!th tho Fsrm
· Sinole family/duplex/mobile home: 11 dwellina units Der acre:
· Multifamily/dormitory: 22 dwelling units/beds per acre.
f. Soortino and Recreation camps within which the Iodoina com_~___~onent shall not exceed
ca n/lo ng unit.oer 5 cross_ acres: "c ............................. , ......... , ..........
g. Existing units approved for the Fiddler's Creek DRI may be reallocated to those parts of
Sections 1~ and 1~, Township 51 South, Range 27 East added to Fiddler's Creek DRI
together with par of Section 29, Township 51 South, Range 27 East, at a density greater
than 1 unit per 5 gross acres provided that no new units are added to the 6,000 previously
approved units, which results in a gross density of 1.6 units per acre for the Fiddler's
Creek DRI; and further provided that no residential units shall be located on that part of
Section 29 within the Fiddler's Creek DRI; and further provided that South Florida Water
Management District iurisdictional wetlands impacted by the DRI in said Sections do not
exceed 10 acres.
Rural Commercial Subdistrict
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 and subject to the Interim Development Provisions:
a. The project, or that portion of a larger project, which 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 $.R. 29, is
eligible for commercial zoning, under this provision;
Text with single underline or single xtri!:c:hro:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 47 of 81
c. The proposed uses are limited to office~ retail., and personal services intended to serve
the rural population and the traveling public: and are identified as ace=those uses
permitted in the C-1, C-2 and C-3 Zoning Districts of the Land Development Code;
d. Commercial intensity shall not exceed 10,000 square feet of gross leasable floor area
per acre;
e. The project is located on an arterial or collector roadway as identified in the Traffic
Circulation Element; and
cf. The project is buffered from adjacent properties.
B. Rural Frinqe Mixed Use District
The Rural Frinqe Mixed Use District is identified on Future Land Use Map. This District
consists of approximately 93,600 acres, or 7% of Collier County's total land area. Significant
portions of this District are adjacent to the Urban area or to the semi-rural, rapidly
developing, large-lot North Golden Gate Estates platted lands. Agricultural land uses within
the Rural Frinqe Mixed Use District do not represent a siqnificant portion of the County's
active agricultural lands. As of the date of adoption of this Plan Amendment, the Rural
Fringe Mixed Use District consists of more than 5,550 tax parcels, and includes at least
3,835 separate and distinct property owners. Alternative land use strateqies have been
developed for the Rural Frinqe Mixed Use District, in part, to consider these existinq
conditions.
The Rural Fringe Mixed Use District provides a transition between the Urban and Estates
Designated lands and between the Urban and Agricultural/Rural and Conservation
designated lands farther to the east. The Rural Fringe Mixed Use District employs a
balanced approach, including both regulations and incentives, to protect natural resources
and private property rights, providing for larqe areas of open space, and allowing, in
designated areas, appropriate types, density and intensity of development. The Rural Fringe
Mixed Use District allows for a mixture of urban and rural levels of service, including limited
extension of central water and sewer, schools, recreational facilities, commercial uses and
essential services deemed necessary to serve the residents of the District. In order to
preserve existinq natural resources, includinq habitat for listed species, to retain a rural,
pastoral, or park-like appearance from the major public rights-of-way within this area, and to
protect private property rights, the following innovative planning and development
techniques are required and/or encouraqed within the District.
Transfer of Development Rights (TDR), and Sending and Receiving Desi.qnations:
The primary purpose of the TDR process within the Rural Fringe Mixed Use District is to
establish an equitable method of protectinq and conservinq the most valuable
environmental lands, including large connected wetland systems and significant areas of
habitat for listed species, while allowin.q property owners of such lands to recoup lost
value and development potential throuqh an economically viable process of transferrinq
such rights to other more suitable lands. Within the Rural Frinqe Mixed Use District and
within designated areas of the Agricultural/Rural Mixed Use District, residential density
may be transferred from lands desiqnated as Sendinq Lands ~,= ......
Text with single underline or single xtri,tcct,t:rcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 48 of 81
to lands designated as Receivinq Lands on the Future Land Use Map, subiect to the
following:
A) Receiving Lands: Receivinq Lands are those lands within the Rural Frinqe Mixed
Use District that have been identified as beinq most appropriate for development
and to which residential development units may be transferred from areas
designated as Sendinq Lands. Based on the evaluation of available data, these
lands have a lesser deqree of environmental or listed species habitat value than
areas designated as Sendinq and generally have been disturbed through
development, or previous or existinq agricultural operations. Various incentives are
employed to direct development into Receiving Lands and away from Sending
Lands, thereby maximizinq native veqetation and habitat preservation and
restoration. Such incentives include, but are not limited to: the TDR process;
clustered development; density bonus incentives; and, provisions for central sewer
and water. Within Receiving Lands, the following standards shall apply, except for
those modifications that are identified in the North Belle Meade Overlay:
Maximum Density: The base residential density allowable for desiqnated
Receivinq Lands is one (1) unit per five (5) gross acres (0.2 dwellinq units per
acre). The maximum density achievable in Receivinq Lands throuqh the TDR
process is one (1) dwellinq unit per acre. Once the maximum density is achieved
through the use of TDRs, a density bonus of no more than 10% of the maximum
density per acre shall be allowed for each additional acre of native vegetation
preserved exceeding the minimum preservation requirements set forth in Policy
6.1.2 of the CCME. This maximum density is exclusive of the Density Blendinq
provisions~ ~'" .... '"~;*" ~ .......... +~'~'~'" ;~ ~ ~'"" *~'~* .... ~'~
~.,;~..~.,.. ,.. .~;_.~,~.~ c~^;..;~ ,~..4~ Dwellinq Units may only be
transferred into Receiving Lands in whole unit increments (fractional transfers
are prohibited).
2. Clusterinq: Where the transfer of development rights is employed to increase
residential density within Receiving Lands, such residential development shall be
clustered in accordance with the followinq provisions:
a) Consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
elements of this Plan, central water and sewer shall be extended to the
project. Where County sewer or water services may not be available
concurrent with development in Receivinq Lands, interim private water and
sewer facilities may be approved.
b) The maximum lot size allowable for a single-family detached dwellinq unit is
one acre.
c) The clustered development shall be located on the site so as to provide to
the greatest degree practicable: protection for listed species habitat;
preservation of the hiqhest quality native vegetation; connectivity to adjacent
natural reservations or preservation areas on adjacent developments; and,
creation, maintenance or enhancement of wildlife corridors.
3. Minimum Project Size: The minimum project size required in order to receive
transferred dwellinq units is 40 contiquous acres.
4. Emerqency Preparedness:
Text with single underline or single stri!cethrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~: ...... ~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 49 of 81
a)
b)
In order to reduce the likelihood of threat to life and property from a tropical
storm or hurricane event, community facilities, schools, or other public
buildinqs shall be desiqned to serve as storm shelters if located outside of
areas that are likely to be inundated durinq storm events, as indicated on the
Sea, Lake, and Overland Surge from Hurricane Map for Collier County.
Impacts on evacuation routes, if any, must be considered as well. Applicants
for new residential or mixed use developments proposed for Receiving Lands
shall work with the Collier County Emergency Management staff to develop
an Emerqency Preparedness Plan to include provisions for storm shelter
space, a plan for emerqency evacuation, and other provisions that may be
deemed appropriate and necessary to mitigate against a potential disaster.
Applicants for new developments proposed for Receiving Lands shall work
with the Florida Division of Forestry, Collier County Emergency Mana.qement
staff, and the Managers of any adiacent or nearby public lands, to develop a
Wildfire Prevention and Mitiqation Plan that will reduce the likelihood of threat
to life and property from wildfires. This plan will address, at a minimum:
proiect structural design; the use of materials and location of structures so as
to reduce wildfire threat; firebreaks and buffers; water features; and, the
impacts of prescribed burning on adiacent or nearby lands.
Permitted Uses: Uses within Receiving Lands are limited to the following:
a) Agricultural uses such as farminq, ranching, forestry and bee-keeping;
b) Single-family residential dwellinq units, including mobile homes where a
Mobile Home Zoninq Overlay exists.
c) Multi-family residential structures shall be permitted under the Residential
Clustering provisions of this plan subiect to the development of appropriate
development standards to ensure that the transitional semi-rural character of
the Rural Frinqe Mixed Use District is preserved. These development
standards include, but are not limited to: building heights; design standards;
and, buffers and setbacks.
d) Rural Villaqes, subiect to the provisions set forth in II. B.3 of this element.
e) Dormitories, duplexes and other types of staff housinq, as may be incidental
to. and in SUDDOrt of. ~ .... -',~.4 ; .... ; .... *; ..... ;*~' conservation uses,=:~,~
........... ~. ........... Group housino uses subiect to the following
density/intensity limitations:
· Family Care Facilities: 1 unit per 6 acresI
· Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR) not to exceed 0.4§.
g/ Staff housing as ma~v be incidental to, and in SUb_POrt of. !n
safety service facilities and essential services,~ ~ '~'~'''
h/ Farm labor housing limited to 10 acres in any single location;
............................. · ,~ I~ ~" .................. "~ ...... r" ...........
· Single family/duplex/mobile home: 11 dwelling units per acre:
· Multifamil.v/dormitory: 22 dwelling, units/beds per acre.
Text with single, underline or single xtri/~ct!:rcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ..... L:t ....... t. reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 50 of 81
i)
k)
Sporting and Recreational camps within which the Iod_ain_a component shall
not exceed 1 unit Der 5 aross acres: "" '~*"~'~
Essential services ~ ' "~'"
Golf courses or driving ranges, subject to the following standards:
(1) The minimum density shall be as follows:
(a) For .qolf course prelects utilizing Density Blending Provisions set
forth in the Density Rating System of the FLUE: one (1) dwelling unit
per five (5) gross acres.
(b) For golf course proiects not utilizing Density Blending Provisions,
including freestanding golf courses: the minimum density shall be
one (1) dwelling unit per five (5) gross acres, and one additional
dwellinq unit per five (5) gross acres for the land area utilized as part
of the golf course, includinq the clubhouse area, rough, fairways,
greens, and lakes, but excluding any area dedicated as
conservation, which is non-irrigated and retained in a natural state.
The additional required density for such golf course development
shall be achieved by acquiring TDRs from Sendinq Lands.
(2) Golf courses shall be desiqned, constructed, and manaqed in accordance
with Audubon International's Gold Siqnature Program.
(3) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Management
Practices for Golf Course Maintenance Departments, prepared by the
Florida Department of Environmental Protection, May 1995.
(4) To protect ground and surface water quality from fertilizer and pesticide
usage, .qolf courses shall demonstrate the followinq management
practices:
(a) The use of slow release nitroqen sources;
(b) The use of soil and plant tissue analysis to adjust timing and amount
of fertilization applications;
(c) The use of an inteqrated pest manaqement program usinq both
biological and chemical aqents to control various pests;
(d) The coordination of pesticide applications with the timin.q and
application of irrigation water;
(e) The use of the procedure contained in IFAS Circular 1011, Managing
Pesticides for Golf Course Maintenance and Water Quality Protection,
May 1991 (revised 1995) to select pesticides that will have a minimum
adverse impact on water quality
(5) To ensure water conservation, .qolf courses shall incorporate the followinq
in their desiqn and operation:
(a) Irrigation systems shall be designed to use weather station
information and moisture-sensinq systems to determine the optimum
amount of irrigation water needed considering soil moisture and
evapotranspiration rates.
Text with single underline or single ~tri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i,~:z:J::=::F,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 51 of S1
(6)
(7)
(b) As available, .qolf courses shall utilize treated effluent reuse water
(c)
consistent with Sanitary Sewer Sub-Element Obiective 1.4 and its
policies;
Native plants shall be used exclusively except for special purpose
areas such as golf greens, fairways, and building sites. Within these
excepted areas, landscaping plans shall require that at least 75% of
the trees and 50% of the shrubs be freeze-tolerant native Floridian
species. At least 75% of the required native trees and shrubs shall
also be drouqht tolerant species.
Stormwater management ponds shall be desiqned to mimic the functions
of natural systems: by establishinq shorelines that are sinuous in
configuration in order to provide increased length and diversity of the
littoral zone. A Littoral shelf shall be established to provide a feedinq area
for water dependent avian species. The combined lenqth of vertical and
rip-rapped walls shall be limited to 25% of the shoreline. Credits to the
site preservation area requirements, on an acre- to- acre basis, shall be
given for littoral shelves that exceed these littoral shelf area requirements
Site preservation and native veqetation retention requirements shall be
the same as those set forth ~--~A ~;v^.~, ,~ r-,;~.--~, ~.;~.;~
in CCME Policy 6.1.2. ~;~ ......... *;~ These areas are intended to
. ~
provide habitat functions and shall meet minimum dimensions as set forth
I)
in the Land Development Code. These standards shall be established
within one year.
Commercial development as permitted "~'~^' *~'^ ~ .... ~ "' ...... ~
Subdictr!ct ~f th!c c!cm~nt, cr as part of an approved Rural Villaqe. Within
one year of adoption of these amendments, the County will develop
appropriate standards for commercial development within Rural Villages, with
particular focus on desiqn, scale, and access provisions that will maintain the
rural character or semi-rural character of the District.
m) Research and Technology Parks. consistent with the Research and
Technology Park Subdistrict provided for in the Urban designation., and within
an approved Rural Villaqe. Within one year of adoption of these
amendments, the County will develop appropriate standards for Research
and Technology Parks within Rural Villages, with particular focus on desiqn,
scale, and access provisions that will maintain the rural character or semi-
rural character of the District.
n) Zoo, aquarium, botanical garden, or other similar uses.
o) Public and private schools, subiect to the followinq criteria:
· Site area and school size shall be subiect to the General Educational
p)
Facilities Report submitted annually by the Collier County School Board
to the Board of County Commissioners.
· The Site must comply with the State Requirements for Educational
Facilities adopted by the State Board of Education.
· The site shall be subiect to all applicable State or Federal regulations.
Facilities for the collection, transfer, processing and reduction of solid waste.
Text with single underline or single stri!ccthrc.:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~'-"J'~'~ ....... ~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 52 of 81
q) Community facilities, such as, places of worship, child care facilities,
cemeteries, social and fraternal organizations.
r) Sports instructional schools and camps.
s) Earth-mininq, oil ~ extraction and related processing.
t) Asphalt and concrete batch-makinq plants.
u) Travel trailer recreational vehicle parks: provided the following criteria are
met:
(1) The subject site is adjacent to an existing travel trailer recreational
vehicle park site; and~
(2) The subject site is no areater than 100% the size of the existing adjacent
park site.
6. Density Blending: Subiect to the provisions set forth in the density rating system.
7. Open Space and Native Veqetation Preservation Requirements:
a) Usable Open Space: Within Receivinq Lands projects greater than 40 acres
in size shall provide a minimum of 70% usable open space. Usable Open
Space includes active or passive recreation areas such as parks,
playgrounds, .qolf courses, waterways, lakes, nature trails, and other similar
open spaces. Usable Open Space shall also include areas set aside for
conservation or preservation of native veqetation and landscape areas. Open
water beyond the perimeter of the site, street right-of-way, except where
dedicated or donated for public uses, driveways, off-street parking and
loading areas, shall not be counted towards required Usable Open Space.
b) Native VeqetatiOn Preservation: Native veqetation shall be preserved as set
B)
forth in ~,e=CCME Policy 6.1.2. "'
.
Neutral Lands: Neutral Lands have been identified for limited semi-rural residential
development. Available data indicates that Neutral Lands have a hi.qher ratio of
native veqetation, and thus higher habitat values, than lands designated as
Receivinq Lands, but these values do not approach those of Sendinq Lands.
Therefore, these lands are appropriate for limited development, if such development
is directed away from existinq native vegetation and habitat. A lower maximum gross
density is prescribed for Neutral Lands when compared to Receivinq Lands.
Additionally, certain other uses permitted within Receivinq Lands are not authorized
in Neutral Lands. Within Neutral
1.
2.
Lands, the following standards shall apply:
Maximum Density: 1 dwelling unit per 5 gross acres (0.2 units per acre).
Clusterinq: Clusterin.q of residential development is allowed and encouraqed.
Where clustered development is employed, it shall be in accordance with the
following provisions:
a) If within the boundaries of the Rural Transition Water and Sewer District, and
consistent with the provisions of the Potable Water and Sanitary Sewer Sub-
b)
elements of this Plan, central water and sewer shall be extended to the
prelect. Where County sewer or water services may not be available
concurrent with development in Neutral Lands, interim private water and
sewer facilities may be approved.
The maximum lot size is one acre.
Text with single, underline or single xtri!ccthre, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'!!::.t!::'z'~Z,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 53 of 81
o
c) The clustered development shall be located on the site so as to provide to
the greatest deqree practicable: protection for listed species habitat;
preservation of the hiqhest quality native vegetation; connectivity to adjacent
natural reservations or preservation areas on adiacent developments; and,
creation, maintenance or enhancement of wildlife corridors.
d) The minimum project size shall be at least 40 acres.
Permitted Uses:
a) Agricultural uses such as farminq, ranching, forestry and bee-keeping;
b) Single-family residential dwellinq units, including mobile homes where a
Mobile Home Zoninq Overlay exists.
c) Dormitories, duplexes and other types of staff housinq, as may be incidental
to, and in support of. ~~; .... ';"" '-;*~' conservation uses,==a~a
e)
f)
.q)
h)
i)
L=".d ~c'.'c!c~mcr. t Code Group housin~o uses subject to the following
density/intensity limitations:
· Family Care Facilities: 1 unit per 5 acresl
· Group Care Facilities and other Care Housing Facilities: Maximum Floor
Area Ratio (FAR._~ not to exceed 0.45.
Staff housinq as may be incidental to, and in support of, ~ .... ; .... '" .... "'"
safety service facilities and essential services,-'~ ~ '4''~*''" ...... '" ....
Farm labor housing limited to 10 acres in any single location: i¢~.4~,eeec4C~ee
· Single family/duplex/mobile home: 11 dwelling units per acre:
· Multifamily/dormitory: 22 dwelling units/beds per acre.
Sporting and Recreational camps, within which the lodging component shall
not exceed 1 unit per 5 gross acres; ~ .4~,;~,~ ~.., ~.., .**~... ~.~,, ~,, .... .~
Essential services ~ ' ~'~ ~'~' ..... ~ "'~'~.
Golf courses or driving ranges, subject to the followinq standards:
(1) Golf courses shall be designed, constructed, and managed in accordance
with Audubon International's Gold Signature Program.
(2) In order to prevent the contamination of soil, surface water and ground
water by the materials stored and handled by golf course maintenance
operations, golf courses shall comply with the Best Manaqement
Practices for Golf Course Maintenance Departments, prepared by the
Florida Department of Environmental Protection, May 1995.
(3) To protect ground and surface water quality from fertilizer and pesticide
usa.qe, .qolf courses shall demonstrate the followinq manaqement
practices:
(a) The use of slow release nitrogen sources;
(b) The use of soil and plant tissue analysis to adjust timing and amount
of fertilization applications;
(c) The use of an integrated pest management program usinq both
bioloqical and chemical aqents to control various pests;
Text with single underline or single xtri!cc:hrcu~,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~ ....... ~' reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 54 of 81
(d) The coordination of pesticide applications with the timinq and
application of irriqation water;
(e) The use of the procedure contained in IFAS Circular 1011, Mana.qing
Pesticides for Goff Course Maintenance and Water Quality Protection,
May 1991 (revised 1995} to select pesticides that will have a minimum
adverse impact on water quality
(4} To ensure water conservation, golf courses shall incorporate the following
in their desiqn and operation:
(a) Irrigation systems shall be desiqned to use weather station
information and moisture-sensing systems to determine the optimum
amount of irriqation water needed considerinq soil moisture and
evapotranspiration rates.
(b) As available, golf courses shall utilize treated effluent reuse water
consistent with Sanitary Sewer Sub-Element Objective 1.4 and its
policies;
(c) Native plants shall be used exclusively except for special purpose
areas such as .qolf greens, fairways, and building sites. Within these
excepted areas, landscaping plans shall require that at least 75% of
the trees and 50% of the shrubs be freeze-tolerant native Floridian
species. At least 75% of the required native trees and shrubs shall
(5)
also be drou,qht tolerant species.
Stormwater manaqement ponds shall be desiqned to mimic the functions
of natural systems: by establishinq shorelines that are sinuous in
configuration in order to provide increased lenqth and diversity of the
littoral zone. A Littoral shelf shall be established to provide a feedinq area
for water dependent avian species. The combined lenqth of vertical and
rip-rapped walls shall be limited to 25% of the shoreline. Credits to the
site preservation area requirements, on an acre- to- acre basis, shall be
given for littoral shelves that exceed these littoral shelf area requirements
(6)
Site preservation and native vegetation retention requirements shall be
the same as those set forth in the Rural Frinqe Mixed Use District criteria.
Site preservation areas are intended to provide habitat functions and
shall meet minimum dimensions as set forth in the Land Development
Code. These standards shall be established within one year.
i) Zoo, aquarium, botanical garden, or other similar uses.
k) Public and private schools, subiect to the followinq criteria:
· Site area and school size shall be subject to the General Educational
Facilities Report submitted annually by the Collier County School Board
to the Board of County Commissioners.
· The Site must comply with the State Requirements for Educational
Facilities adopted by the State Board of Education.
·The site shall be subject to all applicable State or Federal regulations.
I) Facilities for the collection, transfer, processing and reduction of solid waste.
m) Community facilities, such as, places of worship, child care facilities,
cemeteries, social and fraternal organizations.
n) Sports instructional schools and camps.
Text with single, underline or single :tri!cot!:rc=gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ~'~: ...... ~- reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 55 of S1
o) Earthminin~_r. oil extraction and related processing.
3. Native veqetation and preservation requirements: Native veqetation shall be
preserved as set forth in thc Ccnccrvati_-'n =nd Cc:otc! M2nc.qcmcr. t E!cmcnt
Psi!o',' 6.7.!. CCME Policy 6.1.2
C) Sending Lands: Sendin.q Lands are those lands that have the hiqhest deqree of
environmental value and sensitivity and generally include siqnificant wetlands,
uplands, and habitat for listed species.
1. ~ Sendinq Lands are located entirely within the Rural Frinqe Mixed Use
District, and are depicted on the Future Land Use Map. Based upon their
location, t;~Amer=y Sendinq Lands are the principal tar.qet for preservation and
conservation. Private Property owners of lands desiqnated as ~ Sendinq
Lands may transfer density to Receivinq Lands within the Rural Frinqe Mixed
Use District, and to lands within the Urban Desiqnated Area subject to limitations
set forth in the Density Ratinq System. All privately owned lands within the Rural
Frin.qe Mixed Use District that have a Natural Resource Protection Area (NRPA)
Overlay are desiqnated ~ Sendin.q Lands.
~''"~ 1" ............... f ........ '~../',,..~ -'ri &"-~'t .... '"" '"' i '"'" "' "' ......... f.. ............. ~'1
C,'~ °D°r~1 ......... .-I;~,..~ r- ..... I~,*1~ O;~,, ~.-,,-I /'~h~lJ~l~l/~ I~1~,-I ~,-,I ,4~1~.1-~,-4 ~.,~.
Maximum Transfer Rate: Dwellin.q Units may be transferred from
Sendinq Lands at a maximum rate of 0.2 dwellinq units per acre (1 dwellin.q unit
per five acres).
L2ndc ::]t - ~2×!~'..:'~
~Transfers may only occur in whole number increments (fractional
transfers are prohibited). In the case of leqal nonconforminq lots or parcels in
existence as of June 22, 1999, where such lot or parcel is less than 5 acres in
size, one dwellin.q unit may be transferred from said lot or parcel. To ensure
appropriate compensation to land owners within Sendinq Lands, the Board of
County Commissioners may adiust the maximum transfer rate; such an
adiustment shall require a Growth Management Plan Amendment. The basis of
such adiustment shall be an analysis of property values within Sendin.q Lands,
and may include consideration of proximity of such properties to the urban area.
Text with single underline or single xtri!cct?cz:F,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .... ?'~'~: ...... ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 56 of 81
_43. Limitations and Procedures:
a) Transfers shall not be allowed from sendinq lands where a conservation
easement or other similar development restriction prohibits residential
development.
b) The transfer of units shall be recorded in public records utilizin.q a legal
instrument determined to be appropriate by the County Attorney's Office.
Said instrument shall clearly state the remaininq allowable lands uses on the
subject property after all, or a portion, of the residential density has been
transferred from the property.
c) Where residential density has been transferred from Sending Lands, such
lands may be retained in private ownership or may be sold or deeded by .qift
to another entity.
· ~A. Permitted Uses: Permitted uses ~~'"~' ~^~'"~," ' ~'"~
are limited to the followinq:
a) Agricultural uses such as fcrm!mq, rcnchln,q, fcr__.st.";, be__. !'.cc~in.q consistent
with Chapter 823.14(6) Florida Statutes (Florida Right to Farm Act).
b) Detached sinclle-family dwellinq units, including mobile homes where the
Mobile Home Zonincl Overlay exists, at a maximum density of one dwellinq
unit per 40 acres or one dwellincl unit per lot or parcel of less than 40 acres,
which existed on or before June 22, 1999. For the purpose of this provision,
a lot or parcel which is deemed to have been in existence on or before June
22, 1999 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.
c) Habitat preservation and conservation uses.
d) Passive parks and other passive recreational uses.
e) Sporting and Recreational camps~ within which the lodging component shall
not exceed 1 unit per 5 gross acres. ~ ,4..,..~^., % ~..~ ~, ,,.^ .~,,
a!!c'.':cd b;', thc Lsnd Dcvclcpmcnt Ccds.
f) Essential Services necessary to serve permitted uses identified in Section
5.a) throu.qh 5.e) such as the followinq: private wells and septic tanks; utility
lines, except sewer lines; ........ ,;o ..,..,; .... .4 sewer lines and lift stations.
only if located within non-NRPA Sendino Lands, and only if located within
already cleared portions of existing rights-of-way or easements, and if
necessary to serve the Rural Transition Water and Sewer District; and, water
pumpin,q stations necessary to serve the Rural Transition Water and Sewer
Districtf.
g) Essential services necessary to ensure public safety.
h) Oil extraction and related processing. Where practicable, directional-drillina
techniclues and/or previously cleared or disturbed areas shall be utilized to
minimize impacts to native habitats.
~._~. Conditional Uses:
Text with single underline or single :tri!:~:?cug!: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z:ri!:z'.!::-z::~/: reflects proposed changes to the Transmittal language
as adopted by the BCC on .June 19, 2002.
Page 57 of 81
a) The following uses are conditionally permitted subiect to approval through a
public hearinq process:
(1) Essential services not identified above in 5fl "~ "~"~^'" ;- '~"- ~ -'",~
'" .... ~ .....+ ~"--~-' Within one year, Collier County will review ~'" ~"~ ^*
~'*';~-" ...... ~**-"~ essential services currently allowed in the Land
Development Code and will define those uses intended to be
b)
conditionally permitted in Sending designated lands. Durinq this one-year
period or if necessary until a comprehensive plan amendment identifying
conditionally permitted essential services, no conditional uses for
essential services within Sendinq designated lands shall be approved.
(2) Public facilities, including solid waste and resource recovery facilities, and
public vehicle and equipment storaqe and repair facilities, shall be
permitted within Section 25, Township 49S, Range 26E, on lands
adjacent to the existinq County landfill. This shall not be interpreted to
allow for the expansion of the landfill into Section 25 for the purpose of
solid waste disposal.
· r-~-.-rr~l.'.
~_3)Commercial uses accessory to permitted uses 5.a), 5.c) and 5.d), such
as retail sales of produce accessory to farming, or a restaurant accessory
to a park or preserve, so Ion.q as restrictions or limitations are imposed to
insure the commercial use functions as an accessory, subordinate use.
In addition to the criteria set forth in the Land Development Code, Conditional
Uses shall be allowed subject to the followinq additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that
wetlands, listed species and their habitat are adequately protected. This
plan shall be part of the required ElS as specified in Policy ~ 6.1.7 of
the Conservation and Coastal Manaqement Element.
Conditions may be imposed, as deemed appropriate, to limit the size,
location, and access to the conditional use.
residential density is transferred from D., ...... ~ ....-'~-' Sending
allowable uses shall be limited to the following:
Agricultural uses consistent with Chapter 823.14(6) Florida Statutes (Florida
Right to Farm Act). including water manaqement facilities, to the extent and
intensity that such operations exist at the date of any transfer of development
rights.
Cattle grazing on unimproved pasture where no clearinq is required;
Detached single-family dwellinq units, including mobile homes where the
Mobile Home Zoninq Overlay exists, at a maximum density of one dwellinq
unit per 40 acres. In order to retain these development rights after any
(2)
7. Where
Lands,
a)
b)
d)
transfer, up to one dwellinq must be retained (not transferred) per 40 acres.
One detached dwelling unit, including mobile homes where the Mobile Home
Zoning Overlay exists, per each preexistin.q lot or parcel of less than 40
acres. For the purpose of this provision, a preexistincl lot or parcel is one that
was in existence on or before June 22, 1999 and is: 1) a lot or parcel which is
part of a subdivision recorded in the public records of Collier County, Florida;
Text with single, underline or single xtri!ccthrc~ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'!!:zt!:rz::~,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 58 of 81
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.
e) Habitat preservation and conservation uses.
f) Passive parks and passive recreational uses.
g) Essential services, as authorized in Sendinq Lands.
h) Oil ~ extraction and related processing, excluding earth mininq,=~
Native Vegetation shall be preserved as set forth in thc Ccns~.":~ti~n ~=d
C,.,...,~ ~, ........ , ,--, .... , ~u~.. ~ ~ ~ CCME Policy 6.1.2.
Adjustment to the Sending Land Boundaries. For all properties designated
Sending Lands where such property is contiguous to a Sending Land/Neutral
Land boundary, or Sending Land/Receiving Land boundary, the County will
provide written notice to the property owners to advise of the opportunity to
submit additional data and analysis to the County in an attempt to demonstrate a
change to the boundary is warranted. Said written notice will be provided within
three months of the effective date of these Rural Fringe amendments· Within
one year from the date these notices are sent: the County will initiate a Growth
Management Plan amendment to consider boundary changes: based upon the
data and analysis, as may be warranted. Under the following conditions,
adjustments may be ~ proposed,.to Sending Land boundaries:
-, .- ~. ~r,--.-, ......... "" in size .......... ,., .............. ,~;
t~a~ The property is contiguous to Neutral or Receiving Lands;
.~ Site specific environmental data submitted by the property owner, or other
data obtained by the County~ indicates that the subiect property does not
contain characteristics warrantinq a Sending designation;
~ An adiustment to the Sending land boundary requires an amendment to
the Future Land Use Map.
Collier County will identify lands owned by the county: state, or federal
government which are designated Receiving or Neutral. and will work with the
appropriate aaencies to facilitate the swap of these lands for land that are under
private ownership within the Sending designation or which are within targeted
acquisition areas·
D) Additional TDR Provisions: Within one year of adoption of this plan amendment,
Collier County will amend its land development regulations to adopt a formal process
for authorizinq and trackinq the Transfer of Development Rights. This process will
include, at a minimum:
1. The establishment of a simple, expeditious process whereby private property
owners may, by right, "sell" residential dwellinq units from lands desiqnated as
"Sendinq Lands". Said units may then be "transferred" by right to lands
designated as "Receivinq Lands", or to Urban Lands where authorized. Once
Text with single underline or single ~tri!ccthr~.ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z.:':.:z.,::'c::Z,.: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 59 of 81
established, the TDR program shall be administratively reviewed and approved,
requiring no further public hearing or Board approval if consistent with the
provisions for administrative approval.
The establishment of a process for tracking and recording all transfers of
residential units in the public records of Collier County. This shall include the
identification of the entity or department responsible for on-qoing administration
of the TDR program. In addition, the County shall consider the feasibility of
establishinq a "TDR Bank," to be administered by the County or some other not-
for-profit governmental or quasi-governmental public agency established for this
purpose. The Count.v shall consider and evaluate the funding options and
sources of revenues for such a TDR Bank as part of the FY04 budget review
process. Sources of funds to consider include, but are not limited to~ General
Fund revenues, and federal and state grants and loans. A primar.v objective of
the TDR Bank is to make funds available to support the TDR program by offering
initial minimal purchase prices of TDRs. As part of these considerations,
proiections for an annual budqet for administration of the TDR program shall be
developed which would include the proiected costs and funding appropriation
~cc~c!3tc_'d ':.'!th initi~! for the FY04 associated with initial purchase of residential
development rights.
3. The establishment of a process to evaluate the TDR program and the deqree to
which it is beinq utilized, culminatinq in an annual report to the Board of County
Commissioners on the Rural Frinqe Mixed Use District TDR program.
4. The TDR process shall be the only mechanism to achieve increased density
within Receiving Lands, excluding the Density Blendinq provisions of this Plan,
and any density bonuses authorized in the Rural Frinqe Mixed Use District.
5. A 25-year prohibition on utilizinq TDRs where a parcel within Sending Lands has
been cleared for agricultural purposes, cffcct!'.'c after June ~2-_!_9,, 2002.
Buffers Adjacent to Major Public Riqhts-of-way: In order to maintain and enhance
the rural character within the Rural Fringe Mixed Use District, within one year of
adoption of this amendment, Collier County will adopt land development regulations
establishinq bufferinq standards for developments adiacent to existing or proposed
arterial and collector public roadways. These standards shall include, but are not limited
to: applicability provisions, including establishinq a minimum proiect size below which
these requirements shall not apply; the degree to which water features, including water
manaqement lakes and canals, may be a part of this buffer; credits for existinq native
vegetation that is to be retained; and, credits toward any open space and native
vegetation preservation requirements.
3.
Rural Villaqes: Rural Villages may be approved within the boundaries of the Rural
Fringe Mixed Use District in order to: maximize the preservation of natural areas and
wildlife habitat within the Rural Fringe Mixed Use District; to reduce the need for
residents of the District and surrounding lands to travel to the County's Urban area
for work, recreation, shopping, and education; and, to enhance the provision of
limited urban and rural levels of service throuqh economies of scale. Rural Villaqes
shall be comprised of several neighborhoods designed in a compact nature such
Text with single, underline or single ,:ri!zcthrc.'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 60 of 81
that a majority of residential development is within one quarter mile of Neighborhood
Centers. Neighborhood Centers may include small scale service retail and office
uses, and shall include a public park; square; or green. Village Centers shall be
designed to serve the retail, office; civic, government uses and service needs of the
residents of the village, The Village Center shall be the primary location for
commercial uses. Villages shall be surrounded by a green belt in order to protect
the character of the rural landscape and to provide separation between villages and
the Iow density rural development, agricultural uses. and conservation lands that
may surround the villaae. Villages shall be designed to include the followinq: a
mixture of residential housinq types; institutional uses; commercial uses; and,
recreational uses, all of which shall be sufficient to serve the residents of the Villaqe
and the surroundinq lands. D .... , ~/ill
Iocct[cn fcr ccm. mcrc!c! ..... In addition, the followinq criteria and conditions shall
apply, except for those modifications that are identified in the North Belle Meade
Overlay:
A) Process for Approval: Within one year of the date of adoption of this
amendment, the Collier County Land Development Code shall be amended to
include provisions for the establishment of Rural Villaqes. These provisions will
establish specific development requlations, standards, and land use mix
requirements. Subsequent to the creation of these provisions, applications shall
be submitted in the form of a Planned Unit Development (PUD) rezone and,
where applicable, in coniunction with a Development of Regional Impact (DRI)
application as provided for in Chapter 380 of Florida Statutes, or in conjunction
with any other Florida provisions of law that may supercede the DRI process.
B) Locational Restrictions:
1. A Rural Village may shall not be located any closer than 3.0 miles from
another Rural Village.
2. No more than one Rural Village may be located in each of the distinct
Receiving Areas depicted on the FLUM.
3. A Rural Village shall have direct access to a roadway classified by Collier
County as an arterial or collector roadway. Alternatively; access to the
Village may be via a new collector roadway directly accessing an existinq
arterial, the cost of which shall be borne entirely by the developer.
4. A Rural Village shall be located where other public infrastructure; such as
potable water and sewer facilities, already exist or are planned.
C) Rural Villaqe Sizes and Density:
1. Rural Villaqes shall be a minimum of 300 acres and a maximum of 1,500
acres, except within Receivinq Lands south of the Belle Meade NRPA where
the maximum size may not exceed 2,500 acres. The Rural Village size is
exclusive of the required green belt area. Rural Villaqes shall include a
Village Center and a minimum of two distinct neiqhborhoods.
2. The minimum and maximum gross density of a Rural Villaqe shall be 2.0
units per gross acre and 3.0 units per acre, respectively. The density
calculation for a Rural Village may include the base residential density
Text with single underline or single stri!ccthrcu~,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 61 of 81
permitted for the green belt area, if such density is shifted to the Rural Villaqe
area.
3. Density may be achieved as follows:
a) The base density for the Aqricultural/Rural Desiqnation of 0.2 dwellinq
units per acre (1.0 dwelling units per five acres) for lands within the Rural
Village, and the land area desiqnated as a greenbelt surroundinq the
Rural Villaqe, is granted by right for allocation within the desiqnated Rural
Village.
b) The additional density necessary to achieve the minimum required
density for a Rural Villaqe shall be achieved by an equal amount of TDRs
and bonus units. That is, for each TDR acquired one bonus unit shall be
granted.
c) Additional density between the minimum and maximum amounts
established herein may be achieved throuqh TDRs, and/or throuqh a 0.5
unit bonus for each unit that is provided for lower income residents and
for entry level and workforce buyers,, and/or through a density bonus of
no more than 10% of the maximum density per acre allowed for each
additional acre of native vegetation preserved exceeding the minimum
preservation requirements set forth in Policy 6.1.2 of the CCME. Within
one (1) year of the effective date of these Rural Fringe amendments, the
County will amend the land development code to establish the following:
a definition of "workforce housing;" minimum qualifications for the above
referenced density bonus; and: a minimum percent of the allowable
density that shall meet the definition of workforce/affordable housing
within a rural village.
D) Land Use Mix:
1. Acreage Limitations
a) Neighborhood Center - 0.5% of the total Village acreage, not to exceed 10
acres; within each Neighborhood Center.
b) Neighborhood Center Commercial - Not to exceed 40% of the Neighborhood
Center acrea<~e and 8~500 square feet of gross leasable floor area per acre.
c) Village Center - Not to exceed 10% of the total Village acreage.
d) Village Center Commercial - Not to exceed 30% of the Village (;enter
acreage and 10,000 square feet of gross leasable floor area per acre.
e) Research and Technology Parks - Consistent with the provisions of the
Research and Technology Park Subdistrict in the Urban Mixed Use District,
excluding paragraph j.: the Park shall not exceed 4% of the total Village
acreage.
fi. Civic Uses and Public Parks - Minimum of 15% of the total Villa_oe acreage,
E) Open Space and Environmental Protection:
1. Greenbelts: In addition to the requirements for parks, villa.qe greens, and other
open space within the Rural Villa.qe, a greenbelt averaging 500 feet in width but
not less than 300 feet in width, shall be required at the perimeter of the Rural
Village. The Greenbelt is required to ensure a permanent un-developable edge
surroundinq the Rural Villa.qe, thereby discoura.qin.q sprawl. Greenbelts ...mey_, shall
only be desiqnated on Receivin.q Lands. The allowable residential density shall
Text with single_ underline or single xtri!:~:hrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i!:zd::'z::~,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 62 of 81
be shifted from the desiqnated Greenbelt to the Rural Villaqe. The greenbelt
may be concentrated to a greater degree in areas where it is necessary to
protect listed species habitat, including wetlands and uplands, provide for a
buffer from adiacent natural reservations, or provide for wellfield or aquifer
protection, Golf courses and existinq agriculture operations are permitted within
the greenbelt, subiect to the native vegetation preservation requirements
specified below in paragraph 2. However; golf course turf areas shall only be
located within 100 feet of the Greenbelt boundaries (interior or exterior
boundary); further; these turf areas shall only be located in previously cleared, or
disturbed areas (see CCME Policy 6.1.2(1)).
2. Open Space and Native Vegetation Retention.
a) Native Veqetation shall be preserved as set forth in the Conservation and
Coastal Management Element Policy ~.7.1 6.1,2.
b) Open Space: Within the Rural Villaqe and required Greenbelt, in aggregate,
a minimum of 70% of Open Space shall be provided.
3. An environmental impact statement for the Rural Villaqe and surrounding
greenbelt area shall be submitted an accordance with Policy ~ 6,1,7 of the
CCME.
_~F) P'~b!!c F==!!!t!~= ".".d S~r';!c~: F.sca. Neutrality: A Rural Village may only be
approved after demonstration that the Village will be fiscally neutral to county
taxpayers outside of the Village.
1. An analysis shall be conducted and submitted in conjunction with the PUD
rezone and/or DRI application evaluatinq the demand and impacts on levels of
service for public facilities and the cost of such facilities and services necessary
to serve the Rural Villa.qe. This evaluation shall identify projected revenue
sources for services and any capital improvements that may be necessary t.~
support the Village. Additionall.v~ this analysis shall demonstrate that the costs of
providing necessary facilities and services shall be fiscally neutral to County
taxpayers outside of the Village. At a minimum, the analysis shall consider the
following:
a) Stormwater/drainaqe facilities;
b) Potable water provisions and facilities;
c) Reuse or"Grey" water provisions for irriqation;
d) Central sewer provisions and facilities;
e) Park facilities;
f) Law enforcement facilities;
.q) School facilities;
h) Roads, transit, bicycle and pedestrian facilities and pathways;
i) Solid Waste facilities.
2. Development phasing and funding mechanisms to address any impacts to level
of service in accordance with the County's adopted concurrency management
grogram. Accordingly. there shall be no degradation to the adopted level of
service for public facilities and infrastructure identified above,
~__G) As part of the development of Rural Villaqe provisions, land development
re.qulations shall identify specific desiqn and development standards for residential,
commercial and other uses. These standards shall protect and promote a Rural
Text with single underline or single xtri!ccthrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 63 of 81
Village character and shall include requirements for parks, .qreens, squares, and
other public places. In addition to the public spaces required as a part of a Village
Center or N~,ei.qhborhood Center. Rural Villages shall incorporate a Villaqe Park and
neighborhood parks. In addition, the following shall be addressed:
1. Rural Villaqe, Village Center and neiqhborhood design guidelines and
development standards:
· A formal street layout, using primarily a grid desiqn and incorporatin.q village
greens, squares and civic uses as focal points.
· Neighborhoods and the villaqe center will be connected throuqh local and
collector streets and shall incorporate traffic calminq techniques as may be
appropriate to discouraqe high-speed traffic.
· Consideration shall be given to the location of public transit and school bus
stops.
· Pedestrian paths and bikeways shall be desiqned so as to provide access
and interconnectivity.
· The sitinq of both schools and housing units within the villaqe shall consider
the minimization of busing needs within the community.
· Each Rural Villaqe shall be served by a binary road system that is accessible
by the public and shall not be gated. The road system within the village shall
be desiqned to meet County standards and shall be dedicated to the public.
· A Rural Village shall not be split by an arterial roadway.
· Interconnection between the Rural Villaqe and adiacent developments shall
be encouraqed.
2. Specific allocations for land uses including residential, commercial and other
non-residential uses within Rural Villages, shall include, but are not limited to:
· A mixture of housing types, including single-family attached and detached, as
well as multi-family. Housing that is provided for lower income residents and
for entry level and workforce buyers shall receive a credit of 0.5 units for
each unit constructed. Collier County shall develop, as part of the Rural
Village Overlay, a methodology for determininq the rental and fee-simple
market rates that will qualify for such a credit, and a system for tracking such
credits.
· A mixture of recreational uses, includin.q parks and villaqe greens.
· Civic, community, and other institutional uses.
· A mixture of lot sizes, with a design that includes more compact development
and attached dwellinq units within neighborhood centers and the Villaqe
Center, and reduced net densities and increasinqly larger lot sizes for
detached residential dwellings generally occurring as development extends
outward from the Villaqe Centers.
· A mixture of retail, office, and services uses.
Specific development standards, including but not limited to, maximum net
densities; required yards; landscaping and bufferinq, and building heights.
If requested by the Collier County School Board durinq the PUD and/or DRI
review process, school sites shall be provided and shall be located to serve a
maximum number of residential dwellinq units within walking distance to the
schools. Accordingl.v, schools, if requested, shall be located within or adjacent to
Text with single underline or single xtri~ethrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z'.:'iJz::!::'zz:Z,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 64 of 81
the Village Center. Where a school site is requested and provided, a credit
toward any applicable school impacts fees shall be provided based upon an
independent evaluation/appraisal of the value of the land and/or improvements
provided by the developer.
Exemptions from the Rural Frinqe Mixed Use District Development Standards - Ac,
,~r,~,.-'-~^., ~- -'~ ~-~ =;-..-' r.,..~... T(he requirements of this District shall not apply to, affect
or limit the continuation of existinq uses. Existinq uses shall include: those uses for
which all required permits were issued prior to June 19, 2002; wor ~ projects four
which a Conditional use or Rezone petition has been approved by the County prior to
June 19. 2002' '-'-'---"~*-"~ ~""~"~'-'-~ ,~,~ ~--~,,'-'~ or. land use petitions for which a
completed application has been submitted b'; thc Cc'..:'.".t'; prior to ~ June 19;
2002. The continuation of existing uses shall include expansions of those uses if such
expansions are consistent with or clearly ancillary to the existinq uses. Hereafter, such
previously approved developments shall be deemed to be consistent with the Plan's
Goals, Objectives and Policies and for the Rural Frinqe Mixed Use District, and they
may be built out in accordance with their previously approved plans. Changes to these
previous approvals shall also be deemed to be consistent with the Plan's Goals, Policies
and Obiectives for the Rural Fringe Mixed Use District as Ionq as they do not result in an
increase in development density or intensity.
(I) BC. Rural - Industrial District
The Rural - Industrial District, which encompasses approximately ~OO 900 acres of existing
industrial areas outside of Urban designated areas, is intended, and shall be reserved, for
industrial type uses, subject to the Interim Development Provisions. Besides basic Industrial
uses, limited commercial uses are permitted. Retail commercial uses are prohibited, except as
accessory to Industrial uses. The C-5 Commercial Zoning District on the perimeter of lands
designated Rural - Industrial District, as of October 1997, shall be deemed consistent with this
Land Use District. All industrial areas shall have direct access to a road classified as an arterial
or collector in the Traffic Circulation Element, or access may be provided via a local road that
does not service a predominately residential area. No new industrial land uses shall be
permitted in the Area of Critical State Concern. For the purposes of interpreting this policy, oil
and gas exploration, drilling, and production ("oil extraction and related processing") shall not be
deemed to be industrial land uses and shall continue to be regulated by all applicable federal,
state, and local laws. Intensities of use shall be those related to:
a. Manufacturing;
b. Processing;
c. Storage and warehousing;
d. Wholesaling;
e. Distribution;
f. High technolo(~v;
g Laboratories:
h. Assembly;
i. Computer and data processing;
Business services;
Text with single underline or single ~trikcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 65 of 81
Other basic industrial uses as described in the Industrial Zoning District in the
Land Development Code;
Business Park uses as discussed below and as described in the Business Park
Zoning District of the Land Development Code; and,
Support commercial uses, such as child care centers and restaurants.
(V)CD. Rural - Settlement Area District
This District consists of Sections 13, 14, 23, 24, and a portion of 22, Township 48 South, Range
27 East (the former North Golden Gate Subdivision), which was zoned and platted between
1967 and 1970. In settlement of a lawsuit pertaining to the permitted uses of this property, this
property has been "vested" for the types of land uses specified in that certain "PUD by
Settlement" zoning granted by the County as referenced in that certain SETTLEMENT AND
ZONING AGREEMENT dated the 27th day of January, 1986. This Settlement Area is
commonly known as Orangetree PUD. Refer to the Golden Gate Area Master Plan for
permitted uses and standards.
II1. ESTATES DESIGNATION
The Estates Land Use Designation encompasses lands which are already subdivided into
semi-rural residential parcels (2.25 acres as an average) essentially consisting of the Golden
Gate Estates Subdivision. The area is identified as having potential for population growth far
removed from supportive services and facilities. Expansion of the area shall be discouraged.
Pursuant to Policy 4.1 of the Future Land Use Element, the Golden Gate Area Master Plan
encompassing the Estates Designation was adopted by the Collier County Board of County
Commissioners on February 5, 1991. Refer to the Golden Gate Area Master Plan for siting
criteria and development standards for specific land uses.
V. CONSERVATION DESIGNATION
The overall purpose of the Conservation Designation is to conserve and maintain the natural
resources of Collier County and their associated environmental, and recreational and economic
benefits. All native habitats possess ecological and physical characteristics that justify attempts
to maintain these important natural resources. Barrier Islands, coastal bays~ and wetlands, and
habitat for listed species deserve particular attention because of their ecological value and their
sensitivity to perturbation. It is because of this that all proposals for development in the
Conservation Designation must be subject to rigorous review to ensure that the impacts of the
development do not destroy or unacceptably degrade the inherent functional values.
The Conservation Designation is intended to protect certain vital natural resource areas of the
County, which are primarily owned, pr!madly, by the public, although private in-holdings and
privately owned conservation areas do exist. This Designation includes such areas as
Everglades National Park, Big Cypress National Preserve, Florida Panther National Wildlife
Refuge, Fakahatchee Strand State Preserve, Collier-Seminole State Park, Rookery Bay
National Estuarine Research Reserve, Delnor-Wiggins Pass State Recreation Area, and the
National Audubon Society's Corkscrew Swamp Sanctuary (privately owned). The boundaries of
the Conservation Designation may periodically change as properties are acquired by public
entities or private land management or conservation groups.
Text with single, underline or single ~tri!ccthrc~h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 66 of 81
(I)
Natural resource protection strateqies and Sstandards for development in the Conservation
Designation are found in the Conservation and Coastal Management Element and the County's
Land Development Regulations. The Conservation Designation will accommodate limited
residential development and future non-residential uses. The following uses are
authorized in this Des~nation: .... j ........................~ ..................................
A~ri~df,,r~l/D,,r~l ~i~n~i~n ~ri~+i~n ~+;~n-
a. For privately held lands. $~ingle family dwelling units, and mobile homes where the Mobile
Home Zoning Overlay exists, at a maximum density of one dwelling unit per five gross
acres, or one dwelling unit per 3 gross acres for private in-holdings within the Big Cypress
National Prese~e - each dwelling unit must be physically situated on a minimum five acre
parcel, or minimum 3 acre parcel for private in-holdings within the Big Cypress National
Prese~e. This Plan does not allow residential density on publicly owned lands.
b. For publicly and privately held lands~ D~ormitories, duplexes and other ~ types of
housing, as may be incidental to, and ~n suppod of~ ~ .............. ~ ......... with
c. Group housing uses :t: density ~n :tectal:ncc 'Mth th:t permitted ~n thc Land
_cvc.cp ........... subject to the following density/intensity limitations:
· Family Care Facilities: 1 unit per 5 acres;
· Group Care Facilities and other Care Housin~ Facilities: Maximum Floor Area
Ratio (FAR) not to exceed 0.45.;
SpodinR and Recreationa~ camps incidental to Conse~ation uses on public land~; or, on
pdvatol~ held lands, within which the Iod~in~ component shall x: ~:~n:~ in, xn~ 2t the
dcns~ty a~c'z'cd by, thc Lxnd Dc'.'c~cpmcnt Cod~. not exceed 1 unit per 5 gross acres;
e. Habitat prese~ation and conse~ation uses;
Passive Cparks, ~ and other passive recreational uses;
~;~ ~11 ~ ~i~f f~ ~ ~ll~a,;n~ ~rif~ri~'
.......................... ~ .............. , ....... 8S 3
Text with single, underline or single xtri!:cthro',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 67 of 81
m..q. ~Aoricultural_ uses consistent with -"v..__~..+ -v~* ..."~"+^'~....-- -~'", Chapter 823.14(6)
Florida Statutes (Florida Right to Farm Act); and,
......................................... . ,~, L~,...a.
h. Essential Services necessary to serve permitted uses identified in Section a through n
above such as the following: private wells and septic tanks: utility lines, except sewer lines:
..... ~ ................. sewer lines and lift stations, only if located within non-NRPA
Conservation Lands, and only if located within already cleared portions of existing rights-of-
way or easements, and if necessary, to serve a publicly owned or privately owned central
sewer system providing service to urban areas and/or the Rural Transition Water and
Sewer District; and, water pumping stations necessary, to serve a publicly owned or privately
owned central water system providing service to urban areas and/or the Rural Transition
Water and Sewer District.
i) Essential services necessary to ensure public safety,
i~j) Oil extraction and related processing. Where practicable, directional-drilling techniques
and/or previously cleared or disturbed areas shall be utilized to minimize impacts to native
habitats.
The followinq uses may be permitted as Conditional Uses:
a) The followinq uses are conditionally permitted subject to approval throuqh a public
hearinq process:
(1) Essc~tbl c_-'r;!cc~ :: dcf!~cd i~ thc L~d Dc';c!o~.m~t Cods. W~thi~ ~c year,
~;"~ ~"~;~"~'~ '~ ~" ~ ......... ~ Essential se~ices not identified above
........ ~ .... m ..................... H~ ......
in Paragragh h. Within one year. Collier County will review essential se~ices
currently allowed in the Land Development Code and will define those uses intended
to be conditionally permitted in Conse~ation designated lands. During this one-year
period or if necessa~ until a comprehensive plan amendment identifyinq
conditionally permitted essential se~ices, no conditional uses for essential se~ices
within Conse~ation designated lands shall be approved.
(2) Staff housing in coniunction with safety se~ice facilities and essential se~ices, at a
density in accordance with the Land Development Code, as it existed on June 19,
2002~,
~1 ..................... I .................. ~ ........ i~ ...... ~,,,~ ............... ~'T
(4) Commercial uses accesso~ to permitted uses e, f and g above, such as retail sales
of produce accesso~ to farming, or a restaurant accesso~ to a park or prese~e, so
long as restrictions or limitations are imposed to insure the commercial use functions
b)
as an accessory, subordinate use.
In addition to the criteria set forth in the Land Development Code, Conditional Uses shall
be allowed subject to the followinq additional criteria:
(1) The applicant shall submit a plan for development that demonstrates that wetlands,
listed species and their habitat are adequately protected. This plan shall be part of
the required ElS as specified in Policy 6.7.6 6.1.7 of the Conservation and Coastal
Management Element.
Text with single underline or single xtr?ccthro',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 68 of 81
(2) Conditions may be imposed, as deemed appropriate, to limit the size, location, and
access to the conditional use.
V. OVERLAYS AND SPECIAL FEATURES
A. Area of Critical State Concern Overlay
The Big Cypress Area of Critical State Concern (ACSC) was established by the 1974 Florida
Legislature. The Critical Area is displayed on the Future Land Use Map as an overlay area.
The Critical Area encompasses lands designated Conservation, Agricultural/Rural, Estates and
Urban (Port of the Islands, Plantation Island and Copeland). Chokoloskee is excluded from the
Big Cypress Area of Critical State Concern. Ail Development Orders within the Critical Area
shall comply with Chapter 28-25, Florida Administrative Code, "Boundary and Regulations for
the Big Cypress Area of Critical State Concern". Those regulations include the following:
1. Site Alteration
a. Site alteration shall be limited to 10% of the total site size, and installation of
non-permeable surfaces shall not exceed 50% of any such area. However, a
minimum of 2,500 square feet may be altered on any permitted site.
b. Any non-permeable surface greater than 20,000 square feet shall provide for release
of surface run off, collected or uncollected, in a manner approximating the natural
surface water flow regime of the area.
c. Soils exposed during site alteration shall be stabilized and retention ponds or
performance equivalent structures or systems maintained in order to retain run off and
siltation on the construction site. Restoration of vegetation to site alteration areas
shall be substantially completed within 180 days following completion of a
development. Re-vegetation shall be accomplished with pre-existing species or other
suitable species except that undesirable exotic species shall not be replanted or
propagated. Exotic species are listed below.
Australian Pine - (Casuarina spp.)
Bishopwood - (Bischofia javanica)
Brazilian Pepper - (Shinus terebinthfolius)
Melaleuca (cajeput) - (Melaleuca leucadendra spp.)
Downy Rosemyrtle - (Rhodomytus tomentosa)
Earleaf Acacia - (Acacia auriculiformis)
Catclaw Mimosa - (Mimosa pigra)
Java Plum - (Syzygium cumini)
d. No mangrove trees or salt marsh grasses shall be destroyed or otherwise altered.
Plants specifically protected by this regulation include: All wetland plants listed by the
Florida Department of Environmental Regulation in Chapter 17-301, Florida
Administrative Code, as amended.
d. Fill areas and related dredge or borrow ponds shall be aligned substantially in the
direction of local surface water flows and shall be separated from other fill areas and
ponds by unaltered areas of vegetation of comparable size. Dredge or borrow ponds
shall provide for the release of storm water as sheet flow from their downstream end
into unaltered areas of vegetation. Access roads to and between fill areas shall
provide for the passage of water in a manner approximating the natural flow regime
Text with single, underline or single stri!cct!:r~ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 69 of 81
and designed to accommodate the 50 year storm. Fill areas and related ponds shall
not substantially retain or divert the total flow in or to a slough or strand or significantly
impeded tidal action in any portion of the estuarine zone.
f. Man-made lakes, ponds, or other containment works shall be constructed with a
maximum slope of 30 degrees to a depth of six feet of water. Whenever mineral
extraction is completed in new quarrying lakes, shoreline sloping, planting of littoral
shelves with nursery grown aquatic vegetation, restoration or revegetation of the
property and disposal of spoils or tailings shall be completed before abandonment of
the site. Existing quarrying lakes are exempt from this provision, except that
whenever any person carries out any activity defined in Section 380.04, Florida
Statutes, as amended as development or applies for a development permit as defined
in Section 380.031, Florida Statutes, as amended to develop any existing quarrying
lake area, these regulations shall apply.
g. Finger canals shall not be constructed in the Critical Area.
h. This rule shall not apply to site alterations undertaken in connection with the
agricultural
use of land or for the conversion of land to agricultural use.
2. Drainaqe
a. Existing drainage facilities shall not be modified so as to discharge water to any
coastal waters, either directly or through existing drainage facilities. Existing drainage
facilities shall not be expanded in capacity or length except in conformance with
paragraph (2) below; however, modifications may be made to existing facilities that will
raise the ground water table or limit salt water intrusion.
b. New drainage facilities shall release water in a manner approximating the natural local
surface flow regime, through a spreader pond or performance equivalent structure or
system, either on site or to a natural retention, or natural filtration and flow area. New
drainage facilities shall also maintain a ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems.
Said facilities shall not retain, divert, or otherwise block or channel the naturally
occurring flows in a strand, slough or estuarine area.
c. New drainage facilities shall not discharge water into any coastal waters either directly
or through existing drainage facilities.
d. This rule shall not apply to drainage facilities modified or constructed in order to use
land for agricultural purposes or to convert land to such use.
3. Transportation
a. Transportation facilities which would retain, divert or otherwise block surface water
flows shall provide for the re-establishment of sheet flow through the use of interceptor
spreader systems or performance equivalent structures and shall provide for passage
of stream, strand, or slough water through the use of bridges, culverts, piling
construction or performance equivalent structures or systems.
b. Transportation facilities shall be constructed substantially parallel to the local surface
flow, and shall maintain a historic ground water level sufficient to protect wetland
vegetation through the use of weirs or performance equivalent structures or systems
Text with single, underline or single stri!rcthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'!!:z:!::'z::Z,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 70 of 81
and as feasible, the flows in such works shall be released to natural retention filtration
and flow areas.
Transportation facility construction sites shall provide for siltation and run-off control
through the use of settling ponds, soil fixing or performance equivalent structures or
systems.
4. Structure Installation
a. Placement of structures shall be accomplished in a manner that will not adversely
affect surface water flow or tidal action.
b. Minimum lowest floor elevation permitted for structures shall be at or above the 100-
year flood level, as established by the Administrator of the Federal Flood Insurance
Administration. The construction of any structure shall meet additional Federal Flood
Insurance Land Management and Use Criteria (24 CFR 1910), as administered by the
appropriate local agency.
c. This rule shall not apply to structures used or intended for use in connection with the
agricultural use of the land.
All Development Orders issued for projects within the Big Cypress Area of Critical State
Concern shall be rendered to the State of Florida Department of Community Affairs for review
with the potential for appeal to the Administration Commission per Chapter 9J-1, Florida
Administrative Code, "Development Order Requirements for Areas of Critical State Concern".
B. North Belle Meade Overlay
The North Belle Meade (NBM) Overlay is depicted on the FLUM. Uses shall be as provided for
in Receivinq, Neutral, NRPA and non-NRPA Sendinq Lands. Development and preservation
standards within this Overlay shall be as provided herein.
A=
IN GENERAL
The North Belle Meade area is surrounded by Golden Gate Estates to the north, east,
and west and 1-75 to the south. This area, designated as the North Belle Meade
Overlay, comprises +24 sections of land ~_+ 15,552 acres+ depending on the size of
individual sections) (ccc :ttcchcd and is depicted on the Future Land Use Map and
North Belle Meade Overlay Map ~. The NBM Overlay area is unique to the
Rural Fringe area because it is surrounded by areas that are vested for development on
three sides. Because this area is larqely undeveloped and includes substantial
vegetated areas, the Sendinq Lands can and do provide valuable habitat for wildlife,
including endangered species. Within the NBM Overlay area are also areas that have
Text with single, underline or single o~:ri!cctSrc'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 71 of Sl
been previously impacted by canal construction and past clearinq and aqricultural
practices which have altered the natural hydroperiod. The challenqe for the NBM
Overlay area is to achieve a balance of both preservation and opportunities for future
development that takes into account resource protection and the relationship between
this area and the Estates developing around the NBM Overlay area. Accordinqly a more
detailed and specific plan for the NBM Overlay is set forth herein. Unless otherwise
specifically stated, no other Goals, Obiectives and Policies of the Future Land Use
Element, Conservation and Coastal Management Element, or Public Facilities Element
in the Growth Manaqement Plan or implementing LDRs, including specifically but not
limited to wetlands and wildlife protection, shall be applicable to the NBM Overlay
Receiving Lands other than this NBM Overlay Plan and its implementing LDRs. On
Receivinq Lands any development shall comply with the non-environmental
administrative review procedures of Collier County for site development plans and
platting.
Within the NBM Overlay there are four distinct areas, as depicted on the Future Land
Use Map and Map series, that require separate treatment based on existinq conditions
within this area. These areas include the Natural Resource Protection Area (NRPA), the
Receiving and the Sendinq Areas for the transfer of development rights, and a Neutral
area, which is neither a Sending nor a Receiving Area comprising a_two sections a~d=a
~c.'-t.!'c.-. thcr~_'cf of land~ or -'- -7,~ ....... .~^~:~+~.~ ^~ c~, ,,A,,
............. ~, .................... It is the intent to
perform the physical planning of the NBM Sendinq Lands within twelve (12) months after
the effective date for Red Cockaded Woodpeckers, Greenways and Wildlife Crossings.
Planninq Considerations
1. Wildlife Crossinq and Wildlife Corridor
* The County should support construction of a wildlife crossinq under 1-75 connectinq
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.
2. Transportation
*An existinq 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 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 interchanqe or service road for residential development should it
commence in Sections 21, 28 and 27, or in the alternate a haul road alonq an extension
of Wilson Boulevard to service earth mining activities with a connection throuqh
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 rezoninq. The right-of-way shall be a sufficient size
accommodate collector road requirements should there be a demonstrated need.
72
Text with single underline or single xtri!ccthrct;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
* 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
greenwaySr, 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 alignmenL 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 ½ of the western 1/4 of Sections
22 and 27 which would consist of lake excavation areas between the Wilson Boulevard
extension road ri.qht-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 Sendinq Area shall be routed
so as to avoid traversinq publicly owned natural preserves, parks and recreation areas,
areas identified as environmentally sensitive wildlife habitat, wildlife corridors, or
.qreenways, 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 existinq roads within sendinq areas shall be desiqned with aquatic
species crossings, small terrestrial animal crossinqs, and large terrestrial animal
crossin.qs pursuant to Florida Fish and Wildlife Conservation Commission criteria. The
portion of Wilson Boulevard that traverses throuqh the Sendinq Area shall be desiqned
with aquatic species crossings and small terrestrial animal crossinqs. The
implementin.q Land Development Regulations for the NBM Overlay shall address bike
lanes and pedestrian pathways.
3. Greenway
*A NBM Greenway shall be created within the NRPA or sendinq lands followinq natural
flowways, as contemplated in the Community Character Plan prepared by Dover Kohl.
4. Red Cockaded Woodpeckers (RCW)
'73
Text with single underline or single ~t~i,tcct!:;~c.~g,~. reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double £::'d.~:z'd::'c::Z,.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
*RCW nestinq and foraging habitat shall be mapped and protected from land use
activities within Sendinq Lands~and Section 24 desiqnated Neutral Lands. Althouqh
RCW nestinq and foraging habitat shall be mapped within all Sending areas within the
NBM Overlay, this shall be accomplished by a study specific to Section 24 conducted by
Collier County within one year of the effective date of the NBM Overlay. Within Section
24, the £cnd!n.q Neutral desiqnation may be adiusted based upon the findings of the
updated RCW nestinq and fora.qing habitat study.
NRPA
The NBM NRPA 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 fraqmented 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.
Planninq Considerations
1. Consolidation
* The County should amend the Land Development Code to encouraqe further
consolidation of small parcels.
2. 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.
3. Sending Area
* The NBM NRPA shall be desiqnated as a sending area for the Transfer of
Development Riqhts (TDR).
4. TDRs
*Owners of lands located in the NBM NRPA may transfer their development rights to
Sections 21 and 28 and the west 1/4 of section 22 and 27, and/or other suitable
locations within the Rural Frinqe Area at a ratio of 1 unit per 5 acres from Sendinq
Lands, or one unit per individual deeded parcel or lot that existed as of June 22, 1999,
whichever is greater.
C. RECEIVING AREAS
Within the NBM Overlay, Receiving Areas are identified for clusterinq of residential dwellinq
units, central water and sewer service, and for the transfer of development ri.qhts and comprise
+ 3,368 acres in the northern and northwestern portions of the NBM Overlay. The Receiving
Areas are .qenerally located in the northern portion of NBM Overlay and are generally
contiguous to Golden Gate Estates. Two sections are directly to the south of the APAC Earth
Mining Operation. The Receivinq Area exhibits areas of less environmental sensitivity than
other portions of the NBM Overlay, because of their proximity to Golden Gate Estates and prior
clearing and disturbance to the land. Within the Receivinq Area of the NBM Overlay, are
located Sections 21, 28 and the west ¼ of Sections 22 and 27, which have been larqely
assembled under one property ownership. These lands are located south of the existinq APAC
earth mininq operation and have been largely impacted by agricultural operations. The location
Text with single underline or single xtri!c.~t!:rc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
of Sections 21 and 28 is iust to the south and west of Wilson Boulevard located in the southern
portion of north Golden Gate Estates. Because an earth mininq operation and asphalt plant
uses have existed for many years in the area, and the surroundinq lands in Sections 21, 28 and
the western halves of Sections 22 and 27 are reported to contain ~ Florida
Department of Transportation grade rock for road construction, these uses are encouraged to
remain and expand cn o^~,;~.~ ,~ .,..,~ ,~o ~,. ~.. thc ..... ~ ....... "' .... * °""+;""" '~'~ ~'~ 27.
However= until June 19. 2004. mining operations and an asphalt plant may be expanded only to
the western half of Section 21 and shall not generate truck traffic beyond average historic
levels. If by June 19~ 2004; an alignment has been selected= funding has been determined; and
an accelerated construction schedule established by the Board and the mining operator for an
east-west connection roadway from County Road 951 to the extension of Wilson Boulevard,
mining operations and an asphalt plant may expand on Sections 21 and 28 and the western
quarters of 22 and 27 as a permitted use. If no such designation has been made by June 19,
2004. any mining operations or asphalt plant in these areas, other than continued operations on
the western half of Section 21 at historic levels, shall be permitted only as a conditional use;
unless the mine operator upon failure to attain Board selection of an alignment commits by
June 19. 2004 to construct a private haul road by June 19= 2006 without the allocation of any
public funds, k, .... ~;+;..,.....,, ,~ ~.~.....,.. ~.~,, ~.~ .^~, .:....~ , .... ..+~. ,.,..;..;.... ~. ..... ~..,,
~,~, ,.,;,.;~ o~,;^.~ 2!, -,o ~.~ ,,. ...... + ....... ~ .... · o^~,;~_..~.~ ....~ ,~-~ hcwc'.'cr, tThe
County's existinq excavation and explosive requlations shall apply to all mining operations in
these areas~
The extension of Wilson Boulevard to the south with an ultimate connection to the
vicinity of Interstate 75, will serve to alleviate traffic conqestion on Golden Gate Boulevard and
serve as an alternate evacuation route for Golden Gate Estates. Sufficient area for right-of-way
is available at the present time for the extension of this roadway. Additional right-of-way area
may be required outside of Sections 21 and 28.
Because of the proximity of Sections 21 and 28 and west 1/4 of section 22 and 27 to
Golden Gate Estates, as well as other locations in the NBM Overlay Receivinq Area, they are a
Io.qical locations for the development of a Rural Villaqe or Neighborhood Villaqe Center with a
mix of uses which may include clusterinq of residential uses and civic and institutional uses,
includinq limited retail uses at an intersection to be established with Wilson Boulevard.
Planninq Considerations
1. North Belle Meade Rural Villaqe
The standards for the Rural Villages/Commercial in the NBM Overlay Receivinq Area
shall be .qenerally the same as provided for in the Rural Frinqe Mixed Use District,
however, because of the NBM Receivinq Area's location adiacent to Estates, the NBM
NRPA, and other Sendinq lands, it does not have access to existinq commercial uses,
which should be encouraqed on NBM Receivinq Lands. The followinq exceptions shall
apply:
* The minimum gross density shall be 1.5 dwelling units per gross acre and a maximum
of 3 units per gross acre.
* A minimum of .5 dwelling units per gross acre shall be acquired through the transfer of
development rights. Sidewalks shall be required on both sides of the streets in the NBM
Rural Village
Text with single underline or single xtrikct/:r~:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'iJ:zt.t:rr.::p./, reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19. 2002.
75
* Greenbelts shall not be required for any NBM Receiving Lands including any Rural
Village.
* Schools should be located within the NBM Rural Villaqe whenever possible in order to
minimize businq of students and to eetleea~ co-locate schools with public facilities and
civic structures such as parks, libraries, community centers, public squares, .qreens and
civic areas.
Elementary schools shall be accessed by local streets, pedestrian and bicycle facilities,
and shall be allowed in and adjacent to the Rural Villaqe Center, provided such local
streets provide adequate access as needed by the School Board.
D. SENDING AREAS
Within the NBM Overlay are + ~ 4:598 acres of land that are identified as Sendinq Areas
for the transfer of development rights that are located in the western, eastern and southern
portion of the study area. The Sendinq Areas consist of the NRPA lands and +5 and % sections
west of the NRPA. ,e.., .............. ,--v,~.;, ,,^,,,,. The sendinq areas are locations where residential
development is discouraged.
Endangered and threatened species are located within the Sending Areas, including
colonies of Red Cockaded Woodpeckers. (ccc E:.'hlblt "A"). Therefore, the protection of
endangered and threatened species including the protection of habitat are primary plannin.q
considerations in this area.
Planninq Considerations
1. TDRs
*Strongly encouraqe the transfer of development rights from the NBM Sendinq Areas to
other locations within the Rural Fringe or NBM Overlay outside the boundary of the
NRPA, or to the Urban Area.
2. Mitiqation Credit
* Lands located in the NRPA and the adioinin.q buffer areas, which will be dedicated to a
public or private entity for conservation use may also be credited towards meeting any
governmental mitiqation requirements and on a one to one acreaqe basis towards
meetinq the onsite vegetation preservation requirements of NBM Receivinq Lands.
3. Habitat Protection
* The Goals, Objectives and Policies of the Conservation and Coastal Manaqement
Element for wildlife habitat protection shall apply to NBM Sendinq Lands.
4, Public Acquisition
*The County should support the public acquisition of Sendinq areas in the NBM Overlay,
particularly in locations where endangered or threatened species are located.
E. NEUTRAL LANDS
Within the NBM Overlay there are + 1:280 acres of land that are identified as Neutral Areas.
The Neutral Areas consist of two ¼ sections located at the northeast corner of this Overlay and
Section 24 located in the northwest portion of this Overlay. The preservation standards for
Text with single underline or single ~.ri,:c.:rc::g,: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i,~:z:.t::'z::~.,~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Neutral Lands shall be those contained in CCME Policy 6.1.2 for Neutral Lands. The County
will perform an RCW study for Section 24 and~ if the results of the study warrant, the Plan will
be amended.
D.C. Natural Resource Protection Area Overlay
The purpose of the Natural Resource Protection Area (NRPA) Overlay desi,qnation is to protect
endangered or potentially endan,qered species and to identify lar,qe connected intact and
relatively unfragmented habitats, which may be important for these listed species. NRPAs may
include maior wetland systems and reqional flow-ways. These lands ,qenerally should be the
focus of any federal, state, County or private acquisition efforts.
NRPAs are located in the followinq areas:
1. Clam Bay Conservation Area (within Pelican Bay Plan Unit Development);
2. CREW (Corkscrew Regional Ecosystem Watershed);
3. North Belle Meade;
4. Belle Meade;
5. South Golden Gate Estates
6. Okaloacoochee Slouqh (interim); and
7. Camp Keais (interim).
NRPAs located in the Rural Frinqe Mixed Use District, or on nearby or adjacent Conservation
Designated Lands are identified as ,g, rCma~ Sendin.q Lands. Private property owners within
these NRPAs may transfer residential development ri.qhts from these important environmentally
sensitive lands.
Natural Resource Protection Areas (NRPAs) that are not identified as "interim" above shall have
the following standards:
1. Veoetation Retention and Site Preservation - Calculated at the higher value of 90% of the
native vegetation present or 90% of the total site area~ or as may otherwise be permitted
under the Density Blending provisions of the FLUE. Applicable standards provided for in
CCME Policy 6.1.2 shall also apply;
2. Listed species protection shall be provided for as specified in CCME Policy 7.1.2;
3. Permitted and conditional uses for publicly owned lands within an NRPA Overlay shall be
those as set forth under the Conservation Designation.
4. For privately owned lands within a NRPA Overlay and designated Sending lands or Estates,
respectively, permitted and conditional uses shall be those as set forth in the Rural Fringe
Mixed Use District for Sending Lands.
5. For privately owned lands within a NRPA Overlay and designated Estates: permitted and
conditional uses shall be those as set forth in the Estates Designation within the Golden
Gate Area Master Plan, in recognition of Florida's private property rights laws, As these
privately owned Estates Designated lands are acquired for conservation purposes, the Plan
will be amended to change the Designation to Conservation.
6. There are approximately 15 sections of privately owned land within a NRPA Overlay that are
not designated Sending and are not located within the Rural Fringe Mixed Use District
Text with single underline or stngle ............. 6,. reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double £::':d::t!::'c::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 77
0v)
(where all Sending Lands are located). Eight (8) of these sections: known as the "hole-in-
the-doughnut," are located within the South Golden Gate Estates NRPA and surrounded b.v
platted Estates lots; almost all of which have been acquired b.v the State under the Florida
Forever program as part of the Pica.vune Strand State Forest, The remaining seven (.7)
sections are within an approved mitigation bank located north and west of Corkscrew
Swamp Sanctuar.v. Uses on these seven sections are limited to restoration and mitigation
and~ at the completion of this restoration process; these lands will be deeded to a land
management entity for conservation purposes. As these privatel.v owned Agricultural/Rural
Designated lands are acquired for conservation purposes; the Plan will be amended to
change the Designation to Conservation, Until such time, in recognition of Florida's privam
property rights laws~ permitted and conditional uses for these privately owned lands shall be
those set forth in the Agricultural/Rural Mixed Use District.
(;. D. Airport Noise Area Overlay
The Naples Airport Authority developed an airport noise compatibility plan under the guidelines
of the Federal Aviation Regulation, Part 150. This plan included identifying noise contours at
the 65, 70 and 75 Ldn (day-night average sound level). The Airport Noise Area Overlay shown
on the Future Land Use Map reflects the 65 Ldn contour, the least severe impact of these three
noise contours. Residential and other noise sensitive land uses are considered "normally
unacceptable" in areas exposed to levels between 65 Ldn and 75 Ldn. This Overlay is
informational and has no regulatory effect. However, the Land Development Code contains an
Airport Overlay District, which regulates development near the Naples Municipal Airport.
I~-E. Bayshore/Gateway Triangle Redevelopment Overlay
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 March 14, 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 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.
One or more zoning overlays will be 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:
Mixed-Use Development: Mix of residential and commercial uses are permitted. For such
development, commercial uses are limited to C-1 through C-3 zoning district uses plus
hotel/motel use. Mixed-use projects will be pedestrian oriented and are encouraged to
provide access (vehicular, pedestrian, bicycle) to nearby residential areas. The intent is
to encourage pedestrian use of the commercial area and to provide opportunity for nearby
Text with single underhne or stngle ............ :~g,, reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z:."i.~:::!:rz::g.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 7 8
residents to access these commercial uses without traveling onto major roadways.
Parking facilities are encouraged to be located in the rear of the buildings with the
buildings oriented closer to the major roadway to promote traditional urban development.
Residential uses are allowed within this Overlay. Permitted density shall be as determined
through application of the Density Rating System, and applicable FLUE Policies, except
as provided below and except as may be limited by a zoning overlay.
Non-residential/non-commercial uses allowed within this Overlay include essential
services; parks, recreation and open space uses; water-dependent and water-related
uses; child care centers; community facility uses; safety service facilities; and utility and
communication facilities.
Properties with access to US-41 East are allowed a maximum density of 12 residential
units per acre. 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 #9, 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" project site is eligible for the maximum density of 12 units per acre, with
development standards to be approved by the Board of County Commissioners at a later
time. 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.
Properties with access to Bayshore Drive, as identified in the Bayshore Drive Mixed Use
Zoning Overlay District, are allowed a maximum density of 12 residential units per acre.
In order to be eligible for this higher density, the property must meet the specific
development standards that will apply to residential and mixed-use development along the
Bayshore Drive corridor, and must comply with the standards identified in Paragraph #9,
below. 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.
The Bayshore Drive Zoning Overlay will be developed and adopted into the Land
Development Code in the present or next available amendment cycle. Expansion of
existing commercial zoning boundaries along Bayshore Drive within the Bayshore Drive
Mixed Use Zoning Overlay District will not be allowed until the zoning overlay is in place.
Non-commercially zoned properties within the Bayshore Drive Mixed Use Zoning Overlay
District may be eligible for in-fill, Iow-intensity commercial development provided they
meet the criteria listed below:
If one parcel in the proposed project abuts commercial zoning on one side, the
commercial zoning may be applied for the entire project site. The following
requirements must be met: joint access and/or vehicular interconnection; pedestrian
Text with single underline or single x,ri, cc,,:rc,:~g,, reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 7 9
interconnection; and the entire project site must comply with Division 2.8 of the Land
Development Code, as may be modified by the Bayshore Drive Mixed Use Zoning
Overlay.
bo
The depth of a parcel for which commercial zoning is sought may exceed the depth of
the abutting commercially zoned property. Adequate buffers must be provided
between the commercial uses and non-commercial uses and non-commercial zoning.
c. The project must be compatible with existing land uses and permitted future land uses
on surrounding properties.
Parcels currently within the boundaries of Mixed Use Activity Center #16 will continue to
be governed by the Mixed Use Activity Center Subdistrict. A zoning overlay may be
developed for these properties within the Mixed Use Activity Center to provide specific
development standards.
Existing zoning districts for some properties within the Bayshore/Gateway Triangle
Redevelopment Overlay allow uses, densities and development standards that are
inconsistent with the uses, densities and development standards allowed within this
Overlay. These properties are allowed to develop and redevelop in accordance with their
existing zoning until such time as a zoning overlay is adopted which may limit such uses,
densities and development standards.
To qualify for 12 dwelling units per acre, mixed use projects within the Bayshore/Gateway
Triangle Redevelopment Overlay must comply with the following standards:
a. Buildings containing only commercial uses are limited to a maximum height of three
stories.
bo
Buildings containing only residential uses are limited to a maximum height of three
stories except such buildings are allowed a maximum height of four stories if said
residential buildings are located in close proximity to US-41.
c. Buildings containing mixed use (residential uses over commercial uses) are limited to
a maximum height of four stories.
d. Hotels/motels will be limited to a maximum height of four stories.
e. For purposes of this Overlay, each 14 feet of building height shall be considered one
story.
f. For mixed-use buildings, commercial uses are permitted on the first two stories only.
g. Each building containing commercial uses only is limited to a maximum building
footprint of 20,000 square feet gross floor area.
Text with single underline or single ~tri~Scthr~.::gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 8 0
10.
h. One or more zoning overlays may be adopted which may include more restrictive
standards than listed above in Paragraphs a -g.
For properties outside of the Coastal High Hazard Area, any eligible density bonuses, as
provided in the Density Rating System, are in addition to the eligible density provided
herein. For properties within the Coastal High Hazard Area (CHHA), only the affordable
housing density bonus, as provided in the Density Rating System, is allowed in addition to
the eligible density provided herein. For all properties, the maximum density allowed is
that specified under Density Conditions in the Density Rating System.
11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density
bonuses as provided in #4 and #5 above for that portion of the Overlay lying within the
CHHA, except that 156 dwelling units with direct access to US-41 East shall not be
counted towards this 388 dwelling unit limitation. These 388 dwelling units correspond
with the number of dwelling units to be rezoned from the botanical gardens sites, as
provided for below, resulting in a shift of dwelling units within the CHHA. There is no such
density bonus limitation for that portion of the Overlay lying outside of the CHHA.
12. The Botanical Garden, Inc. properties located in Section 23,Township 50 South and
Range 25 East and shown on the Bayshore/Gateway Triangle Redevelopment Overlay
Map, shall be limited to non-residential uses except for caretaker, dormitory, and other
housing integrally related to the Botanical Garden or other institutional and/or recreational
open space uses.
13. Within one year of the effective date of this amendment establishing the
Bayshore/Gateway Triangle Redevelopment Overlay, the properties to be developed with
a botanical garden or other non-residential use, will be rezoned from the present 388
residential zoning districts to a non-residential zoning district(s). No portion of the dwelling
unit density bonuses within the CHHA can be utilized until a corresponding number of
dwelling units has been rezoned from_the botanical gardens site(s), as provided for above.
(IV)
FUTURE LAND USE MAP SERIES
Future Land Use Map
Mixed Use & Interchange Activity Centers
Properties Consistent by Policy (5.9,5.10,5.11)
Natural Resources Wetlands Map
(I) Wellhead Protection Areas
Bayshore/Gateway Triangle Redevelopment Overlay Map
North Belle Meade Overlay Map
Text with single, underline or single stri!cethrc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 8 1
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COLLIER COUNTY
GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Prepared By
Collier County Planning Services Department
Comprehensive Planning Section
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
October, 1997
AMENDMENTS TO GROWTH MANAGEMENT PLAN
CONSERVATION AND COASTAL MANAGEMENT ELEMENT
Symbol
Date Amended
May 9, 2000
May 9, 2000
May 9, 2000
Ordinance No.
Ordinance No. 2000-25
Ordinance No. 2000-26
Ordinance No. 2000-27
Ordinance No. 2000-25, rescinded and repealed in its entirety Collier County
Ordinance No. 99-63, which had the effect of rescinding certain EAR-based objectives
and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM).
Ordinance No. 2000-26, amended Ordinance No. 89-05, as amended, the Collier County
Growth Management Plan, having the effect of rescinding certain EAR-based
objectives and policies at issue in Administration Commission Case No. ACC-99-02
(DOAH Case No. 98-0324GM), more specifically portions of the Intergovernmental
Coordination Element (Ord. No. 98-56), Natural Groundwater Aquifer Recharge
Element (Ord. No. 97-59) and Drainage (Ord. No. 97-61) sub-elements of the Public
Facilities Element, Housing Element (Ord. No. 97-63), Golden Gate Area Master Plan
(Ord. No. 97-64), Conservation and Coastal Management Element (Ord. No. 97-66), and
the Future Land Use Element and Future Land Use Map (Ord. No. 97-67); and re-adopts
Policy 2.2.3 of the Golden Gate Area Master Plan.
Ordinance No. 99-82, amended Ordinance No. 89-05, as amended, the Collier
County Growth Management Plan, pursuant to the Final Order dated June 22, 1999,
in Administration Commission Case No. ACC-99-02 (DOAH Case No. 98-0324GM).
This Ordinance was found "in compliance" by DCA, that determination was
Challenged, an Administrative Law Judge issued a Recommended Order that sided
with DCA, and DCA issued a Final Order finding the Ordinance "in compliance."
Indicates adopted portions
Note: the support document will be updated as current information becomes available.
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 1: THE COUNTY SHALL CONTINUE TO PLAN FOR THE PROTECTION,
CONSERVATION, MANAGEMENT AND APPROPRIATE USE OF ITS
NATURAL RESOURCES.
OBJECTIVE 1.1:
By August 1, 1994, the County will complete the development and implementation of a
comprehensive environmental management and conservation program that will ensure that the
natural resources, including species of special status, of Collier County are properly,
appropriately, and effectively identified, managed, and protected. Species of special status are
defined as species listed in the current "Official Lists of Endangered and Potentially
Endangered Fauna and Flora in Florida", published by the Florida Game and Fresh Water Fish
Commission.
Policy 1.1.1:
By August 1, 1989, appoint, and establish operational procedures for a technical advisory
committee to advise and assist the County in the activities involved in the development and
implementation of the County Environmental Resources Management Program.
Policy 1.1.2:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto August 1, 1989 incorporate the goals,
objectives, and policies contained within this Element into the County's land development
regulations as interim environmental resources protection and management standards.
Policy 1.1.3:
By January 1, 1990, the County will have in place an appropriately administered and
professionally staffed governmental unit capable of developing, administering, and providing
long-term direction for the Collier County Environmental Resources Management Program.
Policy 1.1.4:
Ensure adequate and effective coordination between the Environmental
Management Program staff and all other units of local government involved
activities and regulations.
Resources
in land use
Policy 1.1.5:
Avoid unnecessary duplication of effort and continue coordination and cooperation with private,
Regional, State, and Federal agencies and organizations. Work with other local governments
to identify and manage shared natural resources.
Policy 1.1.6:
When developing the County conservation program, attempt to equitably balance the
relationship between the benefits derived and the costs incurred to both the public and private
sectors.
Text with single, underline or single stri!rcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-!!:ct!::'c::g.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 1 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 1.1.7:
Continue with the phased preparation and adoption of all natural resources management and
environmental protection standards and criteria needed for use in the Collier County land
development review process. Implementation shall occur on an annual basis as standards and
criteria are developed.
Policy 1.1.8:
Continue with the phased preparation and adoption of all natural resources management and
environmental protection standards and criteria needed for use in the Collier County land
development review process. Implementation shall occur on an annual basis as standards and
criteria are developed.
OBJECTIVE 1.2:
Maintain the framework for an integrated, computer-based environmental resources data
storage, analysis, and graphics system and annually update the databases based on previous
year's analytical data in order to monitor the status of the County's natural resources and
propose potential protection measures when appropriate.
Policy 1.2.1:
As much as possible, the system will be compatible and capable of being tied into existing
geographic information and/or data management systems currently utilized by the South Florida
Water Management District, Southwest Florida Regional Planning Council, the Florida
Department of Environmental Protection, and the Florida Natural Areas Inventory.
Policy 1.2.2:
Data gathering will be coordinated with that of Federal, State and private resource management
organizations to minimize duplication of effort and enhance the quality of information.
Policy 1.2.3:
Collected and/or compiled data will be organized by established water-shed and sub-basin
units.
Policy 1.2.4:
County environmental resources data will be made available to both public and private entities
in order to promote and improve local environmental resources planning and management.
Policy 1.2.5:
The system will be maintained by the County staff and updated on a cooperative basis by
qualified public and private organizations.
OBJECTIVE 1.3:
Pursuant to Administration Commission Final Order AC-99-002 dated June 22, 1999, complete
the phased delineation, data gathering, management guidelines and implementation of the
NRPA program as part of the required Collier County Rural and Agricultural Assessment. The
purpose of NRPAs will be to protect endangered or potentially endangered species (as listed in
current "Official Lists of Endangered and Potentially Endangered Fauna and Flora in Florida",
Text with single, underline or single stri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~.. :.:c..::'c::g.: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 2 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
published by the Florida Game and Fresh Water Fish Commission, the predecessor agency of
the Florida Fish and Wildlife Conservation Commission) and their habitats.
Pursuant to the Administration Commission Final Order, the County has mapped and identified
the Camp Keais Strand, CREW Lands, Okaloachoochee Slough, Belle Meade and South
Golden Gate Estates as NRPA's, with the express understanding that during the Rural and
Agricultural Assessment (Assessment) required by the Final Order, the goal of assisting in the
protection of endangered species and their habitat will be further addressed and that
appropriate protection measures will be incorporated into comprehensive plan amendments to
be adopted at the conclusion of the Assessment. In the interim, and during the Assessment, a
development moratorium as set forth in the Final Order and in Ordinance 99-77 will be in place
until comprehensive plan amendments are adopted. The County has determined that the
development moratorium, the NRPA boundaries approved November 23, 1999, and the
additional restrictions that apply within the existing Area of Critical State Concern provide
sufficient protection for these resources on an interim basis until adoption of the final
comprehensive program to protect these resources. In selecting the final comprehensive
program the County, as part of the Assessment, will evaluate the NRPA program and its criteria
and implementation as well as other programs which may better provide adequate protection to
the resources.
Policy 1,3.1:
The program will, subject to completion of the Assessment and adoption of the comprehensive
plan amendments, include the following:
a. Identification of the NRPAs in map form as an overlay to the Future Land Use Plan Map.
Pursuant to the Final Order, the general areas of Camp Keais Strand, CREW Lands
Okaloachoochee Slough, Belle Meade and South Golden Gate Estates have been
mapped and identified as NRPAs on the Future Land Use Map. These areas shall be
further refined as the Assessment is implemented as a collaborative and community-
based effort.
All available data shall be further considered and refined during the Assessment to determine
the final boundaries of these NRPAs. As part of the Assessment, the County shall evaluate the
merits of including additional areas into these boundaries including, but not limited to, the area
of Northern Belle Meade, the area known as the "Stovepipe" to the north, northwest and
northeast of the Okaloachoochee Slough and the area southwest of the Okaloachoochee
Slough to the southeastern portion of the Camp Keais Strand which is south of Oil Well Road
(CR 858). Durinq the Assessment for the Rural Frinqe area, the County has determined that
CREW Trust lands, the Belle Meade, and a portion of the Northern Belle Meade shall bo.
identified as NRPAs. The Count.v also has determined that the South Golden Gate Estates is a
NRPA. The specific boundaries have been identified as NRPAs on the Future Land Use Map~
x^t;.. ,~. ...... ,;,.,. ,-., ,~.,~ ~,~,-,~. ~,~,,. ~....,~,~ e,, ,,q,, ^.,~.. These ..,~,4;,;,.,...~ status of the other
interim NRPAs and study areas are shown on the Future Land Use Map will be addressed at
the completion of the Assessment. Within these remaining study areas, the following shall be
the primary focus of addition study:
,North Belle Meade Study Area
Text with single underline or single stri~cthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 3 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Stovepipe Study Area
(a) examine the level of existing and permitted agricultural improvements and impacts on
listed species and their habitat;
(b) examine whether the existing Area of Critical State Concern program affords sufficient
protection to listed species and their habitat;
(c) examine the possibility of acquisition of these properties by State or Federal programs,
including partial acquisition programs, an example of which would be conservation
easements;
(d) examine whether use of transfer of development rights would be appropriate in this area
and, if so, whether there should be any restrictions on their use;
(e) examine and analyze the Florida panther's use of agricultural lands and whether such
agricultural lands constitute critical habitat for the species; and
(f) examine and analyze whether any lands should be restored.
**** Oil Well Road (CR 858) Study Area
(a) examine the extent to which
(b)
(c)
(d)
(e)
existing agricultural and mining operations, improvements
and facilities have impacted listed species and their habitat;
examine documented movement of the Florida panther in the area;
examine and analyze the Florida panther's utilization of agricultural lands and whether
such agricultural lands constitute critical habitat for the species;
examine whether use of transfer of development rights would be appropriate in this area
and, if so, whether there should be any restrictions on their use; and
determine whether the east/west wildlife corridor provided by the Florida Panther National
Wildlife Refuge and the Big Cypress National Preserve provides sufficient connectivity to
protect the species.
In addition to the moratorium referenced above, the County shall give notice to the Florida
Department of Community Affairs of all applications to develop or otherwise impact the above
special study areas.
b. A process for verifying the existence and boundaries of NRPAs during development
permit applications;
c. Guidelines and standards for development of NRPAs including conservation guidelines
to protect natural resource values, to maintain ecologically functioning systems, and to
restore or mitigate NRPAs already degraded. Allowable land uses~ vegetation
preservation standards~ development standards~ and listed species protection criteria for
Text with single, underline or single strikc:hrc'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 4 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
the CR=_W, .".'c~h B_'c!!-'_ ?ccd_, end 9clic .Mccdc NRPAs are those contained in the
NRPA Overlay within the Future Land Use Element. ~t,....,.,.,,.. .......... ,.. .... ,~ ~,~.~.
d. A review process, integrated into the normal development application review, to ensure
that the guidelines and standards are being met and, in those cases where
Environmental Impact Statements are prepared, that the site-specific and cumulative
environmental impacts of development are being adequately assessed and addressed;
e. A program to defer development of NRPAs. First consideration should be fee simple
purchase (based on public referenda approving and funding purchases). Other options
should include, but not be limited to, tax incentives and transfer of development rights;
f. A program to pursue Delegation of Authority Agreements with State and Federal
Permitting agencies for local regulation of activities that may alter the biological and
physical characteristics of NRPAs;
g. The County shall seek assistance from and support State (e.g. CARL, SOR) or Federal
land acquisition programs for County areas qualifying as NRPAs.
The County recognizes that the NRPA program is not the only mechanism to protect significant
environmental resources and that the NRPAs being established at this time are of an interim
nature in conjunction with the development moratorium required by the Final Order. As a
consequence, the designation of an area as a NRPA or as part of a special study area is not
intended to affect property valuation on specific parcels. It is anticipated that the Assessment
will address all of the issues identified above and that the resulting comprehensive plan
amendments will provide resource protection measures best suited to meet the goals and
objectives of this comprehensive plan.
Policy 1.3,2:
Continue with management guidelines as defined within the County LDC that provide for the
management and conservation of the habitats, species, natural shoreline and dune systems for
the undeveloped coastal barrier and estuarine natural resources protection area.
Policy 1.3.3:
Guided by the Technical Advisory Committee, designate and adopt management guidelines
and performance standards for County natural resource protection areas. Implementation shall
occur on an annual basis as NRPAs and their implementation criteria are developed.
Policy 1,3,4:
Where possible, the implementation of the NRPA program shall be coordinated with the
preparation and implementation of watershed and sub-basin management plans.
Text with single, underline or single xtri.tcethra'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-i.Se:/::-a::Z,.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 5 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 2:
THE COUNTY SHALL PROTECT ITS SURFACE AND ESTUARINE WATER
RESOURCES.
OBJECTIVE 2.1:
By January 1, 2000, the County shall prepare Watershed Management Plans that will address
appropriate mechanisms to protect the County's estuarine and wetland systems._
Policy 2.1.1:
These Plans will evaluate activities in the watersheds that drain into the estuaries in order to
evaluate cumulative impacts on the estuarine system as well as impacts within the watersheds
themselves.
Policy 2.1.2:
The Plans will provide for various tasks such as monitoring land-disturbing activities in the
watersheds, collecting canal flow and water quality data, stormwater quality data, and
assessing habitat changes.
Policy 2.1.3:
The Plans will also evaluate structural and non-structural controls for restoring historical
hydroperiods in impacted watersheds where possible and for reducing the impacts of canal and
stormwater discharges to estuaries.
Policy 2.1.4:
All Watershed Management Plans should address the following concepts:
a. Appropriate wetlands are conserved;
b. Drainage systems do not unacceptably affect wetland and estuary ecosystems;
Surface water that potentially could recharge ground water is not unduly drained
away;
d. When feasible the extent and effects of salt-water intrusion are lessened;
The timing and flow of fresh water into the estuaries from the watershed shall, as
a minimum, not degrade estuarine resource value; and
The needs of the watershed's natural resources and human populations are
balanced;
g. The effects on natural flood plains, stream channels, native vegetative
communities and natural protective barriers which are involved in the
accommodation of flood waters; and
Non-structural rather than structural methods of surface water management
should be considered first in and proposed new works.
Text with single, underline or single stri,t:cthrc,~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double :t:'i!:zt!::',:cgh reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 6 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 2.1.5:
As appropriate, integrate environmental resources data collection, planning, and management
activities with the water management basin studies described in other pads of this Plan.
Policy 2.1.6:
Promote intergovernmental cooperation between Collier County and the municipalities
Naples and Everglades City for consistent watershed management planning.
of
Policy 2.1.7:
Until the completion and adoption of individual watershed management plans, promote water
management permitting on a basin by basin approach.
OBJECTIVE 2.2:
All canals, rivers, and flow ways discharging into estuaries shall meet all applicable Federal,
State, or local water quality standards.
Policy 2.2,'1:
Wastewater treatment plants shall not be allowed to discharge directly to rivers, canals or
jurisdictional wetlands unless they meet DER regulations and are not in violation of other Goals,
Objectives, and Policies of this Element.
Policy 2,2.2:
In order to limit the specific and cumulative impacts of stormwater run-off, stormwater systems
should be designed in such a way that discharged water does not degrade receiving waters and
an attempt is made to enhance the timing, quantity and quality of fresh water to the estuarine
system. Non-structural methods such as discharge and storage in wetlands are encouraged.
Policy 2.2,3:
Chemical spraying for aquatic weed control should be conducted with extreme caution. The
use of appropriate biological and mechanical (use of harvesting equipment to remove
vegetation) controls in both the canal system and stormwater detention ponds is encouraged.
Manufacturers and EPA guidelines for chemical use in aquatic habitat will be followed.
Policy 2.2.4:
Continue and expand when needed the existing water quality monitoring program for sampling
canals and rivers and assess the data annually.
Policy 2.2.5:
By December 31, 1998, identify stormwater management systems that are not meeting State
water quality treatment standards.
OBJECTIVE 2.3:
All estuaries shall meet all applicable federal, state and local water quality standards.
Policy 2.3.'1:
No new untreated point source discharge shall be permitted directly to the estuarine system or
rivers or canals that flow into the estuarine system.
Text with single_ underline or single o-tri!ccthrc.~:gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 7 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 2.3.2:
Stormwater systems discharging directly to estuaries shall be designed to meet the same
requirements as stated in Policy 2.2.2.
Policy 2.3.3:
In an attempt to increase ground water levels and to restore the natural hydroperiod for the
natural freshwater input to the estuarine system, any future modification of public water control
structures in the watershed above the control structure which would amount to 50% or more of
the cost of a new structure shall be designed to retain as much water as appropriate.
Policy 2.3.4:
Continue to implement and refine a water quality and sediment monitoring program for the
estuarine system
Policy 2.3,5:
Continue to have staff coordinate with the City of Naples staff regarding coordinated and
cooperative planning, management, and funding programs for limiting specific and cumulative
impacts on Naples Bay and its watershed. At a minimum, this agreement includes the
following:
a. Insure adequate sites for water dependent uses,
b. Prevent estuarine pollution,
c. Control run-off,
d. Protect living marine resources,
e. Reduce exposure to natural hazards,
f. Ensure public access,
g. Provide a continuing monitoring program.
Policy 2.3.6:
Restrict development activities where such could adversely impact coastal water resources.
OBJECTIVE 2.4:
By June 30, 1998, complete a draft agreement with the Florida Department of Environmental
Protection regarding coordinated and cooperative planning, management and monitoring
programs for Rookery Bay and Cape Romano - Ten Thousand Islands Aquatic Preserves and
their watersheds. The agreement shall identify the process for notifying FDEP of development
projects within the watersheds of these preserve areas.
Policy 2.4.1:
At a minimum the County shall notify Department of Environmental Protection of proposed land
development projects that could affect these preserves.
Policy 2.4,2:
The County shall request the Department of Environmental Protection staff to participate in the
development of future coastal and watershed management plans.
Text with single underline or single stri!ccthrc, ugh reflects Transmittal language ax proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 8 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 2.4.3:
The County will request the cooperation of the Department of Environmental Protection to
gather data and information needed for monitoring water quality, habitat changes and land use
activities within the watersheds of these preserves.
OBJECTIVE 2.5:
The County will continue with the implementation of its estuarine management program by
requiring development to meet its current standards addressing stormwater management, and
the protection of seagrass beds, dune and strand, and wetland habitats.
Policy 2.5.1:
Identify land use activities that have the potential to degrade the estuarine environmental
quality.
Policy 2.5.2:
This management program shall incorporate information obtained from the various watershed
management plans described elsewhere in this Element.
Policy 2,5.3:
This program shall in part be based on the estuarine data analyses and management
recommendations contained in the County's coastal management program's technical reports.
Text with single underline or single stri!ccthrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 9 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 3:
THE COUNTY SHALL PROTECT THE COUNTY'S GROUND WATER
RESOURCES TO ENSURE THE HIGHEST WATER QUALITY PRACTICAL
(i)
OBJECTIVE 3.1:
Ground water quality shall meet all applicable Federal and State water quality standards by
January 2002 and shall be maintained thereafter.
(I) Policy 3.1.1:
Wellhead protection areas identified on the Future Land Use Map Series shall be protected as
follows:
1. Wellhead protection areas shall consist of four (4) Wellfield Risk Management Zones
defined as follows:
a) W-1 is the land area surrounding the identified potable water wellfield wellheads
and extends to the five percent ground water capture zone boundary line (which
approximates the one year ground water travel time to the wellfield).
b) W-2 is the land area between the W-1 boundary line and the ten percent ground
water capture zone boundary line (which approximates the two year ground water
travel time to the potable water wellfield).
c) W-3 is the land area between the W-2 boundary line and the twenty-five percent
ground water capture zone boundary line (which approximates the five year ground
water travel time to the potable water wellfield).
d) W-4 is the land area between the W-3 boundary line and the 100 percent ground
water capture zone boundary line (which approximates the twenty year ground water
travel time to the potable water wellfield).
2. Land uses are restricted within the wellfield risk management zones as follows:
a) Future solid waste disposal facilities: prohibited in all wellfield risk management
zones.
b) Future solid waste transfer stations: prohibited in W-l, W-2, W-3.
c) Future solid waste storage, collection, and recycling storing hazardous products and
hazardous wastes: prohibited in W-l, W-2, W~3.
d) Future non-residential uses involving hazardous products in quantities exceeding
250 liquid gallons or 1,000 pounds of solids: provide for absorption or secondary
containment in W-l, W-2, W-3.
e) Future domestic wastewater treatment plants: prohibited in W-1.
f) Future land disposal systems: must meet high level disinfection standards as found
in 40 CFR part 135.
g) Land application of domestic residuals: limit metal concentrations, nitrogen based on
uptake ability of vegetation), and require a conditional use.
h) Future petroleum exploration and production and expansions of existing: prohibited
in W-1 and W-2, conditional use required in W-3 and W-4.
i) Future on-site disposal systems (septic tanks) requiring a soil absorption area
greater than 1,000 square feet are allowed to discharge in zone W-1 subject to
complying with construction standards and provision of an automatic dosing device
and a Iow-pressure lateral distribution.
j) On-site sewage disposal systems (septic tanks) serving existing industrial uses and
subject to the thresholds in d) and e) above within wellfield zones W-l, W-2, and W-
Text with single underline or single :tri!cctt.:rcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 10 of 63
Collier Count~
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
3 shall meet all construction and operating standards contained in 64E-10, F.A.C. as
the rule existed on August 31, 1999 and shall implement a ground water monitoring
plan.
Conditional uses shall be granted only in extraordinary circumstances and where
impacts of the development will be isolated from the Surficial and Intermediate Aquifer.
(I) OBJECTIVE 3,2:
The County shall implement a well construction compliance program under criteria specified in
the Collier County Well Construction Ordinance, which is designed to ensure proper
construction of wells and promote aquifer protection.
(I) Policy 3.2.1:
County inspectors who are appropriately trained and knowledgeable of drilling and grouting
techniques required in Collier County will inspect the drilling and grouting process of all types of
wells drilled in the County.
(i)
Policy 3.2.2:
implement the South Florida Water Management District's well construction standards in the
Collier County Well Construction Ordinance that will provide for inspections and penalties if well
drillers do not follow these standards.
(i)
Policy 3.2.3:
A committee of well contractors and drillers, County staff, Health Department staff, and South
Florida Management District staff will continue to evaluate the need for well construction
standards that are more specific to Collier County and reflect Collier County conditions.
(i)
Policy 3.2.4:
The County will inform well contractors and drillers and the public on the necessity for proper
well construction and hold. workshops for well drillers on proper techniques for well construction
in Collier County.
(i)
Policy 3.2,5:
The County shall cooperate with the South Florida Water Management District in identifying and
plugging improperly abandoned wells.
O)
(i)
OBJECTIVE 3.3:
Continue to identify, refine extents of, and map zones of influence and contribution around
potable wellfields in order to identify activities that must be regulated to protect ground water
quality near wellfields. (Refer to Objective 1.1 in the Natural Ground Water Aquifer Recharge
Sub-Element.)
Policy 3,3.1:
Maintain and refine a 3-dimensional computer model that calculates cones of depression
around significantly sized existing and planned potable wellfields.
Text with single underline or single :tri!ccthrc,:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-!,~::th:-:::g.t: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 11 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
O)
(0
(I)
Policy 3.3.2:
Use the results of this analysis to modify the calculated "cones of influence" and amend the
Comprehensive Plan to include these areas as "environmentally sensitive lands".
Policy 3.3.3:
Continue to identity and delineate existing land uses that possess the greatest potential for
wellfield contamination.
Policy 3.3.4:
Continue to establish and apply technically and legally defensible criteria for determining and
mapping zones of protection.
(I) Former OBJECTIVE 3.3 and Policies 3.3.1, 3.3.2, 3.3.3, 3.3.4 [deleted]
OBJECTIVE 3.4:
Collect and evaluate data and information designed to monitor the quality of ground water in
order to identify the need for additional protection measures. (Refer to Objective 1.3 in the
Natural Ground Water Aquifer Recharge Sub-Element.)
Policy 3.4.1:
Continue the existing water quality monitoring program to provide base-line data, evaluate
long-term trends, identify water quality problems, and evaluate the effectiveness of the County's
ground water protection program.
Policy 3.4.2:
Coordinate data gathering activities with State and Federal agencies to minimize duplication of
efforts and enhance the quality of information gathered.
Policy 3.4.3:
Assess the data annually to determine whether monitoring activities and County Ordinances
require expansion, modification or reduction.
Policy 3.4.4:
Gather and use appropriate data to refine and improve the database used in the County's
3-dimensional ground water model.
Text with single, underline or single ~tri!c.et!:rc.:zgh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double :::i.~:::!::'c::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 12 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 4:
THE COUNTY SHALL CONSERVE, PROTECT AND APPROPRIATELY
MANAGE THE COUNTY'S FRESH WATER RESOURCES.
OBJECTIVE 4.1:
Collect and evaluate data and information designed to more accurately determine water use in
Collier County such as the County's database tracking all permitted wells and wells having
consumptive use permits.
Policy 4.1.1:
Use as much as possible the existing reporting requirements and computer database of the
South Florida Water Management District.
Policy 4.1.2:
Work with the agricultural community to devise a method for determining agricultural pumpage.
Policy 4.1.3:
Compile from appropriate local, State, Federal and private organizations the water use
requirements of the native plant and animal community associations within the County.
OBJECTIVE 4.2:
The County will promote conservation of its water supply and by April 1, 1998, develop a
comprehensive conservation strategy, which will identify specific goals for reducing per capita
potable water consumption.
Policy 4.2.1:
Continue to rely on the South Florida Water Management District to take appropriate measures
to conserve water in emergency situations.
Policy 4.2.2:
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater treatment
plants.
Policy 4.2.3:
Identify existing and future publicly owned lands suitable for irrigation with treated wastewater
effluent, such as government building grounds, parks and highway medians, and incorporate
these into future planning for effluent disposal.
Policy 4.2.4:
Identify existing and future privately owned lands suitable for irrigation with treated wastewater
effluent, such as cemeteries, agricultural operations, nurseries and commercial/industrial parks,
and incorporate these into future planning for effluent disposal.
Policy 4.2.5:
Evaluate and make recommendations, where appropriate, for plumbing fixtures and landscapes
that are designed for water conservation purposes.
Policy 4.2.6:
Evaluate and make recommendations, where appropriate, for plumbing fixtures and landscapes
that are designed for water conservation purposes.
Text with single, underline or single c:ri!ccthrc',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ctri.~:ct.~::'c::g.~: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 13 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 5:
THE COUNTY SHALL PROTECT, CONSERVE AND APPROPRIATELY USE
ITS MINERAL AND SOIL RESOURCES.
OBJECTIVE 5.1:
Allow the extraction or use of mineral resources in the County provided such activities comply
with applicable industry and government standards regarding health, safety, and environmental
protection.
Policy 5.1.1:
The County shall allow mineral extraction operations as provided in the zoning code.
Policy 5.1.2:
A water use plan must be prepared by the applicant and approved by the County Water
Management Department before new mineral operations are permitted.
Policy 5.1.3:
Mineral extraction operations shall comply with standards and criteria as provided in the
County's Excavation and Blasting Ordinances.
Policy 5.1.4:
Depth of excavation and dewatering shall be restricted in areas where saline water can intrude
into the bottom of the pits. (Also, refer to Policy 3.3.1).
Policy 5.1.5:
Monitoring shall be required to determine compliance with State water quality standards.
Mining activities shall stop if water quality standards are violated as a result of the mining
operation.
OBJECTIVE 5.2:
Continue to reclaim the total disturbed area of extraction sites in order to ensure adequate
assessment and mitigation of site specific and cumulative impacts resulting from mineral
extraction activities.
Policy 5.2.1:
The Program will define reclamation standards for the protection and restoration of wildlife
habitat.
OBJECTIVE 5.3:
On biennial basis, beginning in October, 1998, review and refine estimates of types and
quantities of existing minable mineral resources in Collier County, based in information
collected during previous biennium.
Policy 5.3.1:
Work with the Florida Department of Environmental Protection and the Florida Geological
Survey and local mining industry officials to inventory and evaluate the existing mineral
reserves in Collier County.
Text with single, underline or single stri!cc:hrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 14 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
OBJECTIVE 5.4:
The County shall maintain its program to control soil erosion through its regulations identifying
criteria to control and reduce soil erosion and sediment transport from construction and other
nonagricultural land disturbing activities.
Policy 5.4.1:
Rely on the USDA Natural Resources Conservation Service to
appropriate soil conservation guidelines for agriculture.
provide the County with
Text with single underline or single stri,Sc:hrc',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 15 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 6: THE COUNTY SHALL IDENTIFY, PROTECT, CONSERVE AND
APPROPRIATELY USE ITS NATIVE VEGETATIVE COMMUNITIES AND
WILDLIFE HABITAT.
'::ct__.."c.".c~ ..'n. cncgc..'n, cn'. ~!cn: ch'2_ ."!RPA: crc
Text with single underline or single xtri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 16 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
k^ .^,1,
ns,. natxra!!],' f'_'nst!'sning,
Text with single underline or single ?~riic:?ough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 17 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Text with single, underline or single =:ri!ccthrc:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 18 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Credits tcword thc Pork or.d Rcsrcot!sno! !repast Fcc she!! bs 2!;'cn any ss.-.sc."vst!cn buffer or
cno ~._. ocrc ,. ..... ~'~"~ ^ ........ '; ......... ' ~r ~'~' pcrmonont ,4~,4;~';~ shall bo
· ., r,-. ,-,.F..-.. ,..4 .~,,.,,-. ,-,,-,,.,. I~, ,.~ ........ ,q~,4 ,e ..... I-,;~1,, ~ ; .... i. ~ ..... ,4;.~ ;~ ~;,,~,.~
Text with single underline or single x:ri!r~:hr~,:;g,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 19 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
th__. s!tc :cq'_'[rcd tx bc pr_-'scr.'cd. E×ccpt!cns cbc!! b_-' grxntcd for ;2rods, which c~n not
Text with single, underline or single stri!ccthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'i.~t.'::':::g/: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 20 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
d) If rs ........~ ........... r-
s'=bm:r2:d mst!n: h:b?.xt: thxt :r: dzzm:d
OBJECTIVE G.~J
The County shall protect native veqetative communities '::!th/.". thc P.'_'r:! Fdnq: .Mb:cd
rl'i;,..l.::i. ::,,.1 ~ .... ,-,l .... o^.,-,l::: i .l:..:,.q. :~ .q^.:a.~i.^,,l] ^. 'l'h. ['i l//U/ throu.qh the application of
minimum preservation requirements. The followinq policies provide criteria to make this
objective measurable. -r,,;~ O~/~t!:'~ ~"" ;'" ~.,~_..L~-_ -_~,, ~, .... ,,. *.. *,...~ ,~-., .... ;*,-;- *,-~
These policies shall apply to all of Collier County except for the Eastern Lands Study Area, for
which policies are required to be adopted by November 1, 2002,
Text with single, underline or single s~rikcthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z',.%t:z:.'::-:,::~;: reflects proposed changes to the Transmittal language
as adopted by the BCC on ~une 19, 2002.
Page 21 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 6.1.1:
For the County's Urban Designated Area: Estates Designated Area: Conservation
Designated Area: and Agricultural/Rural Mixed Use District: Rural-Industrial District and
Rural-Settlement Area District as designated on the FIUM: native vegetation shall be
preserved on-site through the application of the followino r>reservation and vegetation retention
standards and criteria: unless the development occurs within the Area of Critical State Concern
(ACSC) where the ACSC standards referenced in the Future Land Use Element shall apply.
Notwithstanding the ACSC requirements, this policy shall apply to all non-agricultural
development except for single-family dwelling units situated on individual lots or parcels, The
standards and criteria provided for in this policy may change for the area governed by the
Golden Gate Area Master Plan, which is currently under restudy, by Plan amendment.
Coastal Hioh Hazard Area Non-Coastal Hioh Hazard Area
Less than 2.5 acres 10% Less than 5 acres. 10%
Residential and Mixed Use Eoual to or areater Greater than 5 acres
Develooment than 2.5 ac. 25% and less than 20 acres. 1,5%
Eaual to or
greater than 20 ac. 25%
Golf Course 35% 35%
Commercial and Industrial Less than 5 acres. 10% Less than 5 acres. 10%
Development
Eoual to or creater Eoual to or
than 5 acres. 15% areater than 5 acres. 15%
Industrial
Development (Rural- 50%. not to exceed 25% of the 50%. not to exceed 25% of the
Industrial District onlv~ eroiect site. r~roiect site.
The following standards and criteria shall apply to the vegetation retention requirements
referenced above:
(1) For the purpose of this policy~ "native vegetation" is defined as a vegetative community
having 75% or less canopy coverage of melaleuca or other invasive exotic plant species.
The vegetation retention requirements specified in this policy are calculated based on the
amount of "native vegetation" that conforms to this definition.
(2) The preservation of native vegetation shall include canopy: under-story and ground cover
emphasizing the largest contiguous area possible.
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy shall be
set aside as preserve areas. All on-site or off-site preserve areas shall be identified as
separate tracts and protected by a permanent conservation easement to prohibit further
development, consistent with the requirements of this policy.
Text with single underline or single stri!cct!:rcugh reflects Transmittal /anguage as proposed changes to the current Growth
Management Plan. Text with double underline or double .............. ~o,. reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 22 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
(4) Selection of preservation areas shall reflect the following criteria in descending order of
priority:
a. Onsite wetlands shall be preserved pursuant to Policy 6.2.4 of this element;
b. Areas known to be utilized b.v listed species or that serve as corridors for the movement
of wildlife shall be preserved and protected in order to facilitate the movement of wildlife
through the site. This criterion shall be consistent with the requirements of Policy 7.1.1
of this element. Parcels containing gopher tortoises shall protect the largest: most
contiguous gopher todoise habitat with the greatest number of active burrows, and
provide a connection to off site adjacent gopher tortoise preserves.
c. Upland habitat shall be part of the preservation requirement when wetlands alone do not
constitute all of the requirement. Upland habitats have the following descending order
of priority:
1. Any upland habitat that serves as a buffer to a wetland area,
2. Listed plant and animal species habitats,
3. Xeric Scrub,
4. Dune and Strand: Hardwood Hammocks.
5. Dr.v Prairie, Pine Flatwoods, and
6. All other upland habitats.
d. Exceptions to these priorities are noted in (7) below.
(.5) Passive recreational uses such as pervious nature trails or boardwalks are allowed within
the preserve areas: as long as an.v clearing required to facilitate these uses does not impact
the minimum required vegetation.
(6) A management plan shall be submitted to identify actions that must be taken to ensure that
the preserved areas will function as proposed. The plan shall include methods to address
control and treatment of invasive exotic species, fire manaaement, and maintenance of
permitted facilities.
(.7) Exceptions, by means of mitigation in the form of increased landscape requirements shall
be granted for parcels that cannot reasonably accommodate both the preservation area and
the proposed activity. Criteria for allowing these exceptions include;
(.a) Where site elevations or conditions requires placement of fill thereby harming or
reducing the survivability of the native vegetation in its existing locations;
(b) Where the existing vegetation required by this policy is located where proposed site
improvements are to be located and such improvements can not be relocated as to
protect the existing native vegetation;
(c) Where native preservation requirements are not accommodated, the landscape plan
(8)
(9)
shall re-create a native plant community in all three strata (ground covers, shrubs and
trees), utilizino laroer r)lant materials so as to more quickly re-create the lost mature
vec~etation.
Parcels that were legally cleared of native vegetation prior to January. 1989 shall be exempt
from this requirement.
Preservation areas shall be interconnected within the site and to adjoining off-site
preservation areas or wildlife corridors.
(10) Should the amount of wetland vegetation exceed the minimum vegetation requirements as
specified herein, retention of wetland vegetation having significant habitat or hydrologic,
value is encouraged. Increased preservation shall be fostered through incentives
including, but not limited to: clustered development, reduced development standards such
as open space, setbacks, and landscape buffers, to allow for increased areas of preserved
Text with single, underline or single xtri!cct!:ra:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 23 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
wetland vegetation. Significant habitat or hydrologic value is determined by wetland
function, not the size of the wetland.
Policy 6.~:'1 .~1,2:
For the County's Rural Frin.qe Mixed Use District. as designated on the FLUM, native
ve.qetation shall be preserved on site through the application of the following preservation and
vegetation retention standards and criteria:
Preservation and Native Veqetation Retention Standards:
a. Receivinq Lands:
A minimum of 40% of the native veqetation present, not to exceed 25% of the total site
area shall be preserved.
b. Neutral Lands:
A minimum of 60% of the native veqetation present, not to exceed 45% of the total site
area shall be preserved, except that, for Section 24, Township 49 South, Range 26.
East, located in the North Belle Meade Overlay, a minimum of 70% of the native
vegetation present, not to exceed 70% of the total site area= shall be preserved.
c. Non-NRPA Sendinq Lands:
Calculated at the hiqher value of 80% of the native veqetation present, or 80% of the
total site area;
d. NRPA Sending Lands:
Calculated at the hiqher value of 90% of the native vegetation present, or 90% of the
total site area. or as may otherwise be permitted under the Density Blending provisions
of the FLUE.
e. Provisions a. throuqh d. above shall also be consistent with the wetland protection
policies set forth under CCME Obiective 6.8,2.
f. In order to ensure reasonable use and to protect the private property rights of owners of
smaller parcels of land within lands desiqnated Rural Frinqe Mixed Use District on the
Future Land Use Map, including nonconforminq lots of record which existed on or before
June 22, 1999, for lots, parcels or fractional units of land or water equal to or less than
five (5) acres in size, ~ native vegetation clearinq ~ shall be allowed, at ~
mlnlm'_'m 20% or 25,000 square feet of the lot or parcel or fractional unit, whichever is
greater, exclusive of any clearing necessary to provide for a 15-foot wide access drive
up to 660 feet in lenqth. For lots and parcels greater than 5 acres but less than 10
acres, up to 20% of the parcel may be cleared. This allowance shall not be considered
a maximum clearinq allowance where other provisions of this Plan allow for greater
clearing amounts. These clearing limitations shall not prohibit the clearing of brush or
under-story ve.qetation within 200 feet of structures in order to minimize wildfire fuel
sources.
.q. Within Receivinq and Neutral lands where schools and other public facilities are co-
located on a site, the native veqetation retention requirement shall be 30% of the native
vegetation present, not to exceed 25% of the site.
(1) For the purpose of this policy, "native vegetation" is defined as a veqetative community
having 75% or less canopy covera.qe of melalueca or other invasive exotic plant species.
The vegetation retention requirements specified in this policy are calculated on the amount
of "native veqetation" that conforms to this definition.
(2) The preservation of native veqetation shall include canopy, under-story and ground cover,
emphasizinq the largest conti.quous area possible.
Text with single underline or single at:'i!ccthro*agh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 24 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
(3) Areas that fulfill the native vegetation retention standards and criteria of this policy shall be
set aside as preserve areas. All onsite or offsite preserve areas shall be identified as
separate tracts and protected by a permanent conservation easement to prohibit further
development, consistent with the requirements of this policy.
(4) Selection of the preserve areas shall reflect the followinq criteria in descendinq order of
priority:
a. Onsite wetlands shall be preserved pursuant to Policy 6.8~2,5 of this element;
b. Areas known to be utilized by listed species or that serve as corridors for the movement
of wildlife shall be preserved and protected in order to facilitate the movement of wildlife
through the site. This criterion shall be consistent with the requirements of Policy
7.4=_~1.1 of this element. Parcels containinq gopher tortoises shall protect the lar.qest,
most contiguous gopher tortoise habitat with the greatest number of active burrows, and
provide a connection to off site adiacent gopher tortoise preserves.
c. Upland habitat shall be part of the preservation requirement when wetlands alone do not
constitute all of the requirement. Upland habitats have the followinq descendinq order
of priority:
1. Any upland habitat that serves as a buffer to a wetland area.
2. Listed plant and animal species habitats,
3. Xeric Scrub,
4. Dune and Strand, Hardwood Hammocks,
5. Dry Prairie, Pine Flatwoods, and
6. All other upland habitats.
(5) Passive recreational uses such as pervious nature trails or boardwalks are allowed within
the preserve areas, as long as any clearinq required to facilitate these uses does not impact
the minimum required native vegetation.
(6) A mana.qement plan shall be submitted to identify actions that must be taken to ensure that
the preserved areas will function as proposed. The plan shall include methods to address
control and treatment of invasive exotic species, fire management, and maintenance of
permitted facilities.
(7) Off-site preservation shall be allowed to provide flexibility in the project design.
a. Within Receivinq and Neutral Lands, off-site preservation shall be allowed for up to 50%
of the vegetation retention requirement.
1. Off-site preservation areas shall be allowed at a ratio of 1:1 if such off-site
preservation is located within desiqnated Sendinq Lands or at a ratio of 1.5:1
anywhere else.
2. Like for like preservation shall be required for Tropical Hardwood and Oak
(8)
Hammock veqetative communities.
b. Within non-NRPA Sendinq Lands, off-site preservation shall be allowed for up to 25% of
the site preservation or veqetative retention requirement, whichever is controlling.
1. Off-site preservation areas shall be contiquous to desiqnated Sendinq Lands and
shall be allowed at a ratio of 3:1.
c. Off-site preservation shall not be allowed in NRPA Sendinq Lands.
Density Bonus Incentives shall be granted to encouraqe preservation amounts greater than
that required in this policy, as provided for in the FLUE for Receiving Lands and Rural
Text with single underline or single strikct!:rc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 25 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
(9)
(10)
(11)
un!ts =!!:wsd fsr R'_'r_! ViI!a.q_-':. Within one (1) year of the effective date of these
amendments, Collier County shall adopt specific land development requlations to
implement this incentive program.
On-site preservation areas shall also conform to the Open Space requirements as
specified in the Future Land Use Element. These preservations shall be part of and
counted towards the Open Space requirements.
Existing native veqetation that is located contiquous to the natural reservation shall be
preserved pursuant to Policy 6.5.2 of this element. Natural reservation is defined as that
specified in CCME Obiective 6.5 of this element;
Preservation areas shall be interconnected within the site and to adioinin.q off-site
(12)
preservation areas or wildlife corridors;
..... ,- .... ~ ............ ,- ....... ,. ....... :':ct!=nd:, "~'"'"'"" .....
amount of wetland vegetation exceed the minimum vegetation requirements as specified
herein, retention of wetland vegetation having significant habitat or hydrologic value is
encouraged. Increased preservation shall be fostered through incentives including, but not
limited to: clustered development: reduced development standards such as open space,
setbacks, and landscape buffers, to allow for increased areas of preserved wetland
vegetation. Significant habitat or hydrologic value is determined by wetland function, not
the size of the wetland.
Policy 6 .~,_I..2,_$_
Prohibited invasive exotic vegetation shall be removed from all new developments.
(1) Applicants for development permits shall submit and implement plans for invasive exotic
plant removal and long-term control.
(2) Maintenance plans shall describe specific techniques to prevent re-invasion by prohibited
exotic vegetation of the site in perpetuity.
(3) The County shall maintain a list of prohibited invasive exotic veqetation in the Land
Development Code and update it as necessary.
Policy 6.~1.$4
Agriculture shall be exempt from the above preservation requirements contained in Policy
6.~='1.1 and 6,1.2 of this element provided that any new clearinq of land for agriculture shall not
be converted to non-aqricultural development for 25 years. For any such conversions in less
than 25 years, the requirements of Policy 6.31.1 and 6.1.2 of this element shall be applied to
the site at the time of the conversion. The percentaqe of native vegetation preserved shall be
calculated on the amount of veqetation occurring at the time of the aqricultural clearinq, and if
found to be deficient, a native plant community shall be restored to re-create a native plant
community in all three strata (ground covers, shrubs and trees), utilizing larger plant materials
so as to more quickly re-create the lost mature veqetation.
Policy 6.:7=1_._45
Exemptions from the Rum! Fr!nq__. ,Mixed Ucc D!ctr!ct Dc:'c!cpmc.".t Stcnd:rdc native vegetation
retention requirements of CCME Policy 6,1.2 - P.c ;rc:'!dcd for !?. thc Fin=! Order1 Tthe
requirements of this ~ Policy shall not apply to, affect or limit the continuation of existinq
uses. Existinq uses shall include: those uses for which all required permits were issued prior to
June 19, 2002; ,, or ~ orojects for which a Conditional use or Rezone petition has been
Text with single underline or single .":riSc:hrc.'~gh reflects Transmittal language ax proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 26 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
approved c:..m.;l__.tcd ";;!!'z_"t!_-'n: wc:c :ccc!veal by the County prior to 2'.z'nc 22,1999 June 19,
2002; or, land use petitions for which a completed application has been submitted prior to June
19: 2002. The continuation of existinq uses shall include expansions of those uses if such
expansions are consistent with or clearly ancillary to the existinq uses. Hereafter, such
previously approved developments shall be deemed to be consistent with the Plan's Goals,
Policies and Objectives for the Rural Frinqe area, and they may be built out in accordance with
their previously approved plans. Changes to these previous approvals shall also be deemed to
be consistent with the Plan's Goals, Objectives and Policies for the Rural Frinqe Area as long
as they do not result in an increase in development density or intensity. On the County owned
land located in Section 25, Township 26 E, Range 49 S (+/-360 acres), the native vegetation
retention and site preservation requirements may be reduced to 50% if the permitted uses are
restricted to the portions of the property that are contiguous to the existinq land fill operations;
exotic removal will be required on the entire +/- 360 acres.
Policy 6 .~:_1~_6
The County shall require native veqetation to be incorporated into landscape designs in order to
promote the preservation of native plant communities and to encouraqe water conservation.
This shall be accomplished by:
(1) Providing incentives for retaininq existing native vegetation in landscaped areas;
(2) Establishinq minimum native vegetation requirements for new landscaping; and,
(3) Wet detention ponds within the Urban Designated area shall have a littoral shelf with an
area equal to 2.5% of the ponds surface area measured at the control elevation and be
planted with native aquatic vegetation. Wet detention ponds within the Rural Frinqe Mixed
Use District, shall have a littoral shelf with an area equal to 30% of the ponds surface area
measured at the control elevation and be planted with native aquatic vegetation.
Policy 6.7:1.$Z
An Environmental Impact Statement (ELS) is required, to provide a method to objectively
evaluate the impact of a proposed development, site alteration, or project upon the resources
and environmental quality of the project area and the community and to insure that planning
and zoning decisions are made with a complete understandinq of the impact of such decisions
upon the environment, to encourage projects and developments that will protect, conserve and
enhance, but not degrade, the environmental quality and resources of the particular project or
development site, the general area and the greater community. An ElS shall be required for:
1. Any site with an ST or ACSC-ST overlay, or within the boundaries of Sendinq Lands or
NRPAs.
2. All sites seaward of the Coastal Hiqh Hazard Area boundary that are 2.5 or more acres.
3. All sites landward of the Coastal Hiqh Hazard Area boundary that are ten or more acres.
4. Any other development or site alteration, which in the opinion of the development
services director, would have substantial impact upon environmental quality.
The ElS requirement does not apply to a single family or duplex use on a single lot or parcel.
The ElS requirement may be waived subiect to the following:
1. Agricultural uses as defined in 9J-5.003(2), including aquaculture for native species.
2. After inspection by County staff and filing of a written report, any land or parcel of land
has been so altered as to have irreparable damaqe to the ecological, drainage, or
groundwater recharqe functions; or that the development of the site will improve or
Text with single, underline or single stri!ccthrough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 27 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
correct the existing ecological functions or not require any maior alteration of the
existing landforms, draina.qe, or flora and fauna elements of the property. For the
purpose of this policy, maior alteration shall mean greater than 10% of the site.
Exemptions shall not apply to any parcel with an ST or ACSC-ST overlay, or within the
boundaries of Sendinq Lands or NRPAs except for single family homes or as otherwise
allowed by the ST or ACSC-ST criteria.
Polic.v 6.1.8
The County shall provide for adequate staff to implement the policies supportino Obiective 6.1.
OBJECTIVE 6.82:
The County shall protect and conserve wetlands and the natural functions of wetlands. ':.'!thin
~The followinq policies provide criteria to make this obiective measurable.~
S .....~....,. o~_~;~q ,~..~, ~ .~;g.,..,..~ .... ,~.^ FLU.".{. These oolicies shall aot~lv to all of
Coflier County except for the Eastern Lands Study Area, for which policies are required to be
adopted by November 'l, 2002.
Policy 6.82.1
As required by Florida Administrative Code 9J5-5.006(1)(b), wetlands identified by the 1994-95
SFWMD land use and land cover inventory are mapped on the Future Land Use Map series.
These areas shall be verified by a iurisdictional field delineation, subject to Policy 6.82.2 of this
element, at the time of proiect permitting to determine the exact location of iurisdictional
wetland boundaries.
Policy 6.82.2
Wetlands shall be defined pursuant to Section 373.019 Florida Statutes. The location of
iurisdictional wetland boundaries are further described by the delineation methodoloqy in
Section 373.421 Florida Statutes.
Policy 6.-82.3
Collier County shall implement a comprehensive process to ensure wetlands and the natural
functions of wetlands are protected and conserved. The process outlined within this policy is
primarily based on directinq concentrated population growth and intensive development away
from lar.qe connected wetland systems. These wetland systems have been identified based on
their type, values, functions, sizes, conditions and locations within Collier County. These
systems predominantly occur east of the Urban boundary. Many fall within public lands or lands
targeted for acquisition. High quality wetlands systems located on private property are primarily
protected through native vegetation preservation requirements, or through existino PUD
commitments, conservation easements, or via the NRPA or Sending designations in the Rural
Frinr~e. Protection measures for wetlands and wetland systems located within the Eastern
Lands portion of the County's Rural and Agricultural Assessment (depicted on the FLUM) will
be adopted prior to November 1, 2002. Within the Urban and Estates designated areas of the.
County, the County will rely on the jurisdictional determinations made by the applicable state or
federal agency. Where permits issued by such state or federal agencies allow for impacts to
Text with single, underline or single ::rikct,t:rc::gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 28 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
wetlands within Urban and Estates designated areas and require mitigation for such impacts;
this shall be deemed to preserve and protect wetlands and their functions.
The larqe connected wetland systems that exist at the landscape scale in Collier County shall
be protected throuqh various Land Use Designations and Overlays that restrict hiqher intensity
land uses and require specific land development standards for the remaininq allowable land
uses. Collier County shall direct incompatible land uses away from these larqe landscape
scale wetland systems by the followinq mechanisms:
(1) Conservation Designation
Best available data indicates that 76% of all wetlands found in Collier County are contained
within the boundary of the land designated as Conservation on the Future Land Use Map.
The overall purpose of the Conservation Designation is to conserve and maintain the
natural resources of Collier County and their associated environmental, recreational, and
economic benefits. The allowed land uses specified in the FLUE's Conservation
Designation (Reference FLUE Land Use Des(qnation Section IV.) will accommodate limited
residential development and future non-residential development. These limitations support
Collier County's comprehensive process to direct concentrated population growth and
intensive land development away from large connected wetland systems.
(2) B(q Cypress Area of Critical State Concern Overlay (ACSC)
Best available data indicates that 74% of the County's wetlands are within the Biq Cypress
Area of Critical State Concern Overlay. The land development requlations contained in the
ACSC Overlay District on the Future Land Use Map provide standards that facilitate the
goal of directing higher intensity land uses away from wetland systems. The development
standards for the ACSC Overlay specifies that site alterations shall be limited to 10% of the
total site. A larqe percentage of the land contained within the ACSC is also within the
Conservation Desiqnation and thus is subject to the land use limitations of that Land Use
Desiqnation. (Land Use Desiqnation Section V.)
(3) Natural Resource Protection Areas (NRPAs)
Major wetland systems and reqional flow-ways were used as criteria to establish the NRPA
Overlay District as shown on the Future Land Use Map. These areas identify high
functioning wetland systems in the County and represent an additional 12%+ of County
wetlands that are not located in Conservation Lands. Based on the relatively high
concentration of wetlands within NRPA desiqnated lands, incompatible land uses shall be
directed away from these areas. (R2f¢rs.".ss "- ~' ~ ~ t ...~ ~ ~,.,, _vv..~ ........
........ ,., ............................ / Allowable land uses for .... NRPAs
*~'~,,, ............ ~ .... ' =';~^-, ....... ~";"~'"__ ' '""~_~ .--,.~,,n~"*'~"*,,., are also subject to native veqetation and preservation
standards of 90%. (Reference CC."/.£ .r'2!!:;' ~. 7. ? *,he NRPA Overlay in the FLUE.}
(4) Rural Fringe Mixed Use District Sending Lands
Best available data indicates that 16,000+ acres of wetlands are contained within
designated Sendinq Lands constitutinq 70%_+ of land cover in these areas. Incompatible
land uses are directed away from the Rural Frinqe Mixed Use District Sendinq Lands
through an incentive-based Transfer of Development Riqhts Program that allows land
owners within these Sendinq Lands to transfer their residential density out of the Sending
Lands to Rural Frinqe Mixed Use District Receiving Lands. Incompatible land uses are also
directed away from Sendinq Lands by restricting allowable uses. (Reference FLUE Rural
Fringe Mixed Use District.) Finally, allowable uses within these lands are also subject to
Text with single, underline or single stri!ccth:'~uZ, h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'!!:zt/::'z::Z,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 29 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
native ve.qetation retention and preservation standards of 80% to 90%. (Reference CCMF
Policy 6. 7.1 )
Collier County shall allow for more intensive development to occur in Rural Frinqe Receiving
Lands, North Golden Gate Estates, the Rural-Settlement Area District, and the Urban
Designated Areas subiect to the land uses identified in the Future Land Use Element, the
Immokalee Area Master Plan: and the Golden Gate Area Master Plan. These areas account
for only 6% of Collier County's wetlands. Except for tidal wetlands within the coastal portion of
the Urban Desiqnated Area, the County finds that the wetland systems in these areas are more
fragmented and altered than those systems located within the Conservation Lands, ACSC and
NRPA overlays, and Rural Fringe Sendinq Lands.
On a proiect-specific basis, wetlands and wetland functions shall be protected throuqh the
followinq mechanisms:
(1) Federal and State iurisdictional a.qency review and wetland permittinq;
(2) Vegetation preservation policies supporting CCME Obiective 6.gl;.
(3) Wetland protection policies supportin.q CCME Obiective 6.82; and
(4) Clusterinq provisions specified in the FLUE (Reference FLUE Rural Frinqe Mixed Use
District. ).
Policy 6.2.4:
Within the Urban Desianated area; the County shall rely on the wetland jurisdictional
determinations and permit requirements issued by the applicable jurisdictional agency. This
policy shall be implemented as follows;
(1) Where permits issued by such jurisdictional agencies allow for impacts to wetlands within
this designated area and require mitigation for such impacts, this shall be deemed to meet
the objective of protection and conservation of wetlands and the natural functions of
wetlands within this area.
(2) The County shall require the appropriate jurisdictional permit prior to the issuance of a final
local development order permitting site improvements, except in the case of single-family
residences which are not part of an approved development or are not platted,
(3) Collier County will work with the iurisdictional agencies and applicants to encourage
mitigation to occur within targeted areas of the County including, but not limited to: Natural
Resource Protection Areas (NFtPAs); lands targeted for a acquisition by a public entity such
as CREW lands; public or private mitigation banks; and other areas appropriate for
mitigation, such as flow ways and areas containing habitat for listed species.
(.4) Within the Immokalee Urban Designated Area, there exists high quality wetland system
connected to the Lake Trafford/Camp Keais system. These wetlands require greater
protection measures and therefore the wetland protection standards set forth in Policy 6.2.5
shall apply in this area. As part of the County's Evaluation and Appraisal Report (EAR), the
County shall identify this area and map its boundaries on the Future Land Use Map.
Text with single, underline or single :tri~thrc'~'p,h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 30 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 6.4t2.5:
Within the Rural Fringe Mixed Use District, Collier County shall direct land uses away from
higher functioninq wetlands by limiting direct impacts within wetlands based upon the vegetation
requirements of Policy 6.g-H-1,2 of this element,, the wetland functionality assessment described
in P_-'!!:y e.~°.'! :f th!: :l:m:nt below in paragraph (2), and the final permittinq requirements of
the South Florida Water Manaqement District. A direct impact is hereby defined as the
dredging or filling of a wetland or adversely changing the hydroDeriod of a wetland. This policy
shall be implemented as follows:
(1) The County shall apply the vegetation retention requirements of Policy 6.7.11.2 of this
element to preserve an appropriate amount of native veqetation on site. Wetlands shall be
preserved as part of this veqetation requirement accordinq to the followinq criteria:
a. The acreage requirements of Policy 6.,z-.-.4-1.2 of this element shall be met by preserving
wetlands with the hiqhest wetland functionality scores. Wetland functionality
assessment scores shall be those described in paragraph (2) of this policy. Wetlands
havin.q functionality assessment scores of at least 0.65 shall be preserved on site. This
policy is not intended in all cases to require preservation of wetlands exceedinq the
acreage required by Policy 6.7.11.2 of this element. Within one year, the County shall
develop specific criteria to be used to determine when wetlands havinq a functionality
assessment score greater than 0.65 shall be required to be retained exceedinq the
acreaqe required by Policy 6...z~. 1.2 of this element.
b. Wetlands utilized by listed species or servinq as corridors for the movement of wildlife
shall be preserved on site.
c. Wetland flowways through the proiect shall be maintained.
d. Proposed development shall demonstrate that ground water table drawdowns or
diversions will not adversely change the hydroperiod of preserved wetlands on or offsite.
Detention and control elevations shall be set to protect surrounding wetlands and be
consistent with surrounding land and project control elevations and water tables. In
order to meet these requirements, projects shall be designed in accordance with
Sections 4.2.2.4.6.11 and 6.12 of SFWMD's Basis of Review, January. 2001.
e. Upland veqetative communities may be utilized to meet the vegetative preservation
requirements of Policy 6.:7-_-_-_~1.2 of this element when the wetland functional assessment
score is less than 0.65.
(2) In order to assess the values and functions of wetlands at the time of project review,
applicants shall rate functionality of wetlands using the South Florida Water Management
District's Wetland Rapid Assessment Procedure (WRAP), as described in Technical
Publication Reg-001, dated September 1997~ and updated August 1999, until such time as
the District adopts the proposed Unified Wetland Mitigation Assessment Method, described
Text with single underline or single ?,ri!:c:hrs:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 31 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
in draft form and identified as F.A.C. Chapter 62-345-Uniform Wetland Mitigation
Assessment Method. The applicant shall submit to county staff; a~ency accepted WRAP
scores. County staff shall review this functionality assessment as part of the County's ElS
provisions and shall use the results to direct incompatible land uses awa.v from the highest
functioning wetlands according to the requirements found in para_~raph (1) above.
~ ~ All direct impacts shall be mitiqated for pursuant to the requirements of ~
paragraph (6) of this ~ r>olicy.
(2) L43_ Single family residences shall follow the requirements contained within Policy
6.2.7 of this element.
(5) The County shall separate preserved wetlands from other land uses with appropriate
bufferin_o requirements. The County shall require a minimum 50-foot ve~etatecl upi@nd
buffer adjacent to a natural water body. and for other wetlands a minimum 25-foot
vegetated upland buffer adjacent to the wetland. A structural buffer may be used in
conjunction with a vegetative buffer that would reduce the vegetative buffer width b.v 50%. A
structural buffer shall be required adjacent to wetlands where direct impacts are allowed.
Wetland buffers shall conform to the following standards:
a. The buffer shall be measured landward from the approved jurisdictional line.
b. The buffer zone shall consist of preserved native ve_oetation, Where native vegetation
does not exist, native vegetation compatible with the existin_~ soils and expected
hydrologic conditions shall be planted,
c. The buffer shall be maintained free of Cateoorv I invasive exotic plants, as defined by
the Florida Exotic Pest Plant Council.
d. The followin_o land uses are considered to be compatible with wetland functions and are
allowed within the buffer:
1. Passive recreational areas, boardwalks and recreational shelters;
2. Pervious nature trails;
3. Water mana_~ement structures;
4. Mitigation areas:
5. Any other conservation and related open space activity or use which is comparable
in nature with the foregoing uses.
e. A structural buffer may consist of a stem-wall, berm, or vegetative hedoe with suitable
fencing.
(6) Mitioation shall be required for direct impacts to wetlands in order to result in no net loss of
wetland functions.
a. Mitigation Requirements:
1. "No net loss of wetland functions" shall mean that the wetland functional score of the
proposed miti_oation equals or exceeds the wetland functional score of the impacted
wetlands. However. in no case shall the acreage proposed for mitigation be less
than the acreage bein_o impacted,
Loss of storage or conveyance volume resulting from direct impacts to wetlands
shall be compensated for by providing an equal amount of storage or conveyance
capacity on site and within or adjacent to the impacted wetland.
Protection shall be provided for preserved or created wetland or upland vegetative
communities offered as mitigation by placing a conservation easement over the land
in perpetuity, providing for initial exotic plant removal (.Class I invasive exotic plants
defined by the Florida Exotic Pest Plant Council) and continuin~ exotic plant
maintenance.
Text with single, underline or single strit, cct!:rc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'i!:~'.!::'z::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 32 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
4. Prior to issuance of an.v final development order that authorizes site alteration; the
applicant shall demonstrate compliance with paragraphs (6)a.1, (6)a.2, and (6)a.3 of
this policy. If agency permits have not provided mitigation consistent with this polic.v~
Collier County will require mitigation exceeding that of the jurisdictional agencies.
5. Mitigation requirements for single-family lots shall be determined by the State and
Federal agencies during their permitting process, pursuant to the requirements of
Policy 6.2.7 of this element.
b. Mitigation Incentives:
1. Collier County shall encourage certain types of mitigation b.v providing a variety of
incentives in the form of density bonuses and credits to open space and vegetation
retention requirements. Density bonuses shall be limited to no more than 10% of
the allowed density.
2, Preferred mitigation activities that would qualify for these incentives include: but are
not limited, to the following:
(a) Adding wetland habitat to or restoring wetland functions within Rural Fringe
Mixed Use District Sending Lands.
(b) Creatino. enhancino or restoring wading bird habitat to be located near wood
stork, and/or other wading bird colonies.
3. Within one (1) year of the effective date of these amendments: Collier County shall
adopt specific criteria in the LDC to implement this incentive program~ and to identify
other mitigation priorities.
= nxt'.:'r2! '::=t:r b-'_d;'. =nd %'r ,thor '.vct!"nd: 2 m!n!m'.:'m 25 fcct :',qct=tcd '_'p!xr.d buff-st
Text with single, underline or single s;ri,~cthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z;:'i!:c.:!::'z::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 33 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 6.82.8~
Within the Urban Designation and the Rural Fringe Mixed Use District:_~tYwetland
preservation, buffer areas, and miti.qation areas shall be dedicated as conservation and
common areas in the form of 'J_ccd rcstr!st!cr.c c; th;'cuqh conservation easements and shall be
identified or platted as separate tracts: and, in the case of a Planned Unit Development (PUD),
these areas shall also be depicted on the PUD Master Plan. These areas shall be maintained
free from trash and debris and from Category I invasive exotic plants, as defined by the Florida
Exotic Pest Plant Council. Land uses allowed in these areas shall be limited to those listed in
Policy co~¢¢¢t=~ 6.2.5(5)d of this element and shall not include any other activities that are
detrimental to drainage, flood control, water conservation, erosion control or fish and wildlife
habitat conservation and preservation.
Text with single underline or single x:ri/ccthrc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z:r!.:::.::':::~.: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 34 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 6.2.7
Within the Estates Designated Area and the Rural Settlement Area: the County shall rely on
the wetland iurisdictional determinations and permit requirements issued by the applicable
jurisdictional agency. This policy shall be implemented as follows:
(1) For single-family residences within Southern Golden Gate Estates or within the Big Cypress
Area of Critical State Concern; the County shall require the appropriate federal and state
wetland-related permits before Collier County issues a building permit.
(2) Outside of Southern Golden Gate Estates and the Area of Critical State Concern, Collier
County shall inform applicants for individual single-family building permits that federal and
state wetland permits may be required prior to construction. The County shall also notify
the applicable federal and state aaencies of single family building permits applications in
these areas.
(3) Within one (1) year of the adoption of these amendments, Collier County shall work with
federal and state agencies to identify properties that have a high probabilities of wetlands or
listed species occurrence. The identification process will be based on Hydric soils data and
other applicable criteria. Once this identification process is complete, the County will
determine if it is sufficiently accurate to require federal and state wetland approvals prior to
issuing a building permit within these areas. The County shall use this information to inform
property owners of the potential existence of wetlands on their property.
Policy 6.82.44:~
The County shall provide for adequate staff to implement thccc prcv~clcnc the policies
supporting Objective 6.2.
OBJECTIVE 6.3
The County shall protect and conserve submerged marine habitats.
Policy 6.3.1
The amount of permitted wet slips for marinas shall be no more than 18 boat slips for every 100
feet of shoreline where impacts to sea-grass beds are less than 100 square feet. When more
than 100 square feet of sea-grass beds are impacted: then no more than 10 boat slips for every
100 feet of shoreline are allowed.
Text with single, underline or single stri!wthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'iJ:c:!::'~::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 35 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Impacts to sea-grass beds shall be minimized b.v locating boat docks more than 10 feet from
existino sea-grass beds. Where this is not possible, boat docks shall be sited to impact the
smallest areas of sea-grass beds possible, be no lower than 3.5 feet NGVD, have a terminal
platform no greater than 160 square feet, and have the access dock be no wider than 4 feet.
Policy 6.3.3
The protection of sea-grass beds shall be a factor in establishing new; or revising existing.
speed zones to regulate boat traffic.
OBJECTIVE 6.~
The County will protect, conserve and appropriately use ecological communities shared with or
tangential to State and Federal lands and other local governments.
Policy 6.-?-0~,. 1:
The County shall coordinate with adjacent counties, State and Federal agencies, other owners
of lands held in the public trust, and the Southwest Florida Regional Planning Council to protect
unique communities located along the County's border by controlling water levels and enforcing
land development regulations with regard thereto.
Policy 6.g-O.~_ _.2:
Continue to meet with the appropriate counties at a specified frequency to discuss upcoming
land development projects that would have an impact on ecological communities in both
Counties.
Policy 6.~3:
The County shall assist to assure compliance with all State and Federal Regulations pertaining
to endangered and rare species living in such "shared" ecological systems.
OBJECTIVE 6.8.*. ? _5:
The County shall protect natural reservations from the impact of surrounding development. For
the purpose of this Objective and its related policies: natural reservations shall include only
Natural Resource Protection Areas (NRPAs) and designated Conservation Lands on the Future
Land Use Map; and, development shall include all projects except for permittinq and
construction of single-family dwellin.q units situated on individual lots or parcels. This Objective
and its Poficies shall apply only to the Rural Frinqe Mixed Use District. "-'~ o .... ,~,,,
Policy 6..84-0-_ .5.'1:
All requests for land development within 1999 feet of contiguous to natural reservations shall be
reviewed as part of the County's development review process.~ to insure nc unacceptab!e
impact to the nat'Jra! resev:atien
Text with single underline or single xtri!wthrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 36 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 6.84~5.2:
The followinq criteria ""'-*'-~-"~'q; .... """~'~" "~'~""*; ...... '~ "'"""~"" "'~ *~'~" E!eme,q[ shall apply
to development contiguous to ¢u~=nr--natural reservations= in order to reduce negative impacts to
the natural reservations:
(1) The required open space shall be used to provide a buffer between the proiect and the
natural reservation. Open space allowed between the project's non-open space uses and
the boundary of the natural reservation shall include those areas of natural preserves,
natural or man-made lakes, golf courses, recreational areas, required yard set-back areas,
and other natural or man-made open space requirements. Existing agricultura operations
shall be allowed within the open space requirements with additional aqricultural clearing
allowed subiect to best manaqement practices, consistent with the provisions of the Riqht to
Farm Act.
a. The following open space uses are considered acceptable uses contiquous to the
natural reservation boundary:
(1) preservation areas;
(2) golf course rouqhs maintained in a natural state;
(3) stormwater manaqement areas;
(4) pervious nature trails and hikinq trails limited to use by nonmotorized vehicles.
b. The uses in paragraph a above are encouraqed to be located as to provide a buffer
between the natural reservation and more intensive open space uses, includinq
playgrounds, tennis courts, golf courses (excludin.q roughs maintained in a natural
state), and other recreational uses and yards for individual lots or parcels, or open
space uses that are impervious in nature. '" nc c ...........
· .. "~" ~' ......... :hc!l Within the Rural
Fringe Mixed Use District, these more intensive open space uses ma.v not be located
closer than 300 feet to the boundary of the natural reservation.
In addition, where woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus
leucocephalus) nests, and wadinq bird roosts are found in the adjacent natural
reservation, the open spaces identified in sub-sections 1.a.(1) through (3) are
considered acceptable for placement within a buffer as specified below:
(1) Woodstork (Mycteria americana) rookeries, bald eagle (Haliaeetus leucocephalus)
nests - 1,500 feet;
(2) Wadinq bird roost - 300 feet;
(3) These buffer distances shall only apply to the identified entity within the natural
reservations.
(4) These requirements shall be modified on a case by case basis, if such modifications
are based upon the review and recommendations from the USFWS and the
FFWCC. Any such chanqes shall be deemed consistent with the Growth
Management Plan.
Existing native vegetation that is located contiquous to the natural reservation shall bo
preserved as part of the preservation requirements specified in Pcl!c'; ~_.7.1 Policy 6.1.1
and 6.1.2 of this element.
Where wildlife corridors exist for listed species, provision shall be made to
accommodate the movement of the listed species throuqh the proiect to the natural
reservation. The County shall consider the recommendations from the USFWS and the
FFWCC in the delineation of the corridors. Appropriate accommodations include:
(1) Use of fences, walls or other obstructions to encouraqe wildlife to use natural
corridors or to separate wildlife corridors from areas of human activity,
Text with single, underline, or single stri,tccthrc,~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'!.Szt!::'a::g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 37 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
(2) Location of roads away from identified corridors;
(3) Use of appropriate roadway crossinqs, underpasses and si.qna.qe where it is
unavoidable for roadways to cross wildlife trails;
(4) Any other techniques recommended by the USFWS and the FFWCC.
Outside of this open space buffer, other permitted uses shall be located in such a
manner as to place the most intensive land uses the furthest distance from the natural
(2)
(3)
reservation.
,q. The County shall consider the recommendations by the USFWS and the FFWCC when
considerinq the placement of open space next to natural reservations and setback
distances from listed species as noted above. Any such chanqes shall be deemed
consistent with the Growth Manaqement Plan.
The wildlife protection criteria of ~ Policy 7.1.1 shall also apply.
Within the Rural Fringe Mixed Use District, Sstormwater mana.qement systems dischar.qin.q
directly to the natural reservation shall meet the Outstandinq Florida Water criteria of one-
(4)
half inch of dry retention or retention pretreatment as specified in Section 5.2.2(b), of the
SFWMD's Basis of Review for Environmental Resource Permit Applications within the
South Florida Water Manaqement District, August 2000.
Proposed development shall demonstrate that ground water table drawdowns or diversions
will not adversely impact the natural reservation. Detention and control elevations shall be
set to protect the natural reservation and be consistent with surroundinq land and project
control elevations and water tables. In order to meet these requirements, projects shall be
designed in accordance with Sections 4.2.2.4, 6.11 and 6.12 of SFWMD's Basis of Review.
Text with single underline or single stri!cethrc~h reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-i.~:zt,~::-z::~,~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 38 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 7:
THE COUNTY SHALL PROTECT AND CONSERVE ITS FISHERIES AND
WILDLIFE.
OBJECTIVE 7.4=t
The County shall direct incompatible land uses away from listed animal species and their
habitats. ..,;-.:~ ,~.~ ~ .... , =..'~ ~.....~ ,,~ r-,;~,.;~, ~.~ o .... .~ .... o^..,;~,. ,~.,~ ac
n;.,..;.., ....~ e .... .~.. o.....~;.~ ~ ....~,. ... .~;...~.~ .....^ c~ ~ ~,~ These policies shall aDDIV
to all of Collier County except for the Eastern Lands Study Area, for which policies are requ red
to be adopted by November 1, 2002,
Policy 7.4=_1_. 1
Incompatible land uses are directed away from listed species and their habitats by the followin.q
mechanisms:
(1) Conservation Desiqnation on the Future Land Use Map
The overall purpose of the Conservation Desiqnation is to conserve and maintain the
natural resources of Collier County and their associated environmental, recreational and
economic benefits. These areas have been demonstrated to have hiqh wildlife value. Th~.
allowed land uses specified in the FLUE's Conservation Desiqnation will accommodate
limited residential development and future non-residential development. These limitations
help direct many incompatible land uses away from listed species and their habitats
contained in this Future Land Use Desiqnation. (Reference FLUE: Future Land Use
Des~qnation, Description Section.)
(2) Bi.q Cypress Area of Critical State Concern Overlay (ACSC)
The land development re.qulations contained in the ACSC Overlay district provide standards
that facilitate the goal of directing incompatible land uses away from listed species and their
habitats. (Reference FLUE: Future Land Use Des(qnation, Description Section.)
(3) Natural Resource Protection Areas (NRPAs)
The purpose of Natural Resource Protection Areas (NRPAs) is to support State and Federal
agencies' efforts to protect endan.qered or potentially endanqered species and their habitats
(Reference CCME: Ob/ective 1.3). These areas describe larqe, intact and relatively
unfra,qmented habitats important for many listed species. Allowable land uses, vegetation
preservation standards, development standards, and listed species protection criteria
within NRPAs are specified in the FLUE. (Reference the FLUE for the specific,
requirements.) The NRPA Overlay is intended to direct incompatible land uses away from
listed species and their habitats.
(4) Sendin.q Lands (Transfer of Development Riqhts):
Sending Lands are those lands that have a high degree of environmental value and
sensitivity and .qenerally include wetlands, uplands, and habitat for listed species. Due tc~
their hi.qh environmental value, Sendin.q Lands are tarqeted for preservation and
conservation either throuqh acquisition or throuqh incentives for private property owners,
Privately owned lands within the Rural Frinqe Mixed Use District that have a Natural
Resource Protection Area (NRPA} Overlay are considered to be Sendinq Lands. AIIowabl~
land uses within Sendinq Lands are specified in the FLUE: Future Land Use Designation,
Text with single underline or single s~ri!:cthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double t~nderline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19. 2002.
Page 39 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Description Section, B. Rural Fringe Mixed Use District. These limitations help direct mare/
incompatible land uses away from listed species and their habitats.
(5) All other policies supporting Objective 7.41 of this element.
Policy 7.4'1.2
Non-agricultural development, excluding individual single family residences, shall be directed
away from listed species and their habitats by complying with the following guidelines and
standards:
(1) A wildlife survey shall be required for all parcels when listed species are known to inhabit
biological communities similar to those existinq on site or where listed species are directly
observed on the site. The survey shall be conducted in accordance with the requirements
of the Florida Fish and Wildlife Conservation Commission (FFWCC) and U.S. Fish and
Wildlife Service (USFWS) guidelines. The County shall notify the FFWCC and USFWS of
the existence of any listed species that may be discovered.
(2) Wildlife habitat management plans for listed species shall be submitted for County approval.
A plan shall be required for all proiects where the wildlife survey indicated listed species am
utilizinq the site, or the site !: ~a~ab!__. af c'_'~.-t.!.-..q ::'!!d!!f_-' contains potential habitat for
listed species. These plans shall describe how the project directs incompatible land uses
away from listed species and their habitats.
(a) Management plans shall incorporate proper techniques to protect listed species and
their habitat from the neqative impacts of proposed development. Developments shall
be clustered to discourage impacts to listed species habitats. Open space and
vegetation preservation requirements shall be used to establish buffer areas between
wildlife habitat areas and areas dominated by human activities. Provisions such as
fencing, walls, or other obstructions shall be provided to minimize development impacts
to the wildlife and to facilitate and encouraqe wildlife to use wildlife corridors.
Appropriate roadway crossings, underpasses, and signage shall be used where roads
must cross wildlife corridors
1. The followinq references shall be used, as appropriate, to prepare the required
management plans;
a. South Florida Multi-Species Recovery Plan, USFWS, 1999.
b. Habitat Manaqement Guidelines for the Bald Ea.qle in the Southeast Reqion,
USFWS, 1987.
c. Ecology and Habitat Protection Needs of Gopher Tortoise (Gopherus
polyphemus) Populations found on Lands Slated for Larqe Scale Development in
Florida, Technical Report No. 4, Florida Game and Fresh Water Fish
Commission, 1987.
d. Ecology and Development-Related Habitat Requirements of the Florida Scrub
Jay (Aphelocoma coerulescens), Technical Report No. 8, Florida Game and
Fresh Water Fish Commission, 1991.
e. Ecoloav and Habitat Protection Needs of the Southeastern American Kestrel
(Falco Sparverius Paulus) on Large-scale Development Sites in Florida,
Nongame Techincal Report No. 13; Florida Game and Fresh Water Fish
Commission, 1993.
The County shall consider any other techniques recommended by the USFWS and
the FFWCC, subiect to the provisions of P-'_!!__.'/" '" '~°' ~* *~-;~ ~' .... * oaraarar)h
(3) of this policy,
Text with single underline or single stri!ccthr,v',~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z'.:'i.~zt,t::-zz:g.~. reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 40 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
(b)
(c)
3. When listed species are directly observed on site or indicated by evidence, such as
denninq, foraging or other indications, priority shall be given to preservinq the listed
species habitats first, as a part of the retained native veqetation requirement
contained in ~ Policy 6.1.1 and Policy 6.1.;2 this element. The County
shall also consider the recommendations of other a.qencies, subiect to the provisions
of ~ paragraph (3) of this policy,
For parcels containinq gopher tortoises (Gopherus polyphemus), priority shall be given
to protectinq the largest most contiguous gopher tortoise habitat with the qreatest
number of active burrows, and for providing a connection to off site adiacent' gopher
tortoise preserves.
Habitat preservation for the Florida scrub iay (Aphelocoma coerulescens) shall conform
to the .quidelines contained in Technical Report No. 8, Florida Game and Fresh Water
Fish Commission, 1991. The required management plan shall also provide for a
maintenance program and specify an appropriate fire or mechanical protocols to
maintain the natural scrub community. The plan shall also outline a public awareness
program to educate residents about the on-site preserve and the need to maintain the
(d)
scrub vegetation. These requirements shall be consistent with the UFWS South Florida
Multi-Species Recovery Plan, May 1999, subject to the provisions of Pc!icy -'" '~f'~ ~*
~ paragraph (3) of this policy.
For the bald eagle (Hafiaeetus leucocephalus), the required habitat manaqement plans
shall establish protective zones around the eaqle nest restrictinq certain activities. The
plans shall also address restrictinq certain types of activities durinq the nesting season.
These requirements shall be consistent with the UFWS South Florida Multi-Species
(e)
Recovery Plan, May 1999, subiect to the provisions of Pc!lc',' * '~ ~fo~ ~, ,~,~,, ~, .... ,
paragraph (3) of this Dolic.v.
For the red-cockaded woodpecker (Picoides borealis), the required habitat protection
plan shall outline measures to avoid adverse impacts to active clusters and to minimize
impacts to fora.qin.q habitat. Where adverse effects can not be avoided, measures shall
be taken to minimize on-site disturbance and compensate or mitiqate for impacts that
remain. These requirements shall be consistent with the UFWS South Florida Multi-
(f)
Species Recovery Plan, May 1999, subject to the provisions of Pc!!cV 7.'!..2(3) cf th!t
~ paraaraoh (3) of this policy.
In areas where the Florida black bear (Ursus americanus floridanus) may be present,
the management plans shall require that garbage be placed in bear-proof containers, at
one or more central locations. The management plan shall also identify methods to
inform local residents of the concerns related to interaction between black bears and
(.q)
humans. Mitiaation for impacting habitat suitable for black bear shall be considered in
the manaaement plan,
For projects located in Priority I and Priority II Panther Habitat areas, the mana.qement
plan shall discouraqe the destruction of undisturbed, native habitats that are preferred
by the Florida panther (Felis concolor coq/t) by directing intensive land uses to currently
disturbed areas. Preferred habitats include pine flatwoods and hardwood hammocks.
In turn, these areas shall be buffered from the most intense land uses of the project by
usinq Iow intensity land uses (e..q., parks, passive recreational areas, .qolf courses).
Golf courses within the Rural Frinqe Mixed Use District shall be desiqned and manaqed
using standards found in that district. The manaqement plans shall identify appropriate
li.qhtin.q controls for these permitted uses and shall also address the opportunity to
Text with single underline or single ;tri!ccthr.~ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ....... ::'::.~.: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 41 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
utilize prescribed burninq to maintain fire-adapted preserved ve.qetatve communities
and provide browse for white-tailed deer. These requirements shall be consistent with
the UFWS South Florida Multi-Species Recovery Plan, May 1999, subiect to the
provisions of.D""'"'v..v," .... ,, --,-,'~t°~ v.~' ~,~,.....v c!cmcnt. _DaraoraDh. (3~. . of this .policy,
(h) In order to protect the West Indian Manatee (Trichechus manatus) and its habitat, a
marina siting ratine system based on water depth, native marine habitat and manatee
abundance shall be used to limit new or expanded wet-slip densities to no more than 18
boat slips per 100 feet of shoreline for all multi-slip docking facilities with ten (10) slips or
more, and for all marina facilities, All multi-slip docking facilities with ten slips or more,
and all marina facilities, shall adopt and implement a Manatee Awareness and
Protection Plan to include an Education and Public awareness program and the posting
and maintaining of Manatee awareness signs. These requirements shall be consistent
with the UFWS South Florida Multi-Species Recovery Plan, May 1999, subject to the
provisions of Policy 7,1.2(3) of this element.
(i) In order to protect Iogoerhead (Caretta caretta) and other listed sea turtles that nest
along Collier County beaches, projects within 300 feet of the MHW line shall limit
outdoor liahting to that necessary, for security and safety. Floodlights and landscape or
accent lighting shall be prohibited. These requirements shall be consistent with the
UFWS South Florida Multi-Species Recovery Plan, May 1999, subject to the provisions
of Policy 7.1.2(3).
~ The Manaqement Plans shall contain a monitorinq program for developments .qreater
than 10 acres.
(3) The County ~ shall, consistent with applicable GMP policies, consider and utilize
recommendations and letters of technical assistance from the Florida Fish and Wildlife
Conservation Commission and recommendations from the US Fish and Wildlife Service in
issuing development orders on property containing listed species. It is recoqnized that
these a.qency recommendations, on a case by case basis, may chan.qe the requirements
contained within these wildlife protection policies and any such chan.qe shall be deemed
consistent with the Growth Manaqement Plan.
Policy 7.1,3
All development shall comply with applicable federal and state permittinc:
reaardina listed species protection,
requirements
Policy 7.1.4
The County shall provide for adequate staff to implement the policies supportino Objective 7.1,
OBJECTIVE 7.2
Historical data from 1990-1996 shows that the average number of manatee deaths in Collier
County due to incidents with watercraft is approximately 3.2 per year per 10,000 boats.
';car a;'craT~c. Throuah Policies 7.2.1 through 7.2.4. the County's objective is to minimize tho
number of manatee deaths due to boat related incidents.
Text with single underline or single stri!cc:hrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double :::'i.~::.~:':::gh reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 42 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 7.2.1:
u ....... ~- .................. - .... County shall apply the marina siting criteria contained in Policy
7.1.2 (2)(h) of this element in order to direct increased boat traffic away from sensitive manat¢,?,
habitats.
Policy 7.2.2:
'"'~'~ "' ..... *~* ""~* *~ ;"; ...... * .... *^~" ;" *'~ bcxts,-Sea-arass beds shall be
protected throuah the application of Policies 6.3.1, 6.3.2 and 6.3.3 of this element.
Policy 7.2.3:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 11.1.5).The County
shall maintain the manatee protection speed zones that were adopted in the Collier County
Manatee Protection Plan and make revisions as needed. ~The County will shall
continue to work with appropriate State and Federal agencies to identify areas where the use of
propeller driven boats may be restricted or wi&uae prohibited? ~ or where speed zones may need
to be changed.
Text with single, underline or single stri!:cthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 43 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
........... ~-t- ....... ,,-- .....................
thc Count:,' F'_'t'_'rs Lend Uss .Map.
OBJECTIVE 7.3
Historical data from 1996-1999 shows that the averaae number of sea turtle disorientations is
5% of total nests. Through the following policies, the County's objective is to minimize thc.
number of sea turtle disorientations,
Policy 7.3.1
The County shall apply the lighting criteria contained in Policy 7.1.2(2)(i) of this element in order
to protect sea turtle hatchlings from adverse lighting conditions,
Text with single, underline or single stri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 44 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 7.3.2:
County staff shall conduct regular inspections to ensure coastal properties comply with proper
lightina conditions and with applicable prohibitions of overnight storaae of furniture and other
equipment during sea turtle season (May 1 through October 30).
Policy 7.3.3:
The County shall update the public awareness materials designed to inform coastal residents
and visitors how they can protect sea turtles.
OBJECTIVE 7.=1~
The County shall continue to improve marine fisheries productivity by building additional
artificial reefs.
Policy 7.=~4.1:
The County should continue to apply for reef construction grants and annually place more
materials on the existing permitted sites.
Policy 7.¢4.2:
The County will coordinate its activities with the Florida Department of
Protection, the Marine Extension Office and other appropriate agencies.
Environmental
Text with single, underline or single stri!:cthrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ......... ::'c::g,~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 45 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 8:
QUALITY.
THE COUNTY SHALL MAINTAIN COLLIER COUNTY'S EXISTING AIR
OBJECTIVE 8.1:
All activities in the
standards.
County shall comply with all applicable federal and State
air quality
Policy 8.1.1:
The County will rely on the Florida Department of Environmental Protection, the Florida Division
of Forestry or the local fire departments as appropriate under their jurisdiction to permit and
visually inspect the permitted air pollutant sources in the County.
Policy 8.1.2:
The fire departments and the County will receive complaints concerning air pollution problems
and refer them to the Florida Department of Environmental Regulation, Florida Division of
Forestry, or the local fire departments as appropriate.
Policy 8.1.3:
The local fire departments, Florida Department of Environmental Protection, and the Florida
Division of Forestry will investigate and act on complaints that are called in or referred to them.
Policy 8.1.4:
Automobile emissions will be reduced by the policy of the Sheriff's Department to stop smoking
vehicles and either warn or ticket the operator for the offense, and by the policy of the County to
require bike paths or sidewalks on new subdivisions and major County roadways and
improvements.
Policy 8.1.5:
By January 1, 2000, the County shall investigate the need for a more comprehensive local air
quality monitoring program.
Text with single, underline or single stri!cct!:rough reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'iJzct!::'cz:gh reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 46 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 9:
THE COUNTY SHALL APPROPRIATELY MANAGE HAZARDOUS
MATERIALS AND WASTE TO PROTECT THE COUNTY'S POPULOUS AND
NATURAL RESOURCES AND TO ENSURE THE HIGHEST ENVIRONMENTAL
QUALITY.
OBJECTIVE 9.1:
The County shall implement and update biennially a hazardous materials emergency response
element as part of its Comprehensive Emergency Management Plan.
Policy 9.1.1:
The plan shall be developed in cooperation with the Southwest Florida Regional Planning
Council and the local planning committee established underTitle II1.
Policy 9.1.2:
The plan shall identify a community coordinator, facility coordinators, and other Federal, State
and local agency contacts (especially the City of Naples) including the responsibilities and
duties of each agency.
Policy 9.1.3:
The plan shall identify emergency notification procedures and lines of communication among
reacting agencies.
Policy 9.1.4:
The plan shall provide a description of community and industry emergency equipment and
facilities and the identity of persons responsible for them.
Policy 9.1.5:
The plan shall address hazardous substances, transportation routes, location of significant
hazardous materials, probable affected areas in the event of a release, and emergency
evacuation plans.
Policy 9.1.6:
A training program shall be developed for emergency response personnel.
Policy 9.1.7:
The Collier County Emergency Management Department shall be responsible for developing,
implementing, and evaluating the effectiveness of the plan, including periodic updates.
OBJECTIVE 9.2:
The County shall verify the management and disposal practices of identified businesses that
are potential generators of hazardous waste, at a rate of 20% of these businesses per year.
Policy 9.2.1:
During the verification visits the County shall advise businesses on proper management and
disposal of hazardous wastes and shall encourage the reduction of hazardous waste through
recycling.
Text with single underline or single striSct?cugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-i,~:c:.~::-c::g.t: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 47 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
O)
(I)
Policy 9.2.2:
The verification visits shall concentrate on businesses generating waste oil and spent solvents
and other hazardous waste in areas close to potable wellfields.
OBJECTIVE 9.3:
The Collier County Solid Waste Department
collection day at least once per year.
shall continue to hold its
hazardous waste
Policy 9.3.1:
The hazardous waste collection day shall target residential households but also allow small
businesses to participate to some extent.
OBJECTIVE 9.4:
The County shall continue to implement its_local storage tank compliance program.
Policy 9.4.1:
The County shall implement provisions of the contract with the Department of Environmental
Protection under the Super Act provisions in order to avoid any duplication of effort.
Policy 9.4.2:
The County shall concentrate on storage tank installation, inspection, and contractor
certification and oversight of maintenance and monitoring of petroleum contamination sites.
Policy 9.4.3:
Unless otherwise provided for in CCME Policy 3.1.1, storage tank systems shall adhere to
containment provisions required in 62-761, F.A.C., as it existed on August 31, 1999.
(I) OBJECTIVE 9.5 and Policy 9.5.1 [deleted]
Text with single, underline or single :trikcthrc',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-!!:::!::-:::Z,!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 48 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 10:
THE COUNTY SHALL PROTECT, CONSERVE, MANAGE, AND
APPROPRIATELY USE ITS COASTAL BARRIERS INCLUDING
SHORELINES, BEACHES AND DUNES AND WILL PLAN FOR, AND WHERE
APPROPRIATE, WILL RESTRICT ACTIVITIES WHERE SUCH ACTIVITIES
WILL DAMAGE OR DESTROY COASTAL RESOURCES.
OBJECTIVE 10.1:
Priorities for shoreline land use shall be given to water dependent uses over water related land
uses and shall be based on type of water-dependent use, adjacent land use, and surrounding
marine and upland habitat considerations.
Policy 10.1.1:
Priorities for water-dependent uses shall be:
a. Public Boat Ramps;
b. Marinas;
1. commercial (public) marinas over private marinas;
2. storage over wet storage;
c. Commercial fishing facilities;
d. Other non-polluting water-dependent industries or utilities.
Policy 10.1.2:
No deep water ports shall be allowed.
Policy 10.1.3:
Priorities for water-related uses shall be:
a. Recreational facilities
b. Marine supply/repair facility
c. Residential development
Policy 10.1.4:
The following priority ranking for siting of shoreline development and the resultant destruction or
disturbance of native vegetative communities for water dependent/water related land uses shall
apply:
a.
b.
C.
d.
e.
f.
g.
areas presently developed,
disturbed uplands,
disturbed freshwater wetlands,
disturbed marine wetlands,
viable, unaltered uplands,
viable, unaltered freshwater wetlands,
viable, unaltered marine wetlands.
Policy 10.1.5:
In order to protect manatees, marinas shall be discouraged in designated manatee critical
habitat unless other protective measures are provided. (Reference Policy 7.2.3.)
Text with single, underline or single xtrikcthroug!; reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 49 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 10.1.6:
New marinas shall conform to the following criteria:
a. Marinas must provide vehicular parking and sewage pump-out facilities;
Fueling facilities shall be designed to contain spills from on-land equipment and
shall be prepared to contain spills in the water.
Marina facilities must be accessible to all public services essential to ensure their
safe operation.
do
Marinas and multi-slip docking facilities shall prepare hurricane plans for approval
which describe measures to be taken to minimize damage to marina sites and
neighboring properties and the environment; this hurricane plan shall be reviewed
and approved by the County.
e. Dry storage should be encouraged over wet storage.
Policy 10.1.7:
Marinas and other water-dependent and water-related uses shall conform to other applicable
policies regarding development in marine wetlands. Marinas that propose to destroy wetlands
shall provide for use by the general public.
Policy 10.1.8:
All new marinas that propose to destroy viable naturally functioning marine wetlands shall
demonstrate the economic need and feasibility for such development.
Policy 10.1.9:
These policies shall
designated lands.
serve as criteria for the review of proposed development in "ST"
OBJECTIVE 10.2:
The County shall continue to insure that access to beaches, shores and waterways remain
available to the public and continue with its program to expand the availability of such access
and a method to fund its acquisition.
Policy 10.2.1:
Existing access for the public to the beach shall be maintained by new development. New
beachfront development shall show on their site-plans existing beach access ways and the
proposed development shall continue that access way, relocate it on the site, or donate it to the
County.
Policy 10.2.2:
Evaluate appropriate public access intervals for renourished beaches considering the demand
for recreation and the ability of the natural system to support the demand. If existing access is
not sufficient, then the County shall acquire additional access points as a part of the
renourishment project.
Text with single, underline or single stri!ccthrc'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-i.:~tJ::-c::g.t: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 50 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 10.2.3:
A credit towards any developed recreation and open space impact fee shall be given for
developments, which provide public access facilities.
Policy 10.2.4:
All public access facilities shall include parking facilities and roadway access.
Policy 10.2.5:
The County shall accept donations of shoreline lands suitable for use as public access facilities.
Policy 10.2.6:
The County shall coordinate with State and Federal agencies regarding use of and access to
Federal and State owned properties in the Coastal Zone for public use.
OBJECTIVE 10.3:
Undeveloped coastal barriers shall be maintained predominantly in their natural state and their
natural function shall be protected, maintained and enhanced.
Policy 10.3.1:
"Undeveloped" coastal barrier systems shall be defined as set forth in the Federal Guidelines
based on the amount of structures per acre of fastlands and for which no development approval
or permits have been issued by Collier County, or plats recorded. "Fastlands" are the upland
area as defined in the Federal Guidelines.
Policy 10.3.2:
Any development activities on an undeveloped coastal barrier must be compatible with
protection of the natural form and function of the coastal barrier system.
Policy 10.3.3:
The highest and best use of undeveloped coastal barriers are as functioning natural systems;
therefore the first alternative to development should be consideration of acquisition by or for the
public benefit to preserve the natural function.
Policy 10.3.4:
Public expenditure shall be limited to property acquisition and for public safety, education,
restoration, exotic removal, recreation and research facilities that will not substantially alter the
natural characteristics and the natural function of the undeveloped coastal barrier system.
Policy 10.3.5:
Native or other County approved vegetation shall be required as the stabilizing medium in any
coastal barrier vegetation or restoration program.
Policy 10.3.6:
Prohibit construction of structures seaward of the Coastal Construction Control Line on
undeveloped coastal barriers. Exception shall be for passive recreational structures access
crossovers, and where enforcement would not allow any reasonable economic utilization of
Text with single, underline or single strikcthrc',;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ::zi::c:!::'cz:g!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 51 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
such property. In the latter event, require construction that minimizes interference with natural
function of such coastal barrier system.
Policy 10.3.7:
Participate in and encourage Regional and State programs to acquire naturally functioning,
undeveloped coastal barrier systems to insure the preservation of their natural function.
Policy 10.3.8:
Development density on undeveloped coastal barrier systems shall not exceed the lowest
density provided in the Future Land Use Element.
Policy 10.3.9:
Native vegetation on undeveloped coastal barriers should be preserved. To the extent that
native vegetation is lost during land development activities and the remaining native vegetation
can be supplemented without damaging or degrading its natural function, any native vegetation
lost during construction shall be replaced by supplementing with compatible native vegetation
on site. All exotic vegetation shall be removed and replaced with native vegetation where
appropriate.
Policy 10.3.10:
No new bridges, causeways, paved roads or commercial marinas shall be permitted to or on
undeveloped barrier systems.
Policy 10.3.11:
Shoreline hardening structures (e.g., rip-rap, seawalls, groins, etc.) shall not be allowed on
undeveloped coastal barriers except in the interest of public safety or of land use related
hardship.
Policy 10.3.12:
Require the use of the "Planned Unit Development" (PUD) provisions of the Zoning Ordinance
for new developments or redevelopment's proposed to take place within areas identified as
Coastal Barrier system with the exception of one single family dwelling unit on a single parcel.
Policy 10,3.13:
These policies shall be implemented through the existing "ST" zoning procedures.
Policy 10.3.14:
Substantial alteration of the natural grade on undeveloped coastal barriers by filling or
excavation shall be prohibited except as a part of an approved dune and/or beach restoration
program, or as part of a DER approved wastewater treatment system or as part of an approved
public development plan.
Policy 10.3.15:
Agriculture and timbering are not exempt from the above Goals, Objectives, and Policies
related to coastal barrier systems.
Text with single underline or single striSc:!:ra'ag!: reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 52 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
OBJECTIVE 10.4:
Developed coastal barriers and developed shorelines shall be continued to be restored and
then maintained, when appropriate by establishing mechanisms or projects which limit the
effects of development and which help in the restoration of the natural functions of coastal
barriers and affected beaches and dunes.
Policy 10.4.1:
Promote environmentally acceptable and economically feasible restoration of the developed
coastal barriers and the urban beach and dune systems.
Policy 10.4.2:
Prohibit further shore hardening projects except where necessary to protect existing structures,
considering the total beach system and adjacent properties.
Policy 10.4.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural beach
erosion cycle or that would deteriorate the beach and dune system.
Policy 10.4.4:
Require dune stabilization and restoration improvements in land development projects along
beach areas.
Policy 10.4.5:
Initiate and support beach and dune restoration and preservation programs where appropriate.
Policy 10.4.6:
Require native vegetation as landscaping in development activities in developed coastal barrier
systems and on the beach and dune systems.
Policy 10.4.7:
Prohibit construction seaward of the Coastal Construction Control Line except where the same
would be permitted pursuant to the provisions of the Florida Coastal Zone Protection Act of
1985 or where said prohibition would result in no reasonable economic utilization of the property
in questions, or for safety reasons. In such cases, construction will be as far landward as is
practicable and effects shall be minimized on the beach and dune system and the natural
functions of the coastal barrier system.
Policy 10.4.8:
Construction seaward of the Coastal Construction Control Line will be allowed for public access
and protection and restoration of beach resources. Construction seaward of the Coastal
Construction Control Line shall not interfere with sea turtle nesting, will utilize native vegetation
for dune stabilization, will maintain the natural beach profile, will minimize interference with
natural beach dynamics, and where appropriate will restore the historical dunes and will
vegetate with native vegetation.
Text with single, underline or single o°tri!zcthrc.,gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:'!.Sc:,~::'c::gl~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 53 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 10.4.9:
Seawall construction fronting the Gulf of Mexico shall be prohibited except in extreme cases of
hardship.
Policy 10.4.10:
Vehicle traffic or traffic on the beach and primary dunes shall be prohibited except for
emergency and approved maintenance purposes. The County shall enforce this requirement
with the existing Vehicle On The Beach Ordinance.
Policy 10,4.11:
Develop tax incentives and other land use incentives to encourage additional access or parking
areas to provide utilization of the high capacity urban beaches.
Policy 10.4.12:
In permitting the repair and/or reconstruction of shore parallel
structures, require, where appropriate, at a minimum:
a. All damaged seawalls will be replaced with, or fronted by,
b. Where appropriate, repaired structures will be redesigned
engineered stabilization
Policy 10.4.13:
Development and redevelopment proposals shall consider the implications of potential rise in
sea level.
OBJECTIVE 10.5:
For undeveloped shorelines, provide improved opportunities for recreational, educational,
scientific, and esthetic enjoyment of coastal resources by protecting beaches and dunes and by
utilizing or where necessary establishing construction standards, which will minimize the impact
of manmade structures on the beach and dune systems.
Policy 10.5.1:
Recreation that is compatible with the natural functions of beaches and dunes is the highest
and best land use.
Policy 10.5.2:
Prioritize acquisition efforts in order to meet the projected need for additional public beaches.
Policy 10.5.3:
Prohibit activities which would result in man induced shoreline erosion beyond the natural beach
erosion cycle or that would deteriorate the beach dune system.
Policy 10.5.4:
Prohibit construction of any structure seaward of the Coastal Construction Control Line.
Exception shall be for passive recreational structures access crossovers, and where
enforcement would not allow any reasonable economic utilization of such property. In the latter
event, require construction that minimizes interference with natural function of such beaches
and dunes.
Text with single, underline or single strikcthrc'.;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z:,"i!::tJ::'cxZ, f: reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002,
Page 54 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
O)
(I)
Policy 10.5.5:
Prohibit motorize vehicles on the beaches and dunes except for emergency and maintenance
purposes. The County shall enforce this requirement with the existing Vehicle On The Beach
Ordinance.
Policy 10.5.6:
Regulate activities so that they will not threaten the stability of the dunes or the beach itself.
Policy 10.5.7:
Pursue the acquisition
development.
of undeveloped beaches and dunes as the first alternative to
Policy 10.5.8:
Prohibit shoreline armoring processes and encourage non-structural methods for stabilizing
beaches and dunes.
Policy 10.5.9:
Prohibit construction seaward of the Coastal Construction Control Line except as follows:
a. Construction will be allowed for public access;
b. For protection and restoration of beach resources;
c. In cases of demonstrated land use related hardship or safety concerns as specified in
The 1985 Florida Coastal Zone Protection Act, there shall be no shore armoring
allowed except in cases of public safety.
Policy 10.5.10:
Construction activities shall not interfere with the sea turtle nesting, shall preserve or replace
any native vegetation on the site, and shall maintain the natural beach profile and minimize
interference with the natural beach dynamics and function.
Policy 10.5.11:
The County will waive all other non-safety related setback requirements and site planning
requirements before allowing construction seaward of the Coastal Construction Control Line.
Policy 10.5.12:
For all beach front land development related projects require dune stabilization and restoration
improvements, the removal of exotic vegetation, and replacement with native vegetation, as
appropriate.
OBJECTIVE 10.6:
The County shall conserve the habitats, species, natural shoreline and dune systems contained
within the County's coastal zone.
Policy 10.6.1:
In addition to those applicable policies supporting Objectives 10.1, 10.2, 10.3, 10.4, and 10. 5,
development within the County's coastal zone shall also meet the following criteria:
1. Densities on the following undeveloped coastal barriers shall not exceed 1 unit per 5 acres:
a. Wiggins Pass Unit FL-65P,
Text with single, underline or single strikethr,~:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 55 of 63
Collier County
Growth Management Plan
~ldopted 6-19-02
Conservation and Coastal Management Element
b. Clam Pass Unit FI-64P,
c. Keywaydin Island Unit P-16,
d. Tigertail Unit FI-63-P,
e. Cape Romano Unit P-15.
Site alterations shall be concentrated in disturbed habitats thus avoiding undisturbed
pristine habitats (Reference Policy 10.1.4).
Beachfront developments shall restore dune vegetation.
Projects on coastal barriers shall be landscaped with native Southern Floridian species.
Boathouses, boat shelters and dock facilities shall be located and aligned to stay at least 10
feet from any existing seagrass beds except where a continuous bed of seagrass exists off
of the shore of the property, in which case facility heights shall be at least 3.5 feet NVGD,
terminal platforms shall be less than 160 square feet and access docks shall not exceed a
width of four (4) feet.
(I) Policy 10.6.2:
The requirements of Policy 10.6.1 identifies the guidelines and performance standards for the
undeveloped coastal barriers and estuaries contained within the coastal barrier and estuarine
NRPA (CCME Policy 1.3.2). These standards therefore satisfy the requirements of CCME
Policy 1.3.2.
Policy 10,6.3:
For shoreline development projects where an ElS is required, an analysis shall demonstrate
that the project will remain fully functional for its intended use after a six-inch rise in sea level.
(i)
Policy 10.6,3:
Collier County supports federal and state agency efforts to deny permits and establish a
permanent moratorium on the offshore oil and gas exploration and drilling along the west coast
of Florida, and to the extent allowed by law, shall take appropriate actions to oppose any
offshore oil and gas exploration and drilling projects in this sensitive area.
Text with single underline or single xtri!ccthrc'~gh reflects Trans~nittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 56 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 11:
THE COUNTY SHALL PROVIDE FOR THE PROTECTION, PRESERVATION,
AND SENSITIVE RE-USE OF HISTORIC RESOURCES.
OBJECTIVE 11.1:
To protect historic and archaeological resources in Collier County.
Policy 11.1.1:
Continue in effect regulations regarding development and other land alteration activities that
ensure the conservation, sensitive re-use, preservation of significant historic and archaeological
resources, or appropriate mitigation in accordance with State standards.
Policy 11.1.2:
There shall be no loss of historic or archaeological resources on County-owned property and
historic resources on private property shall be protected, preserved or utilized in a manner that
will allow their continued existence. Conservation techniques shall include at a minimum:
a. During the development permit review process, historic or archaeological sites shall
be identified and shown on the site plans;
bo
The County shall establish waivers for non-safety related set back requirements and
site planning requirements in order to accommodate historic structures or historic
sites within a proposed development;
As an alternative to preserving archaeological sites, the Owner may allow excavation
of the site by the State of Florida Division of Historic Resources or the approved
alternate prior to development. Should a site be scientifically excavated, then
development may proceed without preserving the site;
d. The County shall accept donations of historic or archaeological sites;
e. Archaeological sites that are to be preserved may be utilized to satisfy required
setbacks, buffer strips or open space up to the maximum area required by
development regulations. Conservation of such historic or archaeological sites shall
qualify for any open space requirements mandated by development regulations.
Policy 11.1.3:
If, during the course of site clearing, excavation, or other constructional activities, an
archaeological or historical site, artifact, or other indicator is discovered, development activities
at that specific archaeological site shall be immediately stopped and the appropriate agency
notified. Development will be suspended for a sufficient length of time to enable the County or
a designated consultant to assess the find and determine the proper course of action in regard
to its salvageability. The County will respond to any such notification in a timely and efficient
manner so as to provide only a minimal interruption to any constructional activity.
Text with single, underline or single :tri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double z::'i!:zt!:r~:;gh reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 57 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 12:
THE COUNTY SHALL MAKE EVERY REASONABLE EFFORT TO ENSURE
THE PUBLIC SAFETY, HEALTH AND WELFARE OF PEOPLE AND
PROPERTY FROM THE EFFECTS OF HURRICANE STORM DAMAGE.
(I) OBJECTIVE 12.1:
The County will maintain the 1994, hurricane evacuation time for a Category 3 storm at a
maximum of 28 hours as defined by the 1996 Southwest Florida Regional Planning Council
Hurricane Evacuation Study Update, and reduce that time frame by 1999, to 27.2 hours.
Activities will include on-site sheltering for mobile home developments, increased shelter space,
and maintenance of equal or lower densities of the Category 1 evacuation zone as defined in
the 1996 Southwest Florida Regional Planning Council Hurricane Evacuation Study Update.
Policy 12.1.1:
A comprehensive awareness program will be developed and publicized prior to May 30th of
each year. Evacuation zones and routings shall be printed in each local newspaper. This
information shall be made readily available to all hotel/motel guests.
(i)
Policy 12.1.2:
Land use plan amendments in the Category 1 hurricane vulnerability zone shall only be
considered if such increases in densities provide appropriate mitigation to reduce the impacts of
hurricane evacuation times.
Policy 12.1.3:
The County shall continue to identify shelter space that complies with Red Cross standards for
45,000 persons by 1998 and 60,000 by 2002. Shelter space will be determined at the rate of
20 square feet per person.
Policy 12.1.4:
The County shall continue to maintain requirements and standards for hurricane shelters for all
new or existing mobile home subdivisions in the process of expanding, which are 26 units or
larger in size to provide emergency shelter on-site or provide funding to enhance existing public
shelters off-site. Building will be of such a size to house park residents at the rate of 20 sq. ft
per resident. Resident size will be estimated by averaging park population during the
June-November time frame. On-site shelters shall be elevated to a minimum height equal to or
above the worst case Category 3 hurricane flooding level utilizing the current National Oceanic
and Atmospheric Administration's storm surge model, known as Sea, Lake, and Overland
Surges from Hurricanes (SLOSH).; The design and construction of the required shelters shall
be guided by the wind loads applied to buildings and structures designated as "essential
facilities" in the latest Standard Building Code, Table 1205. Shelters shall be constructed with
adequate emergency electrical power and potable water supplies; shall provide adequate glass
protection by shutters or boards; and shall provide for adequate ventilation, sanitary facilities
and first-aid equipment. A telephone and battery-operated telephone is also required within the
shelter.
Text with single underline or single stri!ccthrc, ugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~/~4,no~d, reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19. 2002.
Page 58 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 12.1.5:
The directors of the Transportation and Emergency Management Departments will review, at
least annually, evacuation route road needs to assure that necessary improvements are
incorporated within the Capital Improvement and Traffic Circulation Element projects, as
indicated in Table 1 of the Appendix.
Policy 12.1.6:
The County shall update the hurricane evacuation portion of Collier County Peacetime
Emergency Plan prior to June 1st of each year by integrating all regional and State emergency
plans in the identification of emergency evacuation routes.
Policy 12.1.7:
The County's land development regulations include mitigation policies addressing flood plains,
beach and dune alteration and storm water management.
(0
Policy 12.1.8:
Upon approval of the "Local Hazard Mitigation Strategy" by the Department of Community
Affairs Collier County will begin implementation of the Local Mitigation Projects as listed in the
Plan.
(I)
Policy 12.1.9:
Construct all new Public Safety facilities to be floodproofed and designed to meet 160 mph wind
load requirements.
(I) Policy 12.1.10:
The County will continue to coordinate with Collier County Public Schools to ensure that all new
public schools outside of the Coastal High Hazard Area be designed and constructed to meet
the Public Shelter Design Criteria in "State Requirements for Educational Facilities" (1997),
Section 5.4(15).
(1)
Policy 12.1.11:
The County will continue to work with the Board of Regents, State University System to ensure
that all new facilities in the State University System that are located outside of the Coastal High
Hazard Area be designed and constructed to meet the Public Shelter Design Criteria in "State
Requirements for Educational Facilities" (1997), Section 5.4(15).
(I)
Policy 12.1.12:
The County will continue to mitigate previously identified shelter deficiencies through mitigation
from Developments of Regional Impact, Emergency Management Preparedness and
Enhancement grants and from funds identified in the annual Shelter Deficit Studies.
(I) Policy 12.1.13:
All new nursing homes and assisted living facilities that are licensed for more than 15 clients will
have a core area to shelter residents and staff on site. The core area will be constructed to
meet the Public Shelter Design Criteria that is required for new public schools and public
community colleges and universities.
Text with single underline or single :tri!cct?c:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ::::::::::::::::::::: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 59 oi'63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 12.1.14:
The County will consider establishing one-way evacuation routes on County maintained roads
for storm events that have the potential for inundating Iow-lying populated areas. The County
will coordinate with FDOT to consider one-waying State maintained roads that are primary
evacuation routes for vulnerable populations.
OBJECTIVE 12.2:
The County shall ensure that building and development activities are carried out in a manner,
which minimizes the danger to life and property from hurricanes. The public shall limit its
expenditures involving beach and dune restoration and renourishment, road repair, publicly
owned seawalls, docking and parking area. All future unimproved requests for development in
the coastal high hazard areas will be denied.
Policy 12.2.1:
The Hazard Mitigation Annex of the peacetime Emergency Plan (PEP) shall be reviewed and
updated every three (3) years beginning in 1988. The Director shall also incorporate hazard
mitigation reports from other agencies into the Peacetime Emergency Plan.
Policy 12.2.2:
The calculated needs for public facilities will be based on the adopted level of service standards
and future growth projections within the coastal high hazard area. The Future Land Use
Element limits new residential development, (thus obligation to infrastructure expenditures) to a
maximum of four dwelling units per gross acre within the coastal high hazard area. In addition,
existing zoning not vested shall be re-evaluated within three years and may change to a density
level consistent with the Future Land Use Element.
Policy 12.2.3:
The County shall participate in the National Flood Insurance Program (NFIP).
Policy 12.2.4:
The County shall maintain requirements for structural wind resistance as stated in the latest
approved edition of the Southern Standard Building Code.
(I) Policy 12.2.5:
The County shall consider the coastal high-hazard area as that area lying within the Category 1
evacuation zone as defined in the Southwest Florida Regional Planning Council Hurricane
Evacuation Study Update.
Policy 12.2.6:
The County shall require that all new sanitary sewer facilities in the coastal high-hazard flood
area be flood proofed, be designed to reduce leakage of raw sewage during flood events to the
maximum extent practicable, and new septic tanks shall be fitted with back-flow preventers.
Policy 12.2.7:
The County shall continue to assess all unimproved property within the coastal high hazard
area and make recommendations on appropriate land use.
Text with single, underline or single stri!ccd:rc:;gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double c::-i.~:zt.t::-c::~.t: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 60 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
Policy 12.2.8:
Public facilities that are dependent on county funding shall not be built in the coastal
high-hazard area unless the facility is designed for public access or for resource restoration.
OBJECTIVE 12.3:
The County shall develop and maintain a task force that will plan and guide a unified County
response to post-hurricane disasters.
Policy 12.3.1:
The Comprehensive Emergency Management Plan shall comply with the policies under this
objective, and shall contain step-by-step details for post disaster recovery.
Policy 12.3.2:
After a hurricane that necessitated an evacuation, the Board of County Commissioners shall
meet to hear preliminary damage assessments. This will be done prior to re-entry of the
population. At that time, the Commission will activate the recovery task force and consider a
temporary moratorium on building activities not necessary for the public health, safety and
welfare.
Policy 12.3.3:
The recovery task force shall include local law enforcement authorities, the Community
Development Administrator, Public Works Administrator, Planning and Zoning Director,
Emergency Management Director and other members as directed by the Board of County
Commissioners. Representatives from municipalities receiving damage from the storm should
also be members of the recovery task force.
Policy 12.3.4:
The recovery task force shall review and decide upon emergency building permits, coordinate
with State and Federal officials to prepare disaster assistance applications, analyze and
recommend to the County Commission hazard mitigation options including reconstruction or
relocation of damaged public facilities, recommend amendments to the Comprehensive Plan,
Peacetime Emergency Plan and other appropriate policies and procedures.
Policy 12.3.5:
Immediate repair and clean-up actions needed to protect the public health and safety include
repairs to potable water, wastewater, and power facilities, debris removal, stabilization or
removal of structures that are in danger of collapsing, and minimal repairs to make dwellings
habitable. These actions shall receive first priority in permitting decisions.
Policy 12.3.6:
Structures in the coastal high-hazard area which have suffered damage to pilings, foundations,
or load-bearing walls on one or more occasion shall be required to rebuild landward of their
current location or to modify the structure to mitigate any recurrence of repeated damage.
Policy 12.3.7:
The County shall develop and adopt a Post-disaster Recovery, Reconstruction and Mitigation
Ordinance prior to May 30, 1997, to evaluate options for damaged public facilities including
Text with single underline or single xtri!ccthrcugh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double .............. ~,,, reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002.
Page 61 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
abandonment, repair in place, relocations, and reconstruction with structural modifications.
This process shall consider these options in light of factors such as cost to construct, cost to
maintain, recurring damage, impacts on land use, impacts on the environment and public
safety.
Policy 12.3.8:
Within 30 days of a hurricane resulting in disaster the County shall identify non-public structures
in the coastal high-hazard area, inventory their assessed value, judge the utility of the land for
public access and make recommendations for acquisition during post-disaster recovery.
OBJECTIVE 12.4:
The County shall make every reasonable effort to meet the emergency preparedness
requirements of people with special needs such as the elderly, handicapped, the infirmed and
those requiring transportation from a threatened area.
Policy 12.4.1:
All new hospitals, nursing homes, and adult congregate living facilities shall prepare an
emergency preparedness plan for approval by the Emergency Management Department prior
to receiving a final development order.
Policy 12.4.2:
The County, in cooperation with other public agencies and public service groups, shall make a
reasonable effort to provide for the emergency transportation needs of people having limited
mobility that do not reside in licensed institutions serving people with special needs.
Policy 12.4.3:
The County, in cooperation with the Collier County Health Department and other public service
groups shall make a reasonable effort to provide basic medical services in selected shelters
designated as special needs shelters.
Text with single underline or single xtr?ccthra'~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language
as adopted by the BCC on dune 19, 2002. '
Page 62 of 63
Collier County
Growth Management Plan
Adopted 6-19-02
Conservation and Coastal Management Element
GOAL 13:
THE COUNTY SHALL AVOID UNNECESSARY DUPLICATION OF EXISTING
REGULATORY PROGRAMS.
OBJECTIVE 13.1:
To establish, prior to the adoption of any land development regulation to implement this
Element, including but not limited to NRPA management guidelines and watershed
management plans, a program to review such regulations and identify existing regulatory
programs exercised by regional, State, or Federal agencies with jurisdiction over the activities
sought to be regulated.
Policy 13.1.1:
There will be no unnecessary duplication of existing Regional, State, or Federal permitting
programs.
Policy 13.1.2:
The County may adopt regulations to strengthen existing permitting programs.
Policy 13.1.3:
Prior to adopting any new regulations to implement this Element, the following guidelines shall
be met:
a. It fulfills an important need not presently adequately met by existing Regional,
State, or Federal regulation.
b. The regulation can be effectively and efficiently administered by authorized
increases to County staff.
c. The cost to the County of implementing the regulation shall have been identified
and considered.
Text with single underline or single stri!zcthrc:~gh reflects Transmittal language as proposed changes to the current Growth
Management Plan. Text with double underline or double zt:-!!:zt:::-z::Z.!: reflects proposed changes to the Transmittal language
as adopted by the BCC on June 19, 2002.
Page 63 of 63
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Sanitary Sewer Sub-Element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROVVTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Sanitary Sewer Sub-Element
Symbol
DATE AMENDED
October 28, 1997
ORDINANCE NO.
Ordinance No. 97-58
This is the EAR-based amendment. Due to the magnitude of the changes - which included
reformatting the entire Element, affecting every page of the Element - a Roman Numeral is not
assigned.
Indicates adopted portions
Note; the support document will be updated as current informatior~ becomes available.
V. GOALS~OBJECTIVES AND POLICIES
GOAL I:
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING
ACCESS TO ENVIRONMENTALLY SOUND, COST EFFECTIVE AND
IMPLEMENTABLE SANITARY SEWER FACILITIES AND SERVICES
OBJECTIVE 1.1:
The County will implement the following policies to make certain that public and private sector
sanitary sewer service utilities provide, repair and/or replace sanitary sewer collection, treatment
and disposal facilities to correct existing deficiencies in their respective service areas, as may be
required to meet or exceed the Level of Service Standards established in this Plan. In addition,
public sector sanitary sewer service utilities will be expanded as necessary to provide for future
growth.
Policy 1.1.1:
Continue the development of the Collier County Regional Sanitary Sewer System consistent with
the Capital Improvements element to provide for future growth.
Policy 1.1.2:
Consistent with the urban growth policies of the Future Land Use Element of this Plan, provision of
central sanitary sewer service by the County is limited to: the service areas shown in this Plan and
depicted on the Collier County Water and Sewer District (Map ,(PW-1)7; the Rural Transition Sewer
and Water District (.Maps 4.PW-3 and PW-4): Sendina Lands within the Rural Frinoe Mixed Use
District when Density Blending~ as provided for in the Density Rating System of the Future Land
Use Element. is utilized: and, to areas where the County has legal commitments to provide facilities
and services as of the date of adoption of this Plan.
Policy 1.1.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, the County will establish and implement a
program requiring that private sector sanitary sewer service utilities establish and file with the Collier
County Utilities Division an annual statement of their policy and service criteria, including level of
service provided, consistent with the goals, objectives and policies of this Plan, for the expansion
and/or replacement of their facilities to correct existing deficiencies and provide for future growth
within their respective service areas. Also, County Ordinance 80-112 requires and new
development connecting to private STP submit capacity availability information with building permit
applications.
Policy 1.1.4:
Permit development of package sewage treatment plant systems in areas identified in Policy 1.1.2.
on an interim basis until County service is available, on!y '.'.'!!h!n thc -r2cc!~,.".-'tc'c'_ '_'r~:.". P. rcc cf thc
~ Allow individual septic systems within the County only when connection to an existing central
system is not readily accessible to render service and note that where septic systems are allowed,
and future County sewer service becomes available, said septic systems will be required to connect
to the County regional system.
SS- 1
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on Jtme 19, 2002.
Policy 1.1.5:
Continue enforcement of ordinances requiring connection of existing and new development to
central sanitary sewer systems when they become available. Connections to a central system shall
be made pursuant to Collier County Ordinance 88-4.
Policy 1.1.6:
The County will give planning and budgetary priority to regional sanitary sewer system projects
which will provide the means for phase out and connection of existing package sewage treatment
plants and areas of .high concentrations of septic tanks where such facilities may reasonably be
expected to adversely affect public health and safety or the environment.
Policy 1.1.7:
Where Community Development Districts, or similar special districts are established to provide a
tool for developers to finance infra-structure or other purposes, wholly or partially within the Collier
County Water-Sewer District, sewer service will be connected to the regional system, and all
facilities shall be conveyed, when acceptable, to the Collier County Water-Sewer District for
operation and ownership in accordance with Collier County Ordinance 88-76; the Utilities Standards
and Procedures Ordinance, adopted September 27, 1988 or its latest revision, and District
construction and operating policies.
OBJECTIVE 1.2:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202,, F.S., including any amendments thereto, implement procedures to ensure that at the
time a development order is issued, sanitary sewer facility capacity that meets or exceeds the
minimum Level of Service Standards established herein is available or will be available to serve the
development under the guidelines established for concurrency in the Capital Improvement Element
of this Plan.
Policy 1.2.1:
The following Level of Service (LOS) standards are hereby adopted and shall be used as the basis
for determining the availability of facility capacity and the demand generated by a development:
[Note: The County Standard of 100 gpcd (gallons per capita per day) plus the 21% non-
residential adjustment factor discussed in Section III is presented below as 121 gpcd (100 x
1.21 = 121) for simplicity.]
LEVEL OF SERVICE
FACILITY/SERVICE AREA STANDARD
Collier County Facilities
North Sewer Service Area
Central Sewer Service Area
South Sewer Service Area
Marco Sewer Service Area
121 gpcd
121 gpcd
121 gpcd
121 gpcd
City of Naples Facilities
Unincorporated Service Area
121 gpcd
Ever.qlades City Facilities
Unincorporated Service Area
121 gpcd
SS- 2
Management Plan. Text with double underline or double ctri!:c:!::-c::~.~: reflects proposed changes to the Transmittal language as
adopted by the BCC o~ June 19, 2002.
Independent Districts/Private Sector Systems
The standards hereby adopted are the following sewage flow design standards (Source: Chapter
10D-6, Florida Administrative Code) unless otherwise approved by the Board of County
Commissioners to address economic, social and construction method variations between individual
systems.
TYPE OF
ESTABLISHMENT
GALLONS PER
DAY (GPD)
Commercial
Airports
a. Per passenger 5
b. add per employee 20
Barber and Beauty Shops (per chair)
lO0
Bowling Alleys (toilet wastes only per lane)
100
Country Club
a. per resident member 100
b. per member present 25
c. per employee 20
Dentist Offices
a. perwet chair 200
b. per non-wet chair 50
Doctors Offices (per doctor) 250
Factories, exclusive of industrial wastes
(gallons per person per shift)
a. no showers provided
b. showers provided
2O
35
Food Service Operations
a ordinary restaurant (perseat)
b 24 hour restaurant (perseat)
¢ single service articles only (per person)
d bar and cocktail lounge (per person)
e drive-in restaurant (per car space)
t= carry out only
1. per 100 square feet of floor space
2. add per employee
5O
75
25
3O
5O
5O
20
Hotels and Motels
a. Regular (per room)
b. Resort hotels, camps, cottages (per person)
c. add for establishments with self service
100
75
SS- 3
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC 0/7 June 19, 2002.
laundry facilities (per machine)
Office Building (per worker)
Service Stations (per bay)
Shopping Centers without food or laundry (per square
foot of floor space)
Stadiums, Race Tracks, Ball Parks (per seat)
TYPE OF
ESTABLISHMENT
Stores (without food service)
a. private toilets, for employees only (per employee)
b. public toilets (per square foot of floor space)
Theaters
a. Indoor, auditoriums (per seat)
b. Outdoor, drive-ins (per space)
Trailer/Mobile Home Park (per trailer space)
Travel Trailer/Recreational Vehicle Park
a. Travel trailer (overnight), without water and
sewer hook-up (per trailer space)
b. add for water and sewer hook-up (per trailer
space)
Swimming and bathing facilities (per person)
Institutional
Churches (per seat)
Hospitals (per bed)
Nursing, rest homes (per person)
Parks, public picnic
a. with toilets only (per person)
b. with bathhouse,showers and toilets (per person)
Public institutions other than schools and hospitals
(per person)
4OO
2O
5OO
0.1
5
GALLONS PER
DAY (GPD)
20
0.1
5
10
200
5O
100
10
3
2OO
100
5
10
100
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on June 19, 2002.
SS- 4
Schools (per student)
a. day type 15
b. add for showers 5
c. add for cafeteria 5
d. add for day school workers
e. boarding type
Work/Construction camps semi-permanent (per worker)
Residential
Residences
a. Single family (per bedroom)
b. apartment (per bedroom)
c. Mobile home not in a trailer park (per bedroom)
d. Other (per occupant)
15
75
50
150
150
150
75
Footnotes:
1. For food service operations, kitchen wastewater flows shall normally be calculated as sixty-six
percent (66%) of the total establishment wastewater flow.
Systems serving high volume establishments, such as fast food restaurants and service stations
located near interstate type highways, require special sizing considerations due to above
average sewage volume expected from restroom facilities.
Policy 1.2.2:
In order to ensure these LOS standards are maintained, methodologies for determining available
capacity and demand shall incorporate appropriate peak demand coefficients for each facility and
for the type of development proposed.
Policy 1.2.3:
These LOS standards are the minimum criteria for replacement, expansion or increase in capacity
of sanitary sewer treatment facilities.
Policy 1.2.4:
Annually review historical sanitary sewer demand records and adjust these LOS standards if so
indicated by said annual review.
Objective 1.3:
The County will continue to ensure utilization of environmentally sound and economically beneficial
methods for disposal of treated sludge and septage.
Policy 1.3.1:
Include sludge de-watering and stabilization facilities with all County wastewater treatment plants to
produce sludge de-watered and stabilized to a degree suitable for use as cover material for County
landfills or to be used for any suitable manner that is permitted by law.
OBJECTIVE 1.4:
The County will continue to promote the use of treated wastewater effluent for irrigation purposes in
order to provide an environmentally sound disposal method and to conserve potable water and
groundwater supplies by developing and implementing an integrated, comprehensive strategy for
the following Policies.
SS- 5
Management Plan. Text with double underline or double c!:'!!:c:!::'z::~.!: reflects proposed changes to the Transmittal language as
adopted bT the BCC on 3ztne ] 9, 2002
Policy 1.4.1:
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater plants.
Policy 1.4.2:
Connect existing and future publicly owned lands suitable for irrigation with treated wastewater
effluent, such as government building grounds, parks, and highway medians when economically
feasible and in accordance with the direction and policy of the Board of County Commissioners.
Policy 1.4,3:
Connect existing and future privately owned land suitable for irrigation with treated wastewater
effluent, such as cemeteries, nurseries and commercial/industrial parks, when economically
feasible and in accordance with the direction and policy of the Board of County Commissioners.
Policy 1,4.4:
At such time that effluent will be available, permit the construction and connection of dual water
systems to the county's effluent system (i.e., separate potable water and treated wastewater
effluent) in new subdivisions, provided that said connection causes no adverse impact to the
potable water system.
Policy 1.4.5:
Where Community Development Districts, or other similar special districts are established to provide
a tool for developers to finance infrastructure or other purposes, wholly or partially within the Collier
County Water-Sewer District, and where such districts make provisions for irrigation via dual
systems utilizing effluent and/or other irrigation sources, said systems shall be connected to the
regional system when available, and all internal irrigation systems shall remain in private
ownership and master metered by the County.
OBJECTIVE 1.5:
The County will discourage urban sprawl and the proliferation of private sector sanitary sewer
service suppliers in an effort to maximize the use of existing public facilities through the
development order approval process by implementing the following policies.
Policy 1.5.1:
Discourage urban sprawl by permitting universal availability of central sanitary sewer systems only:
in the Designated Urban Area, ~ in Receiving and certain Neutral Lands within the Rural Frinqe
Mixed Use District, and in the Rural Settlement DistricL all of which are depicted on ef the Future
Land Use MapT, 51cmc~t cf th!: P!:."., ".".d :!! cf'::h!ch These areas are further identified as; within
the Collier County Water and Sewer District Boundaries on Map PW-1 of the Potable Water Sub-
element; except the outlying urban areas of Immokalee. Copeland, Chokoloskee: Plantation Island.
and Port of the Islands: or within the Rural Transition Water and Sewer District Boundaries on Map
PW-3 of the Potable Water Sub-element; ~r__in Sendinq Lands within the Rural Frinqe Mixed Use
District when Density Blendinq is=u~L-,~e~, as provided for in the Density Rating System of the Future
Land Use Element,~S_u_Qljz.e~; and, in areas where the County has legal commitments to provide
facilities and service outside the Urban Area as of the date of adoption of this Plan.
SS- 6
.~4anagemea! PIa/~. Tex! ~,'ilh double tmderline o~' double .... :~' ~'~.~.,,~' r~flectz proposed cf~anges to tl~e Transmittal language as'
adopted by the BCC on dune 19, 2002.
Within Section 15 (Townshio 48 South. Range 26 East) of the aporoved Mirasol PUD; which is
desianated Neutral. central sanitary, sewer systems may be permitted. This area is depicted on the
Rural Transition Water and Sewer District-Mirasol Mao (PW-4~.
Policy 1.5.2:
The County will discourage urban sprawl and the proliferation of private sector and/or package
sanitary sewer treatment systems through the development order approval process to insure
maximum utilization of the existing and planned public facilities. No existing private sector or
package treatment System will be permitted to add customers unless all Levels of Service
Standards are met, and operations are in conformance with all DER permits.
Policy 1.5.3
Under criteria may be eligible for central sanitary sewer service from Collier County Utilities, or a
private sector/independent district, within the Receiving Areas identified on the Rural Transition
Water and Sewer Map (PVV-3) of the Potable Water Sub-element, subject to availability. Qualifying
criteria will be limited to the requirements and incentives established in the Future Land Use and the
Conservation and Coastal Management Elements of the Plan to obtain preservation standards
established for environmentally sensitive lands in the Sending Areas of the Rural Frinqe Mixed Use
District. Criteria for central sanitary sewer service eliqibility may include, but are not limited to, plans
for development which utilize creative planning techniques such as clustering, density blending,
rural villages, and TDRs from identified environmentally sensitive areas. Criteria for eliqibility may
be amended and additional Sendin.q and Receivinq Lands may be desiqnated in the future. Central
Sanitary. Sewer collection lines, within the Rural Transition Water and Sewer District. may extend
throuah Sendina Lands; however; no properties designated as Sending Lands may connect to the
SS- 7
34a~?age,~e~! Pla~. Te.w with double u/Tderline or do~tble ;:r,;,~?',h:'c.~:g~,~ rqflects proposed chon2e.~ to the Transmittal lan2~iage as
adopted by the BCC on June 19, 2002.
'11,
#
#
#
II :
II
I!
I!
.}
SOU~H 'SE~R SERVICE AREA-
SANITA'RY '$'E~R FACI'LITIES
MAR:CO SEER sERVICE AREA-
'S AN! TAR'¥ 'S~'R ~FA.O~LI TIES
C.R~ -92
·
TABLE SS-18
COLLIER COUNTY SANITARY SEWER FACILITIES FY88189 - FY94195
(See Map SS-34 for Project Locations)
PROJ.
NO..
901
9O2
9O6
9O8
9O9
910
911
912
913
914
915
916
917
918
PROJECT DESCRIPTION
2.0 MGD Expansion (to 4.5 MGD) of North County Regional Wastewater Treatment
Facility & Effluent Distribution System Completed
East and South Naples Sanitary Sewer Collection System Completed
Utilities Administration Building Deleted
8" Sewage Transmission Main - CR-951 - from Pump Station No. 3.15 to Pump
Station No. 3.20 Under Construction, combined with Roads
12" Sewage Transmission Main - CR-951 -from Pump Station No. 3.19 to Pump
Station No. 3.20 No Plans due to lack of Growth
10" Sewage Transmission Main - Davis Blvd. - from Pump Station No. 11 to Santa
Barbara Blvd. Completed
South County Regional Master Pump Station No. 3.11 Deleted
10" Sewage Transmission Main - Davis Blvd. - from Pump Station No. 3.14 to Pump
Station No. 3.11 Completed
South County Regional Master Pump Station No. 3.14
Design Completed, Construction on Hold
20" Sewage Transmission Main - US 41 - from Pump Station No. 3.18 to Pump
Station No. 3.01 Completed
South County Regional Master Pump Station No. 3.18 Completed
8.0 MGD Expansion (to 12.0) of South County Regional Wastewater Treatment
Facility Delayed, expansion to 16 MGD presently being addressed.
4.5 MGD Expansion (to 7.5 MGD) of North County Regional Wastewater Treatment
Facility Completed
20" Sewage Transmission Main - Rattlesnake Hammock Road - from Pump
Station No. 3.20 to Pump Station No. 3.02 Completed
SS- 11
Management Pla~;. Text ~'ith double un~_d,¢rline o~' double ~ r~flecrs proposed change,~ to il~e Transmittal language as
adopted by the BCC on dune 19, 2002.
919
92O
TABLE SS-18
Continued
COLLIER COUNTY SANITARY SEWER FACILITIES FY88189 - FY94195
(See Map SS-34 for Project Locations)
South County Regional Master Pump Station No. 3.20
south County Regional Master Pump Station No. 3.16
On Hold
Completed
PROJ.
NO.
921
922
PROJECT DESCRIPTION
12" Sewage Transmission Main - CR-951 - from Pump Station No. 3.16 to Pump Station No.
3.18 Completed
Telemetry System for North County Regional Pump Stations Deleted as CIE
Notes:
1.
Project Numbers correspond to those presented in the Capital Improvement Element of this
Comprehensive Plan
2. MGD is million gallons per day
3. Additional CIE's added to the Update and Amendments of the Capital Improvement Element
have been completed and are shown on Map SS-34.
Finally, and perhaps most importantly, the County must continue and expand efforts for
conservation of potable water supplies by increasing the use of treated wastewater effluent, or
reclaimed water, for irrigation use. The County has already made significant inroads in this regard
by negotiating agreements with area golf courses for the use of wastewater effluent for irrigation
needs. This program needs to be continued and expanded to promote effluent use wherever
suitable. Further, the County needs to develop an effective public information program promoting
these efforts.
The above discussed recommendations are the basis of the Goals, Objectives and Policies
presented in the following section.
SS- 12
gdanogeme~t P/cm. Text with double ~!dez'li~e or double ~e4 '~-,~,, ,~* * reflects proposed cha~ge.* to the Transmittal language as
adopted by the BCC on Jzme 19, 2002.
Collier County Sanitary Sewer Facilities
)ira1 Improvements FY88/$9 - FY94/95
AItD MASTER PUMP b'~TATIONS
Amended May 19, 1992
Management P/au. Text with double.unde."h'~le (;r double 3~'.",',,'t'~;4~,,~ '~ ..... ~-J~ re.f~ecl£ proposed chantey lo the Transmittal language
adopted by the BCC on June ]9, 2002.
COLLIER COUNTY
GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Potable Water Sub-Element
Prepared for
COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS
Adopted October, 1997
AMENDMENTS TO COLLIER COUNTY GROWTH MANAGEMENT PLAN
PUBLIC FACILITIES ELEMENT
Potable Water Sub-Element
Symbol DATE AMENDED
** October 28, 1997
ORDINANCE NO.
Ordinance No. 97-57
** This is the EAR-based amendment. Due to the magnitude of the changes - which included
reformatting the entire Element, affecting every page of the Element - a Roman Numeral is not
assigned.
* Indicates adopted portions
Note: the support document will be updated as current information becomes available.
V. GOALS~ OBJECTIVES AND POLICIES
GOAL 1:
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING ACCESS
TO ENVIRONMENTALLY SOUND, COST EFFECTIVE AND IMPLEMENTABLE
POTABLE WATER FACILITIES AND SERVICES.
OBJECTIVE 1.1:
The County will locate and develop potable water supply sources to meet the needs of the County
owned and operated systems for the five (5) and ten (10) year planning time frames of this Plan, said
supply sources meeting the minimum Level of Service Standards established by this Plan.
Policy 1.1.1:
By June 1998 complete the pilot ASR ( Aquifer Storage and Recovery) system Study as a potential
emergency and seasonal potable water source.
Policy 1.1.2:
Continue to implement a program for the protection of existing and potential potable water supply
sources.
Policy 1.1.3:
Identify sufficient quantities of brackish water to meet the County's estimated 10 year growth related
needs.
OBJECTIVE 1.2:
The. County will implement the following policies to make certain that public and private sector potable
water service utilities provide, repair and/or replace potable water supply, treatment and distribution
facilities to correct existing deficiencies in their respective service areas as may be required to meet
or exceed the Level of Service Standards established in this Plan. In addition, public sector potable
water service utilities will be expanded as necessary to provide for future growth.
Policy 1.2.1:
Continue the development of a Collier County Regional Potable Water System consistent with the
Capital Improvement Element and Water Master Plan Update to correct existing deficiencies and
provide for future growth.
Policy 1.2.2:
Consistent with the urban growth policies of the Future Land Use Element of this Plan, provision of
central potable water service by the County is limited to the service areas shown in this Plan and
depicted on the Collier County. Water and Sewer District (Mao ~.PW-13~ the Rural Transition Sewer
and Water District (Maps ,(PW-3 and PW-4~. and to areas where the County has legal commitments
to provide facilities and services as of the date of adoption of this Plan.
Policy 1.2.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, require to the extent of the County's authority
private sector potable water service utilities, establish and file with the County a statement of their
policy and criteria, consistent with the goals, objectives and policies of this Plan for the expansion,
PW- 1
Management Plan. Text with double underline or double z:r[!:z:!::c::gh reflects proposed changes to the Transmittal language as
adopted by tile BCC on June/9, 2002,
replacement, and/or repair of their facilities to correct existing deficiencies and provide for future
growth within their respective service areas.
Policy 1.2.4:
Permit development of potable water supply systems as follows: withi~ the Designated Urban Area of
the Plan and as depicted on the Collier Count~ Water and Sewer District (MaD 4PW-I~. and in the
outlvino uFban a~eas of Immokalee: Copeland, Chokoloskee: Plantation Island~ and Po~ of the
Islands; within the Rural Transition Water and Sewer District (Maps (PW-3 and PW~); in Sending
Lands within the Rural Fdn~e Mixed Use District when Density Blendin~ as provided for in the
~ensit~ Rating Svstem of the Future Land Use Element. is utilized; end: in areas where County water
se~ice is not currently available. Such potable water supply systems shall only be allowed on an
i~terim basis until Count~ se~ice is available.
Individual potable water SUDply wells may be permitted in all of the above areas on an interim basis
Until County service is available, and outside of the above referenced boundaries where potable water
~up_~ly svstems are not anticipated.
Policy 1.2.5:
Continue enforcement of ordinances requiring connection of existing and new development to central
potable water systems when they become available. Connections to a central system shall be made
pursuant to Collier County Ordinance 88-4.
Policy 1.2.6:
Where Community Development Districts, or other similar special districts are established to provide
a tool for developers to finance infrastructure or other purposes, wholly or partially within the Collier
County Water-Sewer District, water service shall be connected to the regional system, and internal
facilities shall be conveyed, when acceptable, to the Collier County Water-Sewer District for operation
and ownership in accordance with Collier County Ordinance 88-76, the Utilities Standards and
Procedures Ordinance, adopted September 27, 1988 or its latest revision, and District construction
and operating policies.
OBJECTIVE 1.3:
By the time mandated for the adoption of land development regulations pursuant to Chapter
163.3202, F.S., including any amendments thereto, implement procedures to ensure that at the time
a development order is issued, potable water facility capacity that meets or exceeds the minimum
Level of Service Standards established herein is available or will be available to serve the
development under the guidelines established for concurrency in the Capital Improvement Element of
this Plan.
Policy 1.3.1:
The following Level of Service Standards are hereby adopted and shall be used as the basis for
determining the availability of facility capacity and the demand generated by a development:
Review of water usage data since 1989 indicated the LOS standard for finished water should be
increased to 185 gpcd. Review of the historical ratio of residential to non-residential demand
PW- 2
Management Plan. Text with double underline or double z:ri!:c:!::'z::;!: reflects proposed changes to the Transmittal language as
adopted by the BCC on June 19, 2002.
indicated that approximately 17% of the total water usage is non-residential. Thus the residential
demand is 154 gcpd and the total finished water demand is 185 gpcd.
FACILITY/SERVICE AREA
COLLIER COUNTY FACILITIES
County Water and Sewer District
Marco Water and Sewer District
Goodland water District
LEVEL OF SERVICE
STANDARD
185 gpcd
200 gpcd
163 gpcd
CITY OF NAPLES FACILITIES
Unincorporated Service Area
163 gpcd,
EVERGLADES CITY FACILITIES
Unincorporated Service Area
163 gpcd
INDEPENDENT DISTRICTS/PRIVATE SECTOR SYSTEMS
The standard hereby adopted is the following "sewage" flow design standards, unless otherwise
approved by the Board of County Commissioners to address economic, social and construction
method variations between individual systems · (Source: Chapter 10D-6, Florida Administrative
Code)
GALLONS PER
TYPE OF ESTABLISHMENT DAY (GPD)
COMMERCIAL
Airports
a. per passenger 5
b. add per employee 20
Barber and Beauty Shops (per chair) 100
Bowling Alleys (toilet wastes only per lane) 100
Country Club
a. per resident member 100
b. per member present 25
c. per employee 20
Dentist Offices
a. per wet chair 200
b. per non-wet chair 50
Doctors Offices (per doctor)
25O
Factories, exclusive of industrial wastes (gallons per person
per shift)
a. no showers provided
b. showers provided
20
35
Food Service Operations
a. Ordinary Restaurant (per seat) 50
b. 24 hour Restaurant (per seat) 75
c. Single Service articles only (per person) 25
d. Bar and Cocktail Lounge (per person) 30
PW- 3
Management Plan. Text with double underline or double c:riSc:?c::g5 reflects proposed changes to the Transmittal language as
adopted by the BCC on Jztne 19, 2002.
e. Drive-in Restaurant (per car space)
f. Carry Out only
i. per 100 square feet of floor space
ii. add per employee
g. Institutions (per meal)
50
5O
2O
5
Hotels and Motels
a. Regular (per room)
b. Resort Hotels, Camps, Cottages (per person)
c. add for establishments with self service laundry
facilities (per machine)
150
75
4OO
Office Building (per employee per 8 hour shift)
20
Service Stations (per water closet and per urinal)
250
Shopping Centers
without food or laundry (per square foot of floor sPace)
0.1
Stadiums, Race Tracks, Ball Parks (per seat)
5
Stores per square foot of floor space
0.1
Swimming and Bathing Facilities, public (per person)
10
Theaters
a. indoor, Auditoriums (per seat)
b. Outdoor, Drive-ins (per space)
5
10
Trailer/Mobile Home Park (per trailer space)
200
Travel Trailer/Recreational Vehicle Park
a. Travel Trailer (overnight), without water and sewer
hookup (per trailer space)
b. Travel Trailer (overnight), with water and sewer
hook-ups (per trailer space).
75
100
INSTITUTIONAL
Churches (per seat)
Hospitals (per bed) (does not include kitchen wastewater flows)
3
20
Nursing, Rest Homes (per bed) (does not include kitchen
wastewater flows)
100
Parks, Public Picnic
a. with toilets only (per person)
b. with bathhouse, showers and toilets (per person)
5
10
Public Institutions other than Schools & Hospitals (per person)
100
PW- 4
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on Ju~e 19, 2002.
Schools (per student)
a. day-type
b. add for showers
c. add for cafeteria
d. add for day school workers
e. boarding-type
15
5
5
15
75
Work/Construction Camps Semi-permanent (per worker)
50
RESIDENTIAL
Residences
a. Single or multiple family (per dwelling unit)
1 bedroom and 600 square feet or less heated or
cooled area bedrooms
and 601 - 1000 square feet heated or cooled area
3 bedrooms and 1001 - 2000 square feet heated or
cooled area
4 or more bedrooms and more than 2000 square feet
heated or cooled area
150
3O0
,450
600
b. Other (per occupant) 75
FOOTNOTES:
1. For food service operations, kitchen wastewater.flows shall normally be calculated as sixty,six
percent (66%) of the total establishment wastewater flow.
Systems serving high volume establishments, such as fast food restaurants and service stations
located near interstate type highways, require special sizing considerations due to above
average sewage volume expected from restroom facilities.
Policy 1.3.2:
In order to ensure these Level of Service Standards are maintained, methodologies for determining
available capacity and demand shall incorporate appropriate peak demand coefficients for each
facility and for the type of development proposed.
Policy 1.3.3:
These Level of Service Standards are the minimum criteria for replacement, expansion or increase in
capacity of potable water supply facilities.
Policy 1.3.4:
Annually review historical potable water demand records and adjust these Level of Service Standards
if so indicated by said annual review.
OBJECTIVE 1.4:
The County will continue to promote conservation of potable water supplies by developing and
implementing an integrated, comprehensive conservation strategy which will identify specific
consumption per capita goals.
PW- 5
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on dune 19, 2002.
Policy 1.4.1'
Negotiate agreements with area golf courses to accept and use treated wastewater effluent for
irrigation when and where same is available from existing and future wastewater treatment plants.
Policy 1.4.2:
Continue to connect existing and future publicly owned lands suitable for irrigation with treated
wastewater effluent, such as government building grounds, parks, and highway medians when
economically feasible.
Policy 1.4.3:
Continue to connect existing and future privately owned lands suitable for irrigation with treated
wastewater effluent, such as cemeteries, nurseries and commercial/industrial parks when ..
economically feasible.
Policy 1.4.4:
Pursuant to general law (Chapter 91-68, Laws of Florida), by November 1, 1992, adopt a resolution
promoting the use of xeriscape techniques (drought resistant landscaping) to minimize potable water
use for landscaping irrigation.
Policy 1.4.5:
By January 1, 1998, develop a public water conservation program for reducing potable water use.
Policy 1.4.6:
At such time as excess effluent is available, permit construction and connection of dual water.
systems to the County's effluent transmission system (i.e., separate potable water and treated
wastewater effluent) in new subdivisions when the construction and or connection of a dual water
system will not negatively impact the potable water systems regulatory compliance or operation.
Policy 1.4.7:
By January 1998 complete a study to determine the feasibility of using treated effluent to create a
salinity barrier to reduce the potential for salt water intrusion in to the County current and future
well fields.
OBJECTIVE 1.5:
The County will discourage urban sprawl and the proliferation of private sector potable water service
suppliers in an effort to maximize the use of existing public facilities through the development order
approval process by implementing the following policies.
Policy 1.5,1:
Discourage urban sprawl by permitting universal availability of central potable water systems only.' in
the Designated Urban Area, ~,=,-~ in Receivinq and certain Neutral Lands within the Rural Frinqe Mixed
Use District1 and in the Rural Settlement District. all of which are depicted on ef the Future Land Use
Map~, _.?.!:m:.".t :f th!"_. P!:n, :nd __.II -'_f '.':h!-'_h These areas are further identified as: within the Collier
County Water and Sewer District Boundaries on Map PW-1 of the Potable Water Sub-element,
except the outlyino urban areas of Immokalee; Copeland, Chokoloskee, Plantation Island: and Port of
the Islands; or within the Rural Transition Water and Sewer District Boundaries on Map PVV-3 of the
Potable Water Sub-element; orin Sending Lands within the Rural Frinqe Mixed Use District when
Density Blending .~e ut!!!-':d, as provided for in the Density Rating System of the Future Land Use
PW- 6
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on June ]9, 2002.
Element, is utilized,;, and, in areas where the County has legal commitments to provide facilities and
service outside the Urban Area as of the date of adoption of this Plan.
Within Section 15 (Township 48 South, Range 26 East) of the approved Mirasol PUD; which is
desionated Neutral, central potable water systems may be permitted. This area is depicted on the
Rural Transition Water and Sewer District-Mirasol Map fPW-4~.
Policy 1.5.2:
The County will diScourage urban sprawl and the proliferation of private sector and/or package
potable water treatment systems through the development order approval process to insure
maximum utilization of the existing and planned public facilities. No existing private sector or potable
water treatment systems will be permitted to add customers unless all Levels of Service Standards
are met, and operations are in conformance with all DER permits.
Policy 1.5.3
Under criteria. Dro_iects may be eligible for central potable water service from Collier County Utilities,
or a private sector/independent district, within the ~ Aareas identified on the Rural Transition
Water and Sewer Map (PW-3) of the Potable Water Sub-element, subiect to availability. Qualifying
criteria will be limited to the requirements and incentives established in the Future Land Use and the
Conservation and Coastal Manaqement Elements of the Plan to obtain preservation standards
established for environmentally sensitive lands in the Sending Areas of the Rural Fringe Mixed Use
District. Criteria for potable water service eliqibility may include, but are not limited to1 plans for
development which utilize creative planning techniques such as clustering, density blending, rural
villages, and TDRs from identified environmentally sensitive areas. Criteria for eliqibility may be
amended and additional Sendin.q and Receivinq Lands may be desiqnated in the future. Central.
potable Water distribution lines; within the Rural Transition Water and Sewer District.. may extend
throuah Sendina Lands; however, no properties designated.as Sending Lands may connect to the
distribution lines.
PW- 7
Management Plan. Text with double underline or double ~ reflects proposed changes to the Transmittal language as
adopted by the BCC on June 19, 2002.
MAP PW-1
OTY Of' NN=t.E$
COLLIER COUNTY'S THREE (3) WATER AND/OR
DISTRICTS - BOUNDARIES
OF
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
%
%
%
%
%
%
SEWER
F~E~ARED BY:. ;I~APHIC$ ANO ~CHNICN. SUPPORT $[CTION
COMMUNITY D~LOPMENT AND [NVIRONMEHTAL S~:RMC~S DJ~Ot4
SOURCE: COtJJF..R COUNTY u'nu'nE$ DIV~S~ON. lg95
DATE: 9/95 FIL~: PW-1.DWG
%
%
__.. WATER
DISTRICT
SEWER
PW-2
COLLIER COUNTY WATER AND SEWER (CWS) DISTRICT-
POTABLE WATER FACILITIES
Collier County, Florida
L~E. CO
COLLIER. CO
CARICA
~ 5 MGD GROUND
STORAGE TANKS
30'
12 MGO
NORTH REGIONAL WATER
TREATMENT PLANT
12 MGD STORAGE
27 MGD INSTALLED
RAW WATER I~LLFIELD
(31.7 MOD MAX. DAILY
PERMITTED WITHDRAWAL)
RAW WATER TRANSMISSION MAIN
CITY Of- NAPLES
WATER SERVICE
12 MGO REGIONAL WATER TREATMENT
PLANT WITH 6 MO AND 2 MO
GROUND STORAGE TANKS
GULF OF MEXICO
LEGEND
~ INDICATES AREAS CURRENTLY
SERVED BY COUNTY TRANSMISSION
AND DISTRIBUllON SYSTEM
WATER TREATMENT PLANTS
REPUMP FACILITIES
STORAGE TANKS
WELLS
COLLIER COUNTY WATER
AND SEWER (CWS) DISTRICT
SCALE
lldl. 2MI.
PR£PARE~) BY: G~APHtC:~ AND T~C~NICAL SUPPORT S[CTIO~I
COMMUNITY O['~I.O~MENT ANO [NVIRONI~.NTA[ ~CF.S 0,1~SlON
SOURC[.' COUJER COUNTY U~IUTIES DtVIS~0N, 1995
DATE: g/g5 FILE: PW-2. DWG
MANATEE ROAD
REPUMP FACIUTY
2MG GROUND
STORAGE TANK
STATE PARK
AND 0.25 MG GROUND STORAGE TANK
RURAL TRANSITION
WATER & SEWER
DISTRICT
MAP PW-3
(this Is a new map)
(I) ~ uAp CAN HOT BE IN~:RPRE'T[D MIHOUT *IH[ GOALS.
OEIJECI~S AND POUCIE$ OF ~IE COLUE~R COJNTY GROW1H
MANAG~4ENT PtAN.
LEGEND
I .~E I R~E I R~E
RURAL TRANSITION
WATER & SEWER
DISTRICT - MIRASOL
MAP PW-4
(this Is a new map)
LEGEND
PW -JI
PROJECT
NO.
8OO
801
809
811
812
813
815
816
817
818
819
820
823
TABLE PW-11
COLLIER COUNTY WATER AND SEWER (CWS) DISTRICT
POTABLE WATER FACILITIES FY88/89 - FY94/95
(See Map PW-19 for Project Locations)
PROJECT DESCRIPTION
16" Water Main - Manatee Road - Manatee Road Pump Station to US 41; US 41 - Manatee
Road to Westwind Drive Mobile Home Park (Master Plan Project Nos. 465; Part 516)
Deleted
20" Water Main - Rattlesnake Hammock Road - County Barn Road to US 41 (Master' Plan
Project Nos. 452, 453) Completed
Carica Road Storage Tank Pumping Facilities (Master Plan Project No. PS-l)
Completed
Land Acquisition for North County Regional Water Treatment Plant (Part of Master Plan
Project No. NWTP-1) Completed
Hydrogeologic Services - North County (Coral Reef) Regional Wellfield (WMP #NRP-1)
Completed
12" Water Main - Radio Road - Countryside to Foxfire (Master Plan Project No. 406)
Completed
16" Water Main - Pine Ridge Road - Airport Road to Livingston Road (Master Plan Project
No. 188) Completed
20" Water Main - Goodlette Road - Pine Ridge Road to Carica Road Storage Tank (Master
Plan Project No. 256) Completed
12" Water Main - Seagate Drive - US 41 to Pelican Bay Master Meter (Not in Master Plan)
Completed
16" Water Main - Airport Road - Vanderbilt Beach Road to Immobile Road (Master Plan
Project No. 179) Completed
12" Water Main - Immobile Road - Airport Road to Willoughby Acres (Master Plan Project
No. 198) Completed
16" Water Main - Immobile Road - Willoughby Acres to Livingston Road (Master Plan Project
No. 178) Completed
12" Water Main - CR-951 - Manatee Road to CR-952 (Master Plan Project No. 509, 527)
Completed
PW - ~2
lvianagemenl P'lan. ~lext with double undertt'nx~ or double ~ reflects proposed changes to U~c Tronsnlilra! languo£c c~~
o~¥~/~ec,; by d~c ]iCC; on Jw~e J~, 20OZ. '
824
825
TABLE PW-11
(continued)
COLLIER COUNTY WATER AND SEWER (CWS) DISTRICT
POTABLE WATER FACILITIES FY88/89 - FY94/95
(See Map PW-19 for Project Locations)
12" Water Main - CR-952 - CR-951 to Isles of Capri Pump Station (Master Plan Project No.
523) Bid - Construction
20" Water Main - Rattlesnake Hammock Road - Lely Resort to County Barn Road (Master
Plan Project Nos. 450, 451) Completed
PROJECT
NO.
826
PROJECT DESCRIPTION
12" Water Main - 6th Street - 91st Avenue to 11 lth Avenue (Master Plan Project Nos.
137,140) Completed
827
16" Water Main - Gulfshore Drive, Vanderbilt Beach Road, Vanderbilt Drive, and 91st
Avenue; 11 lth Avenue to 6th Street (Master Plan Project Nos. 261,262, 263,264, 265,266)
Completed
828
North County (Coral Reef) Regional Wellfield - Phase I (Master Plan Project No. NRW-1)
Deleted
829
North County Regional Water Treatment Plant (Master Plan Project No. NWTP-1)
Completed
830
36" Water Main - Immobile Road - CR-951 to North County
Regional Water Treatment Plant (Master Plan Project No. 216) Completed
831
36" Water Main - CR-951 - Vanderbilt Beach Road to Immobile Road (Master Plan Project
No. 215) Woodlands PUD (Master Plan Project No. 214)
Completed
832
24" Water Main - Immobile Road - CR-951 Completed
833
20" Water Main - Immobile Road - Woodlands PUD to Quail Creek PUD (Master Plan Project
No. 212) Completed
834
16" Water Main - Quail Creek PUD - Immobile Road to Quail Creek Storage Tank (Master
Plan Project No. 211) Completed
835
16" Water Main - Immobile Road - Quail Creek PUD to Oaks Blvd. (Master Plan Project No.
202) Completed
836
12" Water Main - Immobile Road - Oaks Blvd. to Livingston Road (Master Plan Project No.
184) Completed
PW - 13
Management Plan. Text with double Lmderline or double ~ rqflect.v proposed chan,vey to, the Tranymirta/ language
aaopted by [l~e BCC on June 19, 2002.
837
838
TABLE PW-11
(continued)
COLLIER COUNTY WATER AND SEWER (CWS) DISTRICT
PROPOSED POTABLE WATER FACILITIES FY88/89 - FY94/95
(See Map PW-19 for Project Locations)
16" Water Main ~ Livingston Road Extension (North Naples Roadway MSTU) - Immobile
Road to Old US 41 (Master Plan Project Nos. 169,170, 171,255) Not CIE - MSTU
1.5 MGD Elevated Storage Tank - US 41 and Old US 41 (Master Plan Project No. ET-I)
Deleted
PROJECT
NO.
839
840
841
842
843
844
846
847
848
849
850
New
PROJECT DESCRIPTION
16" Water Main - Old US 41 - Livingston Road to US 41/Old US 41 Elevated Storage Tank
(Master Plan Project No. 167)Deleted
16" Water Main - Pine Ridge Road - Livingston Road to Vineyards PUD (Master Plan Project
Nos. 302, 303) Completed
16" Water Main - Davis Boulevard - Foxfire PUD to Glades Water Treatment Plan (Master
Plan Project No. 417) Completed
5 MG Ground Storage Tank and Pumping Facilities - Collier DRI (Master Plan Project No.
GST-4, PS-5) Deleted
12" Water Main - Pine Ridge Road - Goodlette Road to Airport Road (Master Plan Project No.
189) Completed
12" Water Main - Pine Ridge Road - US 41 to Goodlette Road (Master Plan Project No. 190)
Completed
12" Water Main - US 41 - Vanderbilt Beach Road to Gulf Park Drive (Master Plan Project No.
161) Deleted
12" Water Main - Immobile Road - Airport Road to North County Regional Wastewater
Treatment Plant Entrance Road (Master Plan Project No. 175) Completed
12" Water Main - US 41 - Gulf Park Drive to Pine Ridge Road (Master Plan Project No. 191)
Deleted
North County (Coral Reef) Regional Wellfield - Phase II (Master Plan Project No. NRW-2)
Deleted
Golden Gate Regional Wellfield Expansion Plan Project No. SRW-2) Completed
North County Regional Water Treatment Plant 8 mgd expansion
PW - 14
Management Plan. Tex! with double ~Lnder/ine or double
aaoptea' by the BCC' on June 19, 2002.
New
New
New
New
TABLE PW-11
(continued)
COLLIER COUNTY WATER AND SEWER (CWS) DISTRICT
PROPOSED POTABLE WATER FACILITIES FY$8/89 - FY94/95
(See Map PW-19 for Project Locations)
8 MGD RO Water Treatment Facility
12" Water Main - Tamiami Trail - Manatee Road to end of System
12" Water Main - Livingston Road Wyndemere and Radio Road
16" Water Main - Radio Road - Santa Barbara Blvd. - CR 951
PROJECT
NO. PROJECT DESCRIPTION
New
12" Water Main- Livingston Road Immobile Rd to Vanderbilt Beach Road
New
12" Water main - Livingston Road - Vanderbilt Road - Pine Ridge Road
Notes:
1. Project numbers correspond to those presented in the Capital Improvement Element of this
Comprehensive Plan.
Source: Collier County Water/Sewer District, 1995
The County has established a Concurrency Management System to monitor the Level of Service provided by
the private sector. The County has not direct authority to require other private or public systems to address
existing and projected deficiencies. This is a politically sensitive topic and State law does not provide direct
authority to Counties to accomplish this task.
Finally, and perhaps most importantly, the County must continue to expand efforts to conserve potable water
supplies. The County has made significant inroads in this regard by negotiating agreements with area golf
courses for use of wastewater effluent for irrigation needs. This program continues and will be expanded to
promote effluent use wherever suitable and sufficient quantities of effluent are available. Further, the County
needs to develop an effective public information program promoting conservation methods in general.
The recommendations described above are one basis of the Goals, Objectives and Policies presented in the
following section.
PW - 15
adopted by the BCC on June 19, 2002.
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of:
ORDINANCE 2002-32
Which was adopted by the Board of County Commissioners
on the 19th day of June, 2002, during Special Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 27th
day of June, 2002.
DWIGHT E. BROCK?"
Clerk of Court~'
By: ~llie Hof fman,
Deputy clerk