Agenda 03/22/2016 Item #11An
3/22/2016 11.A.
EXECUTIVE SUMMARY
Recommendation to review the Board initiated analysis of existing golf course conversion
and provide staff with direction to amend the Land Development Code (LDC) to provide
for further open space and storm water impacts analysis for future golf course conversions.
OBJECTIVE: To provide the Board with a review of the attached "Existing Golf Courses and
Potential for Conversion," (Study), and identify possible areas for staff to enhance the current
Land Development Code (LDC) regulations regarding golf course conversions.
CONSIDERATIONS: At the January 12, 2016 Board of County Commissioners Public
Hearing, the Board requested staff perform an analysis regarding the number of existing golf
courses, the acreage occupied by the existing golf courses, the potential for those golf courses to
convert to an alternative use, the process for conversion, and potential for future options. The
attached analysis provides for review of the existing golf courses, with an identification of ten
(10) golf courses most likely to seek conversion, the process for transition and other options the
Board may consider regarding golf course conversion.
The Study identified sixty -five (65) golf courses within Collier County, totaling approximately
13,539+ acres. Ten courses, which are zoned "golf course ", were identified as most likely to
seek conversion. These ten (10) courses comprise a total of approximately 1,521+ acres. The
study notes for conversion to transpire, a rezone application is required. The rezoning process
provides for project analysis of infrastructure impacts and capacity availability (concurrency
management), compatibility with the surrounding built environment, the scale of the proposed
project, storm water management and transportation impacts, Growth Management Plan (GMP)
consistency and environmental considerations. Additionally, the LDC, Section 3.08.A.d requires
soil and/or ground water sampling at the time of first development order submittal for sites
containing golf courses. Essentially, soil and/or ground water testing is required to evaluate the
presence of hazardous material, such as containments.
The Study concludes the rezone process provides surrounding property owners numerous
opportunities to influence the conversion of golf courses; and the compatibility and concurrency
requirements of the LDC ensures that theses conversions can be integrated within the
surrounding built environment. The Study identified three potential LDC amendments that could
assist in future proposed golf course conversions. The first amendment would focus upon the
loss of open space on the surrounding residential area and require mitigation through site designs
of the proposed development. The second would focus on the extent to which the golf course
provided storm water management for the surrounding area and how this will be mitigated by the
proposed site design. A third would consider potential environmental issues associated with
conversion.
FISCAL IMPACT: The review of the Study and development of additional LDC enhancements
related to golf course conversion is anticipated to have no fiscal impact.
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3/22/2016 11.A.
GROWTH MANAGEMENT IMPACT: No impact, the Growth Management Plan provides
for the appropriate land use direction for any of the existing golf courses if proposed for
conversion with limitations upon the range of land uses sought, requirements for concurrency
management, open space preservation, compatibility analysis and environmental requirements.
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and it
requires a majority vote for approval. -HFAC
RECOMMENDATION: To provide staff direction to develop LDC amendments regarding
open space analysis, storm water impacts, and environmental sensitivity related to golf course
conversion.
Prepared by: Mike Bosi, AICP, Director, Zoning Division, Growth Management Department
Attachments:
1) Golf Course Study
2) Map of existing Golf Courses
3) Inventory of existing Golf Courses
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COLLIER COUNTY
Board of County Commissioners
Item Number: 11.11.A.
3/22/2016 11.A.
Item Summary: Recommendation to review the Board initiated analysis of existing golf
course conversion and provide staff with direction to amend the Land Development Code (LDC)
to provide for further open space and storm water impacts analysis for future golf course
conversions.
Meeting Date: 3/22/2016
Prepared By
Name: BosiMichael
Title: Division Director - Planning and Zoning, Zoning
2/16/2016 1:02:25 PM
Approved By
Name: PuigJudy
Title: Operations Analyst, Operations & Regulatory Management
Date: 2/19/2016 10:04:07 AM
Name: LorenzWilliam
Title: Division Director - CDES Engineering Svc, Natural Resources
Date: 2/23/2016 4:01:19 PM
Name: AshtonHeidi
Title: Managing Assistant County Attorney, CAO Land Use /Transportation
Date: 2/29/2016 3:16:57 PM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
Date: 2/29/2016 3:45:14 PM
Name: KlatzkowJeff
Title: County Attorney,
Date: 3/2/2016 7:58:55 AM
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3/22/2016 11.A.
Name: IsacksonMark
Title: Division Director- Corp Fin & Mgmt Svc, Office of Management & Budget
Date: 3/7/2016 10:16:21 AM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 3/15/2016 1:26:31 PM
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3/22/2016 11.A.
Collier County Existing Golf Courses &
Potential for Conversion
Attachment "A" — Golf Course Study
Attachment "B" — Map of Existing Golf Courses
Attachment "C" — Inventory of Existing Golf Courses
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3/22/2016 11.A.
At the January 12, 2016 Board of County Commissioners (BCC) public hearing, staff was directed to
review the issue of golf course redevelopment and bring back a report identifying the number of courses
within the County, an estimation of those that could be redeveloped, the total acreage these courses
comprise and options for the BCC to consider related to the issue. This study was prepared in -house
utilizing existing staff resources and best available data. The approximate size of each golf course
identified within the study was derived from the Collier County Property Appraiser's Geographic
Information System (GIS), and the specific acreage may differ slightly from the estimate provided in this
report.
A total of Sixty -five (65) golf courses were identified within the County (Reference Attachment B). These
courses comprise approximately 13,539 + acres (Reference Attachment C). The total number of golf
courses is evidence of the popularity of these amenities in the decades of the 70's, 80's and 90's, but
since the end of the past economic downturn, the market viability of a number of these courses has
been called into question. It is based upon the market demand for these courses that the issue of golf
course conversion must be examined.
Identification of the golf courses' zoning designations is needed to evaluate the potential for conversion.
Of the sixty -five (65) courses, two (2) are in Marco Island, five (5) are in the City of Naples;forty three
(43) are in PUD zoning, four (4) are in Ag zoning, one (1) is zoned RMF -16 and ten (10) are zoned golf
course. The following table illustrates the number of golf courses:
Table 1. Golf Courses in Collier Countv
rr Zoning Perc t . Acreage en of Total
2 Marco Island 190 1.4°%
Seven courses in the municipalities are outside the regulatory control of the Board, and therefore no
further consideration is given in this study.
The one course zoned RMF -16 is integrated as part of a residential development. Therefore the golf
course cannot be converted due to the density associated with the acreage of the golf course being
allocated to the residential portion of the project.
The four courses zoned Agricultural are within the Rural Fringe Mixed -Use District ( RFMUD). While
eligible to convert from golf course to residential development, that conversion would require the
utilization of the Transfer of Development Rights program to attain a density greater than one unit per
five acres allocated to the Agriculture zoning district. Recently, two golf courses within the RFMUD have
been rezoned PUD (Golf club of the Everglades) and the market seems to be utilizing these stand alone
courses to amenitize the RFMUD projects, rather than convert the courses.
Attachment "A"
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43
PUD
9,243
68.3%
4
Agriculture.:
1,570,
123 %'
1
RMF -16
29
.2%
10 ,.
Golf Course
152-1,
..
e .
Total
13 539
Seven courses in the municipalities are outside the regulatory control of the Board, and therefore no
further consideration is given in this study.
The one course zoned RMF -16 is integrated as part of a residential development. Therefore the golf
course cannot be converted due to the density associated with the acreage of the golf course being
allocated to the residential portion of the project.
The four courses zoned Agricultural are within the Rural Fringe Mixed -Use District ( RFMUD). While
eligible to convert from golf course to residential development, that conversion would require the
utilization of the Transfer of Development Rights program to attain a density greater than one unit per
five acres allocated to the Agriculture zoning district. Recently, two golf courses within the RFMUD have
been rezoned PUD (Golf club of the Everglades) and the market seems to be utilizing these stand alone
courses to amenitize the RFMUD projects, rather than convert the courses.
Attachment "A"
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3/22/2016 11.A.
The 43 courses within existing PUDs, while eligible by the Future Land Use Element to convert to
residential (majority are primarily in the Urban Residential designation that contemplates residential
development), there are constraints to such conversion. The first is that PUDs have utilized the golf
courses within their development to meet the 60 percent open space requirement. Redevelopment of
the golf course could only move forward while still satisfying the open space requirement. A second
limitation is related to density assigned to a PUD. The acreage of the golf course is included within the
gross density assigned to a PUD. The conversion to residential use will be limited to the amount of
remaining density provided to the PUD by the density rating system. A third limitation relates to the
storm water management function the course provides to the individual PUD. For a PUD to be amended
to allow the conversion of the golf course, the water management functionality provided by the course
would have to be retained within the conversion, which could limit the range of options for conversion.
Based upon these three limiting factors, the probability of the conversion of courses within PUDs is
constrained.
The ten golf courses zoned "Golf Course" are recognized by staff as the courses most likely to propose a
conversion to residential use. These ten courses do not have density allocated to an accompanying
residential development. Therefore the Density Rating System of the GMP provides the courses density
rights. Additionally, all ten courses are within the Urban Residential Sub District of the Future Land Use
Element (FLUE) and therefore eligible to request a residential project. In fact a residential project would
be promoted by the FLUE if an existing course was considering conversion. A challenge to the
conversion of these courses relates to the surrounding property owners perception that the golf course
is a required component to their development's open space, a perception that in most instances is not
factual. The golf courses located within a golf course zoning district are standalone uses and not
dependent upon the adjoining zoning designations and uses.
Based upon the findings of this study, ten courses (roughly 1, 521 acres), could likely seek conversion
from their existing use. The issues associated with golf course conversion are property rights,
environmental concern, open space, compatibility, neighborhood impacts, storm water management,
traffic patterns, and concurrency management.
Process for Conversion
As identified, ten courses zoned Golf Course have the greatest potential for conversion. For this
conversion to transpire, the golf courses would have to satisfy the rezoning process. The rezoning
process provides the surrounding property owners, as well as the general public, numerous
opportunities to provide their perspective on the conversion through the neighborhood information
meeting, the CCPC /EAC public hearing and then ultimately the BCC public hearing. As part of the
process, the proposed conversion would be analyzed for; infrastructure impacts and capacity availability
(concurrency management), compatibility with the surrounding built environment, the scale of the
proposed project, storm water management, transportation impacts, GMP consistency, and
environmental considerations. More specifically related to golf course conversion and the Collier
County Land Development Code (LDC), Section 3.08.A.d requires that soil and /or ground water sampling
is required at the time of first development order submittal for sites that contained golf courses.
Attachment "A"
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3/22/2016 11.A.
Essentially, soil and /or ground water testing is required to evaluate the presence of hazardous material.
It should be noted, the discovery of hazardous material would not preclude the conversion, but rather
require the remediation of the site if pollutants were found before such conversion. All of these factors
and procedural steps would need to be satisfied before any conversion of an existing golf course could
move forward and ultimately, it would be the decision of the Board, based upon the recommendation of
staff and the CCPC /EAC as to whether such conversion was appropriate.
Possible Future LDC enhancements
One of the components of golf course conversion is the loss of open space and the affect such loss will
have on the surrounding residential properties. In addition to the loss of open space, the localized
storm water management for the area can be affected by these conversions. Environmental issues
related to the presence of hazardous material is also a concern. Based upon these factors, it is
recommended that the Board direct staff to research and develop amendments to address open space,
storm water management changes and environmental impacts associated with golf course conversion.
The first amendment would focus upon the loss of open space on the surrounding residential area and if
the loss should be mitigated through site designs of the proposed development. The second would
focus on the extent to which the golf course provided storm water management for the surrounding
area and how this will be mitigated by the proposed site design. The third would consider
environmental issues associated with the potential conversion.
Attachment "A"
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3/22/2016 11.A.
Attachment — B
COLLIER COUNTY GOLF COURSES
BONrrA BEACH RD m
Audubon CC h
Club @ Mediteria Quail West Golf & CC
Bentley Village �....... r.rr...........r............... i a
Golf Club'
¢Tails Park Golf Glu Cypress Woods Bonita Bay Club East �
M
gGoff& CC a
Quail Creek CC ` Twin Eagles Golf & CC
Imperial Golf Club The Strand
- Quail lVinage,Golf,Club OD, WELL RD
'Collier's Reserve Cc
OW Collier Golf club '� tH t 6'
`Y yf * Golf Course's /1116
111TH. AVE N DILKO7fAI,.EERD z
-Valencia Goff Course
Palm River CC (LaPlaya) Old. Florida, Arrowhead Golf Course
o
Golf Club
Stonebridge CC Vanderbilt CC
I o
Tiburon Golf Club �g •'
Pelican Maresh Golf Club z VANDE"flXEEACRRD
Goff Club of
Club Pelican Bay 41
r°. Vineyards of Naples the Everglades
Q GOLDEN GATE RLVD W GOLDEN GATE 11—E
n Quail Run a a
0 Golf club j m
County Club of Naples PDAERmGERD 3 z
y
Royal Poinciana
Golf Club Kensington Golf & CC -
Hole in the wall I / c Wyndemere CCGB BLVD ° Hideout Golf club c
Golf Club
c
c
High Point CC� Grey Oaks Golf & CC
GOLDEN GAPE PKY v
Moorings CC r' Quality Inn &Suites Golf Resort
Wilderness CC
Bear's Paw CC Naples Grande Goif, Club Glen Eagle @ Cedar Hammock Goff & CC
RAWORD BretonnePark
Naples Beach Hotel 41 Fo>dire GC Forest Glen Golf & GC
&Golf Club I {d4�
D BLVD w Naples Heritage
Countyside Golf club
c Naples National Golf Club
Glades Golf &CC aF Iz - -� `_� a
<m Royal Wood Goff &.CC
Lakewood CCU �$ < .— Naples Lakes CC
Windstar on Naples Bay v` c B^T^• ""'�'� "dDNDf'fi R° Royal Palm CC
Riviera Goff Club of Naples "� m a
Classic CC @ left' Resort
Hibiscus Golf Club ,
41 e1 Lely Fiamigo Island Club
TPC @ Treviso Bay Y
.. Eagle Creek CC
Silver Lakes RV Resort & Golf Club rq
N �fqy7�
�@
Links of Naples
e Boyne South Golf course
a
w
GOLF COURSE: °
ZONING Marco Shores CC
AG (1,679 ACre -)
GC (1,521 Acres')
MARCO ISLAND (190.ACres') •Hideaway. Beach Club a
NAPLES (877 Acres -)
PUN (9,243 Acres') �7i a
q p
!Bland CC �
RMF46 (29 Acres') v, ,..� v� 5
-approximate acres muntlee to nearest while aae�
00.5 1 2 3 C 07 coos
Miles
.wsrvae mwa.,w�
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10
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18
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24
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26
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28
29
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35
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Collier County Golf Course Inventory 2016 3/22/2016 11.A.
Name
Address
Zip
Zoning ;
Acres,
Private /Public '
County Club of Naples
185 Burning Tree Dr
34105
GC -Golf Course
141
Private
Glades Golf & CC
174 Teryl Rd
34112
GC -Golf Course
82
Private
Hibiscus Golf Club
5375 Hibiscus Dr.
34113
GC -Golf Course
156
Public
Imperial Golf Club
1808 Imperial Golf Course F
34110
GC -Golf Course
294
Private
Lakewood CC
4235 Lakewood Blvd
34112
GC -Golf Course
55
Private
Palm River CC (LaPlaya)
333 Palm River Blvd
34110
GC -Golf Course
137
Private
Quail Creek CC
13300 Valewood Dr
34119
GC -Golf Course
317
Private
Quail Run Golf Club
1 Forest Lakes Blvd
34105
GC -Golf Course
78
Private
Quality Inn & Suites Golf Resort
4100 Golden Gate Pkwy
34116
GC -Golf Course
167
Public
Riviera Golf Club of Naples
48 Marseille dr
34112
GC -Golf Course
94
Public
SUM
_1,521
Hideaway Beach Club
250 South Beach Dr
34145
Marco Island
36
Private
Island CC
500 Nassau Rd
34145
Marco Island
154
Private
SUM
190
Bear's Paw CC
2500 Golden Gate Pkwy
34105
Naples
184
Private
Hole in the Wall Golf Club
3600 Godlette -Frank Rd
34103
Naples
188
Private
Moorings CC
2500 Crayton Rd
34103
Naples
43
Private
Naples Beach Hotel & Golf Club
851 Gulf Shore Blvd
34102
Naples
111
Private
Royal Poinciana Golf Club
1600 Solana Rd
34105
Naples
351
Private
SUM
877
Arrowhead Golf Course
2205 Heritage Greens Dr
34119
PUD
141
Public
Audubon CC
625 Audubon Blvd
34110
PUD
60
Private
Bentley Village Golf Club
2550 Golfside Dr
34110
PUD
22
Private
Cedar Hammock Golf & CC
8660 Cedar Hammock Blvd
34112
PUD
104
Public
Classic CC @ Lely Resort
7989 Grand Lely Dr
34119
PUD
433
Private
Club @ Mediterra
15755 Corso Mediterra Cir
34120
PUD
293
Private
Club @ Pelican Bay
707 Gulf Park dr
34108
PUD
214
Private
Collier's Reserve CC
11711 Collier's Reserve Dr
34110
PUD
192
Private
Countyside Golf club
600 Countryside dr
34104
PUD
115
Private
Cypress Woods Golf & CC
3525 Northbrookc Dr
34119
PUD
175
Public
Eagle Creek CC
11 Cypress View
34113
PUD
139
Private
Forest Glen Golf & CC
3855 Forest glen Blvd
34114
PUD
195
Private
Fore CC
1030 Kings Way
34104
PUD
144
Private
Glen Eagle @ Bretonne Park
6680 Weston way
34104
PUD
145
Private
Grey Oaks Golf & CC
2400 Grey Oaks Dr N
34105
PUD
560
Private
Herritage Bay Golf Courses
10160 Heritage Bay Blvd
34120
PUD
454
Public
Kensington Golf & CC
2700 Pine Rige Rd
34109
PUD
106
Private
Lely Flamigo Island Club
8004 Lely Resort Blvd
34113
PUD
166
Public
Marco Shores CC
1450 Mainsail Dr
34114
PUD
130
Private
Naples Grande Golf Club
7540 Golden Gate Pkwy
34105
PUD
158
Private
Naples Heritage
8150 Heritage Club Way
34112
PUD
183
Private
Naples Lakes CC
4784 Naples Lakes Blvd
34112
PUD
365
Private
Naples National Golf Club
9325 Collier Blvd
34114
PUD
312
Private
Old Collier Golf club
790 Main House Dr
34110
PUD
460
Private
Olde Florida Golf Club
7165 Treeline Dr.
34119
RFMUD -PUD
155
Private
Pelican Maresh Golf Club
1810 Persimmon Dr.
34109
PUD
614
Private
Quail Village Golf Club
11719 Quail Village Way
34119
PUD
79
Private
Quail West Golf & CC
5950 Burnham rd
34119
PUD
251
Private
Royal Palm CC
405 Forest Hills Blvd
34113
PUD
189
Private
Royal Wood Golf & CC
4300 Royal wood Blvd
34112
PUD
123
Private
Silver Lakes RV Resort & Golf Club
1001 Silver Lakes Blvd
34114
PUD
21
Private
Stonebridge CC
2100 Winding Oaks Way
34109
PUD
164
Private
Talis Park Golf Club
16475 Talis Park Dr
34110
PUD
195
Private
The Strand
5840 Strand Blvd
34110
PUD
241
Private
Tiburon Golf Club
2620 Tiburon Dr.
34109
PUD
258
Public
TPC @ Treviso Bay
9800 Treviso Bay Blvd
34113
PUD
178
Public
Valencia Golf Course
1725 Double Eagle trail
34120
PUD
198
Public
Vanderbilt CC
8250 Danbury Blvd
34120
PUD
165
Private
Vineyards of Naples
400 Vinyards Blvd
34119
PUD
261
Private
Wilderness CC
101 Clubhouse Dr
34105
PUD
150
Private
Windstar on Naples Bay
1700 Windstar Blvd
34112
PUD
119
Private
Wyndemere CC
700 Wyndemere Way
34105
PUD
225
Private
Boyne South Golf course
18100 Royal Tree Pkwy
34114
RFMUD -PUD
149
Public
Golf Club of the Everglades
8835 Vandebilt Beach Rd. E
34120
RFMUD -PUD
242
Private
SUM
9,243
Twin Eagles Golf & CC
11725 Twin Eagles Blvd
34120
RFMUD -A
391
Public
Bonita Bay Club East
3700 Wildwood Blvd
34120
RFMUD -A -CU
1028
Private
Hideout Golf club
3025 Brantley Blvd
34117
RFMUD -A -CU
190
Private
Links of Naples
16161 Tamiami Trl E
34114
RFMUD -A -CU
70
Private
`SUM
1,679
High Point CC
1100 High Point Dr
34103
RMF -16
29
Public
TOTAL SUM
13,539
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