Subcommittee Agenda 11/03/2016 2016 Land Development
Co -ger County
Code Amendments
Growth Management Department
- Public Meeting -
Development Services Advisory Committee
Land Development Review Subcommittee
Thursday, November 3, 2016
2:00 p.m. —4:00 p.m.
2800 N. Horseshoe Dr., Naples, FL—GMD Building
Conference Room 609/610
Meeting Purpose: Agenda:
The purpose of 1. Call to order
this meeting is to 2. Approve agenda
review three LDC 3. Review revised LDC amendments
amendments.
a. 2:05 pm — Stormwater Plans
b. 2:35 pm — Conservation Collier
Please note: The c. 3:20 pm — Golf Course Redevelopment
DSAC-LDR 4. Public comments
subcommittee 5. Next meeting date
make-up is 6. Adjourn
different for each
amendment.
News Release posted October 27th, 2016
For more information please contact Jeremy Frantz at(239) 252-2305 or jeremyfrantz@colliergov.net
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Amend the LDC as follows:
1 6.05.01 Water Management Requirements
2 A complete stormwater management system shall be provided for all areas within the
3 subdivision or development, including lots, streets, and alleys.
4 A. The system design shall meet the applicable provisions of the current County codes and
5 ordinances, SFWMD rules and regulations pursuant to Florida Statutes, and the Florida
6 Administrative Code, and any other affected state and federal agencies' rules and
7 regulations in effect at the time of preliminary subdivision plat submission. Water
8 management areas will be required to be maintained in perpetuity according to the
9 approved plans. Water management areas not maintained will be corrected according to
10 approved plans within 30 days.
11 B. Where stormwater runoff from outside the subdivisionr development historically
12 passes on, over, or through areas of the subdivision or ,elopment, such runoff shall
13be included in the stormwater system design.,The system sh,abe designed for long life,
14 low cost maintenance by normal methods and provide for optimon-site detention of
15 stormwater runoff and groundwater recharge in accordance with applicable County and
16 SFWMD regulations.
17 C. Any structure with an outside wall which is closer 0 feet from a side property line
18 shall install properly sized (minimum twenty-foul" 1. _re inch cross-section) gutters and
19 downspouts to direct stormwater away from neig'�_ 'ng properties and toward front
20 and/or rear swales or retention/detention areas.
21 D. In-ground percolation type retention systems such as •i, trenches, exfiltration trenches
22 or beds, infiltrator aa'. systems, gallery type systems, etc.� iall not be used to achieve
23 water quality rete\'t fc residential subd cors. Rear yard open retention systems
24 shall likewiseA..e designed to achieve r quality retention on projects submitted
25 after January002. All retention system for projects designed after January1, 2002,
26 shall be on common property owned and maintained by a homeowners' association or
27 similar entity.
28 E. Any canal which forms a part of the public water management system shall be dedicated
29 for care and maintenance per the requirements of the governmental agency which has
30 jurisdiction. Canals located entirely within the subdivision and which do not form a part
31 of the public water management system shall be dedicated to the public, without the
32 responsibility for maintenance, as a drainage easement. A maintenance easement, of a
33 size acceptable to the County Manager or designee or other governmental agency with
34 maintenanceresponsibility, shall be provided adjacent to the established drainage
35 easement, or the drainage'easement created must be of a size suitable for the
36 proposed canal arid,its maintenance.
37 - - - - a- - - at. e - .
•
38 Dwelling 1/nits Jnr/' up levee
39 1. Applicability. Any application for a building permit to allow the development or
40 - _- ._. - - _ • - - - - - - -- • -
41 after July 1, 2008, except for the following conditions:
42 a. Any application within the boundaries of development projects that have:
43 _ -- _ .. . - __ _ . ._ •---
44 Surface Water Management-or Environmental Resource Protection and
45 - - - -- - - --- - - - --- •_. -- -- - - --
46 treatment and discharge system;
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1 b. A one time addition is allowed for certain sized homes, as set forth below;
2 er
3 c. An application accompanied by.a stormwater management plan, signed
4 - - - - - - - - - - - - - - - - - •
5 Table 6.05.01 F.
Lot-Size Impervious Area Coverage
Under 11,000 sq. ft. 25% /10%
11,000 sq. ft. to 52,999 sq. ft. 2,750 sq. ft. +5% of area in /1,100 sq. ft. +5% of area in
and 100 ft. or greater in width excess of 11,000 sq. ft. excess of 11,000 sq. ft.
11,000 sq. ft. to 52,999 sq. ft. 2,750 sq. ft. +2% of area in /1,100 sq. ft. +2% of area in
and less than 100 ft. in width excess of 11,000 sq. ft. excess of 11,000 sq. ft.
53,000 sq. ft. and over - e e - • 6,500 sq. ft. +2% of area in
-- - --, a a
_-- execs*of 53,000 sq. ft.
6
7 • - • - - -- - _ _ - -- --8 the total lot area shall be as provrde' •r in Table 6.05.01 F. unless accompanied
rog
•
11 �• 1./� . _ _ . .- _ : -- -• -• --- -
12 - - - - • - -- • - -- - - - - - --
14 - • - - - - e --- - -• - - • --_ - - -
- •. - _ '' - -- -- - - - - - - --=
16 _
17 b. The application sito t an shalt list all requr -.. eparation distances
18 s. - -• -
19 areaTho calculations may be done on the site plan or may be in a
20paste Engineer's repo +ut must be signed and s aled by the
21 neer.
22 . •.
23 - - - -- 5 � -- - - -- -- - - - - -
24
25 ' e•- • - - -- -- -- • -- - - - . - - - , !9 .
26 -- --- - - - - - - -- - - - • e eee
2728 6: _ - -- _ _ - ..- .-- - -- - - - - •- - _ .. -
05.01 F. by more than 3 percent of the lot area or more than 1,000 square feet.
29 GF. The design of the storm --ter management system shall fully incorporate the
30 requirements of the Int i''Watershed Management regulations of LDC section 3.07.00.
31 #G. Street grades. Stree .des must be determined in relation to the drainage facilities
32 for the subdivision must not exceed four percent nor be less than 0.3 percent,
33 unless otherwise apt oved by the County Manager or designee pursuant to section
34 10.02.04 of the LDC. Street grades must be shown on the development plans by
35 direction and percent of fall on the road profiles.
36 41-1. Rainfall and runoff criteria. The system must be designed for"design floods" resulting
37 from rain storms and antecedent conditions for all system components in accordance
38 with current Collier County and South Florida Water Management District criteria.
391. Runoff coefficients. Existing land usage will be considered for the selection of
40 proper runoff coefficients within the drainage basins involved, whether within the
41 subdivision or development or not.
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1 2. Lakes. Artificial lakes and retention basins proposed as part of a stormwater
2 retention system for on-site water management must be designed and shall be
3 consistent with other ordinances or regulations of Collier County, the state or the
4 region. All lakes will be set back from abutting roadways or intersections
5 pursuant to the design standards established in sections 22-106 through 22-119
6 of the Code of Laws and Ordinances.
7 dl. Stormwater outfalls. Stormwater runoff must be conducted to positive outfalls that can be
8 permanently maintained, practicably and legally. Outfalls to existing waterways, canals,
9 preserve or conservation areas, lakes or storm sewers will be acceptable provided it can
10 be demonstrated through a professional engineering study to the County Manager or
11 designee that such receiving systems have adequate capacity to receive the proposed
12 quantity and quality of the additional flow. ���
13 1. Side ditches or swales along public or private:roaads shall not be accepted as
14 suitable positive outfalls except as may be specifically accepted under the
15 provisions of the LDC by the County Manager or designee and by the Florida
16 Department of Transportation, if applble. The storage of stormwater runoff in
17 other existing or proposed ditches,orswales within a public or private right-of-
18 way will be permitted for volurrletorage when approved under South Florida
19 Water Management District design criteria, but will not be utilized to satisfy the
20 stormwater storage (quality) requirements of a development's master water
21 management systemp /'
22 14 J. Major waterway. Improvement 0Q(establishment of Major waterways and canals will be
23 developed in full accord with applicable:stormwater management criteria. Engineering
24 data, criteria, and suitable calculations shall be submitted to the County Manager or
25 designee prior to approval of construction planes
26 1. Roadways t ver major waterways will be structures approved by the County
27 Manager'or designee, sized to maintain flo c ", city, designed to assure long
28 life aridminimal maintenance. Construction mus meet all current Florida
29 Department,of Transportation Standard Specifications for Road and Bridge
30 Constructioi 'as amended, unless otherwise approved by the County Manager or
31 designee pursuant to section 10.02.04 sof the LDC.
32 bK. a ditches and open channels. Unless otherwise approved by the County Manager
33 ori esignee pursuaRt section 10.02.04 at'the LDC, side slopes no steeper than four to
34 one will be allowed.Protection against scour and erosion will be provided as required by
35 the County Manager or designee.-
36 ML. Roadside swales.
37 1. Design. In the interest of preserving the existing natural groundwater levels,
38 roadways will not be designed so as to cause the significant lowering of the water
39 levels existingin the area prior to development. Roadside swales and ditches
40 may be permitted within street rights-of-way where the use of roadside swales
41 can be justified to the County Manager or designee through a written report
42 prepared by the applicant's professional engineer. Swales, where permissible,
43 will have side slopes no steeper than four to one and they will not be utilized to
44 satisfy the stormwater quality (volume) requirements of a project's master water
45 management system.Where flow velocities in excess of four feet per second are
46 anticipated, urban right-of-way sections will be required.
47 2. Erosion protection. All unpaved areas within the permanent right-of-way must
48be provided with permanent erosion protection, such as native vegetation or
49 turf. Swale ditches shall be sodded a lateral distance extending from the road
50 pavement to the top of the swale ditch backslope. Where valley guttered sections
51 are used for drainageways, turf protection must be placed from the edge of the
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1 gutter to the outer limits of the right-of-way. If seeding is utilized, then mulching
2 in accordance with the Florida Department of Transportation standards will be
3 required. Additionally, if seeding and mulching are utilized, then a strip of sod one
4 foot wide will be placed along the face of the pavement or curb section and over
5 the invert of any approved swale section within the runoff flowway. All swales
6 subject to erosion velocities will have adequate erosion protection in the form of
7 riprap or other applicable like methods.
8 3. Driveways across swale ditches. Driveways across permitted swale ditches
9 must have placed beneath them drainage pipes of adequate size and type
10 approved by the County Manager or designee, based on the capacity
11 requirements calculated by the applicant's professional engineer for the
12 development's master water management system.
13 NM. Street drainage. Street drainage within the road right-of-way through grassed swales
14 will be permitted for rural cross sections only except where velocities in excess of four
15 feet per second are anticipated. The flow from these swatesor other types of drainage
16 facilities will be diverted to natural percolation areas, artificial,seepage basins or
17 artificial lakes of at least sufficient capacity to comply with the criteria of Collier County
18 and the South Florida Water Management District. Other equally effective methods of
19 returning cleansed waters to the aquifer will be acceptable upon prior review and
20 approval by the County Manager or designee _
21 1. Existing natural lakes may be used as + tent i areas provided t t they have
22 adequate storage capacityand that pretreatment measures approved by the
23 County Manager or designee are taken to prevent pollutant matter from entering
24 the lake. Positive outfall drainagef ilities will be provided away from all
25 percolation areas, seepage basins,detention area and artificial lakes to handle
26 the runoff frnit storms which axceed the required design storm event in duration
27 and/or severity.
28 ON. Percolation areas. The actual area required will depend on the percolation rate for the
29 soils at the specific site and the mannerin which the site is developed in accordance
30 with Collier County and South Florida Water Management District criteria.
31 1. Underground drainage.Where drainage plans provide for, or it is so directed by
32 the County Manager or designee, the collection of stormwater in underground
33 pipes, inlets and other appurtenances for conveyance to an intermediate or
34 ultimate outfall, the following minimum design criteria will be observed:
35 a. The minimum pipused within a publicly maintained stormwater
36 collection system will be 15 inches in diameter.
37 b Inlets will be spaced at such intervals and in such a manner to allow for
38the acceptance of 100 percent of the ten-year, one-hour storm runoff.
39 c. The distance between terminating and intermediate structures must not
40 exceed these required by the Florida Department of Transportation,
41 pursuant to Florida Department of Transportation Drainage Manual,
42 Volumes 1-4 (1987 edition or latest revision).
43 d. The stormwater, underground collection system, must be so designed
44 that the elevation of the hydraulic gradient during a ten-year, one-hour
45 storm event is never higher than the crown elevation of any publicly
46 maintained roadway in the system.
47 e. The pipes must be designed to minimize sediment deposits.
48 f. The pipe materials must meet the requirements set forth in sections
49 943-948 inclusive of the current edition of the Florida Department of
50 Transportation Standard Specifications for Road and Bridge Construction.
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1 Only concrete pipe or other pipe materials approved by the County
2 Manager or designee may be used in tidal or salt waters.
3 g. All drainage pipes must be fitted with headwalls, endwalls, inlets and
4 other appropriate terminating and intermediate structures.
5 RO. Stormwater disposal. The method of ultimate disposal of stormwaters will be dependent
6 upon the soil characteristic underlying the development or subdivision. All stormwaters
7 will be subjected to treatment for the removal of petroleum residues, oils, suspended
8 solids and other pollutants found in stormwater runoff. The method of treatment will be
9 determined by the applicant's professional engineer responsible for the preparation of
10 the stormwater management plans and specifications, and will be subject to the approval
11 of the County Manager or designee and the concerned state agencies.
12 * *
13
14 6.05.03 Stormwater Plans for Single-Family Dwelling Units,"Two-Family Dwelling Units,
15 and Duplexes.
16 A. Purpose. The purpose of this section is to manage stormwaterrunoff on lots with
17 single-family dwelling units, two-family dwelling units, or duplexes in order to
18 prevent detrimental impacts on-site or to adjacent properties.This section is also
19 designed to provide criteria for demonstrating compliance with Collier.County Code of
20 Laws and Ordinances section 90-41(f)(8). For the purses of this sectloh, the term
21 pervious area shall include grass, crushed stone (e, #57), mulch, pavers without
22 limerock base, and unlined pond area. Additionally,=tie term impervious area shall
23 include roofed buildings, concrete andasphalt pads,"cool deck (e.g. spraycrete), pavers
24 with limerock base, swimming pools anal lined and ars .
25 B. Applicability. A Type I or Type II stormwater plan shall bey,eguired for lots with single-
26 family dwellings, two-family dwellings, or duplexes with the following exceptions:
27 1. Lots located in the Rural Agricultural(A)zoning district outside the lmmokalee
28 Urban rea Overlay. strict and out de the coastal urban designated area as
29 established in the Future Land Use Map.
30 2. Lots that have received a Surface Water Management or Environmental
31our"ce Protection permit from the South Florida Water Management District.
32 C. Stormwater plan submittal.A stormwater plan-shall be submitted as part of an
33 application for a bding permit for any ofthe following:
34 1. Type I stormwater plans.
35 a. New structures, additions, pools, or decks on lots with 40 percent or
36 less impervious area, or on Estates lots with 25 percent or less
37 - impervious area.
38 b. 'New structures, additions, pools, or decks on lots that discharge directly
39 to a tidal wterbody, whether or not the lot exceeds the impervious area
40 threshold °in LDC section 6.05.03 C.1.a above.
41 2. Type II stormwater plans.
42 a. New structures, additions, pools, or decks on lots with more than 40
43 percent impervious area, or on Estates lots with more than 25 percent
44 impervious area.
45 b. New structures, additions, pools, or decks on lots that discharge directly
46 to a non-tidal waterbody, whether or not the lot exceeds the impervious
47 area thresholds in LDC section 6.05.03 C.2.a above.
48 D. Stormwater plan criteria.
49 1. Type I stormwater plan. Type I stormwater plans shall be prepared by a Florida
50 registered design professional or licensed contractor. The stormwater plan shall
51 demonstrate the following:
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1 a. Stormwater runoff. Discharges from the impacted area shall be directed
2 into one or more of the following:
3 i. An existing surface water management system.
4 ii. A drainage conveyance system.
5 iii. On-site retention or detention areas. The bottom of retention or
6 detention areas shall be above the wet season water table.
7 iv. A tidal waterbody. An outfall to a waterbody shall not result in
8 erosion of soil and the discharge area shall be stabilized. For lots
9 discharging to a non-tidal waterbody see LDC section 6.05.03 D.2.
10 b. Design standards.
11 i. Retaining walls shall be set back six inches from the property line,
12 if applicable.
13 ii. Stone in french drains shall be calculated with a 40 percent void
14 ratio.
15 iii. Stormwater pipes, if used, shall not be metal.
16 iv. Compliance with LDfection 6.05.01 C regarding gutter and
17 downspout requirements, if applicable. ,
18 c. The location, dimension,and setbacks of septic Mems, if applicable.
19 2. Type II stormwater plan. Type II stormwater plans shall be prepared by a
20 professional engineer licensed in the state of.Florida. A Type II Stormwater plan
21 shall demonstrate compliance with the Typici,tstormwater plan criteria above and
22 shall include an engineer's analysis that de onstrates the following:
23 a. Water quantity calculations that demos.trate the ability to accommodate
24 the runoff from the-area exceeding thea. licable threshold in LDC
25 section 6.05.03 C from a 5-year'1-day storm,by a qualified engineer or
26 techniclr
27 b. A matrix of all required Separation distances between wells, drainfield
28 ° systems, and stormwater'
, retention/detention areas. The calculations may
29 be" ne on the site plan or may be in a separate engineer's report, but
30 the sh plan muat be signed and sealed by a professional engineer
31 y,-.licensed in state•of Florida _.,
32c. For:a stormwater discharges to a non-tidal waterbody an outfall to a
33 ,° waterbody'ihillt not result in erosion of soil and will be allowed through a
343-inch orifice andthedischarge area shall be stabilized.
35 d. A certification of compliance shall be submitted to the County by the
36 �-, engineer prior to an inspection.
37 E. Application submittal requirements. The Administrative Code shall establish the
38 submittal requirements for stormwater plans.
39 F. Inspection and maintenance.
40 1. Inspection.The subject property shall be inspected by the County prior to
41 issuance of a certificate of occupancy or certificate of completion, as applicable,
42 for consistency with the approved stormwater plan.
43 2. Maintenance. The property owner shall maintain site grading and drainage (e.g.
44 swales, french drains, grates, etc.) in accordance with the approved stormwater
45 plan. Future changes to impervious area or site grading shall not modify the site
46 in a manner that will prevent continued drainage of the site as shown on the
47 approved stormwater plan, whether or not a permit is required for an
48 improvement.
49 G. Violations. Where a violation of Collier County Code of Laws and Ordinances section 90-
50 41(f)(8) occurs, a stormwater plan shall be submitted that demonstrates the additional
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1 flow of surface water has been eliminated. The subject property shall be inspected by
2 the County prior to the resolution of the code case.
3
4 # # # # # # # # # # # # #
5
6 10.02.06 Requirements for Permits
7 * * * * * * * * * *
8 B. Building Permit or Land Alteration Permit.
9 1. Building or land alteration permit and certificate of occupancy compliance
10 process.
11 * * * * * * * * * * * * *
12 b. Application for building or land alteratoniermit. All applications for
13 building or land alteration permits,shall in addition to containing the
14 information required by the building offici I, be accompanied by all
15 required plans and drawings drawn to scashowing the actual shape
16 and dimensions of the lot to be built upon;ilia sizes and locations on the
17 lot of buildings already existing, if any; the size d location on the lot of
18 the building or buildings to be erected, altered ''°allowed to exist; the
19 existing use of each building or buildings or parts thereof; the number of
20 families the building is designed to accommodate; the location and
21 number of required off-street parking and off-street loading spaces;
22 approximate location of trees protected by county regulations; changes in
23grade, including-details of berms; arta such other information with regard
� � 9
24 to the lot and exig/proceed structures as provided for the
25 enforcement of this Land development Cede` In the case of application I
26 for a building or land alteration permit on property adjacent to the Gulf 1
27 of Mexico, ,w urvey, certified bya landsurveyor or an engineer licensed
28 in the State."" ;Florida, aril.riot older than 30 days shall be submitted. If
29 them is a storm event or active erosion ona specific parcel of land for
30 which a building o land alteration permit is requested, which the County
31 Mana manager er his des nee deter ines mayeffect the densityor other use
g
32 ', , relationship of the property, a more recent survey may be required.
33 Where ownership or property lines are in doubt, the County Manager or
34 his designee may require the submission of a survey, certified by a land
35 surveyoror engineer,licensed in the State of Florida. Property stakes
36N< shall be inlace at the commencement of construction. For lots with
37 1, single-family dwelling units, two-family dwelling units, or duplexes
38 that are subject to stormwater plans, see LDC section 6.05.03.
39 # # # # r. # y' # # # # # # # #
I
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Collier County Land Development Code I Administrative Procedures Manual
Chapter 4 I Administrative Procedures
4.M. Stormwater Plan
Reference LDC subsection 6.05.03.
Applicability This procedure applies to: 1)single-family dwellings,two-family dwellings,and duplexes
that meet the applicability criteria established in LDC section 5.05.03, and 2)violations of
Collier County Code of Laws section 90-41(f)(8).
Pre-application A pre-application meeting is not required.
Initiation The applicant files a Stormwater Plan with the Planning&Zoning Department in
conjunction with the Building Permit application,or code enforcement violation.
Application Submittal Credentials:A type I stormwater plan,as described below,shall be prepared
Contents by a Florida registered design professional or;(icensed contractor.A type II
stormwater plan,as described below,shall be prepared by a Florida licensed
engineer.The name and contact information of the person who prepared the
drainage plan shall be included on the document.
Type I and Type II stormwater plan aplications must include the following:
1. Applicant contact information.
2. Property information,including:
• Address of the subject property;
• Zoning of the subject property;and
• Description of the proposed activity.
3. The stormwater plan shall demonstrate the following:
• Property boundaries;
• Lot area;
• Finished floor elevation of the subject property;
• Elevation of adjacent properties at the property line and representative
elevations throughout the impacted area;
• Location and area of all surfaces that prevent the percolation or absorption
of water into the ground on the site;
• Septic system location,dimensions,and setbacks,if applicable;
• Location of existing features,such as,watercourses,drainage ditches,lakes,
marshes;
• Proposed drainage directional arrows;
• Location and type of all drainage infrastructure;
• Square feet of retention or detention areas, if applicable;
• Depth of retention or detention areas in inches,if applicable;
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Collier County Land Development Code Administrative Procedures Manual
Chapter 4 I Administrative Procedures
• Cross-sections illustrating proposed grading and drainage infrastructure,
including but not limited to: berms,walls,swales,pipes,gutters and
downspouts,or other drainage facilities as needed to demonstrate
compliance with LDC section 6.05.03;and
• Elevation of the wet season water table in the impacted area if detention or
retention is proposed,
Type II stormwater plans must include the following additional information:
• Water quantity calculations required in LDC section 6.05.03 D.2;
• A Matrix of all required separation distances between wells,drainfield
systems,and stormwater retention/detention areas.The matrix may be
included as a part of the site plan or on a separate engineer's report;and
• The wet season water table calculations,if applicable.
4. Any additional information related to the subject site, impervious areas,or drainage
requested by the County Manager or designee.
Completeness and The Planning&Zoning Department will review the application ftrcompleteness.After
Processing submission of the completed application packet accompanied with the required fee,the
applicant will receive a mailed or electronicrelvonse notifying the applicant that the
petition is being processed.Accompanying that response will be a receipt for the
payment and the tracking number(i.e.,XX201200000)assigned to the petition.This
petition tracking number sho r ?--noted on all future correspondence regarding the
petition.
Notice No notice is required.
Public Hearing No public hearing required.
Decision maker The County Manager or designee.
Review Process The stormwater plan will be reviewed by the Planning&Zoning Department as a part of
the Building Permit application or[code violation process].
Updated
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Text underlined is new text to be added.
Bold text indicates a defined term
1 2.03.09 -Open Space Zoning Districts
2
3
4 A. Golf Course and Recreational Use District "GC". The purpose and intent of"GC" district
5 is to provide lands for golf courses, other compatible recreational uses, and normal
6 accessory uses to golf courses; including certain uses of a commercial nature.
7 Recreational uses shall be compatible in scale and manner with residential neighborhood
8 land uses. The GC district shall be in accordance with the urban mixed use district and
9 the agricultural rural district of the future land use element of the Collier County GMP.
10 1. The following subsections identify the uses that are permissible by right and the
11 uses that are allowable as accessory or conditional uses in the GC district.
12 a. Permitted uses.
13 1. Golf courses
14 2. Hiking trails, walkways, multi-use paths and observation decks.
15 3. Passive recreation areas.
16 4. Disc golf.
17 b. Accessory buses.
18 1. Uses and structures that are accessory and incidental to uses
19 permitted as of right in the GC district.
20 2. Recreational facilities that serve as an integral part of the permitted
21 use, including but not limited to clubhouse, community center
22 building, practice driving range, shuffleboard courts, swimming
23 pools and tennis facilities, snack shops and restrooms.
24 3. Pro shops with equipment sales,no greater than 1,000 square feet,
25 associated with a golf course.
26 4. Restaurants with a seating capacity of 150 seats or less provided
27 that the hours of operation are no later than 10:00 p.m.
28 5. A maximum of two residential dwellings units for use by golf
29 course employees in conjunction with the operation of the golf
30 course.
31 6. Maintenance buildings.
32 c. Conditional uses.The following uses are permissible as conditional uses in the
33 GC district, subject to the standards and provisions established in LDC section
34 10.08.00. All uses shall be subject to design standards in LDC section 5.05.15 G
35 and other applicable LDC standards.
36 1. Commercial establishments oriented to the golf course permitted
37 uses of the district including gift shops; pro shops with equipment
38 sales in excess of 1,000 square feet; restaurants with seating
39 capacity of greater than 150 seats; cocktail lounges, and similar
40 uses, primarily intended to serve patrons of the golf course.
41 2. Cemeteries and memorial gardens.
42 3. Equestrian facilities, including any trails, no closer than 500 feet to
43 residential uses.
44 4. Museums.
45 5. Water related activities, including non-motorized boating, boat
46 ramps, docks, and fishing piers.
47 6. Courts, including bocce ball, basketball, handball, pickle ball,
48 tennis, and racquetball.
49 7. Neighborhood fitness and community centers.
50 8. Parks and play equipment.
51 9. Pools, indoor or outdoor.
52 10. Botanical gardens.
1
l:\2016 LDC Amendment Cycle\Amendments\Redevelopment of Golf Courses\2.03.09 Golf Course Zoning District amendment\2 03
09 Open Space Zoning Districts-Golf Course 11-1-16.docx 11/1/2016 5:31:12 PM
Text underlined is new text to be added.
Bold text indicates a defined term
1 11. Any other recreational use which is compatible in nature with the
2 foregoing uses as determined by the Hearing Examiner or Board of
3 Zoning Appeals, as applicable.
4 # # # # # # # # # # # # #
2
l:\2016 LDC Amendment Cycle\Amendments\Redevelopment of Golf Courses\2.03.09 Golf Course Zoning District amendment\2 03
09 Open Space Zoning Districts-Golf Course 11-1-16.docx 11/1/2016 5:31:12 PM
Amend the LDC as follows:
2.03.06 Planned Unit Development Standards
* * * * * * * * * * * * *
H. Golf course conversions. Lands developed as a golf course within a PUD shall adhere to
the process established in LDC section 5.05.15 prior to converting to another use.
# # # # # # # # # # # # #
5.05.15 Conversion of Golf Courses
A. Purpose and Intent. The purpose of this section is to address the impact of golf course
conversion on real property by requiring outreach with stakeholders during the design
phase of the conversion project and specific development standards to ensure
compatibility with the existing land uses. This process shall be completed prior to the
submittal of a rezone or PUDA. For the purposes of this section, property owners within
1,000 feet of a golf course or who own property within a golf course master planned
community shall hereafter be referred to as stakeholders.
1. Stakeholder outreach process. The intent of this section is to provide a process to
cultivate consensus between the applicant and the stakeholders on the proposed
conversion. In particular, this section is,designed to address the conversion of golf
courses surrounded, in whole or in part, by residential uses or lands zoned
residential.
2. Development standards. It is the intent of the specific development standards
contained herein to encourage the applicant to propose a conversion project with
land uses and amenities that are compatible and complementary to the existing
neighborhoods. The development standards aredesigned to encourage the
applicant to incorporate input provided by stakeholders into the development
proposal.
B. Applicability.
1. PUD districts. This section applies to,lands developed as a golf course in a PUD
that convert to another non-golf course related use.
2. Non-PUD districts. This section applies to lands developed as a golf course in a
non-PUD district that convert to another non-golf course related use.
3. Golf courses zoned GC shall be exempt from the conversion process and may
utilize land uses and adhere to design standards as provided for in LDC section
2.03.09.
C. Development requirements. The following are additional minimum design standards for
conversion projects.
1. Golf course lands utilized to meet the minimum open space requirements for a
previously approved project shall be retained as open space and shall not be
included in open space calculations for any subsequent conversion projects.
2. Greenway. The purpose of the greenway is to retain an open space view, provide
passive recreational uses for stakeholders, and support existing wildlife habitat.
For the purposes of this section the greenway shall be identified as a continuous
strip of undeveloped land set aside for passive recreational uses, such as: open
space, nature tails, parks, playgrounds, golf courses, beach frontage, disc golf
courses, exercise equipment, and multi-use paths. If general agreement is
established among the stakeholders through vetting at the Stakeholder Outreach
Meetings, as provided for in LDC section 5.05.15 D.3, other similar types of
passive recreational uses may be approved by the Board. The greenway shall
not include required yards (setbacks)of any individual lots.
a. The greenway shall be located along the perimeter of the proposed
development and shall be adjacent to the existing properties located
around the golf course. However, if general agreement is established
among the stakeholders through vetting at the Stakeholder Outreach
Meetings, as provided for in LDC section 5.05.15 D.3, a different design
may be approved by the Board.
b. A minimum of 35 percent of the gross area of the conversion project shall
be dedicated to the greenway with a minimum average width of 100 feet.
c. The owner may not charge a fee for the use of the greenway.
d. The greenway may be counted towards the open space requirement for
the conversion project as established in LDC section 4.02.00.
e. Existing trees and understory(shrubs and groundcover)shall be preserved
and maintained within the greenway.At a minimum, canopy trees shall be
provided at a ratio of 1:2,000 square feet within the greenway. Existing
trees may count toward the ratio; however, trees within preserves shall be
excluded from the ratio.
f. No wall or fence shall be required between the greenway and the proposed
development; however, should a wall or fence be constructed, the fence
shall provide habitat connectivity to facilitate wildlife movement in and
around the greenway.
q. A portion of the greenway may provide stormwater management; however,
the greenway shall not create more than 1301 percent additional lake area.
Any newly developed lake shall be a minimum of 100 feet wide.
h. The applicant shall record a restrictive covenant with the County describing
the use and maintenance of the greenway.
3. Supplemental preserve provisions.
a. Conversion projects with sporadic vegetation, e.g. isolated preserves less
than 1/2 acre and/or areas of native vegetation retention less than 1/2 acre
(including planted areas)which meet the criteria established in LDC section
3.05.07 A.4 may recreate up to 100 percent of required preserve area if
located within the greenway.
b. The existing required preservation areas for a golf course shall be retained
as established in LDC section 3.05.07 B.1; however, 50 percent of the
areas may be counted towards the required preserve area for the
conversion project'if located within the greenway and made available for
passive recreation as allowed for in LDC section 3.05.07 H.1.h.
4. Stormwater management requirements. The applicant shall demonstrate that the
stormwater management for the surrounding uses will be maintained at an
equivalent or improved level of service.This shall be demonstrated by a pre versus
post development stormwater runoff analysis.
5. Soil and/or groundwater sampling. In addition to the soil and/or ground water
sampling requirements established in LDC section 3.08.00 A.4.d, the applicant
shall conduct soil and/or groundwater sampling for the pollutants as follows:
Managed turf, chemical storage/mixing areas, and maintenance areas (i.e.
equipment storage and washing areas, fueling and fuel storage areas) shall be
tested for organophosphate, carbamate, triazine pesticides, or chlorinated
herbicides. In addition, maintenance areas, as described above, shall be tested for
petroleum products. The County shall coordinate with the Department of
Environmental Protection where contamination exceeding applicable Department
of Environmental Protection standards is identified on site or where an
Environmental Audit or Environmental Assessment has been submitted.
6. All other development standards. The conversion of golf courses shall be
consistent with the development standards in the LDC, as amended. Where
conflicts arise between the provisions in this section and other provisions in the
LDC, the more restrictive provision shall apply.
D. Application process.
1. Intent to Convert application. The applicant shall submit an "Intent to Convert"
application to the County prior to submitting a rezone or PUDA. The Intent to
Covert application shall a title opinion or ownership encumbrance report
establishing there are no encumbrances on the property that prevent the property
from being developed as proposed; the public outreach methods to be used to
engage stakeholders; and shall include a Developer's Alternative Statement, as
provided for below. The Administrative Code shall establish the submittal
requirements for the "Intent to Convert" application.
2. Process. Within a PUD, the conversion process shall be followed by a PUD
Amendment and within non-PUD districts conversions shall be processed through
a rezone.
3. Developer's Alternatives Statement requirement.
a. Purpose and intent.The Developer's Alternatives Statement(DAS)is a tool
to inform stakeholders and the County about the applicant's development
options and intentions. It is .intended to encourage communication,
cooperation, and consensus building between the applicant, the
stakeholders, and the County.
b. Alternatives. The DAS shall be prepared by the applicant and shall clearly
identify the goals and objectives for the conversion project. The DAS shall
address,at a minimum,the three alternatives noted below.The alternatives
are not intended to be mutually exclusive;the conceptual development plan
may incorporate one or more of the alternatives in the conversion project.
i. : No conversion: The applicant shall provide a study examining the
current and potential financial state of the golf course should no
conversion occur. The study shall identify at a minimum:
a) Whether modifications to the acreage, design, or
maintenance of the golf course and/or club house would
allow for the golf course to continue operating; and
b) Whether a change in membership type (public vs. private)
would allow the golf course to continue operating.
c) Whether any other uses allowed in LDC section 2.03.09 A
or the PUD golf tract are viable;.
ii. County purchase: The applicant shall coordinate with the fCountyl
to determine if there is interest to donate, purchase, or maintain a
portion or all of the property for a public use, e.q.a qreenway, public
park, open space, civic use, or other public facilities. The applicant
shall begin coordination with the [County' upon submittal of the
"Intent to Convert" application. This section shall not require the
County to purchase any lands.
iii. Conceptual development plan: The applicant shall prepare at least
one conceptual development plan depicting the proposed
conversion. The conceptual development plan shall include a
narrative describing how the plan implements and is consistent with
the goals and objectives identified in the DAS.The conceptual plan
shall depict the existing and proposed land uses, including
residential, non-residential, and preserve areas; existing and
proposed roadway and pedestrian systems; existing and proposed
trees and landscaping; and the proposed location for the greenway,
including any passive recreational uses.The narrative shall identify
the intensity of the proposed land uses; how the proposed
conversion is compatible with the existing surrounding land uses
and any methods to provide benefits or mitigate impacts to the
stakeholders.Visual exhibits to describe the proposed development
and amenities including the qreenway shall also be provided.
4. Stakeholder outreach meetings (SOMs). The SOMs are intended to engage the
stakeholders early in the conversion project and inform the applicant as to what
the stakeholders find important to the neighborhood, what is considered
compatible to the neighborhood, and what type of development they can support,
in the neighborhood. The applicant shall utilize Collier County's Guide to Golf
Course Conversion: Public Outreach Methods and Usable Open Space Concepts
to conduct the SOMs. An assigned County planner shall attend the SOM meetings
and observe the process. The applicant shall provide the following:
a. Conduct a minimum of two in-person SOMs and a minimum of one web-
based visual survey on the proposed conceptual plans shared with the
stakeholders. The web-based survey web address may be incorporated in
the mailings notifying the stakeholders of the in-person SOMs.
b. Public notice of the SOMs as described in the Administrative Code [similar
to NIM required court reporter/ MP3 or equivalent device for recording].
c. At the SOM, the applicant shall provide information about the purpose of
the meeting, including a presentation on the goals and objectives of the
conversion project, the alternatives established in the Developer's
Alternative Statement, the greenway,concept, and the measures taken to
ensure compatibility. The applicant shall facilitate dialogue and discussion
on these topics with the stakeholders using a public outreach method
identified in the County's Guide to Golf Course Conversion.
5. Rezone or PUDA application. The applicant shall file a rezone or PUDA with the
County after completing the SOMs requirements. In addition, the applicant shall
prepare a SOM report. The report shalt include a description of the public outreach
methods used, list of attendees, pictures from the meetings demonstrating the
outreach process, results from outreach methods (as described in the County's
Guide to Golf Course Conversion), and copies of the materials used during the
SOMs. The applicant shall also include a point-counterpoint list, identifying the
input from the stakeholders and how and why it was or was not incorporated in the
application. The report shall be organized such that the issues and ideas provided
by the stakeholders that are incorporated in the application are clearly labeled by
the applicant in the list and application. No deviations to LDC section 5.05.15 shall
be approved, further, deviations to other sections of the LDC shall be shared with
the stakeholders at a SOM or NIM.
6. Staff report. In addition to the requirements established in LDC sections 10.02.08
and 10.02.13 B.3, the staff report shall evaluate the following:
a. Whether the applicant has met the requirements established in this section
and development standards in the LDC. In particular, that the proposed
design and use(s)of the greenway meet the purpose as described 5.05.15
C.2.
b. Whether the SOM report and point-counterpoint list described above
reflects the dialogue and discussions that took place at the SOMs.
c. Whether the applicant adequately incorporated the input provided by the
stakeholders to address impacts of the golf course conversion on
stakeholder properties.
F. Review and Approval.
1. Public Notice requirements. The applicant shall be responsible for meeting the
requirements of LDC section 10.03.06 B. In addition, the installation and posting
of signage required for the conversion project shall meet the requirements
established in the Administrative Code.
2. Planning Commission recommendation. The report and recommendations of the
Planning Commission to the Board of County Commissioners shall show the
Planning Commission has studied and considered the stakeholder input in addition
to findings established in LDC sections 10.02.08 E and 10.02.13 B. The staff report
for the Board shall include the Planning Commission's findings.
G. Design standards for lands converted from a golf course or for a permitted use within the
GC zoning district shall be subject to the following design standards.
1. Lighting. All lighting shall be designed to reduce light pollution. At a minimum,
lighting shall be directed away from neighboring properties and all light fixtures
shall be full cutoff with flat lenses.
2. Setbacks. All non-golf course uses, except for the greenway, shall provide a
minimum average 50-foot setback from lands zoned residential or with residential
uses, however the setback shall be no less than 35 feet at any one location.
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