Agenda 01/24/2017 Item # 2B01/24/2017
COLLIER COUNTY
Board of County Commissioners
Item Number: 2.B
Item Summary: January 3, 2017 - BCC/Strategic Planning Workshop
Meeting Date: 01/24/2017
Prepared by:
Title: Executive Secretary to County Manager – County Manager's Office
Name: MaryJo Brock
01/18/2017 3:13 PM
Submitted by:
Title: County Manager – County Manager's Office
Name: Leo E. Ochs
01/18/2017 3:13 PM
Approved By:
Review:
County Manager's Office MaryJo Brock County Manager Review Completed 01/18/2017 3:13 PM
Board of County Commissioners MaryJo Brock Meeting Pending 01/24/2017 9:00 AM
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January 3, 2017
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MINUTES OF THE COLLIER COUNTY BOARD OF COUNTY
COMMISSIONERS WORKSHOP MEETING
Naples, Florida, January 3, 2017
LET IT BE REMEMBERED the Board of County Commissioners in and for the
County of Collier, having conducted business herein, met on this date at 1:00 PM in a
WORKSHOP SESSION in Building “F” of the Government Complex, Naples, Florida
with the Following members present:
Chairman: Donna Fiala
Andy Solis
Penny Taylor
William L. McDaniel, Jr.
Burt L. Saunders
ALSO PRESENT:
Leo Ochs, County Manager
Jeff Klatzkow, County Attorney
Nick Casalanguida, Deputy County Manager
Tim Durham, Executive Manager, Corporate Business Operations
David Wilkinson, Director, Growth Management Department
Mike Bosi, Planning and Zoning Director
Kris Van Lengen, Community Planning Manager
Troy Miller, TV Operations Manager
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Any persons in need of the verbatim record of the meeting may request a copy of the video recording
from the Collier County Communications and Customer Relations Department or view online.
1. Pledge of Allegiance
The Workshop was called to order at 1:05 p.m. and the Pledge of Allegiance was recited.
2. Strategic Planning 2017
Mr. Ochs presented the PowerPoint “Strategic Plan Workshop FY2017” for informational purposes
highlighting:
The current 10 year Strategic Plan was adopted by the BCC in 2014; Staff periodically reviews
the Plan to incorporate any new information, as necessary.
The Plan contains six (6) high level focus areas on the long term goals, expectations and
objectives of Collier County government.
The focus areas include the Quality of Place; Growth Management; Community Health,
Wellness and Human Services; Infrastructure and Capital Asset Management; Economic
Development and Governance.
The management system utilizes a business model approach (Collier, Inc.) promoting
sustainability, operation excellence and fiscal stewardship.
He requested that the BCC input on any areas that need to be addressed in the Plan.
The Commissioners recommended:
1. Amending the goal of community wellness to include “improve and support” the focus area
versus “support.”
2. Consideration be given to ensure the “Quality of Place” addresses environmental factors given
the area is characterized by natural resources such as pristine beaches and the Everglades;
which along with a sustainable water supply should be a driving factor for planning and
development of the area.
3. A reference to “ethics” be incorporated into the Plan’s Governance section.
4. The Health and Wellness Section reference the “working poor.”
5. The Plan address issues related to Senior Citizens, including the provision of adequate
affordable housing for the class.
Mr. Ochs reported Staff would update the Plan and present it to the BCC at a future meeting.
3. Public Comments
Gaylene Vasaturo addressed the Commissioners supporting a reference in the “Quality of Place”
section on the need to protect and manage the areas’ natural environment and resources.
4. Growth Management Plan Overview
Mr. Bosi provided an overview on the purpose of the County’s Growth Management Plan which
contains major elements such as Transportation, Capital Improvements, Future Land Use, etc. and is
designed to guide and direct development to appropriate areas. The Plan is a broad-based document
which requires two stages of reviews, including transmittal to State Agencies before it is approved or
amended. The Plan is administered through the Land Development Code, Administrative Code and
the Code of Laws and Ordinances, which may be approved and amended at the County level.
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5. Update on Eastern Collier County Planning Area Restudies
Mr. Bosi reported:
In 2015, the BCC directed Staff to undertake studies on four (4) major plans contained in the
GMP (Rural Fringe Mixed Use District - RFMUD, Golden Gate Area Master Plan - GGAMP,
Immokalee Area Master Plan - IAMP and the Rural Land Stewardship area - RLSA) and bring
recommendations forth for any changes proposed for the Plans.
A seven (7) member committee was appointed (Growth Management Oversight Committee) to
assist in the activity, which is supported by a major public outreach campaign and quarterly
Committee meetings.
The plans currently under review are the RFMUD and the GGAMP.
Staff is present today to obtain direction on issues related to the RFMUD.
Rural Fringe Mixed Use District
Mr. Van Lengen provided an update on the plan revision noting:
The original plan was developed as a result of the 1999 Final Order and incorporates a Transfer
of Development Rights (TDR) program.
The Program utilizes sending areas, lands deemed to be environmentally sensitive where
owners can sell their development rights to owners in receiving areas where lands are found to
be suitable for development.
The sending land owners are currently entitled to TDR 4 credits: base, early entry, restoration
and conveyance, however an owner is not required to enter the program and may choose to
develop the property under the existing zoning requirements.
The goals of the restudy are to improve the TDR credit system, improve restoration
stewardship of the lands and the overall development pattern of the areas, etc.
The sending lands are generally divided into two main areas, South Belle Meade and the North
Belle Meade Natural Resource Protection Area.
Owners of sending land in the South Belle Meade area are able to obtain all their credits as
there is a governmental agency in place to facilitate restoration and accept donation of the
lands.
The major issue is the large amount (approximately 3,000) of small, privately owned lots in the
North Belle Meade area who are hindered from obtaining their third and fourth level credits as
there is no entity to accept donation and manage the lands.
A White Paper was brought forth to the Collier County Planning Commission in August of
2016, which contained numerous recommendations on the Program.
There are three (3) items Staff is requesting direction from the BCC on today: the feasibility of
County ownership of lands in the North Belle Meade NRPA to provide a restoration and
conveyance mechanism for owners to obtain the final two (2) credits, the feasibility of
developing a TDR bank operated by the County to facilitate the holding and transfer of credits,
and the concept of increasing densities in receiving areas to level the supply and demand of the
credits given there is an anticipated surplus supply of credits.
County Ownership of Sending Lands - Regional Off-Site Mitigation Bank (ROMA)
The benefits to the County include:
Incentive for owners to enter the Program with ability to sever the final two credits.
Provide coordination for restoration and management of the lands.
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Provide for hydrologic improvements to the areas surface and ground waters.
Opportunities to develop passive recreation uses for the public.
Provide an avenue for the County to mitigate capital improvement projects so the County
monies for purchasing credits are not going out of the area to other ROMA’s.
Long term cost savings to the County for capital projects and the associated mitigation
required.
Decreases chances the environmentally sensitive lands will not be developed or become
infested with exotics, etc.
Mr. Van Lengen noted one area that would need to be addressed is identifying the avenues available
to fund startup of the ROMA which could include donations by the landowners, budgeting through the
general fund, Conservation Collier, etc.
The following was noted under BCC discussions:
The exact up front costs need to be determined
Is there an avenue by which an additional credit could be generated for the County when they
accept donation of the land?
Consideration be given to allowing the credits to be used commercially for allowing increases
in building square footage of developments.
The feasibility of allowing credits to be utilized outside the current boundaries – It is a “closed
system” at this point, however consideration could be given to developing a second program
through the GGAMP.
TDR Bank
Mr. Van Lengen reported another concept favored by Stakeholders is a TDR Bank, where the County
would act as an intermediary between the sellers and buyers of the TDR credits. The concept is cited
in the Growth Management Plan as an item that should be considered.
The benefits include:
A signal by the County on the commitment to the owners of sending lands on ensuring success
of the program.
Meeting the conservation goals of the Program.
Provides a supply of readily available credits to willing buyers.
The cons include:
A substantial upfront cost to establish the bank of approximately $16M per year for 5 years
($80M total) with an anticipated payback term of 30 years for the principal.
A time lag for purchases of the credits by the private sector developers creating increased
pressure on owners of sending lands to develop their lots.
Another concept is the County developing a new Program establishing an “Environmental Fund”
which would include the TDR Bank revenue, Conservation Collier funds, general tax revenue, etc. and
used for a variety of environmental purposes.
The Commission noted:
One avenue to decrease pressure for owners to develop the lots is to ensure the necessary
infrastructure is not built (i.e. road access) in the areas in question.
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The underlying issue is to ensure there is value created for the TDR’s which could include
allowing the credits to be transferred to the urban areas (City of Marco Island, City of Naples,
etc.) for use.
Reauthorizing the funding of the Conservation Collier program may assist in addressing some
of the preservation goals in the area.
Increasing Density
Mr. Van Lengen noted that the concept would be to increase densities in the receiving lands to
approximately seven (7) units per acre for incentivizing development of mixed use community centers.
The increase would help provide more opportunities for workforce housing in close proximity to the
businesses, increased mobility, decreased traffic on area roads, housing diversity and more efficient
communities.
Break: 3:15 p.m.
Reconvened: 3:27 p.m.
During BCC discussion, the following was highlighted:
There is a need to balance supply and demand of credits through changes in development
criteria to spur market for purchase of additional credits. – Staff is reviewing.
The need to ensure any developments with increased densities is located in appropriate areas.
Promote density neutral growth given a build out level has already been identified.
It would be beneficial to utilize the Interactive Growth Model as an additional tool to project
future population of the area.
Consider identifying any short term LDC changes that may address issues given the
amendments may be undertaken more expeditiously at the local level.
Incentivizing developers to retain on site natural resources which benefits not only the users of
the communities but the general public.
Speakers
Neville Williams, Collier Citizens Council supports the work by Staff and recommendations of the
Committee including strengthening the TDR process.
Judith Hushon noted that consideration could be given to accepting TDR’s on deposit with the final
payments being made when they are purchased. This would ease the up front cost of acquiring the
credits. The RLSA re-study should be delayed until the Habitat Conservation Plan has been finalized
for the area.
Bruce Anderson supports Staff’s recommendations and reforms are needed in the Program to ensure
owners are treated fairl y and it is responsive to market demands. Allowing additional TDR credits
with increased densities but does not support allowing them to be used for commercial purposes.
Nancy Payton, Florida Wildlife Federation noted that the density reductions should be targeted to
the North Golden Gate Estates Area and recommends paralleling the review of the IAMP and the
RLSA.
Nicole Johnson noted that she supports the County owning sending lands through a ROMA, etc.
Paul Cosentino noted that he is owner of sending lands and avenues need to be determined to increase
the value of sending land credits, possibly by increasing the number of credits allowed in sending
lands.
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Chris Johnson, Ridge Properties, LLC. (sending land owner) noted that a big issue is the lack of an
Agency to receive the sending lands and supports increasing the credits available for the sending land
owners.
Brad Cornell, Audubon of the Western Everglades supports Staff’s recommendation for a TDR
bank and favors paralleling review of the IAMP and the RLSA.
Dr. Francis Hussey expressed concern on the decreased value of the lots held by small landowners
and the changes in the program should address these properties in particular.
Bob Mulhere, Rural Lands Coalition supports the efforts by Staff, especially the public outreach
endeavors. He supports incentivizing properly designed higher density developments which will not
only reduce costs and demand for building and maintaining infrastructure, but provide for enhanced
opportunities for services and employment for those residing in these areas and improve the quality of
life for the residents.
Pam Brown, Immokalee reported that the IAMP and RLSA don’t necessarily need to be reviewed
parallel as there are some immediate concerns that need to be addressed in the Immokalee area given
the previously developed IAMP was not adopted.
The Commissioner noted:
1. Staff should bring forth more information on concept of County owing mitigation lands.
2. They are not in favor of pursuing a TDR bank at this point in time.
3. Staff should bring forth more information on the concept of increasing densities in the receiving
areas.
Golden Gate Area Master Plan
Mr. Van Lengen provided an update on the Plan review noting eight (8) public workshops have been
held for the three (3) study areas (Eastern Golden Gate, Western Golden Gate and Golden Gate City).
Draft Vision Statements have been developed for the areas and he anticipates a White Paper will be
submitted to the BCC in mid 2017.
6. Resource Allocation
Mr. Wilkinson provided an update on the Divisions noting a review is underway to determine the
level of Staff required to address the current workload and any outsourced consulting funds to be made
available in the budget to assist in the planning efforts. One area of consideration is possibly
expediting completion of the restudies, especially given the Immokalee area needs to be addressed in a
timely manner.
Mr. Ochs reported that Staff would review the issue and provide a report back to the BCC on the cost
required to expedite the process.
The BCC requested Staff to include an analysis of the amount of funds spent to date on the activity
given $1.2M was allocated to the restudies.
7. Public Comments
None
*****
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There being no further business for the good of the County, the meeting was adjourned by order of
the chair at 4:40 P.M.
COLLIER COUNTY BOARD OF COUNTY
COMMISSIONERS
_________________________________
Chairman, Donna Fiala
ATTEST:
Dwight E. Brock, Clerk
_____________________
These minutes approved by the Board/Committee on _________________________________________
as presented ________________ or as amended _________________.
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