EAC Agenda 02/01/2016 ENVIRONMENTAL ADVISORY COUNCIL
AGENDA
February 1, 2006
9:00 A.M.
Commission Boardroom
W. Harmon Turner Building (Building "F")—Third Floor
I. Call to Order
II. Roll Call
III. Approval of Agenda
IV. Approval of December 7 &January 4,2006 Meeting minutes
V. Upcoming Environmental Advisory Council Absences
VI. New Business
A. Outstanding Advisory Council Member Nominations
B. Wetland Protections in the South Florida Water Management District ERP Program
VII. Land Use Petitions
A. Conditional Use CU-AR-7181
"North Bay Resort Beach Pavilion"
Section 14,Township 51S, Range 25E
B. Site Development Plan No. SDP-2003-AR-4596
"Fishermans Village"
Section 11 & 14,Township 50S, Range 25E
VIII. Old Business
A. Sabal Bay update
B.Continuation of Review of EAR amendments
VIII. Subcommittee Reports
IX. Council Member Comments
XI. Public Comments
XII. Adjournment
Council Members: Please notify the Environmental Services Department no later than 5:00 p.m. on
January 27, 2006 if you cannot attend this meeting or if you have a conflict and will abstain from
voting on a petition(403-2424).
General Public: Any person who decides to appeal a decision of this Board will need a record of the
proceedings pertaining thereto; and therefore may need to ensure that a verbatim record of proceedings is
made, which record includes the testimony and evidence upon which the appeal is to be based.
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December 7, 2005
TRANSCRIPT OF THE MEETING OF THE COLLIER
COUNTY ENVIRONMENTAL ADVISORY COUNCIL
Naples, Florida, December 7, 2005
LET IT BE REMEMBERED, that the Environmental Advisory Council in
and for the County of Collier, having conducted business herein, met on this
date at 9:00 AM in REGULAR SESSION in Building "F" of the
Government Complex, East Naples, Florida, with the following members
present:
CHAIRMAN: William Hughes
Terrence S. Dolan
William Hill
Lee Horn- Absent
Judith Hushon
Iry Kraut- Excused
Erica Lynne
Nick Penniman
Michael V. Sorrell
ALSO PRESENT:
Susan Mason, Senior Environmental Specialist
Steven Griffin, Assistant County Attorney
Stan Chrzanowski, Planning Review
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December 7, 2005
Meeting was called to order at 9:02 AM by Chairman Hughes.
II. Roll Call
Roll call was taken with Iry Kraut being excused. A quorum was established.
III. Approval-of Agenda
Dr. Lynne moved to approve the agenda. Second by Mr. Dolan. Carried
unanimously 7-0.
IV. Approval of November 2,2005 Meeting minutes
Mr. Hughes noted for clarification on page four under"VI. Land Use Petitions,
B. Conditional Use No. CU-2005-AR-7749, "Living Word Family Church",
Section 30, Township 48S, Range 27E"his use of"chemistry"may have been too
broad; he was specifically making reference to pesticides, herbicides and other
environmental chemical applications.
Mr. Penniman moved to approve the November 2nd,2005 minutes. Second
by Dr. Hushon. Carried unanimously 7-0.
V. Environmental Advisory Council Absences
There are no known absences for the next couple of meetings.
VI. Land Use Petitions
A. Planned Unit Development no. PUDZ-2003-AR-4991
"Rockedge PUD"
Section 23, Township 50S, Range 26E
-All those testifying were sworn in by Mr. Griffin.
-No disclosures addressed.
Bob Mulhere,RWA Consulting gave a presentation including the
following points:
• Introduced presenters.
• Demonstration of project location on overhead.
• 400 Multi family units are proposed; 111 of the units will be
provided as affordable housing, constituting 80% of the Counties
annual median income of$65,000 or less.
• More than 25 acres will be preserved.
• Several archeological sites will be preserved.
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December 7, 2005
■ There will be restricted access to the conservation areas where the
archeological sites are located.
Emilio Robau,RWA Consulting mentioned a berm and structural buffer
that will be created to make traversing to the conservation areas more
difficult.
Dr. Hushon noted the Oak Hardwoods toward the front area of the
property around the entrance being a slow growing tree that would be
good to preserve.
Mr. Robau replied that the entrance may have to shift due to the planned
road changes for Collier Blvd. (951); though they would try to make every
effort to retain the large Oaks. The Hospital potential access could be
through an extension of Rattlesnake Hammock Rd.
Water flow, discharge, impervious surfaces and listed species were
addressed. It was mentioned that the water discharge will flow to the
same location it does currently with the same amount of water.
Mr. Mulhere noted that the affordable housing can provide housing for
employees of the Hospital to the North. He will email the formula for
figuring affordable housing.
Mr. Robau demonstrated drainage discharge on overheads. The drainage
is directed into the lakes prior to discharge.
Mr. Hughes expressed concern about what will take place once lakes
have silted out also addressing the issue to the public.
Mr. Robau replied that source prevention would be in the home owner's
association documents.
Mr. Chrzanowski will forward an email to Committee Members that
addresses the water management Best Management Practices and request
a representative to give a presentation to the Committee.
Dr. Hushon moved to accept Planned Unit Development no. PUDZ-
2003-AR-4991, "Rockedge PUD", Section 23, Township 50S,Range
26E with staff recommendations. Second by Mr. Dolan. Carries
unanimously 7-0.
VII. Old Business
A. Update members on projects
Susan Mason gave an update including the following points:
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December 7, 2005
■ Staff reviewed the recordings of the Environmental Advisory
Committee meeting regarding Sable Bay finding that the
Conservancy was concerned about management and proper
protection of the conservation easement and wanted to be
incorporated into the easement to make sure there are no
alterations of the intent of preservation and to be involved with the
different types of management techniques for the tortoise. The
nu tion-passed-included approval of Sabal Bay with staff
stipulations, to include the Conservancy of Southwest Florida into
the management and conservation easement, and to require the
tortoise relocation study as discussed during the meeting. Some of
the stipulations did not make it into the final version that went
before the Board of County Commissioners.
Mr. Dolan noted that WCI would be glad to work with the local college
students to include them in on the relocation of gopher tortoises on the site
pursuant to the permit from the Fish and Game Commission. He has
already spoken with a Doctor at FGCU about grad students.
Mr. Hughes expressed that time should be taken in order to make motions
clear and concise.
Susan Mason continued with the update:
■ Petition Bristol Pines went before the Board of County
Commissioners and was approved with stipulations with a 4 to 1
vote.
Mr. Chrzanowski gave an update on the Marisol Project, noting that the
Core of Engineers has not issued permits as of yet.
On an excavation permit an applicant can not move forward until attaining
all Federal and State approvals as noted by Mr. Griffin.
The Marisol PUD does have an expiration date,therefore if the project
does not commence after a given time after approval it will expire.
If there are any changes to the Marisol Project Mr. Hughes suggested that
the Environmental Advisory Committee has the right to review.
Mr. Sorell had tried to get information from the Game and Fish
Commission on the success of the gopher tortoise relocation. Even under
the Freedom of Information Act and a registered letter he was not able to
obtain the information.
4
December 7, 2005
Mr. Penniman moved that the Collier County Environmental
Advisory Committee staff form a letter officially requesting
information on gopher tortoise relocation studies to be received within
a reasonable period of time. Second by Mr. Sorrell.
The letter will be sent to the Florida Fish and Wildlife Conservation
Commission in Tallahassee.
Motion carries unanimously 7-0.
Susan Mason continued with the update:
■ The January 4th Environmental Advisory Committee meeting that
will include the Growth Management Plan Amendment can be an
extended meeting in order to cover necessary items.
Bill Lorenz noted that the Growth Management Plan Amendment
Subcommittee will be meeting after the current meeting. A Planning
Commission meeting should be occurring in February so all of the
amendments should be finalized prior. He suggested having an extended
meeting on January 4th, with the contingency plan of having available
another meeting time if all items are not covered. Ms. Mason will reserve
January 12th at 9: AM-12: PM in contingency.
Mr. Hughes invited the public with new ideas pertinent to environmental
issues.
VIII. New Business
A. Outstanding Advisory Council Member Nominations
None
IX. Subcommittee Reports
Covered under"VII. Old Business, A. Update members on projects"
X. Council Member Comments
Open discussion ensued covering the following issues:
• Impervious areas and hydrology need to be looked into as a long term
issue.
• Impervious areas can be made into pervious or partially pervious.
• A subcommittee addressing impervious areas and hydrology issues was
,..� suggested.
• Examining this issue for the County as a whole was suggested.
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December 7, 2005
• There are no specifications in the LDC for impervious areas.
• There is no current process for single families to come in for a water
management permit.
• Guidelines for impervious areas need to be provided.
XI. Public Comments
Brad Cornell,Collier County Audubon Society the County is looking into
listed species as a whole for the County. He recommended considering the
Conservation Coastal Management Element goal 2 objective 2.1 on water shed
management planning, along with being proactive instead of reactive.
Ms. Mason just received notice that the Marisol project permits were denied by
the Core of Engineers. Mr. Lorenz added that the Core denied the permit due to
the determination that it did not comply with the Clean Water Act section 404 B 1
guidelines.
There being no further business for the good of the County,the meeting was
adjourned by order of the Chair at 10:47 AM.
COLLIER COUNTY ENVIRONMENTAL
ADVISORY COUNCIL
Chairman William Hughes
6
January 4, 2006
TRANSCRIPT OF THE MEETING OF THE COLLIER
COUNTY ENVIRONMENTAL ADVISORY COUNCIL
Naples, Florida, January 4, 2006
LET IT BE REMEMBERED, that the Environmental Advisory
Council in and for the County of Collier, having conducted business herein,
met on this date at 9:00 AM in REGULAR SESSION in Building "F" of the
Government Complex, East Naples, Florida, with the following members
present:
CHAIRMAN: William Hughes
Terrence S. Dolan
William Hill
Lee Horn
Judith Hushon
Iry Kraut
Erica Lynne
Nick Penniman
Michael V. Sorrell
ALSO PRESENT: Susan Mason, Senior Environmental Specialist
Steven Griffin, Assistant County Attorney
Stan Chrzanowski, Planning Review
Bill Lorenz, Environmental Services Director
Barbara Burgeson, Sr. Environmental Specialist
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January 4, 2006
Meeting was called to order at 9:01 AM by Chairman Hughes.
II. Roll Call
Roll call was taken with Lee Horn absent at time of roll call. A quorum was
established.
III. Approval of Agenda
Mr. Penniman moved to approve the agenda. Second by Mr. Hill.
Dr. Lynne added"WCI Sable Bay Gopher Tortoise", under"VII. Old Business"
Lee Horn joined the meeting at 9:02 AM.
Mr. Hill moved to approve the agenda as amended. Second by Mr.
Penniman. Carried unanimously 9-0.
IV. Approval of December 7, 2005 Meeting minutes
The minutes have not been distributed.
Mr. Hill noted the acreage amount published in the newspaper for"Rock Edge"
does not match the amount presented to the Committee. Ms. Mason will look
into the discrepancy and report back.
V. Upcoming Environmental Advisory Council Absences
Mr. Hill must leave the meeting at 3:00 PM.
Dr. Lynne,Mr. Kraut, and Mr. Penniman will not be able to attend the
meeting on January 12th
VI. Land Use Petitions
A. Environmental Impact Statement No. AR-6297
"Lely Resort PUD EIS"
Sections 21,22,27,28,33 & 34, Township 50 South, Range 26 East,
and Section 3,Township 51 South, Range 26 East
-All those testifying were sworn in by Mr. Griffin.
- Disclosures—None addressed.
Rich Yovanovich gave a presentation including the following points:
• Introduced presenters.
• The project is on the corner of highway 951 and US 41.
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January 4, 2006
• 10,150 residential units, 820,000 sq. ft. of commercial were originally
n approved.
• The maximum density now is 9,150 units, 54 golf holes, and 350 hotel
and motel units.
• 75% of buildable area has been impacted.
Chris Mitchell gave a presentation including the following points:
• Arial overview of the project was demonstrated on the overhead.
• Maps displayed.
• The archeological site has already been investigated by the State.
Mr. Hughes would like to have data showing that the water drainage
system works.
Tom Treduss,Wilson Miller noted that it is not required by the EIS.
Tom Masters, Stock Development also noted that water monitoring
continues quarterly and is recorded at Water Management.
Rich Yovanovich explained that the information Mr. Hughes is requesting
is not part of the EIS requirements.
A representative from Water Management will be giving a presentation at
the next meeting or the one thereafter.
Tom Treduss,Wilson Miller reviewed the EIS noting the following
points:
• Two listed species were observed: gopher tortoise, and the big cypress
fox squirrel.
• Six gopher tortoise burrows will be relocated.
• A management plan for the gopher tortoise has been submitted and
approved.
• A management plan for the fox squirrel has been submitted and
approved.
• Spot checks are being performed.
• Though there were no eastern indigo snakes observed on the property
a management plan has been submitted and approved.
• Questions were addressed including the following points-
- The lands being developed are almost entirely covering the
areas where the listed species are located.
- The use of the word"common" in reference to the plant
species was addressed.
.-� - A lot of damage occurred to the listed species habitat after
Hurricane Wilma.
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4
January 4, 2006
- A current list of listed species will be distributed.
- It was noted that Phase #2 borings demonstrated concerns for
the Watershed and should have been looked into; also noting
that it was not required, and can only be addressed by other
entities at this point.
- Stephen Lenberger added that the EIS requires the applicant
to submit an Environmental Audit if one was performed, but
the Audit is not required.
- The borings were required due to financing on the land, which
also set the boring locations; to continue boring for further data
would require entering land owned by a separate entity.
- The Pollution Control Department can be notified of the boring
data, it was also suggested for LUST to be notified.
- Mr. Hughes would like to have samples entered into public
record.
- A presentation can be given on LASIP for storm water
management and flow ways.
Mr. Hughes moved to approve Environmental Impact Statement No.
AR-6297, "Lely Resort PUD EIS", Sections 21,22,27,28,33 & 34,
Township 50 South,Range 26 East, and Section 3,Township 51
South, Range 26 East with staff recommendations along with organic
and inorganic chemistry done on the outfall weirs and Ray Smith to
review the gas spill on the site. Second by Mr. Dolan.
- It was recommended to make changes to the LDC if Mr.
Hughes would like to require all projects to have organic and
inorganic chemistry performed.
Mr. Hughes withdrew his motion.
Mr. Hughes moved to approve Environmental Impact Statement No.
AR-6297, "Lely Resort PUD EIS", Sections 21, 22, 27,28,33 & 34,
Township 50 South, Range 26 East, and Section 3, Township 51
South,Range 26 East as stated in the report with one stipulation that
the County direct Pollution Control to review the maintenance area
for hydrocarbon spillage for the facility and highlight the need to the
Commission to reconsider the code to start consistent monitoring
programs on these hydrological system impacts so that there is
efficacy data, and a program be set up and reviewed by the County
that reviews the analysis of the sediment and outfall discharges of the
projects.
Mr. Hughes then amended his motion to approve Environmental
Impact Statement No. AR-6297, "Lely Resort PUD EIS", Sections 21,
22,27, 28,33 & 34, Township 50 South,Range 26 East, and Section 3,
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January 4, 2006
Township 51 South, Range 26 East as stated. Second by Dr. Hushon.
Motion carries 7-2 with Mr. Penniman and Dr. Lynne opposed.
Mr. Hughes addressed the Commissioners with his concern about these
types of developments in qualitative analysis of the efficacy of the
hydrologic system; with Dr. Hushon adding staff to notify the Pollution
Control office to look at the Phase #1, and Phase#2 reports on the site for
the maintenance facility for the golf course to determine if addition
sampling is needed. Ms. Mason asked that the Committee review the
Pollution Control presentation first.
The meeting recessed at 10:34 AM reconvening at 10:49 AM.
VII. Old Business
A. Gopher Tortoise Relocation Success Studies
Ms. Mason reviewed the information packet distributed on studies
performed by US Fish and Wildlife for Tortoise relocation.
Dr. Lynne pointed out that"Several studies have shown that less than
50%of relocated tortoises remain on the relocation sites one or more years
later. Monitoring is not mandatory for relocation activities."
Ms. Mason relayed training she has recently received that recommended
the use of hay bales as a fence stacked so closely together that no light
shows through. The advantages being no maintenance and they degrade.
By the time the hay degrades the tortoises have reestablished the area as a
new home.
Ms. Mason gave a project update noting that Brianna Breese was denied
5-0 by the Board of County Commissioners.
B. WCI Sable Bay Gopher Tortoise
Dr. Lynne reviewed a previous meeting tape addressing the gopher
tortoise relocation by WCI at Sable Bay finding that she had asked WCI to
"fund some graduate student positions"to study the gopher tortoise
relocation; with Dr. Hushon adding that she felt it was a good idea to
"provide a little funding". The petitioner"was getting a head nod"
demonstrating that the petitioner was agreeable. When the motion was
made Dr. Hushon included an FGCU tortoise study to be included as a
condition of approval. Therefore Dr. Lynne feels it was clear that they
were talking about funding the students, with WCI agreeing. She would
like to have follow up with WCI.
5
January 4, 2006
Mr. Hughes noted that when making motions time should be taken for
clarification.
VIII. New Business
A. "The Zero Waste Collier County Group" presentation—Bob
Krasowski
Bob Krasowski gave a power point presentation including the following
points:
• Reviewed influences on and the arrangement of The Zero Waste
Collier County Group.
• An incineration plant had been proposed in 1985.
• After investigating it was found that an incineration plant wastes
energy in comparison to recycling.
• Alternatives to incineration are: Reduce, Reuse, Recycle/Compost, and
Redesign.
• Companies can be responsible for a product at the end of its use, going
back to them and having the responsibility to take care of it.
• A composting company is located outside of Immokalee.
• Externalities of Incineration: Pollution, Expense, Waste of Recyclable
Material.
• Review of Activities of Zero Waste since inception.
• The School Board was shown how to recycle and save thousands of
dollars.
• The Commissioner directive to create an RFP for an independent Zero
Waste Analysis was ignored.
• The Waste Management contract was never bid on.
• He would like the Committee to support an independent study on
waste.
Mr. Hughes requested of Mr. Krasowski to research legislation on
packaging and return with a presentation. Dr. Hushon added that the
recycle bins are not large enough. Dr. Lynne commented that she would
like to see something done with the School Waste, RFP on Zero Waste,
and negotiate to have landscape waste added to Waste Management
recycle bins.
B. Outstanding Advisory Council Member Nominations
None
Dr. Hushon moved to have staff investigate from 2001-2005 how much
money is leaving the County as Taking Fees, and Mitigation Fees; and
6
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January 4, 2006
how much of it is spent here. Second by Mr. Sorrell. Motion carries
unanimously 9-0.
The meeting recessed at 11:57 AM reconvening at 12:28 PM.
C. EAR Amendments
Dr. Hushon noted that the draft has been reviewed.
David Weeks,Planning Manager gave a presentation including the
following points:
• It was his department that was charged with the development of the
document.
• Chapter 163 of the Florida Statutes provides the requirements for all
local governments to adopt a comprehensive plan and periodically
evaluate it.
• The evaluation is to occur every seven years considering the
effectiveness of the plan, and looking into the community's values if
they have changed.
• The Planning Commissioner will be considering the amendments in
early March, with the Board of County Commissioners having a
review in April. There is a transmittal hearing where the amendments
^ are sent to the Florida Department of Community Affairs in
Tallahassee. The report is then sent back for a second and final
review.
The following are suggested changes made to the EAR document:
GOAL 2:
Policy 2.3.6: b- "Any project requiring an environmental impact statement
must provide a pre and post(defining post as approximately two years)
demonstrate no increase in nutrient,pesticides, and heavy metal loading in
the post development scenario."
Dr. Hushon will send an updated list of pesticides in use for agriculture
and domestic. Mr. Penniman will investigate if there are some broad
testing protocols to cover the pesticide. Mr. Griffin noted that today a
broad frame work should be laid out, with the LDC addressing specifics.
Mr. Lorenz pointed out that additional monitoring would go beyond the
Counties current resources, therefore the cost would need to be indicated
for the development of the program. Objectives for monitoring would
need to be defined. Two types of monitoring, desk top analysis and water
quality sampling monitoring post development can be utilized. Mr. Dolan
added that the analysis done in Communities go into filing cabinets; there
is no analysis of the data by the Governmental agencies that required it
7
January 4, 2006
when the DRI was originally approved. Dr. Hushon would like to
continue the subject on the 12t after working on additional language. A ..---\
pollution control representative should be present at the meeting on
January 12th
GOAL 1:
Objective 1.1: - Add "including State and Federally listed plant and animal
species, of Collier County are properly..." The addition of"plant and
animal"with species will be added to the entire document where
considered necessary. It was suggested to develop a new policy that
would specify criteria for plant species to be relocated onsite.
Public Speakers-
Bob Krasowski spoke on Policy 6.1.1: (10) a. addressing the advantages
of keeping native vegetation on site, leaving as much green as possible.
Brad Cornell, Collier County Audubon Society suggested the following
changes:
Policy 2.1.4: Add (i) "wetland and estuarine habitat values are conserved
or enhanced"
Policy 6.1.1: Add"however single family homes within Watershed
Management preserve areas are including in these native vegetation
retention standards." Defining North Golden Gates Estates as
approximately 100 square miles bounded by the urban area on the coast,
and the rural fringe area around Orange Tree,North of Hwy 75, with
almost no commercial within the area. An excellent way to prioritize is to
use the Watershed Management process. He suggested establishing a
subcommittee devoted to writing and implementing a Watershed
Management Plan for Collier County.
Lee Horn left the meeting at 1:50 PM.
Mr. Lorenz mentioned that the lands can be defined within Policy
6.2.3:(6), and talk about incentives or other created non regulatory
programs to set aside the wetland areas under Policy 2.1.4: (i).
Iry Kraut left the meeting at 1:56 PM.
Policy 6.1.1: Add "These watershed management plans shall be
established in accordance with Objective 2.1 of this Element and will
include the preservation or, where feasible, creation of landscape-scale
wetland areas to act as natural water quality treatment, habitat, and water
quantity retention/detention areas."
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January 4, 2006
Policy 3.2.4: (2)Add "however single family homes in watershed
management preserve wetlands shall also be required to have
jurisdictional permits before any local permits are issued."
Policy 6.2.7: (3) Add "however jurisdictional permits will be required
from the appropriate agencies before any local permits are issued."
The meeting recessed at 2:13 PM reconvening at 2:30 PM.
GOAL 3:
No suggested changes
GOAL 4:
No suggested changes
GOAL 5:
Policy 5.1.4: Specify the department of Collier County, and remove "or
mitigation"
GOAL 6:
Policy 6.1.1: "Development"needs a"T" inside of the box.
Policy 6.1.1:(2) "largest contiguous area possible"will be further defined.
Policy 6.1.1:(6)Add -ensure that the preserved areas will "maintain
natural diversity and" function as proposed.
Policy 6.1.1:(13)a. 2. Add—Administrative variances may be granted "in
exceptional cases"where the following...or it could be added into Policy
6.1.1:(13) "The County may grant a variance to the criteria specified..."
Mr. Griffin will review taking the LDC into account.
William Hill left the meeting at 3:00 PM.
Policy 6.1.1: (10) Specify for commercial.
Policy 6.1.1:(11)b. It was mentioned that the range can be specified in the
Land Development Code.
Policy 6.2.3: Add"connected"wetlands. Dr. Lynne, Mr. Hughes, and
Mr. Penniman feel that it is a mistake to give up County rights to the
larger agencies decisions.
Policy 6.1.5:(4) The numbering needs to be corrected.
Policy 6.2.3:(6) Add definitions of next step of indicating protection.
Policy 6.2.4:(2) Dr. Lynne again stated that she feels that it is a mistake
to give up County rights to the larger agencies decisions. Mr. Hughes
added that his main objective is the rights of citizens and the historical
abuse of politics.
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January 4, 2006
GOAL 7:
No suggested changes
Mr. Hughes would like Committee Members to consider joining a
subcommittee at the next meeting pertinent to Golden Gate Issues.
IX. Subcommittee Reports
None
X. Council Member Comments
Ms. Burgeson will work on making discussed changes before the next meeting.
She requested members to bring any notes in case a point was missed.
Mr. Hughes complimented the Board Members in the subcommittee
XI. Public Comments
None
There being no further business for the good of the County, the meeting was
adjourned by order of the Chair at 3:31 PM.
COLLIER COUNTY ENVIRONMENTAL
ADVISORY COUNCIL
Chairman William Hughes
10
Item V.I.I.A.
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF FEBRUARY 1, 2006
I. NAME OF PETITIONER/PROJECT:
Petition No.: Conditional Use 2005-AR-7181
Petition Name: Keewaydin Island Naples Bay Resort Beach
Pavilion
Applicant/Developer: Basil Street Partners LLC
Architectural Consultant: Cheffy Passidomo Wilson&Johnson
Environmental Consultant: Turrell &Associates, Inc.
II. LOCATION:
The subject properties, consisting of 4.32 acres, are located at 10111 and 10121
Keewaydin Island, in Section 14, Township 51 South, Range 25 East.
III. DESCRIPTION OF SURROUNDING PROPERTIES:
ZONING DESCRIPTION
N- A-ST Conservation(unimproved)
S - A-ST Conservation(unimproved)
E - A-ST Conservation(intercostal waterway)
W- Gulf of Mexico
IV. PROJECT DESCRIPTION:
Basil Street Partners, LLC, represented by George Varnadoe, Esquire of Cheffy,
Passidomo, Wilson & Johnson, are requesting a conditional use allowed per LDC
Section 2.04.03 of the Rural Agricultural (A) zoning district to provide a passive
recreational facility, consisting of an elevated screened and covered pavilion,
screened deck, and restrooms with showers, which will serve as an amenity and
EAC Meeting
Page 2 of 10
provide beach access for owners and residents of the Naples Bay Resort projects.
The Passive Recreational Facility will be constructed on two lots on Keewaydin
Island.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element:
The subject property is designated Conservation, as identified on the Future Land
Use Map of the Collier County Growth Management Plan. According to the Future
Land Use Element, the overall purpose of this designation is to conserve and
maintain the natural resources of the County, and their associated environmental,
recreational and economic benefits. Because of their ecological value and sensitivity
to perturbation, all proposals for development in this designation are subject to
rigorous review to ensure that the impacts of the development do not destroy or
unacceptably degrade the inherent functional values of these areas (FLUE, 2000). In
addition to limited residential development, the Conservation Designation permits
recreational camps, passive parks, and other passive recreational uses; and the
essential services necessary to serve these permitted uses, such as private wells and
septic tanks.
According to the Conservation and Coastal Management Element, Policy 10.3.12,
for areas identified as Coastal Barrier systems, new developments or redevelopments
are required to be in the form of a Planned Unit Development (PUD). However, as
noted in the cover letter submitted with the application, the petitioner has discussed
this issue with County planning and environmental staff, who have taken the position
that the conditional use process and not a PUD rezone should be utilized for this
project. The County Attorney's Office has determined the County cannot legally
mandate PUDs but merely encourage them.
CONCLUSION: Based upon the above analysis, staff concludes this petition may be
deemed consistent with the Future Land Use Element of the Growth Management
Plan.
Conservation & Coastal Management Element:
The project as proposed is consistent with the Policies and Objectives of the
Conservation& Coastal Management Element, for the following reasons:
Objective 2.2 of the Conservation and Coastal Management Element of the Growth
Management Plan states "All canals, rivers, and flow ways discharging into estuaries
^ shall meet all applicable federal, state, or local water quality standards. This project
is consistent with the objectives of policy 2.2.2 in that there is no site stormwater
EAC Meeting
Page 3 of 10
system to degrade receiving waters, as the hydrology will not be altered and roof
runoff will be cisterned.
As required in Policy 6.1.4, all prohibited exotic vegetation, as defined by County
Code, shall be removed from the site and the site shall be maintained free of exotics
in perpetuity.
The requirement for an Environmental Impact Statement(EIS)pursuant to Policy
6.1.8 has been satisfied.
The project as proposed is consistent with the Policies and Objectives in Goal 7 of
the Conservation& Coastal Management Element, for the following reasons:
Gopher tortoise management plan has been created and the main facility proposed is
located away from the area of main concentration of Gopher tortoise burrows. No
construction will occur in beach areas and all construction will occur outside of sea
turtle nesting season. Lighting is proposed as low-level and directional so as to
minimize potential disorientation of sea turtle hatchlings. Lighting plan will be
reviewed and approved as part of SDP.
Objective 10.3: "Undeveloped coastal barriers shall be maintained predominantly in
�..� their natural state and their natural function shall be protected,maintained and
enhanced."
As required in 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"
The only structure proposed seaward of the CCSL is the access crossover which is
consistent with 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 such property. In the latter
event,require construction that minimizes interference with natural function of such
coastal barrier system."
The project as proposed is consistent with the 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." For the
�"� following reasons:
EAC Meeting
Page 4 of 10
n
All exotic vegetation will be removed and replaced with native vegetation and any
vegetation damaged during construction will replaced by supplemental native
vegetation.
Policy 10.5.1: "Recreation that is compatible with the natural functions of beaches
and dunes is the highest and best land use."This is consistent with the policy in
that the project proposes the facility for recreation and enjoyment of the beach
system.
The dune habitat that will be disturbed during construction delivery will be
restored upon completion of construction, consistent with 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."
The only structure seaward of the Coastal Construction Control Line is the beach
access crossover, which s a passive recreational structure and is consistent with
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."
As required in 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." If needed
Vehicle On The Beach Permit will be required.
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."
The intention of the crossover is stated by the applicant that it is for public use and
staff believes this to be a private use. However the crossover is consistent with
the policy in which it is the only structure seaward of the Coastal Construction
Control Line which provides protection to the beach dune.
As required in 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
i-. dynamics and function."
EAC Meeting
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As required in 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."
The project as proposed is consistent with the Policies and Objectives in Goal 10 of
the Conservation& Coastal Management Element, for the following reasons:
The proposed pavilion will not cause permanent alteration to beach/dune areas.
Construction will arrive from beach side of the island. Any dune area disturbed
during construction will be restored once construction is completed.
VI. MAJOR ISSUES:
Stormwater Manat ement:
In any project, Stormwater Management has two basic concerns, water quality
retention and peak flow(quantity) attenuation. In other words, we require the
"first flush" of stormwater runoff to be retained or detained on site long enough to
settle out or filter out a substantial portion(exact percentage not determined by
code) of the pollutants picked up by the runoff from a storm, and we try to make
sure that the runoff rate is slowed enough so as not to adversely impact
neighboring or downstream properties.
Engineering Review Department has determined that the components and location
of this project do not warrant any extraordinary measures when dealing with water
quality and quantity on this site.
Environmental:
Site Description:
The native vegetation on site in the area of the proposed construction was provided
in the EIS as follows:
612- Mangrove Forest—This area includes 2.23 acres (52% of site). This consists of
the jurisdictional on-site wetlands in the eastern portion of the property. The wetland
area consists of a dominant canopy of red mangrove (Rhyzophora mangle), black
mangrove (Avicennia germinans), and occasional white mangrove (Laguncularia
racemosa). Subcanopy species of Exotic Brazilian pepper (Schinus terebinthifolius)
and groundcover species sea oxeye daisy(Borrichia frutescens) is a rare abundance in
this area.
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The upland vegetative communities include coastal scrub (0.72 acres), cabbage palm
hammock(0.86 acres), and beach dune(0.51 acres).
110 Beach dune- This area includes 0.51 acres (12%of site). There are no canopy size
trees in this area. Subcanopy species include an occasional Grey Knickerbeam
(Caesalpinia bonduc) and sea grape (Cocoloba uvifera). Groundcover species
commonly include sea oats (Uniola paniculata), sand spurs (Cenchrus spp.), and rare
in abundance is railroad vine(Ipomoeapes-caprae).
322- Coastal Scrub - This area includes 0.72 acres (17% of site). The only subcanopy
in this area includes an occasional coin vine(Dalbergia ecastophyllum). Groundcover
species include occasionally of tomatillo (Physalis spp.), dog fennel (Eupatorium
capillifolium), and periwinkle (Vinca spp.). Beggar tick ( Bidens spp.) and railroad
vine are rare in abundance.
428: Cabbage palm — This area includes 0.86 acres (20% of site). This upland area
consists of a dominant canopy of cabbage palms (Sabal palmetto) and commonly of
sea grape and rare occurrence of strangler fig (Ficus aurea). Subcanopy species
occasionally exists in this area include coin vine, myrsine (Myrsine guianensis),
buckthorn (Bumelia spp.), stopper (Eugenia spp.), and grey knickerbeam. Rare
abundance of Brazilian pepper exists. Groundcover species that are dominant in the
areas include white indigo berry(Randia aculeate), St. Augustine grass (Stenotaphrum
secudatum), and wild coffee(Psychotria spp.)
Wetlands:
Jurisdictional on site wetlands (approximately 2.23 acres within the property
boundary) consist of mangrove forest in the eastern portion of the property. No
additional impact to the on site wetlands are proposed as a result of this project.
Only mangrove trimming/pruning will occur, to facilitate the continued safe passage
along the boardwalk and path. Mangrove trimming/pruning will required DEP
Permits and to be trimmed/pruned in according to DEP rules and regulations for
mangrove trimming/pruning.
Preservation Requirements/Site Alteration:
The proposed project will retain 96% of on-site native vegetation — all vegetation
outside the building footprint. Minimum requirement is 10% or 0.43 acres. Some
exotic vegetation has also been removed from the site, and any remaining exotics
will be removed. In addition, native plantings will be used to restore the area where
the Australian Pines have been removed.
Proposed impacts on native vegetation and their ecological function for the locating
the passive recreational structure in located in the Cabbage Palm Hammock area.
Item VII.B.
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF FEBRUARY 1, 2006
I. NAME OF PETITIONER/PROJECT:
Petition No.: Site Development Plan
No. SDP-2003-AR-4596
Petition Name: Fishermans Village
Applicant/Developer: Antaramian Development Corporation
Engineering Consultant: Davidson Engineering, Inc.
Environmental Consultant: Kevin L. Erwin Consulting Ecologists,
Inc.
II. LOCATION:
The project site is located adjacent to Haldeman Creek, in Sections 11 & 14,
Township 50 South, Range 25 East, Collier County,Florida.
III. DESCRIPTION OF SURROUNDING PROPERTIES:
Surrounding properties are mostly developed, with the following zoning
classifications.
ZONING DESCRIPTION
N - RMF-6 Partially Developed
S - RMF-6 Developed
E - RSF-4 Developed
RMF-6 Partially Developed
W- PUD (Windstar) Developed
MH(Naples Land Yacht Harbor) Developed
EAC Meeting
Page 2 of 9
IV. PROJECT DESCRIPTION:
The project consists of 51 residential units (three duplex, three 8-unit buildings,
one 21-unit building) two pools, one clubhouse, a preserve area and a communal
dock with 51 slips. The project entrance is located at Lakewood Drive.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element:
The subject properties are designated Urban (Urban—Mixed Use District, Urban
Coastal Fringe Subdistrict), and are within the Traffic Congestion Boundary and
the Coastal High Hazard Area(CHHA), as identified on the Future Land Use Map
(FLUM) of the Growth Management Plan (GMP). Relevant to this petition, this
Subdistrict permits a variety of residential and non-residential uses including
residential multi-family development and associated accessory uses, such as
recreational and private dock facilities.
The Urban Coastal Fringe Subdistrict provides transitional densities between the
Conservation designated area and the Urban designated area. This Subdistrict
limits residential densities to a maximum of four dwelling units per acre, except
as allowed by the Density Rating System. Because the subject project is located
within the Traffic Congestion Boundary, part of the Density Rating System, it is
subject to a 1 dwelling unit per acre reduction, thereby making the project eligible
for an adjusted base density of 3 dwelling units per acre.
Based upon the foregoing, Comprehensive Planning staff is of the opinion that the
subject request to allow residential multi-family development with customary
accessory uses at a density of 3 DU/A is consistent with the Future Land Use
Element.
Conservation & Coastal Management Element:
Objective 2.2. of the Conservation and Coastal Management Element of the
Growth Management Plan states "All canals,rivers, and flow ways discharging
into estuaries shall meet all applicable federal, state, or local water quality
standards.
To accomplish that, policy 2.2.2 states "In order to limit the specific and
cumulative impacts of stormwater runoff, 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
(discharge)to the estuarine system."
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Page 3 of 9
/'�
This project is consistent with the objectives of policy 2.2.2 in that it attempts to
mimic or enhance the quality and quantity of water leaving the site by utilizing
detention areas, vaults, and interconnected wetlands to provide water quality
retention and peak flow attenuation during storm events.
In accordance with Objective 2.4 and Policy 2.4.1, the Florida Department of
Environmental Protection (FDEP) shall be notified of development projects
within Rookery Bay Aquatic Preserve watershed. A copy of the Site Development
Plan and Environmental Impact Statement will be forwarded to FDEP.
The project as proposed is consistent with the Policies in Objective 6.1 and 6.2 of
the Conservation &Coastal Management Element, for the following reasons:
Greater than fifteen percent (15 %) of the existing native vegetation will be
retained on-site and set aside as preserve areas with conservation easements
prohibiting further development. Selection of preservation areas, are consistent
with the criteria listed in Policy 6.1.1.
Habitat management and exotic vegetation removal/maintenance plans are
required at the time of Site Development Plan/Construction Plan submittal and are
included on the site plans. Preserve areas shall be required to be maintained free
of Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant
Council.
The requirement for an Environmental Impact Statement (EIS) pursuant to Policy
6.1.8 has been satisfied.
Jurisdictional wetlands have been identified as required in Policies 6.2.1 and
6.2.2. As stated in Policies 6.2.3 and 6.2.4, where permits issued by jurisdictional
agencies allow for impacts to wetlands within the Urban 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.
In accordance with Policy 6.2.6,required preservation areas are identified on the
site plans. Uses within preserve areas shall not include any activity detrimental to
drainage, flood control, water conservation, erosion control, or fish and wildlife
conservation and preservation. Restrictions for within preserve areas are included
in the conservation easement and on the site plans.
A wildlife survey for listed species in accordance with Policy 7.1.2 is included in
the Environmental Impact Statement (EIS). Wildlife habitat management plans for
EAC Meeting
Page 4 of 9
listed species (manatees) are required at the time of Site Development
Plan/Construction Plan submittal are included on the site plans.
VI. MAJOR ISSUES:
Stormwater Management:
Fisherman's Village is divided into a south basin and a smaller north basin
separated by a wetland preserve. Both basins use a combination of dry detention
areas and swales to achieve water quality retention/detention and they use
interconnected underground detention vaults below the parking areas to achieve
attenuation of the peak flows. This system should remove almost all settleable
solids and a portion of the suspended solids and should achieve some nutrient
removal prior to discharge.
The north basin discharges to the north directly into Haldeman Creek. The south
basin discharges toward the east into a dead-end canal which discharges into
Haldeman Creek. The south basin discharge may help circulation in the dead-end
canal.
The Site Development Plan (AR 4596) is on reject by Engineering Review for
miscellaneous engineering items as of the writing of this staff report. The Water
Management system design should not be affected by those comments. The
project requires a permit from SFWMD due to the proximity of wetlands and a
canal with direct access to the Gulf of Mexico. The District's staff report permit
conditions are the final design.
Environmental:
Site Description:
The Fishermans Village soils map identifies four soil types mapped on-site with
two soils being dominant. The northern portion of the site is identified as Durbin
and Wulfert Mucks, which are typically found in tidal mangrove swamps. The
southern portion of the site is shown as being dominated by Basinger Fine Sand,
which is typically found in transitional pine, cypress, and cabbage palm sloughs.
The site has been significantly altered by previous land use and consists mainly of
mowed grass with scattered slash pine and cabbage palm, residual cabbage palm
hammocks, an excavated lake, and mangroves. Most of the non-estuarine portions
of the project will be cleared by the County during maintenance dredging of
Haldeman Creek, prior to development of the site. A site plan depicting
anticipated conditions on-site after the County's use of the property is included as
Figure 4 in the EIS.
EAC Meeting
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Conservation easements have been recorded for habitats on-site as part of the
original development permits issued for the site (DER Permit No.112315935
(4/17/91); SFWMD Permit No.11-01157-S (11/10/93); USACOE Permit
No.199003630 (8/6/93)). While the majority of the mitigation was conducted for
the original permits, the impact and development associated with the original
permits was not. The property owner intends to lift the existing conservation
easements and record easements over the preserves associated with the current site
plan.
Wetlands:
In association with the County's permitting of the property as a temporary spoil
recipient site for the Haldeman Creek dredging project, the County has had site
wetlands delineated (EIS Exhibit D). According to the County's delineation there
are 3.8 acres of jurisdictional wetlands and 1.4 acres of Other Surface Waters
south of Haldeman Creek. Additionally, Kevin L. Erwin Consulting Ecologists
have mapped, based on photo interpretation, an additional 1.8 acres of wetlands
and 3.1 acres of Other Surface Waters north of the southern property (EIS Figure
2). All development work proposed is south of the Creek in the area delineated as
part of the County's dredge project. Based on the proposed spoil stockpiling
permit for the County, approximately 0.4 acres of wetlands and 0.5 acres of Other
Surface Waters will be impacted and mitigated for by the County.
Subsequent to the County utilizing the site as a dredge recipient site, there will be
approximately 5.2 acres of jurisdictional wetlands and 4.0 acres of Other Surface
Waters located within the property boundary. The Fishermans Village project
proposes to impact 1.2 acres of wetlands including 0.6 acres of created mangrove
forest, 0.4 acre of native mangrove forest, 0.1 acre of mixed forested mitigation
wetlands, and 0.1 acre of shrub and brush land). Impacts will be mitigated by
preserving and enhancing 3.6 acres of wetlands on-site and by purchasing coastal
wetland Credits from Little Pine Island Mitigation Bank. Final wetland impacts
and mitigation will be determined during the state and federal permitting process.
Water quality, quantity, and hydroperiod should not be altered by this project. The
on-site wetland that will not be impacted will be enhanced as a part of mitigation
(exotic maintenance and spoil removal). The hydrology of the wetland systems is
tidally dominated and it is anticipated that the project will provide increased
hydrological connections to preserves wetlands. The project plans include a
surface water management system, which includes a series of wet/dry detention to
hold and treat on-site runoff to insure water quality is reached.
EAC Meeting
Page 6 of 9
Preservation Requirements:
The subject property has been significantly altered by previous land use and the
majority of uplands are maintained(mowed) grassy areas. Prior to initiation of
construction of the Fishermans Village project, the site will be further altered by
the County's use of the property as a temporary spoil site for maintenance
dredging of Haldeman Creek. Two vegetation maps have been prepared for the
project: EIS Figure 2 identifies the current vegetation communities on-site and
EIS Figure 4 identifies the vegetation communities anticipated upon completion
of the County's utilization of the site for temporary spoil disposal. According to
the EIS for the Haldeman Creek dredging project, 6.95 acres of native vegetation
currently exist on-site.
Fishermans Village is a residential project, greater than 2.5 acres in size and
located seaward of the "Coastal High Hazard Area". In accordance with Policy
6.1.1 of the Growth Management Plan (GMP) and Section 3.05.07 of the Land
Development Code (LDC), a minimum of twenty-five percent of the existing
native vegetation shall be retained on-site (6.95 acres x .25 = 1.74 acres). The 2.66
acre County required preserve identified on the Site Development Plan satisfies
this requirement.
Listed Species:
Surveys for listed plant and animal species were conducted on-site on October
19th and November 15th, 2004. On October 19th the site was surveyed from 9:00
a.m. - 11:30 a.m. with the majority of the focus on the open lands and mangrove
fringe. On November 15th the site was surveyed from 10:30 a.m. —3:30 p.m. with
the majority of the focus on the native mangrove/bay, cabbage palm and tropical
hardwood areas.
Listed wildlife species observed include one tri-color heron (on two occasions)
and three white ibis foraging on the mud flat in the center of the mangrove forest.
The only listed plant species identified was the cardinal wild pine (Tillandsia
fasiculata) found in the mangrove forest. Additionally, an osprey is nesting on a
platform erected adjacent to the canal on the eastern portion of the property. The
listed species observed were in areas that are proposed to be preserved. The
osprey nesting platform is located in an area to be retained as a preserve/landscape
buffer and the pole and platform will not be removed.
Manatee awareness signage and language addressing protection measures for
manatees during construction are included on the site plans. Calculations for
determining the number of boat slips according to the Manatee Protection Plan
(MPP) are included in the EIS and on the site plans. The amount of shoreline used
EAC Meeting
Page 7 of 9
in determining the number of boat slips pursuant to the MPP is still under review
by staff. The current site plan identifies 5,461.85 feet of shoreline which allows
for a maximum of 54 boat slips. Only the amount of shoreline for property owned
by the applicant can be used in determining the number of boat slips pursuant to
the MPP. An update of staff's findings will be presented at the EAC meeting. A
total of 51 boat slips are shown on the site plan.
VII. RECOMMENDATIONS:
Staff recommends approval of Site Development Plan No. SDP-2003-AR-4596
"Fishermans Village" with the following conditions:
Stormwater Management:
1. A preconstruction conference must be held prior to commencing any work.
Permits from all applicable state and federal agencies must be obtained prior
to any preconstruction conference.
Environmental:
1. Permits or letters of exemption from the South Florida Water Management
District (SFWMD) and U.S. Army Corps of Engineers (USACOE) shall be
submitted to Environmental Services Department review staff prior to the
pre-construction meeting with the Engineering Services Department.
2. The approved conservation easement for the County required preserve shall
be recorded within 90 days of Site Development Plan (SDP) approval.
n
EAC Meeting
Page 8 of 9
PREPARED BY:
1/ i
►, ! A 4 /8 STA
STAN C I'ZANO KI, P.E. DATE
ENGINEERING IEW MANAGER
ENGINEERING SERVICES DEPARTMENT
i/4
/4P/2oc
STEPHEN LENBERGER DATE
ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
'L -.0 '. .,. -----______ / . ?‘
ROSS GOC I i A ' 0 AT
PLANNER
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REVIEW
BELE MOS AICP DATE
PRINCIPAL PL e ' R
COMPREHENSIVE DEPARTMENT
EAC Meeting
Page 9 of 9
REVIEWED BY:
BARBARA S. BURGESON DATE
PRINCIPAL ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
IM IAM D. LO' Z, Jr., P.E., DIRECTOR, DATE
ENVIRONMENTAL SERVICES DEPARTMENT
ct-') 7-1/
72-5/0�
STEVEN D. GRIFFIN DATE
ASSISTANT COUNTY A'1' ORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
/043/0
J• 'H K. SCHMITT, AD 11 STRATOR, DAT
10 I Y DEVELOPMENT &ENVIRONMENTAL SERVICES DIVISION
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PWS-E Potable Water Sub-Element ed120205-dw1-11-06 1-1 1-06
I. INTRODUCTION [New Language, page PW-22]
The purpose of the Potable Water Subelement is to provide for the health and safety of
the residents of Collier County by ensuring public access to potable water supply and
distribution facilities that are cost-effective and environmentally sound. Such facilities
may be provided through the Collier County Water-Sewer District, private utilities, other
public utilities that operate within portions of the unincorporated County, or (in certain
areas) private supply wells. In addition to the supply and distribution of potable water for
residential and commercial purposes, the Potable Water Sub-Element also contains
provisions related to establishment of new potable water sources, water conservation, and
irrigation.
Goal, Objectives and Policies
Potable Water Sub-Element
GOAL I: [Number Removed, page PW-23]
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 1A: [Renumbered, revised text, page PW-23]
The County shall locate and develop potable water supply sources to meet the future
needs of the County owned and operated systems, said supply sources meeting the
minimum Level of Service Standards established by this Plan. The development and
utilization of new potable water supply sources shall be based upon the information,
guidelines and procedures identified within the County's Ten-Year Water Supply
Facilities Work Plan, the Collier County Water-Sewer Master Plan, and the Lower West
Coast Water Supply Plan prepared by the South Florida Water Management District.
Policy 1.14: [Renumbered, revised text, page PW-23]
The County shall C-continue to expand the ASR (Aquifer Storage and Recovery) system
as a potential emergency and seasonal potable water source.
Policy 4,1.2: [Renumbered, revised text, page PW-23]
The County shall C-continue to implement a program for the protection of existing and
potential potable water supply sources.
Policy 4,1.3: [Renumbered, revised text, page PW-23]
The County shall continue to !identify sufficient quantities of water sources to meet the
County's estimated growth-related needs. Potential water sources could include any
and/or all of those potential sources identified within the County's Ten-Year Water
Supply Facilities Work Plan, the Collier County Water-Sewer Master Plan, and the
DRAFT Staff may make additional revisions prior to CCPC hearing,primarily word-smithing 1
PWS-E Potable Water Sub-Element ed120205-dw1-11-06 1-1 1-06
Lower West Coast Water Supply Plan prepared by the South Florida Water Management
District.
OBJECTIVE 1,2: [Renumbered, revised text, page PW-23]
The County will shall 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 shall be expanded as necessary to provide for future growth, as provided for in the
following policies.
Policy 1,2.1: [Renumbered, revised text, page PW-23]
The Collier County Water-Sewer District shall C-continue the development of a Collier
County Regional Potable Water System consistent with the Capital Improvement
Element and the Collier County Water-Sewer Water Master Plan Update to correct
existing deficiencies and provide for future growth.
Policy 1.2.2: [Renumbered, revised text, page PW-23, PW-24]
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 District Boundaries map
(Figure PW-1); the Existing and Future Potable Water Service Areas map (Figure PW-2),
which includes the Rural Transition Water and Sewer District; within the Rural
Transition Water and Sewer District-Mirasol map (Figure PW-2.1); and, to areas where
the County has legal commitments to provide facilities and services as of the date of
adoption of this Plan. Additionally, the County may serve Towns, Villages, Hamlets, and
Compact Rural Developments within the Rural Lands Stewardship Area Overlay e
served by the County, at the County's discretion; presently, the County has no plans to
serve any portion of the Rural Lands Stewardship Area Overlay. This Overlay is depicted
on the countywide Future Land Use Map and map series.
Within the Rural Lands Stewardship Area Overlay: Hamlets and those Compact Rural
Developments one hundred (100) acres or less in size may be served by central potable
water facilities; Towns, Villages, and those Compact Rural Developments greater than
one hundred (100) acres in size are required to be served by central potable water
facilities; and, Compact Rural Developments one hundred (100) acres or less in size may
be required to be served by central potable water facilities, depending upon the permitted
uses within the Compact Rural Development. These facilities may be provided by the
private sector, an independent water authority, or some other non-County utility
prewided.
For the purposes of this policy and policies 4,2.4, 4,5.1,and.h5.3, within the Rural Lands
DRAFT Staff may make additional revisions prior to CCPC hearing,primarily word-smithing 2
PWS-E Potable Water Sub-Element ed120205—dw1-11-06 1-11-06
Stewardship Area Overlay, `central potable water facilities' includes decentralized
community treatment systems;;; ate. Innovative alternative water treatment systems such
as decentralized community treatment systems shall not be prohibited by this policy
provided that they meet all applicable regulatory criteria.
Policy 4,2.3: [Renumbered,revised text, page PW-24]
• -- -
Chapter 163.3202, F.S., including any amendments thereto, require to the extent of the
policies of this Plan for the expansion, replacement, and/or repair of their facilities to
correct existing deficiencies and provide for future growth within their respective service
meas. The Collier County Water & Wastewater Authority (Authority), established by
County Ordinance 96-6, regulates the operations of private sector potable water treatment
utilities that provide potable water supply services to portions of unincorporated Collier
County. All such private sector potable water supply service providers are required to
meet the County's adopted potable water treatment Level Of Service (LOS). All private
sector potable water supply service providers shall file an annual statement with the
Authority that provides current operating information regarding the private sector service
provider, including, but not limited to: a statement of current policies and service criteria,
the level of service (LOS) maintained by the service provider and whether such level of
service meets the County's LOS Standard for potable water treatment. The annual report
shall also document any necessary or projected facility expansion and/or replacement
projects that are required to correct observed deficiencies.
Policy 4-2.4: [Renumbered, revised text, pages PW-24, PW-25]
Collier County shall Permit development of potable water supply systems as follows:
within the Designated Urban Areas of the Plan, including the outlying urban areas of
Immokalee, Copeland, Chokoloskee, Plantation Island, and Port of the Islands; within the
areas depicted on the Collier County Water District Boundaries map (Figure PW-1);
within the Existing and Future Potable Water Service Areas map (Figure PW-2), which
includes the Rural Transition Water and Sewer District; within the Rural Transition
Water and Sewer District — Mirasol map (Figure PW-2.1); in Sending Lands within the
Rural Fringe Mixed Use District when Density Blending, as provided for in the Density
Rating System of the Future Land Use Element, is utilized; in Towns, Villages, Hamlets
and Compact Rural Developments within the Rural Lands Stewardship Area Overlay;
and, in areas where the County has legal commitments to provide facilities and services
as of the date of adoption of this Plan. For lands located within an area to receive County
water service the Collier County Water-Sewer District, but in which County water
service is not currently available, non-County potable water supply systems shall only be
allowed on an interim basis until County service is available.
Individual potable water supply wells may be permitted within the areas depicted on the
Collier County Water District Boundaries map (Figure PW-1) on an interim basis until
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County water service is available; individual potable water supply wells may be
permitted in all Urban designated areas outside of the areas depicted on Figure PW-1 on
an interim basis until a centralized potable water supply system is available; {individual
potable water supply wells may be permitted in the Rural Transition Water and Sewer
District, depicted on the Existing and Future Potable Water Service Areas map (Figure
PW-2), on an interim basis until County water service is available; individual potable
water supply wells may be permitted in Sending Lands within the Rural Fringe Mixed
Use District when Density Blending, as provided for in the Density Rating System of the
Future Land Use Element, is utilized, on an interim basis until County water service is
available}; and, individual potable water supply wells may be permitted on lands outside
of the Urban designated areas, outside of areas depicted on Figure PW-1, and outside of
Towns, Villages and those Compact Rural Developments greater then one hundred (100)
acres in size within the Rural Lands Stewardship Area Overlay - all areas where potable
water supply systems are not anticipated. However, individual potable water supply wells
may or may not be permitted within Compact Rural Developments one hundred (100)
acres or less in size, depending upon the uses permitted within the Compact Rural
Development. Also, in Towns, Villages, and those Compact Rural Developments greater
than one hundred (100) acres in size, potable water supply wells are allowed to serve no
more than 100 acres, on an interim basis only, until central service is available.
Policy h2.5: [Renumbered, revised text,page PW-251
The County shall C-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 01-
73, adopted December 11, 2001.
Policy 42.6: [Renumbered, revised text, page PW-25]
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 01-57, adopted October 23, 2001, or its latest
revision, and District construction and operating policies.
OBJECTIVE 43: [Renumbered, revised text, page PW-25]
By the time mandated for the adoption of land development regulations Ppursuant to
Chapter 163.3202, F.S., including any amendments thereto, Collier County has
implemented 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.
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Policy 4,3.1: [Renumbered, revised text, pages PW-25, PW-26, PW-27, PW-28]
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:
at 185 gpcd. Review of the historical ratio of residential to non-residential demand
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 CAPACITY
FACILITY/SERVICE AREA LEVEL OF SERVICE
' ! _ _ : . STANDARD
Collier County Water/and Sewer District 185 gpcd
Goodland Water District 185 gpcd
Marco Island Water District
• . :: . : _ . - . Marco Shores) 185 gpcd
CITY OF NAPLES FACILITIES
Unincorporated Service Area 185gpcd
EVERGLADES CITY FACILITIES
Unincorporated Service Area 185 gpcd
INDEPENDENT DISTRICTS" ' . . _ e ' .
Orangetree Utilities 100gpcd
Immokalee Water and Sewer District 100gpcd
Florida Governmental Utilities Authority 100gpcd
Florida Administrative Code)
TYPE-01---ESTABLISHMENT
Cowl
Aifpefts
a. Pper passenger 5
b. Aadd per employee 20
: ., .- . : . . - • - - .- 4-00
•- • • . - - . •- 400
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Country Club
a. Pper resident member 4-00
b. Pper member present 2
c. Pper employee 20
Dentist Offices
a. Pper wet chair 200
b. Pper non wet chair 50
Doctors Offices (per doctor) 250
Factories, exclusive of industrial wastes
(gallons per person per shift)
a. Nno showers provided 20
50
A • . . • - . . . • .- . 75
c. Single Service articles only (per person) 2-5
d. Bar and Cocktail Lounge (per person) 30
c. Drive in Restaurant (per car space) 50
f. Carry Out only
i. Pper 100 square feet of floor space 50
ii. Aadd per employee 20
g. Institutions (per meal) 5
Hetels-and-Met-els
a. Regular(per room) 4-50
b. Resort Hotels, Camps, Cottages (per person) 75
c. Aadd for establishments with self service 400
Office Building (per employee per 8 hour shift) 20
Service Stations (per water closet and per 250
al)
•
- -.•. . - - - .. ... . . .
square foot of floor space)
Stadiums, Race Tracks, Ball Parks (per seat) 5
- . . .. - .. yC. .. -
'• . .. : . _ - , .. - 40
Theaters
a. Iindoor, Auditoriums (per seat) 5
b. Outdoor, Drive ins (per space) 4-0
Trailer/Mobile Home Park(per trailer space) 200
Travel Trailer/Recreational Vehicle Park
. .
b. Travel Trailer (overnight), with water and 4-00
sewer hook ups (per trailer space).
INSTITUTIONAL
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Churches (per seat) 3
Hospitals (per bed) (does not include kitchen 20
Nursing, Rest Homes (per bed) (does not 4-00
Parks, Public Picnic
5
I.0
pefsen)
Public Institutions other than Schools & 4-00
a. day-type 4-5
b. Aadd for showers 5
c. Aadd for cafeteria
d. Aadd for day school workers 4-5
e we 73
Work/Construction Camps Semi permanent 50
(per worker)
RESIDENTIAL
Residences
150
1 bedroom and 600 square feet or less heated
Aand 601 1000 square feet heated or cooled 300
afea
3 bedrooms and 1001 2000 square feet heated 450
or cooled area
�I or more bedrooms and more than 2000 600
square feet heated or cooled area
b. Other(per occupant) 7-5
1. For food service operations, kitchen wastewater flows shall normally be
calculated as sixty six percent (66%) of the total establishment wastewater flow.
2. Systems serving high volume establishments, such as fast food restaurants and
service stations located near interstate type highways, require special sizing
facilities.
Policy 4-3.2: [Renumbered, revised text, page PW-28]
In order to ensure that these Level of Service Standards contained in Policy 3.1 are
maintained, methodologies for determining available capacity and demand shall
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incorporate appropriate peak demand coefficients for each facility and for the type of
development proposed.
Policy 4.3.3: [Renumbered, revised text, page PW-28]
These Level of Service Standards contained in Policy 3.1 are the minimum criteria for
replacement, expansion or increase in capacity of potable water supply facilities.
Policy 13.4: [Renumbered, revised text, page PW-28]
The County will aAnnually review historical potable water demand records and adjust
these Level of Service Standards contained in Policy 3.1 if so indicated by said the annual
review.
OBJECTIVE I4: [Renumbered, revised text, page PW-28]
The County will shall 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.
Policy 174.1: [Renumbered, revised text, page PW-28]
The County shall Negotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where such treated effluent same is available
from existing and future wastewater treatment plants.
Policy 4A.2: [Renumbered, revised text, page PW-28]
The County shall €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 h4.3: [Renumbered, revised text, page PW-28]
The County shall€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 14.4: [Renumbered, revised text, page PW-28]
The County shall Ppromote the use of xeriscape techniques (drought resistant
landscaping) to minimize potable water use for landscaping irrigation, as described in
Division 2.1 Section 4.06.01.A.1.h,,of the Collier County Land Development Code.
Policy 14.5: [Renumbered, revised text, page PW-29]
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The County shall Ppromote and enforce the Water Irrigation Ordinance for Collier
County, Ordinance 02-17, adopted April 9, 2002, to reduce potable water use for
irrigation.
Policy 1-4.6: [Renumbered,revised text, page PW-29]
At such time as excess effluent is available, the County shall 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 system's regulatory compliance or operation.
Policy 1.4?Deleted [Deleted text, page PW-29]
OBJECTIVE 15: [Renumbered,revised text, page PW-29]
The County will shall 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-.S.1: [Renumbered,revised text, page PW-29]
The County shall will discourage urban sprawl by permitting universal availability of
central potable water systems only: in the Designated Urban Area, in Receiving and
certain Neutral Lands within the Rural Fringe Mixed Use District, in the Designated
Urban-Rural Fringe Transition Zone Overlay, and in the Rural Settlement District, all of
which are depicted on the Future Land Use Map, and in Towns, Villages, Hamlets and
Compact Rural Developments within the Rural Lands Stewardship Area Overlay. These
areas are further identified as: within the Collier County Water District Boundaries on
Figure 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 Figure PW-2 of the Potable
Water Sub-element; or in Sending Lands within the Rural Fringe Mixed Use District
when Density Blending, as provided for in the Density Rating System of the Future Land
Use Element, is utilized; within the Rural Lands Stewardship Area Overlay, as each
Town, Village, Hamlet, and Compact Rural Development is designated; 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.
Policy h5.2: [Renumbered, revised text, page PW-29]
The County will shall discourage urban sprawl and the proliferation of private sector
and/or package potable water treatment systems through the development order approval
process to ensure maximum utilization of the existing and planned public facilities. No
existing private sector or potable water treatment systems will shall be permitted to add
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customers unless all Levels of Service Standards are met, and operations are in
conformance with all FDEP permits.
Policy h5.3: [Renumbered, revised text, page PW-301
As provided for in the Rural Lands Stewardship Area Overlay, and in Policies 4,2.2 and
4,2.4 of this Sub-Element, central potable water systems are permitted in Towns,
Villages, Hamlets, and Compact Rural Developments. Though not anticipated, it is
possible that central potable water system distribution lines may extend through lands not
designated as a Town, Village, Hamlet or Compact Rural Development; in such instance
no properties designated other than as a Town, Village, Hamlet or Compact Rural
Development is are permitted to connect to these distribution lines.
Policy 1-5.4: [Renumbered, revised text, page PW-30]
[Adopted as Policy 1.5.3 (now 5.3) but re-numbered since the above Policy 1.5.3 (now 5.3)
became effective first.]
Under criteria, projects may be eligible for central potable water service from Collier
County Utilities, or a private sector/independent district, within the Rural Transition
Water and Sewer District, depicted on the Existing and Future Potable Water Service
Areas map (Figure PW-2) of the this Potable Water Sub-element, subject to availability.
Qualifying criteria will shall be limited to the requirements and incentives established in
the Future Land Use and the Conservation and Coastal Management Elements of the this
Plan to obtain preservation standards established for environmentally sensitive lands in
the Sending Areas Lands of the Rural Fringe Mixed Use District (RFMUD). Criteria for
potable water service eligibility may include, but are not limited to, plans for
development which utilize creative planning techniques such as clustering, density
blending, rural villages, and transferable development rights fTDRs1 from identified
- . ' . •-- - . - - ' ' ., . RFMUD Sending Lands. Criteria for eligibility may be
amended and additional Sending and Receiving Lands may be designated in the future.
Central Potable Water distribution lines, within the Rural Transition Water and Sewer
District, may extend through Sending Lands; however, no properties designated as
Sending Lands may are permitted to connect to the distribution lines.
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SWS-E Solid Waste Sub-Element ed120205—dw1-10-06 1-10-06
r� I. INTRODUCTION [New Language, page 1]
The Solid Waste Sub-Element establishes a policy framework for Collier County's
current solid waste management facilities and provides general direction for the further
development of the County's solid waste management system in the future. The purpose
of the Solid Waste Sub-Element is to assure the provision of cost effective and
environmentally safe disposal of solid waste for the present and anticipated future
residents of Collier County. The proper collection, processing, and disposal of solid
waste is important to the health, safety and welfare of all Collier County residents.
Improper disposal of solid and/or hazardous waste can contaminate our drinking water or
expose residents to environmental and public health risks.
In addition to the safe and environmentally sound collection, processing and disposal of
residential and commercial solid waste, the Solid Waste Sub-Element also contains
provisions related to: monitoring for potential environmental impact pursuant to State and
Federal rules and regulations and the associated permit conditions; the collection and
disposal of hazardous materials; the County's recycling programs; and, solid waste
recovery programs.
Goal,Objectives and Policies
Solid Waste Sub-Element
GOAL 1: [Number Removed, page 1]
PROVIDE AN EFFICIENT AND ECONOMICAL BALANCE OF PUBLIC AND
PRIVATE SERVICES THAT WILL ENABLE THE PEOPLE OF COLLIER COUNTY
TO MEET THE ESTABLISHED REQUIREMENTS FOR SOLID WASTE
DISPOSALMANAGEMENT IN A MANNER TO ASSURE THEIR PUBLIC HEALTH
AND SAFETY AND TO PROTECT THE AIR, WATER AND LAND RESOURCES
OF COLLIER COUNTY.
OBJECTIVE 14: (COLLECTION) [Renumbered, revised text, page 1]
Collier County shall continue to The maintenance maintain of a safe, dependable and
efficient solid waste collection system.
Present facilities meeting the current Level of Service includes two (2) franchise
collection areas and three transfer stations Recycling Centers, as follows:
a. Unincorporated County service area;
b. Immokalee service area;
c. Three (3)transfer stations Recycling Centers;
1. Naples Transfer Station Recycling Center
2. Marco Transfer Station Recycling Center
3. Carnestown Transfer Station Recycling Center
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Policy 1.14: [Renumbered, revised text, page 1]
The County shall ccontinue to maintain and regulate commercial and tax-bill based
residential collection costs to ensure efficient and dependable service affordable to all
users.
Policy 1.1,2: [Renumbered, revised text, page 1]
The County shall Mmaintain mandatory collection ordinance 90-30 as amended and the
mandatory commercial recycling ordinance as amended.
Policy 1.1,3: [Renumbered, revised text, page 1]
The County shall€continue to evaluate economic transfer and disposal systems including
transfer stations the use of full-service recycling centers.
Policy 1,1.4: [Renumbered, revised text, page 1]
The County shall ensure Assure public awareness and participation in solid waste
collection management issues by requiring that all such issues to be addressed in
advertised public meetings.
OBJECTIVE 12: (DISPOSAL) [Renumbered, revised text, page 1]
The County shall €continue to utilize safe and efficient methods for environmentally
sound disposal of solid waste in accordance with local, State and Federal regulations and
shall continue to investigate improved methods and implement practices that meet this
objective.
Policy 1,2.1: [Renumbered,revised text,page 1]
The County shall continue to Monitor groundwater wells as required by the regulatory
permits conditions for operation of the landfill and continue to closely evaluate the test
. . - .. - •• .•.. . •. . satisfactory in compliance with
State and Federal rules and regulations.
Policy 1,2.2: [Renumbered, revised text, page 2]
The County shall continue to maintain leachate and gas management
systems at County landfills us needed in order to stay in compliance with permit
conditions.
Policy 1,2.3: [Renumbered, revised text, page 2]
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SWS-E Solid Waste Sub-Element ed120205—dw1-10-06 1-10-06
,.� The County shall continue to Ppursue State and Federal grants for and participation in=
feasibility projects efr for the development and investigation of improved techniques for
landfill operations and other alternative methods of for solid waste disposal.
Policy 1,2.4: [Renumbered, revised text, page 2]
of Service standards.
The County shall acquire and/or retain the required land inventory for future solid waste
operations, based upon selection of, including but not limited to, one or more of the
following options by fiscal year 2010:
1. Increase the permissible elevation of the Naples Landfill so as to gain additional
airspace capacity.
2. Develop the means to partially or completely divert municipal solid waste from
the landfill (additional recycling or alternative forms of disposal).
3. Secure and utilize capacity at a landfill or landfills outside of Collier County.
4. Explore emerging conversion technologies that would allow for continued solid
waste disposal operations within Collier County.
Policy 4.2.5: [Renumbered, revised text, page 2]
The Level of Service for Solid Waste Sub-Element shall be:
a. Tons of solid waste per capita per year, used to determine landfill disposal
capacity, is based on the average of the last five complete fiscal years actual lined
cell tonnage activity.
b. Two (2) years of constructed lined landfill cell capacity at the disposal rate
calculated per 4,2.5.a.
c. Ten (10) years of permittable landfill capacity at the disposal rate calculated per
4,2.5.a.
Policy 4-:2.6: [Renumbered, revised text, page 2]
The County shall annually Ddefine the cost of continued Ming solid waste
collections and disposal within the County over the next 5, 10 and 20 years taking into
consideration all operating and capital costs.
Policy 1,2.7: [Renumbered, revised text, page 2]
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The County shall Assufe promote public awareness of, and participation in, solid waste
disposal issues by requiring all issues to be addressed in advertised public meetings.
Policy 1,2.8: [Renumbered,revised text, page 2]
The Collier County Solid Waste Department shall continue to operate and maintain a
hazardous waste collection facility. The facility shall operate five (5) days per week and
will accept household hazardous wastes. Additionally, the Department shall continue to
hold its hazardous waste collection day at least once twice per year targeting residential
households but also allowing small businesses to participate to some extent.
OBJECTIVE 13: (RECYCLE AND RECOVERY)[Renumbered, revised text, page 2]
The Collier County Solid Waste Department shall continue to Mmaintain and update the
Integrated Solid Waste Management Strategic Plan Solid Waste Master Plan as directed
by the Board of County Commissioners.
Policy 13.1: [Renumbered, revised text, page 2]
The Collier County Solid Waste Department shall continue to Mmaintain and improve
programs to reduce the amount of solid waste that requires disposal at County landfills
by:
a. Maintaining and enhanceing the current county wide countywide
thfeugh-feufplek-residential curbside recycling program.
b. Maintain and enhance the current county wide multi family residential recycling
be. Maintaining and enhanceing the current county-wide commercial business
recycling program to encourage and assist commercial business recycling
activities county wide.
cd. Continue Maintaining and enhancei_g the curb-side separation of material into
recyclable categories to be received at the material recovery facilities landfill inte
recyclable categories.
Policy X3.2: [Renumbered, revised text, page 3]
a. Landfill mining to recover and recycle cover material. Landfill mining provides a
method of clean up of unlined landfills and for recycling existing acreage for new
mels-.
b. Investigate methane gas recovery and use.
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Ii
it
SWS-E Solid Waste Sub-Element ed120205—dw1-10-06 1-10-06
The County shall continue investigation and implementation of cost-saving measures for
County disposal operations including, but not limited to, the current methane gas
collection program.
Policy 1-3.3: [Renumbered,revised text, page 3]
The County shall Aassurc promote public awareness f and participation in,, solid waste
disposal issues by requiring all issues to be addressed in advertised public meetings.
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DS-E Drainage Sub-Element063005—dw1-11-06 1-1 1-06
n I. INTRODUCTION [New Language, page 1]
This portion of the Collier County Growth Management Plan inventories both the natural
conditions and stormwater management activities within unincorporated Collier County.
In Collier County, there are two (2) primary service providers with regard to the
provision of stormwater management services. The County's Stormwater Management
Section (part of the Road Maintenance Department) maintains drainage systems
associated with County and State Roadways. This system of drainage ways is referred to
as the Secondary Drainage System. The Big Cypress Basin Board, an arm of the South
Florida Water Management District (SFWMD), maintains the larger, regional surface
water management systems within Collier County. The regional drainage system is also
referred to as the Primary Drainage System.
However, management of stormwater is concerned not only with flood prevention (a
quantity issue), but also with the removal of various pollutants picked up by the
stormwater as it flows across the County's developed land areas (a quality issue). Such
pollutants can include oils, greases, heavy metals, pesticides, fertilizers and other
substances, which can have a deleterious impact on the County's natural systems and,
above all, its groundwater quality. Note that, in this respect, there is overlap in the
intended purpose between the Drainage and Natural Groundwater Aquifer Recharge Sub-
elements: both seek to protect aquifer recharge areas. However, the emphasis of the
Drainage Sub-element is on surface water protection, whereas the emphasis of the
Natural Groundwater Aquifer Recharge Sub-element is on groundwater protection.
The term "stormwater management" refers to a set of comprehensive strategies for
dealing with both stormwater quantity and stormwater quality issues. The primary
component of these strategies is the need to ensure that the volume, rate, timing and
pollutant load of stormwater runoff after development is similar to that which occurred
prior to development. To accomplish this task, stormwater management entities employ a
combination of structural and non-structural techniques. Non-structural techniques
emphasize preservation or restoration of natural drainage features to promote infiltration,
filtering and slowing of runoff. Structural techniques include the variety of manmade
channels and control structures maintained within the primary and secondary drainage
systems. The objective of stormwater management is to develop a combination of
techniques; which provides for adequate pollutant removal and flood protection in the
most economical manner.
One of the key principles of current stormwater management techniques is recognition of
the need for basin-wide (or watershed basin) planning. The stormwater management
system has to be designed so as to ensure that the final outlet point has adequate capacity
to handle all discharges from the upstream portion of the watershed under conditions
present at the time of design. Subsequent development upstream must then utilize
stormwater management techniques and systems, which will maintain predevelopment
runoff conditions so that the capacity of the downstream portion of the watershed is not
exceeded. In this respect, there is an overlap between the intended purpose of the
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Drainage Sub-element and Goal 2 of the Conservation & Coastal Management Element,
including the Watershed Management Plans discussed under Objective 2.1 of the CCME.
Goal,Objectives and Policies
Drainage Sub-Element
GOAL I: [Renumbered, revised text, page 1]
COLLIER COUNTY SHALL PROVIDE DRAINAGE AND FLOOD PROTECTION
FOR EXISTING AND FUTURE DEVELOPMENT, MINIMIZE THE DEGRADATION
OF QUALITY OF RECEIVING WATERS AND SURROUNDING NATURAL AREAS
AND PROTECT THE FUNCTIONS OF NATURAL GROUNDWATER AQUIFER
RECHARGE AREAS.
OBJECTIVE 11: (CAPITAL FACILITY PLANNING FOR DRAINAGE
SYSTEMS) [Renumbered, revised text, page 1]
The County shall utilize Via the Annual Update and Inventory Report on Public Facilities
(AUIR) process; annually to update the Drainage Atlas Maps and Channel/Structure
Inventory components of the adopted Water Management Master Plan and to verify the
existing watershed basin boundaries within Collier County. The County will also Vv_erify
the design storm capacity of the drainage facilities within each basin, and determine the
costs necessary to maintain the facility capacities to selected design storm standards_This
information shall be used to fei inelusion-e€needed programming of operational funds in
the Annual County Budget and to identify necessary capital projects and basin studies in
the Annual Capital Improvement Element Update and Amendment.
Policy 4:1.1: [Renumbered,revised text, page 1]
The County shall continually Monitor adapted existing water management procedures
that arc in place to ensure that existing natural systems, existing developments; and
proposed developments will receive beneficial consideration from in proposed water
management preeedures-and projects. Future updates and revisions to water management
procedures shall reflect necessary gedconditiens changes in the new techniques as
identified through monitoring activities.
Policy 11.2: [Renumbered, revised text,page 1]
County drainage system capital facility planning shall be designed Outline—how to
implement procedures and projects in a manner to ensure that adequate water
management facility capacity is available at the time a development permit is issued, or
that such .: -: . . - . - - •. -- --- • • • • capacity is available or will be available
when needed to serve the development.
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Policy 14.3: [Renumbered, revised text, page 1]
The County shall C—continue to develop public drainage facilities, which to maintain the
groundwater table as a source of recharge for the County's potable water aquifers, and
meet the provide a source of irrigation water needs for agricultural, horticultural and golf
course and commercial operations and provide water to native vegetation.
Policy 41.4: [Renumbered,revised text, page 1]
Continue on going efforts to evaluate the feasibility of restoring surface water flow into
historical flow ways and utilizing them to help control discharge into the estuaries.
The County shall continue to evaluate structural and non-structural measures for restoring
historical hydroperiods in impacted watersheds where possible and for reducing the
impacts of canal and stormwater discharges to estuaries. Selected measures will be
implemented through the Watershed Management Planning process identified within
Goal 2 of the Conservation and Coastal Management Element of this Growth
Management Plan.
Policy h1.5: [Renumbered, revised text, pages 1, 2]
Three (3) detailed basin studies are planned within the 5year planning time frame as
follows: (NEEDS UPDATING)
Basin Starting Date Completion Date
Gordon River Extension FY 96/97 FY 98/99
Belle Meade FY 98/99 FY 2000/2001
Immokalee FY 2000/2001 FY 2002/2003
As the studies are completed, the results will be made available to the property owners
located within the basin boundaries for their use in petitioning the Board of County
Commissioners to create a taxing/assessment unit to fund the proposed implementation of
the studies' recommendations.
Policy 4:1.6: (NEEDS UPDATING) [Renumbered,
revised text, page 2]
Initiate sub-basin studies on the Secondary Drainage System and portions of the basin
within the Urban Area. The status of several of the critical sub-basin studies is as follows:
Basin Starting Date Completion Date
Lely Main/Branch/Manor N/A 1985
Harvey FY 95/96 FY 96/97
US-41 Outfall Swales N/A 1986
Implementation of these projects is currently underway.
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OBJECTIVE 1,2: [Renumbered, revised text, page 2]
The County shall #maintain adopted drainage level of service standards for basins and
sub-basins identified in the Water Management Master Plan. Maintenance of the
drainage level of service (LOS) identified for each basin will be implemented through the
Watershed Management Planning process identified within Goal 2 of the Conservation
and Coastal Management Element of this Growth Management Plan.
Policy L2.1: [Renumbered, revised text, pages 2, 3]
(NEEDS UPDATING?)
The following levels of service for drainage are hereby adopted for the purpose of issuing
development permits:
A. Future "private" developments - water quantity and quality standards as specified
in Collier County Ordinances 74-50 and 90-10 and Land Development Code
Ordinance 91 1022004-41 as amended.
B. Existing "private" developments and existing or future public drainage facilities -
those existing Levels of Service identified (by design storm return frequency
event)by the completed Water Management Master Plan as follows:
LEVELS OF SERVICE ATTAINED BY BASINS
BASIN LEVEL OF
SERVICE
MAIN GOLDEN GATE SYSTEM
Main Golden Gate Canal Basin D
Cypress Canal Basin D
Harvey Canal Basin D
I-75 Canal Basin D
Green Canal Basin C
Airport Road Canal South Basin D
Corkscrew Canal Basin D
Orange Tree Canal Basin D
951 Canal Central Basin C
DISTRICT NO. 6 SYSTEM
Rock Creek Basin D
C-4 Canal Basin C
Lely Main Canal Basin D
Lely Canal Branch Basin D
Lely Manor Canal Basin D
Haldeman Creek Basin D
Winter Park Outlet Basin D
COCOHATCHEE RIVER SYSTEM
Cocohatchee River Basin D
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Pine Ridge Canal Basin C
Palm River Canal Basin D
_ _I .I 1.
West Branch Cocohatchee River Basin C
East Branch Cocohatchee River Basin D
Airport Road Canal North Basin D
951 Canal North Basin D
GORDON RIVER EXTENSION
Gordon River Extension Basin D
Goodlette-Frank Road Ditch Basin D
HENDERSON CREEK BASIN
Henderson Creek Basin D
FAKA-UNION SYSTEM
Faka-Union Canal Basin D
Miller Canal Basin D
Merritt Canal Basin C
Prairie Canal Basin C
SOUTHERN COASTAL BASIN
US-41 Outfall Swale No. 1 Basin D
US-41 Outfall Swale No. 2 Basin D
Seminole Park Outlet Basin C
BARRON RIVER SYSTEM
Okaloacoochee Slough Basin D
Barron River Canal North Basin C
Urban Immokalee Basin C
MISCELLANEOUS INTERIOR WETLAND
SYSTEMS
Corkscrew Slough Basin D
Policy 42.32: [Renumbered, revised text,page 4]
The County's Enlarge the scope of the Water Management Master Plan to shall include
recommendations for changing Levels of Service together with an analysis of capital
requirements.
OBJECTIVE 13: [Renumbered, revised text, page 4]
Beginning with fiscal year 1996 97, a five year schedule of capital improvement needs
The County shall maintain and annually update a five-year schedule of capital
improvements for water management facilities in conformance with the annual review
process described within the Capital Improvement Element of this Growth Management
Plan.
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DS-E Drainage Sub-Element063005—dw1-11-06 1-11-06
Policy 13.1: [Renumbered, revised text, page 4]
The County shall Ddevelop and maintain procedures to annually update water
management facility demand and capacity information.
Policy L3.2: [Renumbered, revised text, page 4]
The County shall Pprepare periodic annual summaries of capacity and demand
information for each water management facility and service area.
Policy h3.3: [Renumbered, revised text, page 4]
Collier County shall evaluate and rank Wwater management capital improvement
projects ' .- - .. - - - -- - . . . .•• : : in accordance with the priorities stated
in the Capital Improvement Element of this plan.
Policy 13.4: [Renumbered, revised text, page 4]
County improvements to existing - .•. - - . .. :• - •-• . . -: - -
drainage facilities shall give major emphasis to the maintenance of those facilities located
within in and around the urban and estates designated areas (on the adopted Future Land
Use Map), exclusive of Southern Golden Gate Estates to maintain thei` ••se
OBJECTIVE 4:4: [Renumbered, revised text, page 4]
The County shall Beginning with fiscal year 1996 97, develop and maintain policies and
programs to correct existing deficiencies and to provide for future facility needs in
accordance with - . • .. ••-: the annual work program
referenced in the adopted Water Management Master Plan and any future individual
basin studies.
Policy 14.1: [Renumbered text, page 4]
Water management projects shall be undertaken in accordance with the schedule
provided in the Capital Improvements Element of this plan. These projects shall be
undertaken in coordination with the Big Cypress Basin/South Florida Water Management
District 5 Year Plan.
Policy 14.2: [Renumbered, revised text, page 4]
Collier County shall Ecorrect existing deficiencies and provide for future water
management facility needs through the formulation and implementation of an annual
work programs. In order to implement the annual work program, the County shall
£encourage the use of innovative funding sources mechanisms including, but not limited
n to utilization of special taxing or assessment districts.
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Policy h4.3: [Renumbered, revised text, page 4]
drainage systems and the environmental enhancements that will result from their
The County shall develop and maintain a stormwater management public awareness
program, which will include, but not necessarily be limited to, a Collier County
Stormwater Management website. The primary purpose of this program shall be to
provide information regarding the County's stormwater management programs to the
general__public including, but not limited to, the environmental enhancements that will
result from the use of total water management concepts within the existing drainage
network.
OBJECTIVE L5: [Renumbered, revised text, page 5]
The County shall Econtinue to regulate land use and development to in a manner that
protects the functions of natural drainage features and natural groundwater aquifer
recharge areas_ Implementation of this Objective will be consistent with the Watershed
Management Planning process identified within Goal 2 of the Conservation and Coastal
Management Element of this Growth Management Plan, thfeugh and with relevant
provisions contained within the adopted Land Development Code (Ordinance 91 102 04-
5-K004-41 as amended).
Policy 15.1: [Renumbered, revised text, page 5]
Collier County shall Annually periodically review all appropriate Water Management
Ordinances and regulations to determine their effectiveness in protecting the functions of
the natural drainage features and natural groundwater aquifer recharge areas.
Policy 15.2: [Renumbered, revised text, page 5]
Based upon the periodic review described in Policy 5.1, the County shall Ddevelop any
appropriate new Ordinances and regulations that are necessary to ensure protection of the
functions of natural drainage features and natural groundwater aquifer recharge areas.
OBJECTIVE L6: [Renumbered, revised text, page 5]
The County shall protect the functions of natural drainage features (hall be protected
through the application of standards that address the quality and quantity of discharge
from stormwater management systems. Implementation of this Objective will be
consistent with the Watershed Management Planning process identified within Goal 2
and Objective 2.1 of the Conservation and Coastal Management Element of this Growth
Management Plan. This objective is made measurable through the following policies:
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Policy X6.1_ [Renumbered,revised text, page 5]
Projects shall be designed and operated so that off-site discharges will meet State water
quality standards, as set forth in Chapter 17 302 62-302.300, F.A.C., as it existed en
August 31, 1999 at the date of project approval.
Policy h6.2_ [Renumbered, revised text, page 5]
Collier County's Rretention and detention requirements shall be the same as those
provided in the South Florida Water Management District's Basis of Review, Section 5.2,
as it existed on August 31, 1999 at the time of project approval.
Policy 1:6.3_ [Renumbered, revised text, pages 5, 6]
(NEEDS UPDATING?)
- . . - Allowable off-site discharge rates shall be computed using
a storm event of 3 day duration and 25 year return frequency. The allowable off-site
discharge rates are as follows:
a. Airport Road North Sub-Basin 0.04 cfs/acre
(North of Vanderbilt Beach Road)
b. Airport Road South Sub-basin 0.06 cfs/acre
(South of Vanderbilt Beach Road)
c. Cocohatchee Canal Basin 0.04 cfs/acre
d. Lely Canal Basin 0.06 cfs/acre
e. All other areas 0.15 cfs/acre
In special cases, The County may exempt projects -- . - - - • . . -- from
these allowable off-site discharge rates if pfeN4Eling any of the following applies:
1. The project is exempt from allowable off-site discharge limitations pursuant to
Section 40E-400.315,FAC.
2. The project is part of an existing SFWMD permit, which allows discharge rates
different than those listed above.
3. It can be documented that the project currently discharges off-site at a rate higher
than those listed above. The documentation required for this purpose shall be
prepared by a registered professional engineer, and will consist of an engineering
study prepared by a registered professional engineer, which utilizes the applicable
criteria in the "SFWMD Basis of Review for Environmental Resource Permit
Applications". The study shall be subject to review and approval by the County
and SFWMD staff. The study shall include the following site-specific
information:
a. Topography
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b. Soil types and soil storage volume
c. Vegetation types
d. Antecedent conditions
e. Design rainfall hydrographie
f. Depression storage capacity
g. Receiving water hydrograph, and
h. Other relevant hydrologic and hydraulic data.
Using the above information, a hydrologic and hydraulic model shall be developed which
demonstrates the higher off-site discharge rate shall be developed
Drainage Sub-Element063005—dw1-11-06
G:Comp,EAR Amendment Modifications,Final EAC
1-11-06
"0'\
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
Goal, Objectives and Policies
Golden Gate Area Master Plan Element
GOAL 1: [No change to text,page 5]
OBJECTIVE 1.1: [No change to text, page 5]
Policy 1.1.1: [Revised text,page 5]
The URBAN Future Land Use Designation shall include Future Land Use Districts and
Subdistricts for:
4.A. URBAN- MIXED USE DISTRICT -
a, 1. Urban Residential Subdistrict
2. High Density Residential Subdistrict
e. 3. Commercial Under Criteria Subdistrict
d. 4. Downtown Center Commercial Subdistrict
2.B. URBAN - COMMERCIAL DISTRICT
a 1. Activity Center Subdistrict
13, 2. Golden Gate Urban Commercial Infill Subdistrict
c. Commercial Undcr Criteria Subdistrict
d. Interchange Activity Center Subdistrict
c. Pine Ridge Road Mixed Use Subdistrict
€e: 3. Santa Barbara Commercial Subdistrict
g -4. Golden Gate Parkway Professional Office Commercial Subdistrict
h. Downtown Center Commercial Subdistrict
ieT 5. Collier Boulevard Commercial Subdistrict
Policy 1.1.2: [Revised text,page 5]
The ESTATES Future Land Use Designation shall include a Future Land Use Districts
and Subdistricts for:
A. ESTATES—MIXED USE DISTRICT (shown with underline removed)
ad. Residential Estates Subdistrict
2. Neighborhood Center Subdistrict
3. Conditional Uses Subdistrict
B. ESTATES—COMMERCIAL DISTRICT
1. Randall Boulevard Commercial Subdistrict
n 2. Commercial Western Estates Infill Subdistrict
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
3. Golden Gate Estates Commercial Infill Subdistrict peN
b:4. Interchange Activity Center Subdistrict
e 5. Pine Ridge Road Mixed Use Subdistrict
bd. Neighborhood Center Subdistrict
ce. Randall Boulevard Commercial Subdistrict
df. Commercial Western Estates Infill Subdistrict
cam. Conditional Uscs Subdistrict
fh. Southern Golden Gate Estates Natural Resource Protection Area Overlay
gi. Golden Gate Estates Commercial Infill Subdistrict
Policy 1.1.3: [Revised text, page 5.1]
The AGRICULTURAL/RURAL Future Land Use Designation shall include the
following Future Land Use District:
A. RURAL SETTLEMENT AREA DISTRICT
Policies 1.1.4 through 1.1.76 [No change to text, page 7]
Policy 1.1.7: [Revised text, page 7]
The sites containing existing public educational plants and ancillary plants, ant the
undeveloped sites owned by the Collier County School Board for future public
educational plants and ancillary, within the GGAMP area, are depicted on the Future
Land Use Map Series in the countywide FLUE, and referenced in FLUE Policy 5.44 15
and Intergovernmental Coordination Element Policy 1.2.6. All of these sites are subject
to the two Interlocal Agreements adopted in accordance with Sectional 163.3177 (6) (h)
and 163.31777, Florida Statutes, on May 15, 2003 by the Collier County School Board
and on May 27, 2003 by the Board of County Commissioners, and subject to the
implementing land development regulations to be adopted. All future educational plants
and ancillary plants shall be allowed in zoning districts as set forth in FLUE Policy 5.44
15.
OBJECTIVE 1.2: [No change to text, page 7]
Policy 1.2.1: [No change to text,page 7]
Policy 1.2.2: [No change to text, page 7]
Policy 1.2.3: [Revised text, page 7]
Consistent with Florida Chapter 89-169, Florida Administrative Codes Law #89 169, the
Florida Cities Water Company Governmental Utilities Authority shall provide updated
water and sewer service data to the Collier County Utilities Division Water & and
Wastewater Authority on an annual basis.
Policy 1.2.4: [Revised text, page 8]
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GGAMP EAR-GGAMP-dwMR1-12-06 1-12-06
Due to the continued use of individual septic systems and private wells within a densely
platted urban area, the Florida Cities Water Company Governmental Utilities Authority is
encouraged to expand their sewer and water service area to include all of that area known
as Golden Gate City at the earliest possible time.
OBJECTIVE 1.3: [Revised text,page 8]
The County shall continue to protect and preserve the valuable natural resources within
the Golden Gate study area in accordance with the Objectives and Policies contained
within Goals 6 and 7 of the Collier County Conservation and Coastal Management
Element.
Policy 1.3.1: [Revised text,page 8]
The Planning Collier County Environmental Services - • - • -. ' - '- .
Department shall coordinate its planning and permitting activities within the Golden Gate
Area with all ether other applicable environmental planning, permitting and regulatory
agencies . • - - .. _ - -- -•- - - -- - . - . - . . - -- - . - .. .
regulating to ensure that all Federal, State and local natural resource protection
regulations are being enforced.
OBJECTIVE 1.4: [Revised text,page 8]
Through the enforcement of the Land Development Code and the housing and building
codes, Collier County shall continue to Pprovide a living environment within the Golden
Gate Area, which is aesthetically acceptable and enhances the quality of life.
Policy 1.4.1: [No change to text, page 8]
GOAL 2: [No change to text,page 8]
OBJECTIVE 2.1: [Revised text, page 8]
-. - - . -- •- .: - - •- - e : - ' eublic infrastructure improvements will-be
shall be handled guided by the following policies.
Policies 2.1.1 through 2.1.4: [No change to text, page 8]
OBJECTIVE 2.2: [No change to text,page 9]
Policy 2.2.1: [No change to text,page 9]
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
Policy 2.2.32: [Renumbered, revised text, page 9]
. .•. - . .. .. . . •. .. ' , Collier County shall continue to implement a
system for reviewing applications for development in SGGE, which will include the
following two step procedures:
A. Notice to the DEP's Bureau of Land Acquisition of the application within 5 days
of receipt;_
B. Notice to the applicant of DEP's acquisition program, the lack of public
infrastructure and the proposed restoration program for the area;_
C. Within the notice of DEP's acquisition program, the applicant shall be encouraged
to contact DEP's Bureau of Land Acquisition to determine and negotiate whether
DEP intends to purchase the applicant's property at fair market value;,
D. Prior to the processing of an application for development approval, (Step II) the
applicant shall provide to the County proof of coordination with DEP. Upon
execution of a contract for sale, the application shall be placed in abeyance
pending completion of the purchase by DEP
E. The County shall review the environmental impacts of the application in order to
minimize said impact;,
F. The County shall apply Section 2.2.24.3.2 4.02.14, Development Standards and
Regulations for ACSC-ST of the County's Unified Land Development Code or
Chapter 28-25, Florida Administrative Code, "Boundary and Regulations for the
Big Cypress Area of Critical State Concern", whichever is stricter;ate,
G. The County shall provide a maximum review and processing time of 180 days
from the date of commencement of the pre application procedures before any
development permits are issued.
GOAL 3: [No change to text,page 9]
OBJECTIVE 3.1: [Revised text, page 10]
The placement and designation of Neighborhood Centers within Golden Gate Estates
shall meet the locational and rural design criteria, to be established as part of the Phase II
Golden Gate Area Master Plan Restudy Amendments, to be transmitted during the 2003
Plan Amendment Cyclo contained within the Estates Designation, Estates-Mixed Use
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
District, Neighborhood Center Subdistrict of this Golden Gate Area Master Plan Element,
of the Collier County Growth Management Plan.
Policy 3.1.1: [Revised text, page 10]
Neighborhood Centers within Golden Gate Estates shall be subject to the locational and
rural design criteria established within the Estates Designation, Estates — Mixed Use
District, Neighborhood Center Subdistrict of this Golden Gate Area Master Plan Element,
of the Collier County Growth Management Plan.
GOAL 4: [No change to text,page 10]
OBJECTIVE 4.1: [Revised text, page 10]
Development and redevelopment within Golden Gate City shall focus on the provision of
residential and commercial land uses that meets the needs of the surrounding area.
Policies 4.1.1 through 4.1.3: [No change to text, page 10]
GOALS AREAS 5, 6 and 7 and related policies: [No change to text, pages 11 - 15]
&LAND USE DESIGNATION DESCRIPTION SECTION [Remove numbering, no
change to text, page 16]
1.URBAN DESIGNATION: URBAN MIXED USE DISTRICT AND URBAN
COMMERCIAL DISTRICT [No change to text, page 16]
€TA.Urban-Mixed Use District: [Renumbered, No change to
text, page 17]
1}.Urban Residential Subdistrict: [No change to text, page 17]
DENSITY RATING SYSTEM: [Revised text, pages 17 - 18]
ADD:
Density by right for Workforce Housing
- here and/or under various Subdistricts.
a) BASE DENSITY — Four (4) residential units per gross acre, which may be
adjusted depending upon the characteristics of the project. In no case shall the
maximum permitted density exceed 16 residential dwelling units per gross acre.
b) The following densities per gross acre may be added to the base density:
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
Conversion of Commercial Zoning
• 16 dwelling units — if the project includes conversion of
commercial zoning which- that has been found to be "Consistent
By Policy," through the Collier County Zoning Re-evaluation
Program (Ordinance No. 90-23) then is not located within an
Activity Center or which isnot consistent with adopted siting
criteria for commercial land use, a bonus of up to 16 dwelling
residential units may be added for every one (1) acre of
commercial zoning wh that is converted to residential zoning.
These dwelling residential units may be distributed over the entire
project. - - . .•-- . .- . .. •. - •, . . -_ ., .
uses.
• 3 dwelling units Within 1 mile of Activity Center
unt. Affordable Housing as defined by the Affordable Housing Density Bonus
Ordinance (#90-89 adopted November 22, 1990)
• To encourage the provision of affordable housing within certain
districts and subdistricts within the Urban Designated Area, a
maximum of up to 8 dwelling 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 2.06.03 of the Land Development Code, Ordinance No.
04-41, adopted June 22, 2004 and effective October 18, 2004 ).
iv. Residential In fill if the project is 10 acres or less in size; located within
an area with central public water and sewer service; compatible with
surrounding land uses; has no common site development plan with
the parcel in question was not created to take advantage of the in fill
density.
• tits
v. Roadway Access Density credits based on futurc roadways will be
(as determined by the County Transportation Services Division) or the
road is scheduled for completion during the first five years of the Capital
Improvement Schedule.
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
• . . . • _ ..
collector roads as identified in the Traffic Circulation Element.
c) There are Density Bands located around Activity Centers. The density band
around an Activity Center shall be measured by the radial distance from the center
of the intersection around which the Activity Center is situated. If 50% or more
of a project is within the density band, the additional density applies to the entire
2). High Density Residential Subdistrict [Renumbered, nNo change to text,
page 18]
34. Commercial Under Criteria Subdistrict: [Relocated, revised text, from page
21 to page 18]
Within the Urban-Mixed Use District certain in-fill commercial development may be
permitted. This shall only apply in areas already substantially zoned or developed for
such uses. For any project utilizing this Subdistrict, the following criteria shall be met:
• The subject parcel is bounded on both sides by improved commercial
property or commercial zoning consistent with the Golden Gate Area
Master Plan; or,
• The subject parcel is bounded on both sides by commercial property
granted an exemption or compatibility exception as provided for in the
Zoning Re-evaluation Ordinance; and
• The subject parcel is no more than 200 feet wide, unless otherwise
approved by the Board of County Commissioners.
• Uses that meet the intent of the C-14 Commercial Professional and
General Office Zoning District shall be bounded on one side by
commercial zoning.
4). Downtown Center Commercial Subdistrict: [Relocated, revised text, from page
29]
The primary purpose of the Downtown Center Commercial Subdistrict (see Map 17) is to
encourage redevelopment along Golden Gate Parkway in order to improve the physical
appearance of the area and create a viable downtown district for the residents of Golden
Gate City and Golden Gate Estates. Emphasis shall be placed on the creation of
pedestrian-oriented areas, such as outdoor dining areas and pocket parks that do not
impede the flow of traffic along Golden Gate Parkway. Also, emphasis shall be placed
on the construction of mixed-use buildings. Residential dwelling units constructed in this
Subdistrict are intended for employees who work within Golden Gate City or Golden
Gate Estates, retirees, and seasonal residents. The provisions of this Subdistrict are
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
intended to ensure harmonious development of commercial and mixed-use buildings at a n
pedestrian scale that are compatible with residential development within and outside of
the Subdistrict.
The Subdistrict allows the aggregation of properties in order to promote flexibility in site
design. The types of uses permitted within this Subdistrict are low intensity retail, office,
personal services, institutional, and residential. Non-residential development is intended
to serve the needs of residents within the Subdistrict, surrounding neighborhoods, and
passersby. To reduce potential conflicts that may result from residential, commercial and
institutional uses in close proximity to one another, existing, non-owner-occupied
residential units with frontage on Golden Gate Parkway shall cease to exist no later than
seven (7) years after the effective date of the adoption of this Subdistrict. This regulation
does not require the removal of residential units located on Golden Gate Parkway that are
converted to uses permitted in this Subdistrict within one additional year; nor does this
Subdistrict require the removal of residential units located elsewhere in this Subdistrict.
A. All development or redevelopment within the boundaries of the Downtown
Center Commercial Subdistrict shall include:
1. Provisions for bicycle and pedestrian travel.
2. An emphasis on building aesthetics.
3. Emphasis on the orderly circulation of vehicular, bicycle and pedestrian
traffic.
4. Provision for broad sidewalks or pathways.
5. Enhanced streetscaping.
6. Project interconnections, where possible and feasible.
7. Quality designs for building façade, including lighting, uniform signage
and landscaping.
B. Permitted uses within this Subdistrict shall include only the following, except as
may be restricted in an implementing zoning overlay district, and except as may
be prohibited in Paragraph D, below:
1. Those uses permitted by right within the C-1, C-2 and C-3 Zoning
Districts, as outlined in the Collier County Land Development Code
(LDC) in effect on the date of adoption of this Subdistrict in the GGAMP;
and,
2. Residential uses permitted by right in the existing residential zoning
districts in this Subdistrict.
3. Those permitted uses that may be allowed in an implementing zoning
overlay district.
C. Conditional uses allowed by this Subdistrict shall include only:
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
1. Those conditional uses allowed within the C-1, C-2 and C-3 Zoning
Districts, as outlined in the LDC in effect on the date of adoption of this
Subdistrict in the GGAMP;
2. Those conditional uses allowed, by the LDC in effect on the date of
adoption of this Subdistrict in the GGAMP, within existing residential
Zoning Districts in this Subdistrict;
3. Those conditional uses that may be allowed in an implementing zoning
overlay district; and,
4. Outdoor dining areas not directly abutting the Golden Gate Parkway right-
of-way. -
D. Prohibited uses in this Subdistrict are as follows:
1. Automatic food and drink vending machines located exterior to a building.
2. Any commercial use employing drive-up, drive-in or drive-through
delivery of goods or services.
3. Enameling, painting or plating as a primary use. However, these uses are
permitted if secondary to an artist's or craft studio.
4. Single-room occupancy hotels, prisons, detention facilities, halfway
houses, soup kitchens or homeless shelters.
5. Uses as may be prohibited in an implementing zoning overlay district.
E. For multi-story buildings:
1. Retail, personal service, and institutional uses are allowed on the first
floor;
2. All uses allowed by this Subdistrict, except restaurants and cocktail
lounges, are allowed on the second floor; and,
3. Only residential uses are allowed on the third floor.
F. All development and redevelopment on property abutting Golden Gate Parkway
shall have a zero (0) feet front yard setback requirement.
G. Parking regulations shall be as follows:
1. A minimum of three (3) public parking spaces for each 1,000 square feet
of commercial floor area.
2. A minimum of 1 lh parking spaces for each residential unit.
3. No parking is allowed in the front yard.
4. There shall be no parking requirement for outdoor restaurant seating areas.
5. Shared parking is required, where possible and feasible.
B. Urban Commercial Districts [Revised, relocated text, from page
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GGAMP EAR-GGAMP-dwMR1-12-06 1-12-06
18-31]
1}. Mixed Use Activity Center Subdistrict [Revised text, page 18]
The Activity Center designated on the Future Land Use Map is intended to accommodate
commercial zoning within the Urban Designated Area. Activity Centers are intended to
be mixed-use (commercial, residential, institutional) in character. The Activity Center
concept is designed to concentrate new and existing 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.
The size and configuration of the Activity Center is outlined on Map 4.
The standard for intensity of commercial uses allowed within each Activity Center is that
the full array of commercial uses allowed in the C-1 through C-5 Zoning Districts as
identified in the Land Development Code e-allowed. Hotels and motels that locate
within an Activity Center will be allowed to develop at a density consistent with the Land
Development Code . All new residential zoning shall be consistent
with the Density Rating System. Residential density for residential projects located
within the boundaries of the Mixed Use Activity Center shall be allowed to develop at a
density of up to 16 residential units per gross acre. This density may be distributed
throughout the project, including any portion located outside of the boundary of the
Mixed Use Activity Center.
(2}. Golden Gate Urban Commercial Infill Subdistrict [No change to text, page 21]
• - • • . • . • [Deleted text, page 21]
permitted. This shall only apply in areas already substantially zoned or developed for
such uses. The following standards, which limit the intensity of uses, must be met:
a) The subject parcel must:
• Must be bounded on both sides by improved commercial property or
• Must be bounded on both sides by commercial property granted an
exemption or compatibility exception as provided for in the Zeathg-Re-
,,l,,atie Ordinance.
- --- !! -- . ,- .. - - _ -
the discretion of the Board of County Commissioners.
••-- - - Al - •. I - - • • •- . ! • . -
. •
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exception as provided in the Zoning Re evaluation Ordinance.
• • • _ . • . • [Deleted text, page 23,
relocated to Estates Designation, Estates - Mixed Use District, Residential Estates
Subdistrict]
On the fringes of the Golden Gate Arca Master Plan boundaries,there are several parcels
that are located within the Interchange Activity Center It 10 at I 75 and Pine Ridge Road
Activity Center are subject to the County wide FLUE and not this Master Plan. See Map
6 for a detailed map of this Activity Center.
• '. • _ • ' • • • • • . • . • . • [Deleted text, page 23,
relocated to Estates Designation, Estates - Mixed Use District, Estates - Commercial
Subdistrict]
Adjacent to Interchange Activity Center #10 on the west side of I 75 and on the north
side of Pine Ridge Road is a property comprising 16.23 acres located to the west of the
Naples Gateway PUD, which is designated as the Pinc Ridge Road Mixed Use
Subdistrict and consists of Tracts 1, 12, 13 and 28 of Golden Gate Estates, Unit 35, as
recorded in Plat Book 7, Page 85, of the Public Records of Collier County. The intent of
the Pine Ridge Road Mixed Use Subdistrict is to provide for a mix of both retail and
areas within a convenient travel distance, and to provide commercial services in an
acceptable manner along a collector roadway, Livingston Road. Well planned access
points will be used to improve current and future traffic flows in the area. Within this
- I I. - ' - -
permitted within the eastern portion of this property which includes a portion of Tract 28
and a portion of Tract 13. A maximum of 80,000 square feet of gross leaseable retail or
office area, as allowed in the Commercial Intermediate District (C 3) of the Collier
County Land Development Code as of the effective date of the adoption of this
Subdistrict [Ordinance No. 03 01, adopted January 16, 2003], arc permitted within the
western 10.52 acres of this property. The C 3 uses are not an entitlement. Such uses will
be further evaluated at the time of rezoning approval to insure appropriateness in
shall be encouraged to be submitted as a Planned Unit Development for the western
10.52 acres of the subject property, with special attention to be provided for shared
access. Water management, uniform landscaping, signage, screening and buffering will
be provided at the time of rezoning to ensure compatibility with nearby residential areas,
• There shall be no access onto Livingston Woods Lane.
• There shall be a minimum setback area along the north property line of 75 feet.
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the 75' setback area along the north property line but none of these uses shall be
located closer than 30 feet to the north property line.
be permitted.
and no development may occur within this area.
• Within the western 10.52 acres, a loop roadfcasement will be constructed through
the property to provide access from Pinc Ridge Road to Livingston Road and to
reduce traffic at the intersection.
634. Santa Barbara Commercial Subdistrict [Renumbered, no change to
text, page 25]
7-44. Golden Gate Parkway Professional Office Commercial Subdistrict
[Renumbered, no change to
text, page 27]
: • . • • • • . •• •• • • . . . , . [Deleted text, relocated to Urban
Designation, Urban Mixed Use District, pages 29—31]
The primary purpose of the Downtown Center Commercial Subdistrict (see Map 17) is to
appearance of the area and create a viable downtown district for the residents of Golden
Gate City and Golden Gate Estates. Emphasis shall be placed on the creation of
impede the flow of traffic along Golden Gate Parkway. Also, emphasis shall be placed
Subdistrict are intended for employees who work within Golden Gate City or Golden
Gate Estates, retirees, and seasonal residents. The provisions of this Subdistrict arc
the Subdistrict
The Subdistrict allows the aggregation of properties in order to promote flexibility in site
design. The types of uses permitted within this Subdistrict are low intensity retail, office,
personal services, institutional, and residential. Non residential development is intended
to serve the needs of residents within the Subdistrict, surrounding neighborhoods, and
passersby. To reduce potential conflicts that may result from residential, commercial and
institutional uses in close proximity to one another, existing, non owner occupied
seven (7) years after the effective date of the adoption of this Subdistrict. This regulation
converted to uses permitted in this Subdistrict within one additional year; nor does this
Subdistrict require the removal of residential units located elsewhere in this Subdistrict.
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shall be amended to establish a zoning overlay containing regulations to implement this
Subdistrict:
A. All development or redevelopment within the boundaries of the Downtown
Center Commercial Subdistrict shall include:
1. Provisions for bicycle and pedestrian travel.
2. An emphasis on building aesthetics.
traffic.
'1. Provision for broad sidewalks or pathways. -
5. Enhanced streetscaping.
6. Project interconnections, where possible and feasible.
7. Quality designs for building facades, including lighting, uniform signage
B. Permitted uses within this Subdistrict shall include only the following, except as
may be restricted in an implementing zoning overlay district, and except as may
be prohibited in paragraph D,below:
1. Those uses permitted by right within the C 1, C 2 and C 3 zoning districts,
as outlined in the Collier County Land Development Code (LDC); and,
2. Residential uses permitted by right in the existing residential zoning
districts in this Subdistrict.
overlay district.
C. Conditional uses allowed by this Subdistrict shall include only:
1. Those conditional uses allowed within the C 1, C 2 and C 3 zoning
districts, as outlined in the LDC;
2. Those conditional uses allowed within existing residential zoning districts
in this Subdistrict;
3. Those conditional uses that may be allowed in an implementing zoning
overlay district; and,
'1. Outdoor dining areas not directly abutting the Golden Gate Parkway right
of way.
D. Prohibited uses in this Subdistrict arc as follows:
1. Automatic food and drink vending machines located exterior to a building.
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
2. Any commercial use employing drive up, drive in or drive through
delivery of goods or services.
3. Enameling, painting or plating as a primary use. However, these uses are
permitted if secondary to an artist's or craft studio.
1. Single room occupancy hotels, prisons, detention facilities, halfway
5. Uses as may be prohibited in an implementing zoning overlay district.
E. For multi story buildings:
1. Only retail, personal service, and institutional uses are allowed on the first
floor;
2. All uses allowed by this Subdistrict, except restaurants and cocktail
lounges, are allowed on the second floor; and,
3. Only residential uses arc allowed on the third floor.
F. All development and redevelopment on property abutting Golden Gate Parkway
shall have a zero (0) feet front yard setback requirement.
G. Parking regulations shall be as follows:
1. A minimum of three (3) public parking spaces for each 1,000 square feet
of commercial floor area.
2. A minimum of 1 '/parking spaces for each residential unit.
3. No parking is allowed in the front yard.
5. Shared parking is required, where possible and feasible.
H. Outdoor restaurant seating shall be permitted to encroach upon a public sidewalk
provided that a minimum 5 feet clearance remains between the seating area and
954. Collier Boulevard Commercial Subdistrict [Renumbered, no change to text,
page 31]
2. ESTATES DESIGNATION [Revised text, page 32]
This designation is characterized by low density semi-rural residential lots with limited
opportunities for other land uses. Typical lots are 2.25 acres in size. However, there are
some legal non-conforming lots as small as 1.14 acres. Residential density is limited to a
maximum of one unit per 2.25 gross acres, or one unit per legal non-conforming lot of record,
except as provided for in the Estates-Mixed Use District, Residential Estates Subdistrict.
Intensifying residential density shall not be permitted beyond the aforementioned density.
Multiple family dwelling units are prohibited in all Districts and Subdistricts in this Designation.
thA. Estates-Mixed Use District [No change to text, page 32]
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
14. Residential Estates Subdistrict [Revised text, page 32]
Single-family residential development may be is allowed within the Estates Mixed Use District
this Subdistrict at a maximum density of one unit per 21/4 2.25 gross acres, or one unit per unless
the lot is considered a legal non-conforming lot of record. Additionally, when providing
Affordable-Workforce Housing, a density bonus of one unit per 2.25 gross acres shall be
permitted by right, in accordance with Section 2.06.00 of the Land Development Code
(Ordinance No.04-41, adopted June 22, 2004 and effective October 18, 2004), as amended. This
bonus shall only be applicable for property comprising a minimum of 2.25 acres.
S42. Conditional Uses Subdistrict [Renumbered, relocated text, from
page 41].
243. Neighborhood Center Subdistrict [Renumbered, relocated text, from
page 32]
• Immokalee Road and Everglades Boulevard Center [Revised and relocated text
from page 33]
SE quadrants of the intersection (see Map 13 14) and the parcels lie east and south
of the Firc Station. The portion of the Center lying south of the Fire Station is
approximately 5.15 acres in size and consists of the entirety of Tract 128, Unit 47.
The southeast quadrant of the Ccntcr, lying east of the Fire Station (east side of
Everglades Boulevardl, is approximately 4.05 acres in size and consists of Tracts
113 (4.05 acresland 16,(5.15 acres Unit 46.
The Immokalee Road and Everglades Boulevard Center is located in the
southwest and the southeast quadrants of the intersection. This Center consists of
three Tracts: Tract 128, Unit 47, is 5.15 acres and is located within the
southwest quadrant of the Center, south of the fire station., and, Tracts 113 and 16,
Unit 46, are 4.05 acres and 5.15 ±acres respectively, and are within the southeast
quadrant of the Center, east of the fire station.
B. Estates— Commercial District
4241. Interchange Activity Center Subdistrict [Renumbered, relocated text, from
page 23]
On the fringes of the Golden Gate Area Master Plan boundaries, there are several parcels
that are located within the Interchange Activity Center # 10 at I-75 and Pine Ridge Road
as detailed in the County-wide Future Land Use Element (FLUE). Parcels within this
Activity Center are subject to the County-wide FLUE and not this Master Plan. See Map
6 fora detailed map of this Activity Center.
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
S342. Pine Ridge Road Mixed Use Subdistrict [Renumbered, revised, relocated text, ^
from page 23]
This Subdistrict is adjacent to the northwest quadrant of Interchange Activity Center#10,
west of the Naples Gateway PUD, and comprises 16.23 acres. It consists of Tracts 1, 12,
13 and 28 of Golden Gate Estates, Unit 35, as recorded in Plat Book 7, Page 85, of the
Public Records of Collier County. The intent of the Pine Ridge Road Mixed Use
Subdistrict is to allow for a mix of both retail and office uses to provide for shopping and
personal services for the surrounding residential areas within a convenient travel distance
and to provide commercial services appropriately located along a collector roadway,
Livingston Road. Well-planned access points will be used to improve current and future
traffic flows in the area. Within this Subdistrict no more than 35,000 square feet of
office-related uses on +3.2 acres are permitted within the eastern portion of this property,
which includes a portion of Tract 28 and a portion of Tract 13. A maximum of 80,000
square feet of gross leaseable retail or office area, as allowed in the Commercial
Intermediate District (C-3) of the Collier County Land Development Code in effect as of
the effective date of the adoption of this Subdistrict [Ordinance No. 03-01, adopted
January 16, 20031, are permitted within the western 10.52 acres of this property. The C-3
uses are not an entitlement. Such uses will be further evaluated at the time of rezoning
application to insure appropriateness in relationship to surrounding properties.
A rezoning of the western 10.52 acres is encouraged to be in the form of a Planned Unit
Development. Regulations for water management, uniform landscaping, signage,
screening and buffering will be included in the rezoning ordinance to ensure
compatibility with nearby residential areas, and shall be subject to the following
additional criteria:
• There shall be no access onto Livingston Woods Lane.
• Shared access shall be encouraged
• Building heights shall not exceed 35 feet.
• There shall be a minimum setback area along the northern property line.
• Driveway access, parking, and water management facilities may be allowed
within the 75 feet setback area along the northern property line, but none of these
uses shall be located closer than 30 feet to this line.
• No freestanding automobile parking lots, homeless shelters or soup kitchens shall
be permitted.
• The eastern 2;2? acres, more or less, of Tract 28 shall be preserved as wetlands
and no development shall occur within this area.
• Within the western 10.52 acres, a loop road/easement shall be constructed through
the property to provide access from Pine Ridge Road to Livingston Road and to
reduce traffic at the intersection.
See Map 6 for a detailed map of this Subdistrict.
24) Neighborhood Ccntcr Subdistrict [Renumbered text, page 35]
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
•• . . • • ' . . . . • . .. • • . . • : . . • . • • • [Revised text, page 36]
of the Fire Station. The portion of the Center lying south of the Fire Station is
approximately 5.15 acres in size and consists of the entirety of Tract 128, Unit 47.
The southeast quadrant of the Center, lying east of the Fire Station feast side of
Ever lades Boulevard , is approximately 4.05 acres in size and consists of Tracts
113 f 4.05 acres)and 16, c5.15 acres)Unit 46.
354. Randall Boulevard Commercial Subdistrict [Renumbered No change to
text,page 389]
464. Commercial Western Estates Infill Subdistrict [Renumbered text, page 44]
57 Conditional Uses Subdistrict [Renumbered text, page 46]
. • -
[Renumbered text,page 49]
79)5. Golden Gate Estates Commercial Infill Subdistrict [Renumbered text, page
5114]
3. Agricultural/Rural Designation
[Reformat heading, no
change to text, page 47]
Rural Settlement Area District
4. Overlays and Special Features [New heading]
Southern Golden Gate Estates Natural Resource Protection Overlay
[Relocated text from page 43]
Southern Golden Gate Estates is identified as a Natural Resource Protection Area
(NRPA) Overlay on the Golden Gate Area Future Land Use Map and is subject to
the NRPA Overlay provisions in the FLUE.
MAP AMENDMENTS
FOR
GOLDEN GATE AREA MASTER PLAN ELEMENT
Map 1 — GOLDEN GATE AREA MASTER PLAN STUDY AREAS — No change,
page 3
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
Map 2 — GOLDEN GATE AREA FUTURE LAND USE MAP — Reformat the Map
Legend consistent with the countywide FLUM, to include: Designations for Urban,
Estates, and Agricultural/Rural; Districts for Mixed Use and Commercial within the
Urban and Estates Designations; a single District for the Agricultural/Rural Designation;
and, Subdistricts within each Mixed Use and Commercial District; and add a new
heading/category for "Overlays and Special Features"; and remove the reference/symbol
for"Residential Density Band",page 6
Map 3 — HIGH DENSITY RESIDENTIAL SUBDISTRICT/1989 BOUNDARIES
OF ACTIVITY CENTER—No change, page 19
Re-numbered Map 4 — DOWNTOWN CENTER COMMERCIAL SUBDISTRICT —
page 21
Re-numbered Map 5 — URBAN MIXED USE ACTIVITY CENTER/GOLDEN
GATE PARKWAY AND CORONADO PARKWAY—page 26
Re-numbered Map 6 — GOLDEN GATE URBAN COMMERCIAL INFILL
SUBDISTRICT AND GOLDEN GATE ESTATES COMMERCIAL INFILL
SUBDISTRICT—page 25
Re-numbered Map 7 — SANTA BARBARA COMMERCIAL SUBDISTRICT — page
28
Re-numbered Map 8 — GOLDEN GATE PROFESSIONAL OFFICE
COMMERCIAL SUBDISTRICT—page 30
Re-numbered Map 9 — COLLIER BOULEVARD COMMERCIAL SUBDISTRICT—
page 32
Re-numbered Map 10 — PINE RIDGE ROAD (C.R. 896) — INTERCHANGE
ACTIVITY CENTER AND PINE RIDGE ROAD MIXED USE SUBDISTRICT —
page 34
Re-numbered Map 11 — GOLDEN GATE ESTATES NEIGHBORHOOD CENTERS
—page 36
Re-numbered Map 12 — WILSON BOULEVARD/GOLDEN GATE BOULEVARD
CENTER—page 38
Re-numbered Map 13 — COLLIER BOULEVARD (C.R. 951)/PINE RIDGE ROAD
CENTER—page 39
Re-numbered Map 14 — EVERGLADES BOULEVARD/GOLDEN GATE
BOULEVARD CENTER—page 40
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GGAMP EAR-GGAMP—dwMR1-12-06 1-12-06
Re-numbered Map 15 — IMMOKALEE ROAD (C.R. 846)/EVERGLADES
BOULEVARD CENTER—page 41
Re-numbered Map 16—RANDALL BOULEVARD COMMERCIAL SUBDISTRICT
—page 40
Re-numbered Map 17 — COMMERCIAL --WESTERN ESTATES INFILL
SUBDISTRICT—page 45
Re-numbered Map 18 — GOLDEN GATE PARKWAY INTERCHANGE
CONDITIONAL USES AREA—page 48
Re-numbered Map 20 — RURAL SETTLEMENT AREA DISTRICT/ORANGE
TREE PUD—page 52
EAR-GGAMP—dwM R 1-12-06
G:Comp,EAR Amendment Modifications,Final EAC
12/12/05,revised 12/22/05 to include Legal staff's comments,revised 1/7/06 by MM
1-12-06
•
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MIMP EAR-MIMP—dw1-12-06 1-12-06
Goal, Objectives and Policies
Marco Island Master Plan (MIMP)
DELETE IN ITS ENTIRETY. All lands within the MIMP boundaries are now
incorporated into the City of Marco Island and subject to the City's comprehensive
plan.
EAR-MIMP-dw1-12-06
G:Comp,EAR Amendment Modifications,Final EAC
1-12-06
""\
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FLUE EAR-FLUE-dwMR1-12-06 1-12-06
Goal, Objectives and Policies
Future Land Use Element (FLUE)
GOAL: [No change to text, page 11]
OBJECTIVE 1: [No change to text,page 11]
Policy 1.1: [Revised text, page 11]
A. URBAN - MIXED USE DISTRICT
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
3. Urban Coastal Fringe Subdistrict -
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use Neighborhood Subdistrict
8. Orange Blossom Mixed-Use Subdistrict
9. Goodlette/Pine Ridge Commercial Infill Subdistrict
409. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
4410. Henderson Creek Mixed-Use Subdistrict
4-211. Research and Technology Park Subdistrict
4;12. Buckley Mixed-Use Subdistrict
4-413.Commercial Mixed Use Subdistrict
4-514.Davis Boulevard/County Barn Road Mixed-Use Subdistrict
15. Livingston/Radio Road Commercial Infill Subdistrict
16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
B. URBAN - COMMERCIAL DISTRICT
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. Livingston/Pine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
7. Livingston Road Commercial Infill Subdistrict
8. Commercial Mixed Use Subdistrict
s •. . .
4-09. Livingston Road/Veterans Memorial Boulevard Commercial Infill
Subdistrict
11. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
10. Goodlette/Pine Ridge Commercial Infill Subdistrict
Policy 1.2: [No change to text,page 12]
Policy 1.3: [No change to text, page 12]
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FLUE EAR-FLUE-dwMR1-12-06 1-12-06
/'N
Policy 1.4: [No change to text,page 12]
Policy 1.5: [No change to text, page 12]
OBJECTIVE 2: [No change to text,page 12]
Policy 2.1: [No change to text, page 12]
Policy 2.2: [No change to text,page 12]
Policy 2.3: [No change to text, page 12.1]
Policy 2.4: [Revised text, page 12.1]
Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code, and the Urban Infill
and Urban Redevelopment Strategy contained in this Element, development located
within the South U.S. 41 Transportation Concurrency Exception Area (TCEA) (See Map
TR-4) may be exempt from transportation concurrency requirements, so long as impacts
to the transportation system are mitigated using the procedures set forth in Policies 5.5
and 5.6 of the Transportation Element.
Developments within the South U.S. TCEA that obtain an exception from concurrency
requirements for transportation, pursuant to the certification process described in
Transportation Element, Policy 5.6, and that include affordable housing (as per Section
2.7.7 of the Collier County Land Development Code, as amended) as part of their plan of
development shall not be subject to the Traffic Congestion Density Reduction as
of FLUE Policies 6.1 through 6.5, and Transportation Policies 5.7 and 5.8, and that
Code, as amended) as part of their plan of development shall not be subject to the Traffic
Congestion Density Reduction, as contained in the Density Rating System of this
Element.
Developments within the South U.S. 41 TCEA that do not obtain certification pursuant to
Policy 5.6 of the Transportation Element shall meet all concurrency requirements.
Whether or not a concurrency exception is requested, developments shall be subject to a
concurrency review for the purpose of reserving capacity for those trips associated with
the development and maintaining accurate counts of the remaining capacity on the
roadway network.
Policy 2.5: [No change to text, page 12.1]
OBJECTIVE 3: [Revised text, page 13]
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•
FLUE EAR-FLUE—dwMR1-12-06 1-12-06
Land Development Regulations have been adopted to implement this Growth
Management Plan pursuant to Chapter 163.3202, Florida Statutes (F.S.1, in order to
ensure protection of natural and historic resources, ensure the availability of land for
utility facilities, promote compatible land uses within the airport noise zone, implement
the County's transportation concurrency management system, and to provide for
management of growth in an efficient and effective manner.
Policy 3.1: [Revised text, pages 13, 14]
Land Development Regulations have been adopted into the Collier County Land
Development Code (LDC) that contain provisions to implement the Growth Management
Plan through the development review process_ and These include the following
provisions:
a. The LDC contains 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.
b. The LDC contains provisions that Pprotect environmentally sensitive lands and
provide for the retention of open space. This shall be has been accomplished_
through the implementation of various zoning districts and zoning overlays that
restrict higher intensity land uses in the Rural Fringe Mixed Use District ough
various Land Use Designations that restrict higher intensity land uses and, which
require specific land development standards for the remaining allowable land
uses, and through the adoption of permanent Natural Resource Protection Area
tNRPA1 Overlays,and integration of State of Florida Big Cypress Area of Critical
State Concern regulations into the Collier County Land Development Code LDC,
and, in part, through implementation of the Rural Lands Stewardship Overlay.
This shall has also been accomplished through the implementation of regulations
such as minimum open space requirements, and native vegetation preservation
requirements, and/or through the creation of incentives that encourage the use of
creative land use planning techniques and innovative approaches to development
in the County's Agricultural/Rural Designated Area.
c. Drainage and stormwater management practices shall be regulated governed by
the implementation of the South Florida Water Management District Surface
Water Management regulations.
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.
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06 1
e. Signage regulations in the LDC Regulate signage through the Sign Ordinance,
which shall provide for include frontage requirements for signs, require shared
signs for smaller properties, contain definitions) and t"bli h ent of include an
amortization schedule for non-conforming signs.
f. The safe and convenient flow of on-site traffic flew, as well as the design of
vehicle parking areas needs shall be are addressed through the site design
standards as well as and site development plan requirements of the LDC, which
include: access requirements from roadways, parking lot design and orientation,
lighting, building design and materials, and landscaping and buffering criteria.
Traffic impacts generated by new development are regulated through the
implementation of a `checkbook' transportation concurrency management system,
which incorporates two Transportation Concurrency Management Areas
(TCMAs) and a Transportation Concurrency Exception Area (TCEA). New
developments within the TCMAs and the TCEA that commit to certain identified
traffic management strategies can reduce (the TCMAs) or completely eliminate
(TCEA) the traffic impact mitigation measures that would otherwise be applied to
such developments.
gh. The LDC Eensures the availability of suitable land for utility facilities, and other
essential services necessary to support proposed development1 by providing fer--a
Public Use Zoning District for the location of public facilities and other essential
services in the Public Use Zoning District, and in other zoning districts via the
Essential Services regulations.
hi. The LDC provides for the protection of historically significant properties shall be
accomplished, in part, through regulations that: provide for the adoption of the
. ' • . -. .. - - . ' _ . - . •. . an
Historic/Archaeological Preservation Board; provides for the identification of
mapped areas of Hhistoric/Aarchaeological probability; requires completion of a
survey and assessment of discovered sites; and,.provides a process for designation
of sites, structures,buildings and properties as historically and/or archaeologically
significant.
}i. The mitigation of incompatible land uses within the area designated as the Naples
Airport Noise Zone Airport Noise Area on the Future Land Use Map shall be
accomplished through_ implementation of regulations ..� that require sound-
proofing for all new residential structures built within the 65 LDN Contour as
identified on the Future Land Use Map; recording of the legal descriptions of the
noise contours boundary in the property records of the County= and= through an
the inter-local agreement with the Naples Airport Authority that requires to the
County to notify the Naples Airport Authority of all development proposals
located within 20,000 feet of the airport w that exceed height standards
established by the Federal Aviation Administration.
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,-� jk. Collier County shall not Ne issue development orders shall be issued which that
are inconsistent with the provisions of this Growth Management Plan. Some
projects and properties may be inconsistent with densities and land use intensities
established in the Future Land Use Designation Description Section of this
Element, but these projects and properties are have been found to be consistent
with this P1ai Element via consistency with one or more of Policies 5.9 through
5.13.
Policy 3.2: [Revised text,page 14]
The Land Development Regulations have been codified into a single unified Land
Development Code (Ordinance 91 102 04-41, as amended). The development review
process has been evaluated and improved to focus on efficiency and effectiveness
through unification of all review staff into a single organizational unit and through
streamlining procedures of the review process.
OBJECTIVE 4: [No change to text, page 14]
Policy 4.1: [Revised text, page 14]
A detailed Master Plan for the Golden Gate Estates Area has been developed and was
incorporated into this Growth Management Plan in February 1991. Subsequent major
revisions were adopted in 1997 following the 1996 Evaluation and Appraisal Report, and
in 2002 and 2004 principally based upon recommendations of the Golden Gate Area
Master Plan Restudy Committee. The Golden Gate Area Master Plan encompasses
Golden Gate Estates subdivision, Golden Gate City, and the Rural Settlement Area
formerly known as North Golden Gate. The Master Plan addresses Nnatural Rresources,
Ffuture bland use, preservation of the Estates' rural character, Water Management,
transportation improvements, other Ppublic Ffacilities,. and the provision of emergency
services other sideration
Policy 4.2: [Revised text, page 15]
A detailed Master Plan for the Immokalee Urban designated area has been developed and
was incorporated into this Growth Management Plan in February, 1991. Major revisions
were adopted in 1997 following the 1996 Evaluation and Appraisal Report. The
Immokalee Area Master Plan addresses Natural Resources conservation, Ffuture bland
Uuse, population, recreation, transportation Public Facilities, Rhousing, Urban Design,
and the local economy Land Development Regulations and other considerations. Major
purposes of the Master Plan e are coordination of land uses and transportation
planning, redevelopment or renewal of blighted areas,. and elimination of land uses
inconsistent with the community's character the promotion of economic development.
Policy 4.3: [Revised text, page 15]
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A detailed Master Plan for Marco Island has been developed and was incorporated into
this Growth Management Plan in January 1997. The Marco Island Master Plan
addressed&Ppopulation, Ppublic Ffacilities, Ffuture bland Uuse, Uurban Ddesign, bland
Ddevelopment Regulations and other considerations. However, all lands that were
encompassed by the Master Plan are now within the City of Marco Island and are subject
to its comprehensive plan and land development regulations. Accordingly, the Marco
Island Master Plan has been deleted from the Collier County Growth Management Plan.
Policy 4.4: [Revised text, page 15]
Corridor Management Plans have been developed by Collier County in conjunction with
the City of Naples. These 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 for Golden Gate Parkway from US 41 to
Santa Barbara Boulevard. The Corridor Management (zoning) Overlay has been adopted
into the LDC; it imposes additional development standards and limitations upon
properties located along these two road segments. Future Corridor Management Plans
may be prepared jointly with the City of Naples as directed by the Board of County
Commissioners. The goals objectives 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-Pulling Road;
c. US 41 from Creech Road to Pine Ridge Road; and
d. US 41 from Davis Boulevard to Airport-Pulling Road.
Policy 4.5: [Revised text, page 15]
An Industrial Land Use Study has been developed and a summary of the Study has been
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 locational criteria. Upon
Subsequent to completion of the Economic Plan Element of this Growth Management
Plan, adopted in December 2003, staff shall prepare an update to the Industrial Land Use
Study a study will be undertaken to identify the need for additional Industrially
designated land within the Coastal Urban Area.
Policy 4.6: [Revised text, pages 15, 16]
Access Management Plan provisions have been developed for Mixed Use and
Interchange Activity Centers designated on the Future Land Use Map have been
developed and these provisions have been incorporated into the Collier County Land
Development Code. The intent of the Access Management Plan provisions is defined by
the following guidelines and principles:
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a. The number of ingress and egress points shall be minimized and ingress and
egress shall be combined into single access points and at signalized locations to
the maximum extent possible.
b. Spacing of access points shall meet, to the maximum extent possible, the
standards set forth in the Collier County Access Control Policy (Resolution #01-
247, adopted June 26, 2001).
c. Access points and turning movements shall be located and designed to minimize
interference with the operation of existing interchanges and intersections.
d. Developers of blots, 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 compliance with that
the above-mentioned standards (a. —c.)are complied with.
Policy 4.7: [Revised text,page 16]
The Board of County Commissioners may consider whether to adopt Rredevelopment
Pplans for existing commercial and residential areas may be considered by the Board of
County Commissioners. These Such plans may consider include alternative land uses
ply, modifications to development standards, and incentives that may be necessary to
encourage redevelopment. The Bayshore/Gateway Triangle Redevelopment Plan was
adopted by the Board on March 14, 2000; it encompasses the Bayshore Drive corridor
and the triangle area formed by US 41 East, Davis Boulevard and Airport-Pulling Road.
For properties that have been reviewed under the Zoning Reevaluation Program, changes
redevelopment in these areas. Some of the Other specific areas that may be considered
by the Board of County Commissioners for redevelopment include., but are not
necessarily limited to:
a. Pine Ridge Road, between U.S. 41 North and Goodlette-Frank Road;
b. Bayshore Drive between U.S. 41 East and Thomasson Drive;
d. Davis Boulevard between U.S. - . • - •-.. ' • •- • ' :.
eb. U.S. 41 North in Naples Park; and,
f. C.R. 951 between Green Boulevard and Golden Gate Parkway; and
gc. Bonita Beach Road between Vanderbilt Drive and the west end of Little Hickory
Shores#1 Subdivision.
Policy 4.8: [No change to text,page 16]
Policy 4.9: [Revised text, page 16]
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Prepare Pursuant to the Final Order (AC-99-002) issued by the Administration
Commission on June 22, 1999, a Rural and Agricultural Area Assessment was prepared
between 1999 and 2002. , . . - • - , . : .. . . . .. .. . -- • -- -
implemee Based upon the findings and results of the Assessment, amendments to
this comprehensive plan were adopted in 2002, including establishment_of the Rural
Fringe Mixed Use District and Rural Lands Stewardship Area Overlay. 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
Resource Protection Areas on the Future Land Usc Map arc described in detail in the
Policy 4.10: [Revised text, page 17]
Public participation and input was shall be a primary feature and goal of the Rural and
Agricultural Assessment. : .,• -•• : . . - ••- • - - . Representatives of state and
regional agencies Ghall be invited to participated in, and assisted in the aAssessment.
The County shall ensure During the three-year Assessment and subsequent
comprehensive plan amendment process, community input through each phase of the
Assessment which may include was provided through workshops, public meetings,
appointed committees, technical working groups, and established advisory boards
including the Environmental Advisory Council Committee and the Collier County
Planning Commission in each phase of the Assessment.
OBJECTIVE 5: [No change to text,page 17]
Policy 5.1: [No change to text, page 17]
prior to adoption of the Plan (January 10, 1989) and found to be consistent through the
designated on the Future Land Usc Map series as Properties Consistent by Policy. For
properties that are zoned inconsistent with the Future Land Use Designation Description
Section but have nonetheless been determined to be consistent with the Future Land Use
Element, as provided for in Policies 5.9 through 5.14, the following provisions apply:
a. For such commercial-zoned properties, Zoning changes will be allowed
permitted to these properties, and to other properties deemed consistent with this
Future Land Usc Element via Policies 5.9 through 5.12, provided the new zoning
district is the same or a lower intensity commercial zoning district as the existing
zoning district, and provided the ameunt overall intensity of commercial land use
allowed by the existing zoning district, except as allowed by Policy 5.11, is not
exceeded in the new zoning district. ; The foregoing notwithstanding, such
commercial properties may be approved for the addition of residential uses, in
accordance with the Commercial Mixed Use Subdistrict, though an increase in
overall intensity may result. A zoning change of such commercial-zoned
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properties to a residential zoning district is allowed as provided for in the Density
Rating System in this Future Land Use Element.
b. For such industrial-zoned properties, zoning changes will be allowed provided the
new zoning district is the same or a lower intensity industrial, or commercial,
zoning district as the existing zoning district, and provided the overall intensity of
industrial land use allowed by the existing zoning district is not exceeded in the
new zoning district.
For such residential-zoned properties, zoning changes will be allowed provided
the authorized petted number of dwelling units;in the new zoning district does
not exceed that authorized by the existing zoning district, and provided the overall
intensity of development allowed by the new zoning district does not exceed that
allowed by the existing zoning district. , except as allowed by Policy 5.11, are not
uses, an increase in the number of dwelling units may be permitted if
-- - - -- - • - - . - - -- - • . increased. Further, though
an increase in overall intensity may result, for these properties approved for
commercial uses, residential units may be added as provided for in the
Commercial Mixed Use Subdistrict.
d. For property deemed to be consistent with this Element pursuant to one or more
of policies 5.9 through 5.14, said property may be combined and developed with
other property, whether such other property is deemed consistent via those same
policies or is deemed consistent with the Future Land Use Designation
Description Section. For residential development only, the accumulated density
between these properties may be distributed throughout the project, as provided
for in the Density Rating System.
e. Overall intensity of development shall be determined based upon a comparison of
public facility impacts, environmental impacts, and compatibility considerations
as allowed by the existing zoning district and the proposed zoning district.
Policy 5.2: [No change to text, page 17]
All applications and petitions for proposed development shall be reviewed for
consistency with the Comprehensive this Growth Management Plank and those found to
be inconsistent with the this Plan by the Board of County Commissioners shall not be
approved peed.
Policy 5.3: [No change to text,page 17]
Policy 5.4: [Revised text, page 17]
New developments shall be compatible with, and complementary to, the surrounding land
uses, where the land use approval process to authorize such new development, as set forth
in subject to meeting the compatibility criteria of the Land Development Code
(Ordinance 91 102 04-41, adopted June 22, 2004 and October 30, 1991 effective October
18, 2004, as amended), includes compatibility criteria.
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Policy 5.5: [Revised text, page 18]
Encourage the use of land presently designated for urban intensity uses before
designating other areas for urban intensity uses. This shall occur by 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 (Orangetree PUD
formerly known as North Golden Gate), and the Rural Fringe Mixed Use District.,before
servicing new areas.
Policy 5.6: [No change to text, page 18]
Policy 5.7: [Revised text, page 18]
Encourage recognition of identifiable communities within -- . ..- . .. . . - - --
Collier County. County Presentation of economic and demographic data shall be based
on the twelve Planning Communities encompassing the unincorporated area of Collier
County, and commonly recognized neighborhoods.
Policy 5.8: [No change to text,page 18]
Group Housing, which may include the following: Family Care Facility, Group Care
Facility, Care Units, Assisted Living Facility, and Nursing Homes, shall be allowed
wed within the Urban Ddesignated Aarea, and may be allowed in other future land
use designations, subject to the definitions and regulations as outlined in the Collier
County Land Development Code (Ordinance 04-41 91 102, adopted June 22, 2004 and
effective October 18, 2004 30, 1991) and consistent with the locational 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: [No change to text, page 18]
Former Policy 3.1k. of the Future Land Use Element provided for the establishment of a
Zoning Reevaluation Program to evaluate properties whose zoning did not conform with
the Future Land Use Designation Description Section of the Future Land Use Element.
This Program was implemented through the Zoning Reevaluation Ordinance No. 90-23.
Where such properties were determined, through implementation of that Ordinance, to be
"improved property"; as defined in that Ordinance, the zoning on said properties
• -- -•- - -- - - - -- - •- uturc Land Use Element but arc improved, as
. - - . - --- . - - -- _- • • " -- . . . . . .. shall be
deemed consistent with the Future Land Use Element and those properties have been
identified on the Future Land Use Map Series as Properties Consistent by Policy.
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Policy 5.10: [No change to text, page 18]
The zoning on Pproperties for which an exemptions has been granted based on vested
rights, dedications, or compatibility determinations, and the zoning on properties for
which a compatibility exceptions have has been granted, both as provided for in the
Zoning Re-evaluation Program established pursuant to former Policy 3.1K and
implemented through the Zoning Reevaluation Ordinance No. 90-23, and as 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. Additionally, the
Copeland, Plantation Island and Chokoloskee Urban areas were exempted from the
Zoning Re-evaluation Ordinance. Existing zoning on properties within these
communities shall also be considered consistent with the Future Land Use Element.
Policy 5.11: [No change to text,page 19]
Properties whose zoning has been 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: [No change to text,page 18]
The zoning on Pproperties rezoned under the former Industrial Under Criteria provision,
or pursuant to with the former provision contained in the former Urban-Industrial District
that whieh allowed expansion of industrial uses adjacent to lands designated or zoned
Industrial, both prev } 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: [Revised text, page 19]
The following properties identified by in Ordinance # Numbers 98-82;2 98-91;1 98-94;1
99-02;199-11; 99-19;„:99-33; and, 2000-20t,.were previously located in Activity Centers
# No. 1, 2, 6, 8, 11 & and 18, and were rezoned pursuant to those previous the Activity
Centers boundaries designated in the 1989 Comprehensive Plan, as amended. Ordinance
No. 2000-27, adopted May 9, 2000, modified those Activity Center boundaries to exclude
those Those properties_ - - - - . - . - •- - •-- - - -- . - - -- .. .. •.
the Future Land Use Element in October, 1997 which was not effective due to the notice
Final Order, on July 22, 2003, brought the Element into compliance. The zoning on
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Tthose properties, identified herein, which have modified the boundaries of the 1997
Activity Centers are shall be deemed consistent with the Future Land Use Element.
Policy 5.14: [New Policy]
The zoning on properties that were rezoned pursuant to the former density bonus for
Proximity to Mixed Use Activity Center or Interchange Activity Center (also known as
residential density bands), or Residential Infill, or Roadway Access, shall be deemed
consistent with the Future Land Use Element. The zoning on properties located within
the Coastal High Hazard Area that were rezoned to a density in excess of four dwelling
units per acre, pursuant to a former density bonus provision or via former Policy 5.1,
shall be deemed consistent with the Future Land Use Element.
Policy M4 5.15: [Renumber, pages 19, 19A and 19.2]
OBJECTIVE 6: [No change to text, page 19.2]
Policy 6.1: [No change to text, page 19.2]
Policy 6.2: [No change to text,pages 19.2, 19.3]
Policy 6.3: [No change to text, page 19.3]
Policy 6.4: [No change to text, page 19.3]
Policy 6.5: [No change to text, page 19.3]
OBJECTIVE 7: [No change to text, page 19.3]
Policy 7.1: [No change to text, page 19.4]
Policy 7.2: [No change to text, page 19.4]
Policy 7.3: [No change to text, page 19.4]
Policy 7.4: [No change to text, page 19.4]
Policy 7.5: [No change to text, page 19.4]
Policy 7.6: [No change to text, page 19.4]
Policy 7.7: [No change to text, page 19.4]
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FUTURE LAND USE DESIGNATION
DESCRIPTION SECTION
1. URBAN DESIGNATION: [Revised text, pages 20, 21]
I. URBAN DESIGNATION
Urban Ddesignated Aareas 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 Ddesignated Aareas accommodate the majority of population growth
and that new intensive land uses be located within them. Accordingly, the Urban Aarea
will accommodate residential uses and a variety of non-residential uses. The Urban
Ddesignated Area, which includes Immokalee, Copeland, Plantation Island,
Chokoloskee, Port of the Islands, and Goodland Marco Island, in addition to the greater
Naples area, represents less than 10% of Collier County's land area.
The boundaries of the Urban Ddesignated Aareas 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 Ddesignated Areas will accommodate the following uses:
a. 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, except as allowed by certain policies.
b. 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 10.1 and subsequent policies and the Collier
County Manatee Protection Plan(NR-SP-93-01), May 19951;
4. Child care centers;
5. 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;
10. Travel trailer recreational vehicle parks, provided the following criteria are
met:
(a) The density is consistent with that permitted in the Land Development
Code;
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(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
predominantly residential area; and
(c) The use will be compatible with surrounding land uses.
11. Support medical facilities=such as physicians'offices, medical clinics,
medical treatment centers, medical research centers and medical rehabilitative
centers, and pharmacies=provided the dominant use is medical related and
the site is located within 1/4 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 is 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.
12. Commercial uses subject to criteria identified in the Urban -Mixed Use
District, PUD Neighborhood Village Center Subdistrict, Office and Infill
Commercial Subdistrict, Residential Mixed Use Neighborhood Subdistrict,
Orange Blossom Mixed-Use Subdistrict,Goodlette/Pine Ridge Commercial
Infill Subdistrict, Buckley Mixed Use Subdistrict, Vanderbilt Beach/Collier
Boulevard Commercial Subdistrict, Commercial Mixed Use Subdistrict,
Henderson Creek Mixed Use Subdistrict,Davis Boulevard/County Barn Road
Mixed-Use Subdistrict, Livingston/Radio Road Commercial Infill Subdistrict,
Vanderbilt Beach Road Neighborhood Commercial Subdistrict; and, in the
Urban Commercial District, Mixed Use Activity Center Subdistrict,
Interchange Activity Center Subdistrict, Livingston/Pine Ridge Commercial
Infill Subdistrict,Livingston Road/Eatonwood Lane Commercial Infill
Subdistrict, Livingston Road Commercial Infill Subdistrict, Commercial
Mixed Use Subdistrict, • . •." ..•. ' ... - '.. ' . . ..• ' ,
Livingston Road/Veterans Memorial Boulevard Commercial Infill Subdistrict,
Goodlette/Pine Ridge Commercial Infill Subdistrict , Vanderbilt Beach Road
-•: .. • ... - '.. . . .. in the Bayshore/Gateway
Triangle Redevelopment Overlay; and, as allowed by certain FLUE policies.
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
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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.
15. Hotels/motels as may be allowed in various Subdistricts and Overlays, and by
certain FLUE Policies, at a density consistent with the most recent Land
Development Code . '. ' .•, . !, •.• . . , - . -. • -
- .
16. Business Park uses subject to criteria identified in the Urban-Mixed Use
District, Urban Commercial District and Urban-Industrial District.
17. Research and Technology Park uses subject to criteria identified in the Urban-
Mixed Use District, Urban Commercial District and Urban-Industrial District.
A. Urban—Mixed Use District: [Revised text, remove hyphen in title and in
3rd paragraph,page 22]
3rd paragraph
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: [No change to text, page 22.1]
2. Urban Coastal Fringe Subdistrict: [Revised text, page 23]
The purpose of this Subdistrict is to provide transitional densities between the
Conservation Ddesignated Area (primarily located to the south of the Subdistrict) and
the remainder of the Urban Ddesignated Aarea (primarily located to the north of the
Subdistrict). It The Subdistrict comprises those Urban includes that areas south of US 41,
between generally east of the City of Naples, and generally west of the Rural Fringe
Mixed Use District Neutral Lands, but excludes Section 13, Township 51 South, Range
26 East, Collier Seminole State Park, including Marco Island and comprises
approximately 18,000 11,354 acres and 15% 10% of the Urban Mixed Use District. The
entire Subdistrict is located seaward of the Coastal High Hazard Area Boundary. In order
to facilitate hurricane evacuation and to protect the adjacent environmentally sensitive
Conservation Ddesignated Aarea, residential densities within the Subdistrict shall be
limited to not exceed a maximum of 4 dwelling units per acre, except as allowed in by
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certain FLUE Policies the Density Rating System to exceed 4 units per acre through n
provision of Affordable Housing and Transfer of Development Rights, and except as
provided in the Bayshore Gateway Triangle Redevelopment Overlay. New rezones to
permit mobile home development within this Subdistrict are prohibited. Rezones are
recommended to be in the form of a Planned Unit Development. The Marco Island
land use districts encompassed by the Marco Island Master Plan but outside the
3. Urban Residential Fringe Subdistrict: [No change to text, pages 23, 23.1, and
23.2]
4. PUD Neighborhood Village Center Subdistrict: [Revised text, page 23.2]
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 Planned Unit Development TUD?.
zoning district. 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 within the Village Center designated for small scale retail, offices, and
service facilities exceed 15 acres. These 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 has been be amended within one (1) year to provide standards
and principles regulating access, location and OF integration of the Village Center within
the PUD of the Village Center, allowed uses, floor area ratio,, and
acreage thresholds.
5. Business Park Subdistrict: [No change to text, pages 24, 25]
6. Office and In-fill Commercial Subdistrict:[Remove hyphen from title, revised
text (minor), pages 25, 25.1]
The intent of this Subdistrict is to allow low 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 low 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 is in the Urban-Mixed Use District.
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b. The subject site abuts a road classified as an arterial or collector on the Collier
County Functional Class Map, as adopted in the Transportation Element.
c. A rezone to commercial zoning is requested for the subject property in its entirety,
up to a maximum of 12 acres. For a property greater than 12 acres in size, the
balance of the property in excess of 12 acres is limited to an environmental
conservation easement or open space. Under this provision, "open space" shall
not include water management facilities unless said facilities are incorporated into
a conservation or preservation area for the purpose of enhancement of the
conservation or preservation area.
d. The site abuts commercial zoning:
(i) On one side and non-commercial zoning on the other side; or,
(ii) On both sides.
e. The abutting commercial zoning may be in the unincorporated portion of Collier
County or in a neighboring jurisdiction.
f. The depth of the subject property in its entirety, or up to 12 acres for parcels
greater than 12 acres in size, for which commercial zoning is being requested,
does not exceed the depth of the commercially zoned area on the abutting
parcel(s). Where the subject site abuts commercial zoning on both sides, and the
depth of the commercially zoned area is not the same on both abutting parcels, the
Board of County Commissioners shall have discretion in determining how to
interpret the depth of the commercially zoned area which cannot be exceeded, but
in no case shall the depth exceed that on the abutting property with the greatest
depth of commercial area. This discretion shall be applied on a case:by_case basis.
g. Project uses are limited to office or low intensity commercial uses if the subject
property abuts commercial zoning on one side only. For property abutting
commercial zoning on both sides, the project uses may include those of the
highest intensity abutting commercial zoning district.
h. The subject property in its entirety was not created to take advantage of this
provision, evidenced by its creation prior to the adoption of this provision in the
Growth Management Plan on October 28, 1997.
For those sites that have existing commercial zoning abutting one side only:
(i) commercial zoning used pursuant to this Subdistrict shall only be applied
one time and shall not be expanded, except for aggregation of additional
properties so long as all other criteria under this Subdistrict are met; and,
(ii) uses shall be limited so as to serve as a transitional use between the
commercial zoning on one side and non-commercial zoning on the other
side.
j. For those sites that have existing commercial zoning abutting both sides,
commercial zoning used pursuant to this Subdistrict shall only be applied one
time and shall not be expanded, except for aggregation of additional properties so
long as all other criteria under this Subdistrict are met.
k. Lands zoned for support medical uses pursuant to the "1/4 mile support medical
uses" provision in the Urban designation shall not be deemed "commercial
zoning" for purposes of this Subdistrict.
1. For properties zoned commercial pursuant to any of the Infill Subdistricts in the
Urban-Mixed Use District or in the Urban-Commercial District, said commercial
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zoning shall not qualify to cause the abutting property(s) to become eligible for n
commercial zoning under this Office and Infill Commercial Subdistrict.
m. Land adjacent to areas zoned C-1/T on the zoning atlas maps, or other commercial
zoning obtained via the former Commercial Under Criteria provision in the
FLUE, shall not be eligible for a rezone under the Office and Infill Commercial
Subdistrict, except through aggregation as provided in Paragraphs i. and j. above.
n. For purposes of this Subdistrict, property abutting land zoned Industrial or
Industrial PUD, or abutting lands zoned for Business Park uses pursuant to the
Business Park Subdistrict, or abutting lands zoned for Research and Technology
Park uses pursuant to the Research and Technology Park Subdistrict, shall also
qualify for commercial zoning so long as all other criteria under the Office and
Infill Commercial Subdistrict are met.
o. At time of development, the project will be served-by central public water and
sewer.
P. The project will be compatible with existing land uses and permitted future land
uses on surrounding properties.
q. The maximum acreage eligible to be utilized for the Office and Infill Commercial
Subdistrict within the Urban-Mixed Use District is 250 acres.
7. Residential Mixed Use Neighborhood Subdistrict: [No change to text,
pages 25.1, 25.2]
8. Orange Blossom Mixed-Use Subdistrict: [Remove hyphen from title, revised
text, page 26]
The intent of this Subdistrict 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 Nnorth 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 uses 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. ft. 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.
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,.� 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-Pulling Road and
Orange Blossom Read Drive 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
Seubdistrict completes an aggregate total of 40,000 square feet of retail ef or
office uses.
k. Residential units may be located both on the Nnorth and Ssouth sides of Orange
Blossom Drive.
1. 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 (3) stories with no allowance for under building
parking.
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-feet feet wide landscape Type D buffers along Orange Blossom Drive
and Airport-Pulling Road and a twenty-feet 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 previsieh is not applicable to any
properties adjacent to this Subdistrict.
. . - • -".• • . . . • [Relocated text, page 27]
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
areas within a convenient travel distance. The subdistrict is intended to be compatible
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
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neighboring Pine Ridge Middle School. Other site access locations will be designed
consistent with the Collier County access management criteria.
.: ..
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
feet of gross leasable area on the south I/ 23 acres. No individual retail tenant may
exceed 65,000 square feet of gross leasable area.
acre wetland area located on the northeastern portion of the site will be preserved.
409. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict: [Renumbered
text,pages 27, 28]
4410. Henderson Creek Mixed-Use Subdistrict: [Remove hyphen from title,
renumbered, revised text, pages 28, 29]
The Henderson Creek Mixed-Use Subdistrict consists of approximately 83 acres and is
located east of Collier Boulevard (S.R. 951) and south of U.S. 41 (Tamiami Trail,East).
The intent of the Subdistrict is primarily to provide for a mixture of regional commercial
uses and residential development;;the regional commercial uses are intended to serve the
South Naples; and Royal Fakapalm Planning Communities, and the Marco Island areas.
Conversely, the The primary intent of the Subdistrict is not to provide for community and
neighborhood commercial uses. The focus of the residential component of the
Subdistrict shall be the provision of workforce housing to support the commercial uses
within the Subdistrict, as well as in the South Naples; and Royal Fakapalm Planning
Communities, and the Marco Island areas. The entire Subdistrict shall be developed
under a unified plan; this unified plan must be in the form of a Planned Unit
Development.
For purposes of this Subdistrict, the term"regional commercial"is defined as: Retail uses
typically dominated by large anchors, including discount department stores, off-price
stores, warehouse clubs, and the like, some of which offer a large selection in a particular
merchandise category. Regional retail uses also typically utilize square footages ranging
from 20,000 to over 100,000 square feet. Regional commercial uses generally have a
primary trade area of 5 to 10 radial miles, with a typical store separation of 5 radial miles
for any individual regional commercial business.
Specific requirements and limitations for the Henderson Creek Mixed-Use Subdistrict are
as follows:
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,-� • Access to the Subdistrict shall be provided from Collier Boulevard (SR 951) and U.S.
41. -- - . .. .. : - •- -. . . --- .. . • . . . • • .. . ' .
A loop road that is open to the public shall connect these access points.
• Vehicular and pedestrian interconnections shall be provided between the residential
and commercial portions of the Subdistrict.
• The unified plan of development within the Subdistrict shall include provisions for
vehicular and pedestrian interconnection to properties to the north.
• Commercial components of this Subdistrict shall front on Collier Boulevard.
• Commercial uses are limited to a maximum of 40 acres and 325,000 square feet of
gross leasable floor area.
• The maximum intensity of commercial uses are those allowed in the C-4, General
Commercial, Zoning District.
• At least one regional commercial use is required to occupy a minimum of 100,000
square feet of gross leasable floor area. Each remaining regional commercial use must
occupy a minimum of 20,000 square feet of gross leasable floor area.
• Non-regional commercial uses prohibited in this Subdistrict include grocery stores,
fitness centers, auto repair, auto sales, and personal service uses.
• Non-regional commercial uses are limited to a maximum of 10% of the total allowed
commercial square footage (32,500 square feet).
• A maximum of four out-parcels are allowed, all of which must abut Collier
Boulevard. All out-parcels shall provide internal vehicular access. All out-parcels are
limited to nonregional commercial uses. No out-parcel shall exceed five acres.
• Commercial development shall be restricted to one-story buildings with a maximum
height of 35 feet.
• Residential development shall be limited to a maximum of 360 dwelling units, subject
to the Density Rating System. However, a minimum of 200 affordable housing units
shall be provided.
• Residential dwellings shall be limited to a maximum height of two habitable stories.
• Both commercial and residential development shall be designed in a common
architectural theme.
• Prior to commencement of any development in the Subdistrict, a unified plan of
development for the entire Subdistrict must be approved by the Board of Collier
County Commissioners.
• The type of landscape buffers within this Subdistrict shall be no less than that
required in mixed=use activity centers.
1311. Research and Technology Park Subdistrict: [Renumbered text, revised
text, pages 29, 30, 311
The Research and Technology Park Subdistrict is intended to provide for a mix of
targeted industry uses - aviation/aerospace industry, health technology industry,
information technology industry, and light, low environmental impact manufacturing
industry and non-industrial uses, designed in an attractive park-like environment where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering,
n usable open space, and a network of pathways for the enjoyment of the employees,
residents and patrons of the park. Research and Technology Parks shall be allowed as a
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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. Research and Technology Parks shall be permitted to include up to 20% of the
total acreage for non-target industry uses of the type identified in paragraph "d"
below; and, up to 20% of the total acreage for workforce housing, except as
provided in paragraph j below. Similarly, up to 20% of the total building square
footage, exclusive of square footage for residential development, may contain
non-target industry uses of the type identified in Paragraph d below. At a
minimum, 60% of the total park acreage must be devoted to target industry uses
identified in paragraph c below. Similarly, a minimum of 60% of the total
building square footage, exclusive of square footage-for residential development,
shall be devoted to target industry uses identified in Paragraph c below. The
specific percentage and mix of each category of use shall be determined at the
time of rezoning in accordance with the criteria specified in the Land
Development Code. The acreage and building square footage figures and
percentages shall be included in the PUD ordinance so as to demonstrate
compliance with this requirement.
b. Access to arterial and collector road systems shall be in accordance with the
Collier County Access Control Policy and consistent with Objective 7 and Policy
7.1 of the Transportation Element.
c. The target industries identified by the Economic Development Council of Collier
County are aviation/aerospace industry,health technology industry, and
information technology industry, and include the following uses: software
development and programming; internet technologies and electronic commerce;
multimedia activities and CD-ROM development; data and information
processing; call center and customer support activities; professional services that
are export based such as laboratory research or testing activities; light
manufacturing in the high tech target sectors of aviation/aerospace and health
and information technologies; office uses in connection with on-site research;
development testing and related manufacturing; general administrative offices of
a research and development firm; educational, scientific and research
organizations; production facilities and operations.
d. Non-target industry uses may include hotels at a density consistent with the Land
Development Code, and those uses in the C-1 through C-3 Zoning Districts that
provide support services to the target industries such as general office,banks,
fitness centers, personal and professional services, medical, financial and
convenience sales and services, computer related businesses and services,
employee training, technical conferencing, day care center, restaurants and
corporate and government offices.
e. When the Research and Technology 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
Research and Technology Park is located in the Urban Commercial District or
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Urban-Mixed Use District, the industrial uses shall be limited to those target
industry uses. The Planned Unit Development Ordinance or Rezoning
Ordinance for a Research and Technology Park project shall list specifically all
permitted uses and development standards consistent with the criteria identified
in this provision.
f. Research and Technology Parks must be a minimum of 19 acres in size.
g. Research and Technology Parks located within Interchange Activity Center
quadrants that permit Industrial Uses shall also be required to meet the standards
as stated under the Interchange Activity Center Subdistrict for commercial and
industrial land uses.
h. Standards for Research and Technology Parks shall be adopted for the
development of individual building parcels and general standards shall be
adopted for pedestrian and vehicular interconnections,buffering,landscaping,
open spaces, signage, lighting, screening of outdoor storage, parking and access
management.
i. When located in a District other than the Urban Industrial District, the Research
and Technology Park must be adjacent to, and have direct principal access to a
road classified as an arterial or collector in the Transportation Element. Direct
principal access is defined as a local roadway connection to the arterial or
collector road, provided the portion of the local roadway intended to provide
access to the Research and Technology Park is not within a residential
neighborhood and does not service a predominately residential area.
j. Research and Technology Parks shall only be allowed not be located on land
abutting residentially zoned property, unless if the Park provides workforce
housing. When abutting residentially zoned land, up to 40% of the Park's total
acreage may be devoted to workforce housing,and all.,or a portion of the
workforce housing is encouraged to abut such adjacent land where feasible.
k. Whenever workforce housing is provided, it shall be fully integrated with other
compatible uses in the park through mixed use buildings and/or through
pedestrian and vehicular interconnections.
1. Whenever workforce housing (affordable housing) is provided, it is allowed at a
density consistent with the Density Rating System,but must be provided for
those earning less than or equal to 100% of the median household income.
m. Building permits for non-target industry uses identified in paragraph "d" above
shall not be issued for more than 10,000 square feet of building area prior to
issuance of the first building permit for a target industry use.
n. Research and Technology Parks must be compatible with surrounding land uses.
o. Research and.Technology Parks must utilize PUD zoning.
The maximum additional acreage eligible to be utilized for a Research and Technology
Park Subdistrict within the Urban-Mixed Use District is 1000 acres, exclusive of open
space and conservation areas.
1312. Buckley Mixed Use Subdistrict: [Renumbered text, pages 31, 31.1]
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13. Livingston/Radio Road Commercial Infill Subdistrict: [Renumbered,
relocated, revised text, after page 31.1]
This Subdistrict consists of+ 5.0 acres located at the northwest corner of the intersection
of Livingston Road and Radio Road.
This Subdistrict allows for those permitted and conditional uses set forth in the
Commercial Intermediate Zoning District (C-3) of the Collier County Land Development
Code, in effect as of the effective date of adoption of this Subdistrict. (adopted October
26, 2004 by Ordinance No. 2004-71). The following conditional uses, as set forth in the
C-3 district in the Land Development Code, shall not be allowed:
1. Amusements and recreation services (Groups 7911, 7922 community theaters
only, 7933, 7993, 7999 boat rental, miniature golf course, bicycle and moped
rental, rental of beach chairs and accessories only.)
2. Homeless shelters, as defined by the Land Development Code, as amended.
3. Social Services (Groups 8322-8399).
4. Soup kitchens, as defined by the Land Development Code, as amended.
To encourage mixed-use projects, this Subdistrict also permits residential development,
when located in a mixed-use building (residential uses over commercial uses). Such
residential development is allowed at a maximum density of 16 dwelling units per acre.
The gross acreage of the project is used in calculating residential density.
The purpose of this Subdistrict is to provide services, including retail uses, to surrounding
residential areas within a convenient travel distance to the subject property. These uses
are not an entitlement, nor is the maximum density for residential uses in a mixed-use
building. Such uses, and residential density, will be further evaluated at the time of the
rezoning application to insure appropriateness in relation to surrounding properties.
The maximum development intensity allowed is 50,000 square feet of building area for
commercial uses with a maximum height of three (3) stories, not to exceed 35 feet.
However, for mixed-use buildings — those containing residential uses over commercial
uses — the maximum height is four (4) stories, not to exceed 45 feet. Access to the
property within the Subdistrict may be permitted from Radio Road, Market Avenue and
Livingston Road. Any access to Livingston Road shall be limited to right-in, right-out
access. Further, access shall be consistent with the Collier County Access Management
Policy in effect at the time of either rezoning or SDP application, whichever policy is the
more restrictive.
14. Commercial Mixed Use Subdistrict: [Revised text, page 31.1]
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The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a human
pedestrian-scale, pedestrian oriented, and interconnected with adjacent projects —whether
commercial or residential. This subdistrict is allowed in the Urban Mixed Use District
subject to the standards and critcria set forth under the Commercial Mixed Use
Subdistrict in the Urban Commercial District. Within one year of the effective date of
regulation establishing this Subdistrict, the Land Development Code shall be amended, as
necessary, to implement the provisions of this Subdistrict.
Projects utilizing this Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C-1 through C-3 zoning districts, and to
commercial PUDs and the commercial component of mixed use PUDs where
those commercial uses are comparable to those found in the C-1 through C-3
zoning districts.
2. Commercial uses and development standards shall be in accordance with the
commercial zoning district on the subject property.
3. Residential density is calculated based upon the gross commercial project
acreage. For property in the Urban Residential Fringe Subdistrict, density shall be
as limited by that Subdistrict. For property not within the Urban Residential
Fringe Subdistrict, but within the Coastal High Hazard Area, density shall be
limited to four dwelling units per acre. For property not within the Urban
Residential Fringe Subdistrict and not within the Coastal High Hazard Area,
density shall be limited to sixteen dwelling units per acre.
4. In the case of residential uses located within a building attached to a commercial
building or in the case of a freestanding residential building, building square
footage and acreage devoted to residential uses shall not exceed seventy percent
(70%) of the gross building square footage and acreage of the project.
5. Street, pedestrian pathway and bike lane interconnections with adjacent
properties, where possible and practicable, are encouraged.
B. DENSITY RATING SYSTEM: [Revised text, page 36, 37, 37.1, 38]
ADD:
Density by right for Workforce Housing
- here and/or under various Subdistricts and/or
under Urban designation.
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This Density Rating System is only applicable to areas designated on the Future Land
Use Map as: Urban, Urban Mixed Use District: and, on a very limited basis,
Agricultural/Rural. as identified on the Future Land Use Map, and those properties
. .. ., • . . . . - - .. e- • • : . . ..• . - . • - It is not applicable
to the Urban areas encompassed by the Immokalee Area Master Plan; and the Golden
Gate Area Master Plan, and Marco Island Master Plan; these two Elements have their
own density provisions. • :- . . ..." . . . . . . •- ' . .. .
_ - . . . e - .- . . . . - - . . •-_ - • • : . • . • . The Density
Rating System is applicable to that portion of the Urban Coastal Fringe Subdistrict Mixed
Use District located seaward of the Coastal High Hazard Area (CHHA) Boundary only to
the extent that the residential density cap of 4 dwelling units per acre is not exceeded,
except for the density bonus provisions for Affordable Housing and Transfer of
except as provided for in the Bayshore/Gateway Triangle
Redevelopment Overlay.
1. The Density Rating System is applied in the following manner:
a. Within the applicable Urban Designated Areas, a base density of 4 residential
dwelling units per gross acre is wed allowed, though not an entitlement.
This base level of density may be adjusted depending upon the location and
characteristics of the project. For purposes of calculating the eligible number of
dwelling units for a project (gross acreage multiplied by eligible number of
dwelling units per acre), the total number of dwelling units may be rounded up by
one unit if the dwelling unit total yields a fraction of a unit .5 or greater. Acreage
to be used for calculating density is exclusive of: the commercial and industrial
portions of a project, except where authorized in a Subdistrict, such as the Orange
Blossom Mixed-Use Subdistrict; and, mixed residential and commercial uses as
provided for in the C-1 through C-3 zoning districts in the Collier County Land
Development Code, via conditional use; and, portions of a project for land uses
having an established equivalent residential density in the Collier County Land
Development Code.
b. Within the Urban Residential Fringe Subdistrict, the Density Rating System is
applicable for the Affordable Housing Density Bonus only, as specifically
provided for in that Subdistrict.
c. Within the Rural Fringe Mixed Use District, Receiving Lands, the Density Rating
System is applicable for the Affordable Housing Density Bonus only, as
specifically provided for within a Rural Village.
d. Within the Rural Lands Stewardship Area Overlay (RLSA), the Density Rating
System is applicable for the Affordable Housing Density Bonus only, as
specifically provided for in the RLSA for Stewardship Receiving Areas.
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e. This Density Rating System only applies to residential dwelling units. This
Density Rating System is not applicable to accessory dwellings or accessory
structures that are not intended and/or not designed for permanent occupancy, and
is not applicable to accessory dwellings or accessory structures intended for rental
or other commercial use; such accessory dwellings and structures include guest
houses, servants quarters, mother-in-law's quarters, cabanas, guest suites, and the
like. The Density Rating System shall not be used to increase the intensity of
non-residential development.
f. All new residential zoning located within Districts, Subdistricts and Overlays
identified above that are subject to this Density Rating System shall be consistent
with this Density Rating System, except as provided in:
fl Policy 5.1 of the Future Land Use Element;
21 The UrbanMixed Use District for the "vested" Port of the Islands
development;
•11 The Buckley Mixed Use Subdistrict;
•41 The Commercial Mixed Use Subdistrict.
42. Density Bonuses: [No change to text, page 36]
la. Conversion of Commercial Zoning: [Revised text,page 37]
If the project includes conversion of commercial zoning that is not consistent with
any Subdistrict allowing commercial uses, a bonus of up to 16 dwelling units may
be added for every 1 acre of commercial zoning that which is converted. These
dwelling units may be distributed over the entire project. The project must be
compatible with surrounding land uses.
[Deleted text, page 37]
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
density band, the additional density applies to the gross acrea
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.
M.Affordable Housing: [Revised text,page 37]
To encourage the provision of affordable housing within certain Districts and
Subdistricts in the Urban Designated Area, a maximum of up to 8 residential units
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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 2.06.00 of the Land Development Code, Ordinance #91 102 04-41, as
amended, adopted June 22, 2004 and effective October 30 18, 1991 2004). In the
Urban Coastal Fringe Subdistrict Coastal High Hazard Area, projects utilizing the
Affordable Housing Density Bonus projects must provide appropriate mitigation
consistent with Objective 12.1 and subsequent policies, as applicable, of the
Conservation and Coastal Management -Element. Also, for those specific
properties identified within the Urban Residential Fringe Subdistrict, this density
bonus is allowed but only to a maximum of 6 residential units per gross acre.
Additionally, the Affordable Housing Density Bonus may be utilized within the
Agricultural/Rural designation, as provided for in the Rural Fringe Mixed Use
District, Receiving Lands Designation, for a Rural Village, and as provided for in
the Rural Lands Stewardship Area Overlay, both subject to the aforementioned
Section 2.06.00 2.7.7 of the Land Development Code.
[Deleted text, pages 37, 37.1]
To encourage residential in fill in urban areas of existing development outside of
the Coastal High 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;
sewed
(e) There is no common ownership with any adjacent parcels.
(f) 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
(g) Of the maximum 3 additional units, one (1) dwelling unit per acre shall be
transferred from Sending Lands.
(h) Projects qualifying under this provision may increase the density
administratively by a maximum of one dwelling unit per acre by transferring
[Deleted text,page 37.1]
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
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06
Area.
6c. Transfer of Development Rights: [Renumbered, revised text, page 38]
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, density may be increased above and beyond the density otherwise
allowed by the Density Rating System, from any Urban designated area., in
accordance with the Transfer of Development Rights (TDR) Section 2.2.24.11
2.03.07 of the Land Development Code., adopted by Ordinance #91 102 04-
41, as amended, on June 22, 2004 and effective October 30 18, 1991 2004, as
amended;
(eh) From Sending Lands located within one mile of the Urban Boundary into
lands designated Urban Residential Fringe, at a maximum density increase of
one (1) unit per gross acre.
In no case shall density be transferred into the Coastal High Hazard Area from
outside the Coastal High Hazard Area. Lands lying seaward of the Coastal High
High Hazard Area.
7-d.Transportation Concurrency Management Area (TCMA): [Renumbered
text,page 38]
b3. Density Reduction: [No changes to text, page 38]
la. Coastal High Hazard Area [Revised text, pages
38, 38.1]
If the project lies is within the Traffic Congestion Area Coastal High Hazard
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
considered part of the Traffic Congestion Area if their only access is to a road
forming the boundary of the Arm; 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. Futhermore, the density reduction shall not
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. . •- • _ . . - - • • •
5.5 and 5.6, and FLUE Policy 2.4) that obtain an exception from concurrency
requirements for transportation, pursuant to the certification process described in
Transportation Element Policy 5.6, and that include afferdable housing (as per
Section 2.7.7 of the Collier County Land Development Code, as amended) as part
developments within the Northwest and East Central TCMAs that meet the
requirements of FLUE Policies 6.1 through 6.5, and Transportation Element,
Policies 5.7 and 5.8, and that include Affordable Housing (as per Section 2.7.7 of
the Collier County Land Development Code, as amended) as part of the plan of
e4. Density Conditions: [No changes to text,page 38.1]
la. Maximum Density - General: [Revised text,page 38.1]
The maximum allowed pelted 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 2.03.07 of the Land
Development Code adopted by Ordinance 1191 102 04-41, as amended, on June
22, 2004 and effective October 30 18, 1991 2004, as amended.
b. Maximum Density - Coastal High Hazard Area: [New text,page 38.1]
Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) of
this Growth Management Plan defines the Coastal High Hazard Area (CHHA).
The CHHA boundary is depicted on the Future Land Use Map; all lands lying
seaward of that boundary are within the CHHA. The maximum density allowed
within the CHHA is 4 dwelling units per gross acre, except as provided for in
Policy 5.1, and except for the "vested" Port of the Islands development. Further,
new mobile home parks and subdivisions shall not be allowed within the CHHA.
d5. Density Blending: [No changes to text,pages 39,40]
B . Urban Commercial District: [No changes to text,page 40]
1. Mixed Use Activity Center Subdistrict: [Revised text, pages 41, 41.1,42-44]
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. When this Plan was originally adopted in 1989, there
were 21 Activity Centers. There are now 19 Mixed Use Activity Centers, listed below,
which comprise approximately 3,000 acres= 7 this includes including 3 Interchange
Activity Centers (#4, 9, 10) which will be discussed separately under the Interchange
Activity Center Subdistrict. Two Activity Centers,.#19 and 21=have been deleted as they '~
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06
are now within the incorporated City of Marco Island and replaced by the land use
# 1 Immokalee Road and Airport-Pulling Road
#2 US 41 and Immokalee Road
#3 Immokalee Road and Collier Boulevard
#4 I-75 and Immokalee Road (Interchange Activity Center)
#5 US 41 and Vanderbilt Beach Road
#6 Davis Boulevard and Santa Barbara Boulevard
#7 Rattlesnake-Hammock Road and Collier Boulevard
#8 Airport-Pulling Road and Golden Gate Parkway
#9 I-75 and Collier Boulevard and Davis Boulevard (Interchange Activity Center)
#10 I-75 and Pine Ridge Road(Interchange Activity Center)-
#11 Vanderbilt Beach Road and Airport-Pulling Road
#12 US 41 and Pine Ridge Road
#13 Airport-Pulling Road and Pine Ridge Road
#14 Goodlette-Frank Road and Golden Gate Parkway
#15 Golden Gate Parkway and Coronado Boulevard
#16 US 41 and Airport-Pulling Road
#17 US 41 and Rattlesnake-Hammock Road
#18 US 41 and Collier Boulevard
#20 US 41 and Wiggins Pass Road
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. Mixed Use Activity Centers are intended to be mixed-use
in character. Further, they are intended to be developed at a human-scale, to be
pedestrian-oriented, and to be interconnected with adjacent projects — whether
commercial or residential. Street, pedestrian pathway and bike lane interconnections with
adjacent properties, where possible and practicable, are encouraged.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, Henderson Creek Mixed Use Subdistrict, Livingston
Road/Eatonwood Lane Commercial Infill Subdistrict, Livingston Road Commercial Infill
Subdistrict, Buckley Mixed Usc Subdistrict and the Bayshore/Gateway Triangle
Redevelopment Overlay and by Policies 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. Allowable land
uses in Mixed Use Activity Centers include the full array of commercial uses, residential
uses, institutional uses, hotel/motel uses at a density or intensity consistent with the Land
Development Code, community facilities, and other land uses as generally allowed in the
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Urban designation. The actual mix of the various land uses which may include the full
consistent with the Land Development Code shall be determined during the rezoning
process based on consideration of the factors listed below. Except as restricted below
under the provision for Master Planned Activity Centers, all Mixed Use Activity Centers
may be developed with any of the land uses allowed within this Subdistrict.
For residential-only development, if a project is located within the boundaries of a Mixed
Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is
not within the Coastal High Hazard Area or Urban Coastal Fringe Subdistrict, up to 16
residential units per gross acre may be permitted. If such a project is located within the
boundaries of a Mixed Use Activity Center that is not within the Urban Residential
Fringe Subdistrict but is within the Coastal High Hazard Area, the eligible density shall
be limited to four dwelling units per acre. If such a project is located within the
boundaries of a Mixed Use Activity Center which is within the Urban Residential Fringe
Subdistrict, eligible density shall be as allowed by that Subdistrict. For a residential-only
project located partially within and partially outside of an Activity Center, the density
accumulated from the Activity Center portion of the project This density may be
distributed throughout the project, •• . - • : ..• .. . . . . . •- ... . ..
of the Mixed Use Activity Center.
Mixed-use developments - whether consisting of residential units located above
commercial uses, in an attached building, or in a freestanding building - are allowed and
encouraged within Mixed Use Activity Centers. . . - -. - . .•- - . .
be developed at a human scale, pedestrian oriented, and interconnected with adjacent
projects whether commercial or residential. Street, pedestrian pathway and bike lane
interconnections with adjacent properties, where possible and practicable, are
encouraged. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of a Mixed
Use Activity Center which is not within the Urban Residential Fringe Subdistrict and is
not within the Coastal High Hazard Area, the eligible density is sixteen dwelling units per
acre. If such a project is located within the boundaries of a Mixed Use Activity Center
that is not within the Urban Residential Fringe Subdistrict but is within the Coastal High
Hazard Area, the eligible density shall be limited to four dwelling units per acre. If such a
project is located within the boundaries of a Mixed Use Activity Center which is within
the Urban Residential Fringe Subdistrict, eligible density shall be as allowed by that
Subdistrict. For a project located partially within and partially outside of an Activity
Center, and the portion within an Activity Center is developed as mixed use, the density
accumulated from the Activity Center portion of the project shall not be distributed
outside of the Activity Center.
The factors to consider during review of a rezone petition for a project, or portion
thereof, within an Activity Centers are as follows:
a. 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
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.-� such Planned Unit Developments except all requests for rezoning must meet the
requirements for rezoning in the Land Development Code.
b. The amount, type and location of existing zoned commercial land, and developed
commercial uses, both within the Mixed Use Activity Center and within two road
miles of the Mixed Use Activity Center;,
c. 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;_
d. Existing patterns of land use within the Mixed Use Activity Center and within
two radial miles;_
e. Adequacy of infrastructure capacity, particularly roads;_
f. Compatibility of the proposed development with, and adequacy of buffering for,
adjoining properties;_
Natural or man-made constraints;_
h. Rezoning criteria identified in the Land Development Codeh
i. Conformance with Access Management Plan provisions for Mixed Use Activity
Centers, as 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;_
k. Interconnection(s) for pedestrians, bicycles and motor vehicles with existing and
future adjacent projects;_
1. Conformance with the architectural design standards as identified in the Land
Development Code.
The ate 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. These
map boundaries are the actual, fixed boundaries and cannot be adjusted without a
comprehensive plan amendment, except as provided below for Master Planned Activity
Centers 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.
It 1 Immokalee Road and Airport Road
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#6 Davis Boulevard and Santa Barbara Boulevard rte,
#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
#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
and Santa Barbara Boulevard, and range from 80 to 100% 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
Master Planned Activity Centers
Any of the five Mixed Use Activity Centers listed below may be designated as a Master
Planned Mixed Use Activity Centers. A Master Planned Mixed Use Activity Centers are
is one these which have has 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 such Mixed Use Activity Centers shall be
required to utilize the Master Planned Mixed Use Activity Center process, as provided
below.
#2 US 41 and Immokalee Road
#3 Immokalee Road and CR 951 Collier Boulevard
#5 US 41 and Vanderbilt Beach Road
#7 Rattlesnake-Hammock Road and CR 951 Collier Boulevard
#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, and thus 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 as provided for below during final site design;
Hhowever, the approved acreage within amount of commercial development the
reconfigured Activity Center shall not be exceeded that within the existing Activity
Center. 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:
r1
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1. 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 quadrant will be excluded from
acreage calculations to determine unified control;_
2. The per-wed allowable land uses for a Master Planned Mixed Use Activity
Center shall be the same as for other designated Activity Centers; however, a
Master Planned Mixed Use Activity Center encompassing the majority of the
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, to the extent of the
unified control. The maximum amount of commercial uses permitted at Activity
Center#3 (Immokalee Road and Collier Boulevard) is 40 acres per quadrant for a
total of 160 acres maximum in the entire Activity Center; the balance of the land
area shall be used for any of the non-commercial uses as allowed in Mixed Use
Activity Centers residential and/or community facility uses. The maximum
amount of commercial uses permitted at Activity Center #7 (Rattlesnake
Hammock Road and Collier Boulevard) is 40 acres per quadrant, except that the
northeast quadrant may have a total of 59 acres, for a total of 179 acres maximum
in the entire Activity Center; the balance of the land area shall be used for any of
the non-commercial uses as allowed in Mixed Use Activity Centers
•• - - . - . With respect to the +/- 19 acres in the northeast
quadrant of Activity Center #7, said acreage lying adjacent to the east of the
Hammock Park Commerce Center PUD, development shall be limited to a total of
185,000 square feet of the following uses: personal indoor self-storage facilities —
this use shall occupy no greater than 50% of the total (185,000) building square
feet; offices for various contractor/builder construction trade specialists inclusive
of the offices of related professional disciplines and services that typically serve
those construction businesses or otherwise assist in facilitating elements of a
building and related infrastructure, including but not limited to architects,
engineers, land surveyors and attorneys — these offices of related professional
disciplines and services shall occupy no greater than 50% of the total (185,000)
building square feet; warehouse space for various contractor/builder construction
trades occupants; mortgage and land title companies; related businesses including
but not limited to lumber and other building materials dealers, paint, glass, and
wallpaper stores, garden supply stores — all as accessory uses only, accessory to
offices for various contractor/builder construction trade specialists or accessory to
warehouse space for various contractor/builder construction trades occupants;
management associations of various types of buildings or provision of services to
buildings/properties; and, fitness centers. Activity Center #14 (Goodlette-Frank
Road and Golden Gate Parkway ) shall have a maximum of 45 acres for
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06
commercial use, the balance of the land uses shall be used for any of the non-
commercial uses as allowed in Mixed Use Activity Centers. residential "nd er
community facility uses. Activity Centers 1t2 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
Ffeatures, 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,
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, bicycle 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:
• Tthe 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 contained in the Transportation Traffic Circulation Element.
• Tthe 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 the need for a Mixed Use
Activity Center at the proposed location.
2. Interchange Activity Center Subdistrict: [Revised text, pages 44, 45]
Interchange Activity Centers have been designated on the Future Land Use Map at each
of the three of the County's four Interstate 75 interchanges and include numbers 4, 9 and
10; there is no Activity Center at the new I-75/Golden Gate Parkway interchange. 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 boundaries of these Interchange Activity Centers shall require an
amendment to the Future Land Use Map Series.
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Interchange Activity Centers #4 (I-75 at Immokalee Road) and #10 (I-75 at Pine Ridge
Road) allow for a the same mixture of land uses as allowed in the Mixed Use Activity
Centers; additionally, - • . •- . . e e : . .. . •- . -. • .
the following uses: the full array of commercial uses, residential and non residential uses,
Code,;. and Business Parks; and industrial uses as identified below, are allowed 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 (I-75 at Collier Boulevard) e is subject to the
requirement of the development of an Interchange Master Plan (IMP), which was. The
IMP is intended to create an enhanced "gateway" to Naples. The IMP process shall be
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.
• • - - - • '. •- - .. - ' . .. .- adopted by Resolution by the
Board of County Commissioners, and to the implementing provisions adopted into the
Land Development Code. All rezones thereafter shall meet the intent of the vision
stt-
Subsequent to the development of the vision statement, All 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 all land uses allowed in the Mixed Use Activity Centers; additionally, the full
array of commercial uses; residential and non residential uses; institutional uses;
Business Park; and/or hotel/motel uses at a density consistent with the Land Development
Code; industrial uses shall be allowed in the northeast,, southwest and southeast quadrants
of I-75 and Collier Boulevard, and in the southwest quadrant of Collier and Davis
Boulevards. The mix and intensity of land uses shall meet the intent of the vision
statement and be defined during the rezoning process. The above allowed uses
notwithstanding, - - - - .. _ • • - - - • :•. - - . - - !!": . --
• ' - . _- - .- .- -• . . .. . • - . - - - - • -. . .. -, - . commercial
zoning 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 compliance with the vision statement and those
included for the Mixed Use this Activity Center. 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, and based on the adopted IMP.
For residential-only development, if a project is located 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. If such a project is located within the boundaries of an Interchange Activity
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Center which is within the Urban Residential Fringe Subdistrict, eligible density shall be
as allowed by that Subdistrict. For a residential-only project located partially within and
partially outside of an Activity Center, the density accumulated from the Activity Center
portion of the project This density may be distributed throughout the project, including
any portion located outside of the boundary of the Activity Center.
Mixed-use developments - whether consisting of residential units located above
commercial uses, in an attached building, or in a freestanding building - are allowed and
encouraged within Interchange Activity Centers. Such mixed-use projects are intended to
be developed at a human-scale, pedestrian-oriented, and interconnected with adjacent
projects — whether commercial or residential. Street, pedestrian pathway and bike lane
interconnections with adjacent properties, where possible and practicable, are
encouraged. Density for such a project is calculated based upon the gross project acreage
within the Activity Center. If such a project is located within the boundaries of an
Interchange Activity Center which is not within the Urban Residential Fringe Subdistrict,
the eligible density is sixteen dwelling units per acre. If such a project is located within
the boundaries of a Mixed Use Activity Center which is within the Urban Residential
Fringe Subdistrict, eligible density shall be as allowed by that Subdistrict. For a project
located partially within and partially outside of an Activity Center, and the portion within
an Activity Center is developed as mixed use, the density accumulated from the Activity
Center portion of the project shall not be distributed outside of the Activity Center.
Based on the unique location and function of Interchange Activity Centers, some
Industrial land uses - those that serve regional markets and derive specific benefit when
located in the Interchange Activity Centers = shall be allowed in the Activity Center
quadrants previously identified. These uses shall be limited to: manufacturing,
warehousing, storage, and distribution. , provided During the rezone process, each such
use shall be is reviewed to determine if it will aft&€ee be compatible with existing
and approved land uses. . . . .. . - .. .- . . :: • .. • • •_, . .. : . ••
The following conditions shall be required to ensure compatibility of Industrial land uses
with other commercial, rcsidcntial and/or institutional land uses allowed 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.
a. Landscaping, buffering and/or berming shall be installed along the Interstate;
b. Fencing shall be wooden or masonry;
c. Wholesale and storage uses shall not be permitted immediately adjacent to the
right-of-way of the Interstate;
d. Central water and sewage systems shall be required; '~
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e. Ingress and egress shall be consistent with State Access Management Plans, as
applicable;
f. 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 Plan provisions, or State Access Management Plans,
as applicable;
h. 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;
i. 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; and,
L A maximum floor area ratio (FAR) for the designated Industrial land uses
component of the projects shall be established at 0.45.
3. Livingston/Pine Ridge Commercial Infill Subdistrict: [No change to text,
page 46]
4. Business Park Subdistrict: [No change to text, page 46]
5. Research and Technology Park Subdistrict: [No change to text, page 46]
The Research and Technology Park Subdistrict is intended to provide for a mix of
targeted industry uses — aviation/aerospace industry, health technology industry,
information technology industry, and light, low environmental impact manufacturing
industry— and non-industrial uses, designed in an attractive park-like environment where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering,
usable open space, and a network of pathways for the enjoyment of the employees,
residents and patrons of the park. Research and Technology Parks shall be allowed as a
subdistrict in the Urban Commercial District subject to the criteria set forth under the
Research and Technology Park Subdistrict in the Urban Mixed Use District, except that
residential uses shall not be allowed.
6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict: [No
change to text , page 48]
7. Livingston Road Commercial Infill Subdistrict: [No change to text, page 48]
8. Commercial Mixed Use Subdistrict: [Relocated text, pages 48, 49]
The purpose of this Subdistrict is to encourage the development and re-development of
commercially zoned properties with a mix of residential and commercial uses. The
residential uses may be located above commercial uses, in an attached building, or in a
freestanding building. Such mixed-use projects are intended to be developed at a human-
scale, pedestrian-oriented, and interconnected with adjacent projects — whether
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commercial or residential. Within one year of the effective date of this Subdistrict, the
Land Development Code shall be amended, as necessary, to implement developing
pursuant to the regulation governing this Subdistrict. This Subdistrict is allowed in the
Urban Commercial District subject to the standards and criteria set forth under the
Commercial Mixed Use Subdistrict in the Urban Mixed Use District.
Projects utilizing this Subdistrict shall comply with the following standards and criteria:
1. This Subdistrict is applicable to the C 1 through C 3 zoning districts, and to
commercial PUDs and the commercial component of mixed use PUDs where
those commercial uses arc comparable to those found in the C 1 through C 3
zoning districts.
2. Commercial uses and development standards shall be in accordance with the
commercial zoning district on the subject property.
3. Residential density is calculated based upon the gross commercial project
acreage. For property in the Urban Residential Fringe Subdistrict, density shall be
as limited by that Subdistrict. For property not within the Urban Residential
Fringe Subdistrict but within the Coastal High Hazard Arca, density shall be
limited to four dwelling units per acre. For property not within the Urban
Residential Fringe Subdistrict and not within the Coastal High Hazard Area,
density shall be limited to sixteen dwelling units per acre.
1. In the case of residential uses located within a building attached to a commercial
and acreage devoted to residential uses shall not exceed seventy percent (70%) of
the gross building square footage and acreage of the project.
5. Street, pedestrian pathway and bike lane interconnections with adjacent
properties, where possible and practicable, are encouraged.
9. Livingston Road/Veterans Memorial Boulevard Commercial Infill
Subdistrict:
!. • . •." : .• ' : . . •• •• • . [Relocated text, pages
48.1, 48.2]
This Subdistrict consists of 5.0 acres located at the northwest corner of the intersection
of Livingston Road and Radio Road.
Intermediate Zoning District (C 3) of the Collier County Land Development Code,
Ordinance 91 102, in effect as of the effective date of adoption of this Subdistrict.
(Adopted October 26, 2004 by Ordinance No. 2004 71) However, the following
conditional uses shall not be permitted:
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•
•
only, 7933, 7993, 7999 boat rental, miniature golf course, bicycle and moped
rental, rental of beach chairs and accessories only.)
2. Homeless shelters, as defined by the Land Development Code.
3. Social Services (8322 83990)
- - • - - •- , • : - the Land Development Code.
when located in a mixed use building (residential uses over commercial uses). Such
the gross acreage of the project is used in calculating residential density.
The purpose of this Subdistrict is to provide services, including retail uses, to surrounding
residential areas within a convenient travel distance to the subject property. These uses
arc not an entitlement, nor is the maximum density for residential uses in a mixed use
building. Such uses, and residential density, will be further evaluated at the time of
However, for mixed use buildings those containing residential uses over commercial
uses the maximum height is four (4) stories, not to exceed 45 feet. Access to the
- . .A . . - . . ..
access. Further, access shall be consistent with the Collier County Access Management
Policy in effect at the time of either rezoning or SDP application, whichever policy is the
more restrictive.
1014. Vanderbilt Beach Road Neighborhood Commercial Subdistrict [Renumber,
page 48.2]
11. Goodlette/Pine Rid2e Commercial Infill Subdistrict: [Relocated, revised
text, after page 41]
This Ssubdistrict consists of 31 acres and is located at the northeast quadrant of two
major arterial roadways, Pine Ridge Road and Goodlette-Frank Road. I„ addition to uses
allowed in the Plan, Tthe 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 Ssubdistrict 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,
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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 traffic 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 the Subdistrict 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 Ssubdistrict. 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.
GD. Urban—Industrial District: [Remove hyphen from title, no changes to text, page
51]
1. Business Park Subdistrict: [No change to text, page 51]
The Business Park Subdistrict is intended to provide for a mix of industrial uses and
nonindustrial uses, designed in an attractive park-like environment with low 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.
2. Research and Technology Park Subdistrict: [Revised text, page 51]
The Research and Technology Park Subdistrict is intended to provide for a mix of
targeted industry uses - aviation/aerospace industry, health technology industry,
information technology industry, and light, low environmental impact manufacturing
industry - and non-industrial uses, designed in an attractive park-like environment where
landscaped areas, outdoor spaces and internal interconnectivity provide for buffering,
usable open space, and a network of pathways for the enjoyment of the employees,
residents and patrons of the park. Research and Technology Parks shall be allowed as a
subdistrict in the Urban - Industrial District subject to the criteria set forth under the
Research and Technology Park Subdistrict in the Urban Mixed Use District.
II. AGRICULTURAL/RURAL DESIGNATION: [No changes to text, page 52]
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A. Agricultural/Rural—Mixed Use District: [Remove hyphen from title, Relocate
text of sub-paragraph g., pages 53, 54]
- • . . . • - -•. . - , e • -. . . •
parts of Sections 18 and 19, Township 51 South, Range 27 East added to Fiddler's
at a density greater than 1 unit per 5 gross acres provided that no new units are
- _ ... - - - '
•
. . - .. - ' -- a • ; ., . . -- - -
Creek DRI; and further provided that South Florida Water Management District
acres. -
1. Rural Commercial Subdistrict: [Revised text,page 54]
Within the Agricultural/Rural -Mixed Use District, commercial development, up
to a maximum of 200 acres, may be allowed providing the following standards for
intensity of use are met:
a. The project, or that portion of a larger project, that is devoted to
commercial development, is 2.5 acres or less in size;
b. The project, or that portion of a larger project which is devoted to
commercial development, is no closer than 5 miles, measured by radial
distance, from the nearest developed commercial area, zoned commercial
area or designated Mixed Use Activity Center, except that the southwest
quadrant at the intersection of US 41and S.R. 29, is eligible for
commercial zoning under this provision;
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 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 Transportation Element; and
f. The project is buffered from adjacent properties.
B. Rural Fringe Mixed Use District: [No changes to text,page 54]
Transfer of Development Rights (TDR), and Sending, Neutral, and Receiving
Designations: [No changes to text, page 55]
A) Receiving Lands: [No changes to text,pages 55, 56, 57, 58, 59]
B) Neutral Lands: [Relocated text, new subparagraph s), pages 59, 60]
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s) Existing units approved for the Fiddler's Creek DRI may be reallocated to those
parts of Sections 18 and 19, Township 51 South, Range 27 East added to Fiddler's
Creek DRI together with part 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
jurisdictional wetlands impacted by the DRI in said Sections do not exceed 10
acres.
C) Sending Lands: [No changes to text, pages 62, 63, 64]
D) Additional TDR Provisions: {Revised text, first paragraph, page 65]
• • • - - -- - , Collier County will amend has
amended its land development regulations to adopt a formal process for authorizing and
tracking the Transfer of Development Rights. This process will includes , at a minimum
the following provisions:
2. Buffers Adjacent to Major Public Rights-of-way:[No changes to text, page 65]
3. Rural Villages: [Revised text, pages 66, 67, 68, 69]
MANDATE AFFORDABLE-WORKFORCE HOUSING (,AS IS
REQUIRED IN THE LDC)
4. Exemptions from the Rural Fringe Mixed Use District Development
Standards: [No changes to text, pages 69,70]
C. Rural-Industrial District: [Remove hyphen from title, revise text, page 70]
The Rural - Industrial District, which encompasses approximately 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
Transportation 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:
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D. Rural—Settlement Area District: [Remove hyphen from title, revise text, page
70]
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 encompassed by the commonly known a:: Orangetree PUD and
Orange Blossom Ranch PUD. Refer to the Golden Gate Area Master Plan for allowable
permitted uses and standards. -
III. ESTATES DESIGNATION: [No changes to text, page 71]
IV. CONSERVATION DESIGNATION: [No changes to text,pages 71, 72]
V. OVERLAYS AND SPECIAL FEATURES: [No changes to heading, page 73]
A. Area of Critical State Concern Overlay: [Revised text, pages 73, 74, 75]
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). The ACSC regulations notwithstanding, there is an existing Development
Agreement between Port of the Islands, Inc. and the State of Florida Department of
Community Affairs, approved in July 1985, which regulates land uses in the Port of the
Islands Urban area; and, there is an Agreement between the Board of County
Commissioners and the Florida Department of Community Affairs, approved in April
2005,pertaining to development in Plantation Island. Chokoloskee is excluded from the
Big Cypress Area of Critical State Concern. All 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:
B. North Belle Meade Overlay: [No changes to text, pages 75, 76,
77, 78, 79, 80]
Planning Considerations
d.Red Cockaded Woodpeckers (RCW)
*RCW nesting and foraging habitat has been mapped and used to delineate areas that are
appropriately designated as Sending Lands shall be mapped and protected from land use
activities within Sending Lands, and Section 24 designated Neutral Lands. Although
--
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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 t - e - . . • _
24, the Neutral designation may be adjusted based upon the findings of the updated RCW
nesting and foraging habitat study.
C. Natural Resource Protection Area Overlay: [No changes to text, pages 80, 81]
D. Rural Lands Stewardship Area Overlay: [Revised text, pages 81 —105]
MANDATE AFFORDABLE-WORKFORCE HOUSING IN SRAs
(SIMILAR TO PROPOSED REVISIONS TO RFMUD RURAL
VILLAGE)
E. Airport Noise Area Overlay: [No changes to text, page 105]
F. Bayshore/Gateway Triangle Redevelopment Overlay: [Revise text, pages
105 - 108]
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
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:
1. 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 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.
2. 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.
3. Non-residential/non-commercial uses allowed within this Overlay include
essential services; parks, recreation and open space uses; water-dependent and
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06
water-related uses; child care centers; community facility uses; safety service
facilities; and utility and communication facilities.
4. 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 #8. 9, below, except for mixed use projects
developed within the "mini triangle" catalyst project site as identified on the
project site is eligible for the maximum density of 12 units per acre, with
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.
5. Properties with access to Bayshore Drive, as identified in the Bayshorc Drive
• -. - - - - : e - . `. . ' , 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
project must be integrated into a mixed-use development with access to existing
neighborhoods and adjoining commercial properties and must comply with the
standards identified in Paragraph #83, 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.
6. The Bayshore Drive Zoning Overlay will be developed and adopted into the Land
Development Code in the present or next available amendment cycle. Expansion
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,
low intensity commercial development provided they meet the criteria listed
a. 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 interconnection; and the entire project site
must comply with Division 2.8 of the Land Development Code, as may be
b. 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.
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7-6. For pParcels currently within the boundaries of Mixed Use Activity Center #16,
land uses 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.
47. 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.
98. To qualify for 12 dwelling units per acre, as provided for in paragraphs #4 and#5
above, 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.
b. 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 for the first floor only.
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.
h. One or more zoning overlays may be adopted which may include more
restrictive standards than listed above in Paragraphs a—g.
4-09. For all 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. However, Ffor properties within the Coastal High
Hazard Area (CHHA), • •- .. : : . . - •: said density bonuses;--as
provided in the Density Rating System, shall be limited to one dwelling unit per
acre i alp-- iewed 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.
4410. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for
density bonuses as provided in paragraphs#4 and#5 above,,for that portion of
the Overlay lying within the CHHA only. , except that 156 dwelling units with
direct access to US 41 East shall not be counted towards this 388 dwelling unit
limitation. These This 388 dwelling units density bonus pool corresponds with
the number of dwelling units previously entitled to to be rezoned from the
botanical gardens sites prior to their rezone in 2003 to establish the Naples
Botanical Gardens PUD. , as provided for below, resulting in a shift of dwelling
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FLUE EAR-FLUE-dwMR1-12-06 1-12-06
units within the CHHA. There is no such density bonus limitation for that portion
of the Overlay lying outside of the CHHA.
X11. 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.
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
G. Urban-Rural Fringe Transition Zone Overlay: [No changes to text,pages 108- 110]
H. Coastal High Hazard Area: [New text,page 110]
Policy 12.2.5 of the Conservation and Coastal Management Element (CCME) defines the
Coastal High Hazard Area (CHHA). The CHHA boundary is depicted on the Future
Land Use Map: all lands lying seaward of that boundary are within the CHHA. New
mobile home parks and subdivisions shall not be allowed within the CHHA. The Density
Rating System limits density within the CHHA to a maximum of 4 dwelling units per
gross acre. The Capital Improvement Element and CCME both contain policies
pertaining to the expenditure of public funds for public facilities within the CHHA.
ATTACHMENTS [New text, page 110]
There are three Attachments to the Future Land Use Element, all pertaining to the Rural
Lands Stewardship Area (RLSA) Overlay, as follows:
1. Attachment A, Collier County Rural Lands Stewardship Overlay, Stewardship
Credit Worksheet.
2. Attachment B, Collier County Rural Lands Stewardship Overlay, Land Use
Matrix.
3. Attachment C, Collier County RLSA Overlay, Stewardship Receiving Area
Characteristics.
FUTURE LAND USE MAP SERIES [Revise text, and re-locate maps within
FLUE text,page 111 and throughout FLUE document]
Add the names of all maps presently located throughout the FLUE text, modify the order
on this map list, and re-locate all FLUM maps presently interspersed throughout the text
to follow the text so that the complete FLUM series is located together at the end of the
FLUE document.
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FLUE EAR-FLUE—dwMR1-12-06 1-12-06
n
Future Land Use Map
Mixed Use & Interchange Activity Centers Maps
Properties Consistent by Policy (5.9, 5.10,5.11) Maps
Collier County Wetlands Map
Collier County Wellhead Protection Areas Map
Bayshore/Gateway Triangle Redevelopment Overlay Map
Stewardship Overlay Map
Rural Lands Study Area Natural Resource Index Maps
North Belle Meade Overlay Map
Existing Public Educational Plants (Schools) and Ancillary Plants (Support
Facilities) Map
Existing Sites for Future Public Educational Plants and Ancillary Plants Map
Plantation Island Urban Area Map
Copeland Urban Area Map
Railhead Scrub Preserve—Conservation Designation Map
Lely Mitigation Park—Conservation Designation Map
Urban—Rural Fringe Transition Zone Overlay Map
Orange Blossom Mixed Use Subdistrict Map
Vanderbilt Beach/Collier Boulevard Commercial Subdistrict Map
Davis Boulevard/County Barn Road Mixed Use Subdistrict
Goodlette/Pine Ridge Commercial Infill Subdistrict
Henderson Creek Mixed-Use Subdistrict
Buckley Mixed-Use Subdistrict
Livingston/Pine Ridge Commercial Infill Subdistrict
Vanderbilt Beach Road Neighborhood Commercial Subdistrict
Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
Livingston Road Commercial Infill Subdistrict
MAP CHANGES:
1. Future Land Use Map:
a) Remove/delete Residential Density Bands from all Activity Centers.
b) Remove/delete Traffic Congestion Boundary
c) New Order of Subdistricts within Urban Mixed Use District
1. Urban Residential Subdistrict
2. Urban Residential Fringe Subdistrict
1. Urban Coastal Fringe Subdistrict
4. Business Park Subdistrict
5. Office and Infill Commercial Subdistrict
6. PUD Neighborhood Village Center Subdistrict
7. Residential Mixed Use Neighborhood Subdistrict
8. Orange Blossom Mixed Use Subdistrict
9. Vanderbilt Beach/Collier Boulevard Commercial Subdistrict
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10. Henderson Creek Mixed Use Subdistrict
11. Research and Technology Park Subdistrict
12. Buckley Mixed Use Subdistrict
13. Commercial Mixed Use Subdistrict
14. Davis Boulevard/County Barn Road Mixed Use Subdistrict
15. Livingston/Radio Road Commercial Infill Subdistrict
16. Vanderbilt Beach Road Neighborhood Commercial Subdistrict
d) New Order of Subdistricts within Urban Commercial District
1. Mixed Use Activity Center Subdistrict
2. Interchange Activity Center Subdistrict
3. Livingston/Pine Ridge Commercial Infill Subdistrict
4. Business Park Subdistrict
5. Research and Technology Park Subdistrict
6. Livingston Road/Eatonwood Lane Commercial Infill Subdistrict
7. Livingston Road Commercial Infill Subdistrict
8. Commercial Mixed Use Subdistrict
9. Livingston Road/Veteran's Memorial Boulevard Commercial Infill
Subdistrict
10. Goodlette/Pine Ridge Commercial Infill Subdistrict
e) Add "Lands" to the map label "Neutral" so as to read "Neutral Lands".
f) Modify FLUM Note as follows:
(3) The Areas of Environmental Concern Overlay is a general
(4)(3) The Conservation Designation is subject to change as areas are
acquired and may include outparcels. The Future Land Use Map Series
(5)(4) The Future Land Use Map Series includes numerous maps in
addition to this countywide Future Land Use Map; these are listed at
the end of the Future Land Use Element text •- •• • ' -: - -
I Interchange Activity Centers; Properties Consistent By Policy and
Collier County Wetlands.
(6),(51 Refer to the Golden Gate Area Master Plan; and the Immokalee
Area Master Plan and the Marco Island Master Plan for Future Land
Use Maps of those communities.
2. Revise Map FLUE-13 to exclude properties within City of Marco Island.
3. Revise North Belle Meade Overlay Map legend to correct spelling of
"Receiving", and to add "-Sending" to "NRPA" so as to read "NRPA-
Sending".
EAR-FLUE—dwMR1-12-06
G:Comp,EAR Amendment Modifications,File 3 for DW Review 120505
dw/12-2005&1-2006
1-12-06
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ICE Intergovernmental Coordination Element cs 120805-dw1-12-06 1-12-06
I. INTRODUCTION [New Language, page 1]
Decisions made, or policies pursued, by Collier County4b may influence decisions
made or policies followed by: municipalities within, or adjacent to, Collier County;
adjacent counties; The District School Board of Collier County; service delivery
agencies; and, the various independent special districts located within, or adjacent tot
Collier County. Decisions and policies of these entities may, in turn influence those of
Collier County. Throughout its planning process, Collier County pursues coordination
with the surrounding jurisdictions and agencies. The Local Government Comprehensive
Planning and Land Development Regulation Act of 1985, as amended, requires the
inclusion of an element within local government comprehensive plans, that addresses
coordination between units of government. This Intergovernmental Coordination
Element is in accordance with the provisions of the Act.
The Collier County Intergovernmental Coordination Element(ICE) contains a Goal,
Objectives and Policies that deal with the following coordination issues:
• Intergovernmental communications and level of service coordination
• Coordination of land use planning strategies
• Coordination of municipal annexation plans
• Formal and informal coordination mechanisms
The Collier County Intergovernmental Service Delivery Agreement Report, completed in
2004, is an appendix to this Element. This report summarizes Collier County's interlocal
agreements with governmental, or quasi-governmental, entities that provide services to
Collier County residents. The Report summarizes service delivery agreements between
Collier County and various providers, with regard to eight (8) service categories:
1) Education
2) Sanitary Sewer
3) Public Safety
4) Solid Waste
5) Drainage
6) Potable Water
7) Parks and Recreation, and
8) Transportation Facilities.
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ICE Intergovernmental Coordination Element cs 120805—dw1-12-06 1-12-06
As of January 2005, there are three (3) municipalities within Collier County. These are:
• City of Everglades (Everglades City)
• City of Marco Island
• City of Naples
Also as of January 2005, Collier County shared borders with the following jurisdictions:
• City of Bonita Springs (in Lee County)
• Lee County
• Hendry County
• Broward County
• Miami-Dade County
• Monroe County
In addition to Federal and State agencies, the following governmental entities have
jurisdiction over all, or portions, of Collier County.
The District School Board of Collier County
Seminole Tribe of Florida
Collier County Water-Sewer District
Immokalee Water and Sewer District
Florida Governmental Utility Authority
Port of The Islands Community Improvement District
Collier County Sheriff's Office
Big Corkscrew Fire and Rescue District
East Naples Fire Department
Golden Gate Fire and Rescue District
Immokalee Fire Control District
Isles of Capri Fire and Rescue District
North Naples Fire Control District
Ochopee Fire Control District
South Florida Water Management District/Big Cypress Basin Board
Southwest Florida Regional Planning Council
Cow Slough Water Control District
Collier Soil and Water Conservation District
Naples/Collier County Metropolitan Planning Organization
Various Community Development Districts
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ICE Intergovernmental Coordination Element cs 120805-dw1-12-06 1-12-06
Various Municipal Service Taxing Units (MSTU)
Various Municipal Service Benefit Units (MSBU)
Goal, Objectives and Policies
Intergovernmental Coordination Element
GOAL 4: [Renumbered, revised text, page 1]
PROVIDE FOR THE CONTINUAL EXCHANGE OF INFORMATION AND THE
USE OF ANY INTERGOVERNMENTAL COORDINATION MECHANISMS
WITH BROWARD,MIAMI-DADE, HENDRY,LEE AND MONROE COUNTIES,
CITIES OF BONITA SPRINGS,EVERGLADES,MARCO ISLAND,AND
NAPLES,THE DISTRICT SCHOOL BOARD OF COLLIER COUNTY SCHOOL
BOARD,SOUTHWEST FLORIDA REGIONAL PLANNING COUNCIL,AND
ANY OTHER LOCAL, STATE, OR FEDERAL AGENCY OR
GOVERNMENTAL ENTITY,AND UTILITY COMPANIES SUCH AS BUT NOT
LIMITED TO FLORIDA POWER AND LIGHT, LEE COUNTY ELECTRIC
COOPERATIVE,SPRINT/UNITED TELEPHONE, IMMOKALEE WATER AND
SEWER DISTRICT,PELICAN BAY SERVICES DIVISION (MSTU),FLORIDA
_. • • ! ' • ,FLORIDA
GOVERNMENTAL UTILITY AUTHORITY, COMCAST.AND
CABLEVISION INDUSTRIES,THAT MAY BE IMPACTED BY COLLIER
COUNTY'S LAND,ROAD OR FACILITY PLANNING TO RESOLVE
DIFFERENCES AND TO ACHIEVE COMPATIBLE AND COORDINATED
PLANS.
OBJECTIVE 11: [Renumbered, revised text,page 1]
By the time mandated for the adoption of land development regulations pursuant to
Chapter 163.3202, F.S., including any amendments thereto, Collier County (County)
shall continue to establish and maintain intergovernmental communication and level of
service coordination mechanisms to be used by the Collier County, the Cities of
Everglades Cityjthe City of Marco Island, and the City of Naples, the City of Bonita
Springs, adjacent Lee County, Hendry County, Broward County, Dade County, Monroe
County, counties, the District School Board of Collier County School Board, the State of
Florida, and any other entity that provides a service but may not have land use authority.
Policy 11.1: [Renumbered, revised text, page 1]
Collier County will shall continue to utilize existing coordination mechanisms, e.g.,
interlocal planning agreements,joint meetings and any other mechanisms described in
this Eelement which promotes consistent planning activities.
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Policy 1-1.2: [Renumbered, revised text, page 1]
The Collier County Comprehensive Planning Section of the Planning Services
Department shall be the designated liaison to disseminate information on proposed
Growth Management Plan amendments under review by the County which have the
potential to effect affect any of the entities listed in Objective-h1.
Policy 4-A.3: [Renumbered, revised text, page 1]
The Collier County Comprehensive Planning Section of the Planning Services
Department shall continue to prepare and review the Annual Update and Inventory
Report (AUIR) as an annual level of service monitoring report ef for the capital facilities
included within the Growth Management Plan. The purpose of this report is to provide
the affected entities with the necessary information in order to evaluate and coordinate
level of service standards.
. . [Deleted text, page 1]
The Collier County Comprehensive Planning Section of the Planning Services
to maintain the County adopted level of service.
Policy 11. 4: [Renumbered, revised text, page 2]
In situations where other public or private entities are providing a facility or service
within Collier County for roads, water, sewer, drainage, parks, or solid waste, the County
will coordinate its adopted level of service standard(51 within the parameters allowed by
the Concurrency Management System of the Capital Improvement Element as part of the
County's Growth Management this Plan.
OBJECTIVE 12: [Renumbered, revised text, page 2]
The County shall Ccoordinate Collier County's its land use planning strategy, including
an assessment of proposed development, with that of other governmental and private
entities.
Policy 1-2.1: [Renumbered, revised text, page 2]
Collier County will continue to identify, develop, and pursue areas where
intergovernmental land use planning and level of service agreements are needed between
the County and respective governmental or private entities.
Policy 472.2: [Renumbered, revised text, page 2]
Collier County shall continue to develop These intergovernmental planning agreements,
which shall include provisions for review and comment(s) on Collier County land use
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plans and capital facility plans . . . • . by neighboring governmental
mental
jurisdictions,facility planning for water, sewer, roads, and regarding any proposed
activities other public facilities that may have an impact on other entities such
jurisdictions or cause inconsistencies with between their respective comprehensive plans.
Policy 1-2.3: [Renumbered,revised text, page 2]
Collier County shall Ccontinue to participate in cooperative planning programs with
other governmental entities.
Policy 1-2.4: [Renumbered, revised text, page 2]
Collier County shall continue to undertake, where appropriate and economically feasible,
joint programs with other local governments regarding the planning for, and management
of, natural resources that are shared by the County and adjacent governmental
jurisdictions.
Policy h2.5: [Renumbered, revised text,page 2]
The County shall coordinate its plans, programs, regulations and activities for the
provision of affordable housing with those of adjacent governments, particularly with the
City of Naples.
Policy 1-2.6: [Renumbered text, page 2]
The County shall continue to coordinate with the Collier County School Board on the site
selection for new public educational plants and ancillary plants and the provision of
infrastructure, particularly roads, to support existing and proposed public educational
plants and ancillary plants in accordance with the two Interlocal Agreements adopted in
accordance with Sections 163.3177(6)(h) and 163.31777, Florida Statutes, on May 15,
2003 by the Collier County School Board and on May 27, 2003 by the Board of County
Commissioners.
Policy 1-2.7: [Renumbered, revised text, page 2]
Adopt, and make part of the County's Growth Management Plan, the SWFRPC Dispute
reconcile differences on planning, growth management, and other issues among local
governments, regional agencies and private interest.
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r1
Collier County hereby adopts, as part of this Intergovernmental Coordination Element,
the Southwest Florida Regional Planning Council's Rule 29I-7, Florida Administrative
Code, dated April 1994, which establishes a voluntary regional dispute process to
reconcile differences on planning, growth management, and other issues among local
governments, regional agencies and private interests.
OBJECTIVE L3: [Renumbered, revised text, page 3]
County.
Collier County shall develop procedures to identify and implement joint planning areas
for the purposes of municipal annexation, municipal incorporation and joint infrastructure
service areas.
Policy h3.1: [Renumbered, revised text, page 3]
Element and indicate these areas on the Future Land Use Map or map series.
Based upon Section 9J-5.015 (3)(c) 4.,Florida Administrative Code, Collier County shall
work with the local municipalities to identify and implement joint planning areas and/or
joint infrastructure service areas for the purpose of planning for potential future
municipal annexation of such areas. The identified joint planning areas and/or joint
infrastructure service areas shall be depicted i on the County's Future Land Use Map
series.
Policy 3.2: [New text, page 3]
Collier County shall develop procedures to plan for potential future municipal
incorporation (i.e., the creation of new municipalities) within Collier County. Upon
official notification that an incorporation referendum for any portion of the County has
been successful, the County will initiate contact with the new municipality for the
purpose of establishing an expedient and efficient transition of responsibilities, services,
and/or infrastructure to the new municipality.
OBJECTIVE. IA: [Deleted text, page 3]
By January 1, 1999, the County shall complete an evaluation of informal and formal
affects Levels of Service and/or land use planning in the County.
Poliey-L44: [Deleted text, page 3]
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which provide an essential public service that affects Levels of Service and/or land use
planning in the County.
Polley-4.4.4f [Deleted text,page 3]
coordination mechanisms.
Intergovernmental Coordination Element cs 120805—dw1-12-06
G:Comp,EAR Amendment Modifications,Final EAC
1-12-06
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.-� 1. Land Use Issues [Revised text, page 6]
The Transportation Element is closely related to the Future Land Use Element. It has
long been the pattern that the development of land necessitates improvements and
expansion to the transportation system. The two elements are so closely tied, in fact,that
changes or shifts in the land use patterns can drastically impact the performance of the
roadway system. It is for that reason that the County requires most land development
proposals (e.g., DRI, rezone and provisienal conditional use requests) to submit a Traffic
Impact Statement. An analysis of the proposal's impact is prepared and submitted to the
recommending and approving authorities.
As an alternative to this pattern of demand driving the transportation system
improvements,the County has begun to explore ways to have the roadway system guide
the patterns and densities of development. The County can determine the type of
roadway system it wishes to maintain at the adopted level of service and then take steps
to permit the type of land uses that will be consistent with that system. In this way, the
County will be in a better position to keep the demand for transportation services from
outstripping the supply of the roadway system.
The County has also recognized the importance of good site planning as it relates to a
project's ingress and egress from the major roadway system. Inadequate control of
access points, median openings and signalized intersections can accelerate the
deterioration of the systems overall level of service just as fast as the increases in traffic
volumes. The County has developed and adopted policies to control the number, location
and type of access points to the road network. These policies are based on the Collier
County Access Management Control Policy (Resolution No. 92-42) and follow-up
Resolution No. 01-2467, and existing road and land use conditions, and are outlined in
Section 4.04.02 its of the Land Development Code. An access management plan map
cxists for each mixed use activity center. The purpose of the access management plans is
to minimize the adverse impacts to safety, capacity and operating conditions of the
roadways, while providing adequate access to those properties. Access points on state
controlled roads are subject to approval by the Florida Department of Transportation.
D. IMPLENTATION STRATEGY [Revised text, page 9]
As part of the Transportation Element, the County established minimum acceptable level
of service standards on the existing highway system. For County facilities, the level of
service standard to be maintained is "D" or "E" as measured on a peak hour basis.
Several County and State facilities have been given a minimum LOS "E" standard.
To maintain the adopted LOS on roadways, the County has implemented a concurrency
management regulatory program that ties issuance of development orders to the
demonstration of adequate capacity on all roadway segments that would be significantly
impacted by new development. In summary this program maintains an inventory of the
following for each arterial and collector roadway segment:
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TE Transportation Element cs 120805—dwNR1-12-06 1-12-06
• Actual traffic on each segment as determined through an annual traffic counting
program.
• The peak hour service capacity as determined by engineering analyses performed by
the Transportation Division, and
• Capacity that will be used by new development for which a Certificate of Adequate
Public Facilities has been issued.
In order to prevent sudden unanticipated LOS failures, the County will adopted, withift
one year or sooner, a "real time" "checkbook accounting" concurrency management
process on February 11, 2004.
See the Adequate Public Facilities Ordinance Requirements (Division 3.15 Sections
6.02.00 and 10.02.07 of the Land Development Code) for details of this process.
1. Monitoring [Revised text, page 9]
Division 3.15 Section 6.02.00 of the Land Development Code is also known as the
Collier County Adequate Public Facilities Ordinance (APFO)Requirements. It describes
the annual count program done on County roads to determine their annual average daily
traffic (AADT). It describes how the relationship between that AADT and the segment's
adopted level of service (LOS) standard determines the road segment's level of service.
The current levels of service at which road segments are operating are reported annually
in the Annual Update and Inventory Report (AUIR). This report indicates which
segments are operating at levels of service worse than their adopted standard LOS. It
also contains predictions of when certain segments will reach levels of service that
exceed their adopted standard LOS. Although traffic volumes are expressed as AADT,
LOS calculations are done to ensure adequate levels of service. Peak season, peak hour
traffic conditions are skewed in Collier County because of the heavy influx of seasonal
residents and tourists. As such, it is deemed an inappropriate and unreasonable
imposition on taxpayers to provide a roadway system designed for the peak of the peak
season. Therefore, the LOS calculations are based on traffic conditions experienced for
10 months of the year with the peak seasonal and tourist months of February and March
omitted from the analysis.
Introduction: [New text,page 10,11]
The Transportation Element establishes policies for the movement of people, goods, and
vehicles throughout unincorporated Collier County.
Collier County seeks to provide a multimodal transportation system that is safe, cost-
effective to construct and maintain, accessible to all residents and visitors, energy-
efficient, and capable of serving both existing and future travel demand. The County's
transportation system must be compatible with and support the goals, objectives and
policies of the Future Land Use Element and the other Elements of the Collier County
Growth Management Plan (GMP).
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The Collier County Transportation Element meets the requirements of Chapter 163, Part
II, Florida Statutes (FS), the "Local Government Comprehensive Planning and Land
Development Act," and the Florida Department of Community Affairs Rule 9J-5.019,
Florida Administrative Code (FAC). The County has coordinated this Transportation
Element with the Long Range Transportation Plan of the Collier County Metropolitan
Planning Organization (MPO).
As noted above, the Transportation Element addresses the movement of people and
goods around Collier County. This Element is comprehensive and far-reaching,
addressing the variety of transportation modes available to Collier County residents. It
also addresses a variety of transportation issues. The Element includes Objectives and
Policies related to the following topic areas:
• Maintaining the County's major roadways at an acceptable Level of
Service.
• The commitment to making roadway improvements in accordance with a
Five-Year Work Program.
• The protection and acquisition of future rights-of-way (ROW).
• Providing for the safe and convenient movement of pedestrians and non-
motorized vehicles.
• Coordinating the development of the transportation system with the Future
Land Use Map (FLUM) of this GMP.
• Coordinating the development of the transportation system with the
transportation plans of neighboring jurisdictions.
• Providing for safe and convenient access between adjoining properties and
ensuring safe and convenient traffic circulation within and between future
developments.
• Establishing and maintaining a "Checkbook" Concurrency Management
System.
• Developing and operating a Neighborhood Traffic Management Program.
• Encouraging safe and efficient travel in rural areas of the County.
• Maintaining County-owned airport properties and operations.
• Encouraging the safe and efficient use of County transit services.
GOAL I: [Renumbered text, page 11]
TO PLAN FOR, DEVELOP AND OPERATE A SAFE, EFFICIENT, AND COST
EFFECTIVE TRANSPORTATION SYSTEM THAT PROVIDES FOR BOTH
THE MOTORIZED AND NON-MOTORIZED MOVEMENT OF PEOPLE AND
GOODS THROUGHOUT COLLIER COUNTY.
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OBJECTIVE 1: [Revised text, page 11]
The County will maintain the major roadway system at an acceptable Level of Service by
implementing improvements as identified in the Aannual Update and Inventory Report
fAUIR). or by working directly with other responsible jurisdictions to implement needed
improvements to their facilities.
Policy 1.1: [Revised text, page 11]
The County will annually adopt a Schedule of Capital Improvements covering a period
no less than five (5) years, which shall include those projects needed to maintain the
County's roadway network at the adopted Level of Service standard.
Policy 1.2: [Revised text, page 11]
The County shall annually appropriate the funds ia for the ensuing fiscal year that are
necessary to accommodate those phases of transportation improvement projects listed in
the first year of the Five Year Schedule of Capital Improvements. Programming decisions
aie shall be based on the AUIR, and shall be annually incorporated in the Five Year
Schedule of Capital Improvements, as contained in the Capital Improvement Element
LCIE1 of this Growth Management Plan.
Policy 1.3: [Revised text, page 11, 12]
County arterial and collector roads as well as State highways not on the Florida Intrastate
Highway System (FIHS) shall be maintained at Level of Service "D" or better as
addressed in paragraph G-1 of the Transportation Element except:
Level of Service "E" or better shall be maintained on the following designated roadways.
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.-- Roads From To
Airport-Pulling Road Pine Ridge Vanderbilt US
Beach Road 41
Golden Gate Parkway US 41 Santa Barbara Boulevard
Goodlette-Frank Road Pine Ridge Road Golden Gate Parkway US
41
Goodlette Frank Road US 41
Pine Ridge Road US 41 Logan Boulevard
US 41 Old US Old US 41 Collier
41 Boulevard
US 41
Pine Ridge Road Vanderbilt Beach Road
Davis Boulevard US 41 Airport-Pulling Road
Golden Gate Parkway US 41
Livingston Road Golden Gate Parkway Radio Road
Vanderbilt Beach Road US 41 Gulfshore Drive Gulfshorc Drive US 41
Level of Service "D" or better shall be maintained on all other county and state arterial
and collector roads.
The Collier County Transportation Division shall determine the traffic volumes that
correspond to the different LOS thresholds on county roads. The Transportation Division
shall install, as funds permit, permanent traffic count stations to better identify traffic
characteristics of county roads. Based on the traffic count data the Transportation
Division shall develop a financially feasible Roads component for the Capital
Improvement Program of the CIE.
Policy 1.4: [No change to text, page 12]
OBJECTIVE 2: [Revised text, page 12]
The County shall maintain the adopted Level of Service standard as provided for in
Policy 1.3 by making the improvements identified on the Five (5) Year Work Program.
Policy 2.1: [Revised text, page 12]
The County shall include in its Five Year Schedule of Capital Improvements (within the
Capital Improvement Elements those projects identified in the Five (5) Year Work
Program that are necessary to maintain the adopted Level of Service on the roads
identified on the Five (5) Year Work Program County roadways.
Policy 2.2: [Revised text, page 12]
The County shall annually appropriate the funds necessary to implement those projects
shown in the(first year)of the Five Year Schedule of Capital Improvements.
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OBJECTIVE 3:
J [Revised text, page 12]
The County shall provide for the protection and acquisition of existing and future rights-
of-ways based upon improvement projects identified within the Five Year Work Program
and/or the Collier County Metropolitan Planning Organization's (MPO's) adopted Long-
Range Transportation Plan.
Policy 3.1: [Revised text,page 12]
The County has implemented and maintains an advanced Right-of-Way Preservation and
Acquisition Program.
Policy 3.2: [Revised text, page 12]
The County shall continue to includes funding specifically earmarked for use in the
advanced Right-of-Way Acquisition Program in its annual Capital Improvement Element
funding specifically earmarked for use in an advanced Right of Way Acquisition
Program. Studies shall be conducted periodically to identify the long=range right-of way
needs of the transportation system based on buildout. Following theii completion of
these studies, the Transportation Administrator will present a program of funding that
includes actions necessary to protect and acquire needed right-of-way.
Policy 3.3: [Revised text, page 12]
The County shall acquire a sufficient amount of right-of-way to facilitate no less than a
cross section of six (6) traffic lanes, appropriate turn lanes, medians, bicycle and
pedestrian features, drainage canals, and a shoulder sufficient for pull offs, and
landscaping areas. Exceptions to the right-of-way standard may be considered when it
can be demonstrated, through a traffic capacity analysis, that the maximum number of
lanes at build-out will be less than the standard.
Policy 3.4: [Revised text, page 13]
Collier County shall acquire rights-of-way for transportation improvements in fee simple,
unless otherwise determined appropriate by the B£-E Board of County Commissioners
based upon a recommendation of from the Transportation Administrator.
OBJECTIVE 4: [Revised text, page 13]
The County shall provide for the safe and convenient movement of pedestrians, and
motorized and non-motorized vehicles through the implementation of the Collier County
Comprehensive Pathways Plan.
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Policy 4.1: [Revised text, page 13]
The County shall;incorporate the Collier County Comprehensive Pathways Plan into this
Transportation Element by reference and shall periodically update the Pathways Plan as
needed.
Policy 4.2: [Revised text, page 13]
The Collier County Transportation Division shall provide €ei support services; and
resources within to the Collier County Metropolitan Planning Organization in order to
coordinate implement the Bicycle/Pedestrian Program provisions of the Collier County
Comprehensive Pathways Plan.
Policy 4.3: [Revised text, page 13]
The County shall provide an interconnected and continuous bicycle and pedestrian
system by fflaking constructing the improvements identified on the 2020 Pathway
Facilities Map series as-funds-pew .
Policy 4.4: [Renumbered, revised text, page 13]
The County's pathways construction program shetild shall be consistent with the
Comprehensive Pathways Plan. The Pathways Advisory Committee shall, to the
• .. • . - - • -. : -, provide recommendations on the choice of as to projects to be
included in the pathways construction program, and as well as the order in which they
such projects are to be constructed.
Policy 4.45: [Renumbered, revised text, page 13]
The County shall annually adopt a 5 Year Pathways Work Program1 which establishes
pathway priorities, including projects to retrofit existing streets to accommodate bicycles
and pedestrians.
Policy 4.56: [Renumbered, revised text, page 13]
The County shall, to the greatest extent possible, identify state and federal funds and
provide local funds for the implementation of the 5 Year Pathways Work Program.
Policy 4.67: [Renumbered, revised text, page 13]
The County shall provide for the safe movement of non-motorized vehicles through
implementation of its Land Development Code and highway design standards ordinances
and shall incorporate beth bike lanes, sidewalks and pathways.,as deemed appropriate) in
new construction and reconstruction of roadways.
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Policy 4.78: [Renumbered text, page 13]
The County shall incorporate bike lanes in roadway resurfacing projects as is physically
possible and will not result in a safety or operational problem.
Policy 4.89: [Renumbered, revised text, page 14]
The County shall follow the most current bicycle and pedestrian facilities design and
construction standards as developed by the Florida Department of Transportation, to the
extent,which is physically and safely possible.
OBJECTIVE 5: [Revised text, page 14]
The County will shall coordinate the Transportation System development process with
the Future Land Use Map.
Policy 5.1: [Revised text, page 14]
The County Commission will shall review all rezone requests with consideration of their
such requests' impact on the overall County transportation system, and shall not approve
any such request that significantly impacts a roadway segment that is alfealy currently
operating and/or is projected to operate at an unacceptable Level of Service within the
five year planning period, unless specific mitigating stipulations are also approved.
Traffic analyses to determine whether a request has significant project impacts shall use
the following to determine the study area:
a. For On links (roadway segments) directly accessed by the project where project
traffic is equal to or exceeds 3% of the adopted LOS standard service volume;
b. For links adjacent to links directly accessed by the project where project traffic is
equal to or exceeds 3% of the adopted LOS standard service volume; and
c. For all other links the project traffic is considered to be significant up to the point
where it is equal to or exceeds 5% of the adopted LOS standard service volume.
Policy 5.2: [No change to text, page 14]
Policy 5.3: [Revised text, page 14]
The County conducted a Traffic Impact Vesting Affirmation Review in 2003 to
determine, for planning purposes only, which developments may be vested for
concurrency. This study did not provide a Ne legal determination of vested status,nor did
dees-net provide a legal presumption that a project is vested. All previously approved
projects must go through a vesting review pursuant to Subsection 3.15.7.2.6.
10.02.07.B.6, of the Land Development Code.
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Policy-5A [Deleted text, page 14]
the transportation system within the urban area utilizing SYNCHRO or other current
traffic analysis techniques and tools by January 2004.
Policy 5.M: [Renumbered, revised text, page 14.1]
Pursuant to Rule 9J-5.0055(6)(a) 3., Florida Administrative Code and the Urban Infill
and Urban Redevelopment Strategy contained in the Future Land Use Element of theis
Plan, the South U.S. 41 Transportation Concurrency Exception Area (TCEA) is hereby
designated. Development located within the South U.S. 41 TCEA (MapTR-4) may be
exempt from transportation concurrency requirements, so long as impacts to the
transportation system are mitigated using the procedures below.
1. Any proposed development within the concurrency exception area that would
reduce the LOS on Florida Intrastate Highway System (FIHS) roadways within
the County by more than 5% of the capacity at the adopted LOS standard shall
meet the transportation concurrency requirements specified in Capital
Improvement Element, Policy 4-5.3.
2. Any proposed development within the concurrency exception area that would
reduce the LOS on FIHS roadways within the County by less than 5% of the
capacity at the adopted LOS standard and meets the requirements identified below
in Policy 5.6 are exempt from the transportation requirements of Capital
Improvement Element, Policy 4-5.3.
Policy 5.65: [Renumbered, revised text, page 14.1, 14.2]
Commercial developments within the South U.S. 41 TCEA that choose to obtain an
exception from concurrency requirements for transportation will provide certification
from the Transportation Planning Division Department that at least four of the following
Transportation Demand Management (TDM) strategies will be utilized:
a) Preferential parking for carpools and vanpools that is expected to increase the
average vehicle occupancy for work trips generated by the development.
b) Parking charge that is expected to increase the average vehicle occupancy for
work trips generated by the development and/or increase transit ridership.
c) Cash subsidy that is expected to increase the average vehicle occupancy for work
trips generated by the development and/or increase transit ridership.
d) Flexible work schedules that are expected to reduce peak hour automobile work
trips generated by the development.
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e) Compressed wOrk--week workweek that would be expected to reduce vehicle
miles of travel and peak hour work trips generated by the development.
f) Telecommuting that would be expected to reduce the vehicle miles of travel and
peak hour work trips generated by the development.
g) Transit subsidy that would be expected to reduce auto trips generated by the
development and increase transit ridership.
h) Bicycle and pedestrian facilities that would be expected to reduce vehicle miles of
travel and automobile work trips generated by the development.
i) Including residential units as a portion of a commercial project that would be
expected to reduce vehicle miles of travel.
Residential developments within the South U.S. 41 TCEA that choose to obtain an
exception from concurrency requirements for transportation shall obtain certification
from the Transportation Planning Department that at least three of the following
Transportation Demand Management(TDM) strategies will be utilized:
a) Including neighborhood commercial uses within a residential project.
rv,
b) Providing transit shelters within the development (shall be coordinated with
Collier County Transit).
c) Providing bicycle and pedestrian facilities with connections to adjacent
commercial properties.
d) Including affordable housing (minimum of 25% of the units) within the
development.
e) Vehicular access to adjacent commercial properties with shared commercial and
residential parking.
An applicant seeking an exception from concurrency requirements for transportation
through the certification mentioned above shall submit an application to the
Transportation Division Administrator on forms provided by the Division. Binding
commitments to utilize any of the above techniques relied upon to obtain certification
shall be required as a condition of development approval.
Developments within the South U.S. 41 TCEA that do not obtain certification shall meet
all concurrency requirements. Whether or not a concurrency exception is requested,
developments will be subject to a concurrency review for the purpose of reserving
capacity for those trips associated with the development and maintaining accurate counts
of the remaining capacity on the roadway network.
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Policy 5.76: [Renumbered, revised text, page 14.2]
The County shall designate Transportation Concurrency Management Areas (TCMAs) to
encourage compact urban development where an integrated and connected network of
roads a e is in place that provide multiple, viable alternative travel paths or modes for
common trips. Performance within each TCMA shall be measured based on the
percentage of lane miles meeting the LOS described in Transportation Element, Policies
1.3 and 1.4 of this Element. The following Transportation Concurrency Management
Areas are designated:
1. Northwest TCMA—This area is bounded by the Collier- Lee County Line on the
north side; the west side of the I-75 right-of-way on the east side; Pine Ridge
Road on the south side; and, the Gulf of Mexico on the west side (Map TR-5).
2. East Central TCMA—This area is bounded by Pine Ridge Road on the north side;
Collier Boulevard on the east side; Davis Boulevard on the south side, and;
Livingston Road (extended) on the west side (Map TR-6).
Policy 5.87: [Renumbered, revised text, page 14.3]
Each TCMA shall maintain 85% of its lane miles at or above the LOS standards
described in , Policies 1.3 and 1.4 of this Element. If any Traffic
Impact Statement (TIS) for a proposed development indicates that fewer than 85% of the
lane miles in a TCMA are achieving the LOS standards indicated above, the proposed
development shall not be permitted where such condition occurs unless modification of
the development is made sufficient to maintain the LOS standard for the TCMA, or the
facilities required to maintain the TCMA LOS standard are committed utilizing the
standards for committed improvements in Policy 4-5.3 of the Capital Improvement
Element of the Plan.
Policy 5.98: [Renumbered, revised text, page 14.3]
Should the TIS for a proposed development reflect that it will impact either a constrained
roadway link and/or a deficient roadway link within a TCMA by more than a de minimis
amount (more than 1% of the maximum service volume at the adopted LOS), yet
continue to maintain the established percentage of lanes miles indicated in Policy 5.87 of
this Element, a proportionate share payment shall be required as follows:
a. Proportionate share payments shall be calculated using the formula established in
Rule 9J-2.045(2)(h), Florida Administrative Code. The facility cost for a
constrained roadway link shall be established using a typical lane mile cost= as
determined by the Collier County Transportation Administrator, of adding lanes
to a similar area/facility type as the constrained facility.
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b. Proportionate share payments shall be utilized by Collier County to add trip
capacity within the impacted TCMA, road segment(s) and/or to enhance mass
transit or other non-automotive transportation alternatives= which adds trip
capacity within the impact fee district or adjoining impact fee district.
c. Proportionate share payments under this Policy shall be determined subsequent to
a finding of concurrency for a proposed project within a TCMA and de shall not
influence the concurrency determination process.
d. No impact will be de minimis if it exceeds the adopted LOS standard of any
affected designated hurricane evacuation routes within a TCMA. Hurricane routes
in Collier County are shown on Map TR7. Any impact to a hurricane evacuation
route within a TCMA shall require a proportionate share payment provided the
remaining LOS requirements of the TCMA are maintained.
OBJECTIVE 6: [No change to text,page 14.3]
Policy 6.1: [No change to text, page 15]
Policy 6.2: [Revised text,page 15]
The Transportation Element shall consider any and all applicable roadway plans of the
"•-•• City of Naples, City of Marco Island, City of Everglades, Florida Department of
Transportation, Southwest Florida Regional Planning Council, City of Bonita Springs and
Lee County.
Policy 6.3: [Revised text, page 15]
The Transportation Element shall be consistent in its interface into the arterial/collector
system within the City of Naples, the City of Everglades and the City of Marco Island.
Policy 6.4: [No change to text, page 15]
Policy 6.5: [No change to text, page 15]
OBJECTIVE 7: [Revised text, page 15]
The County shall develop and adopt standards for safe and efficient ingress and egress to
adjoining properties, as well as and shall encourage safe and convenient on-site traffic
circulation through the development review process.
Policy 7.1: [No change to text,page 15]
Policy 7.2: [No change to text, page 15]
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Policy 7.3: [Revised text, page 15]
The County shall implement, through its Zoning Ordinance, the provision of safe and
convenient en-site onsite traffic flow and the need for adequate parking for both
motorized and non-motorized vehicles as a primary objective in the review fef of Planned
Unit Developments, Site Development Plans, and other appropriate stages of review in
the land development applications review process.
Policy 7.4: [Revised text, page 16]
The County shall develop corridor management plans that take into consideration urban
design and landscaping measures that will promote positive development along the major
arterial entrances to the urban area. Such plans shall take into account the
recommendations of the Community Character Plan, County-sponsored and the
initiatives of Smart Growth initiatives, and the impacts of the South US 41 Transportation
Concurrency Exception Area (TCEA) and the two (2) Transportation Concurrency
Management Areas (TCMAs) as the Board of County Commissioners may aftnuelly
periodically appropriate funding for these plans.
Policy 7.5: [Revised text, page 16]
The County shall develop Corridor Access Management Plans. Such plans shall be
designed to make median modifications and other operational improvements, including
removal of traffic signals, necessary to recapture lost capacity and enhance safety. The
development of such plans shall consider the impacts of the South US 41 Transportation
Concurrency Exception Area (TCEA) and the two (2) Transportation Concurrency
Management Areas (TCMAs), as may be appropriate.
OBJECTIVE 8: [No change to text,page 16]
Policy 8.1_ [Revised text, page 16]
Each year, the county will use short=term projections of previous years' traffic volume
growth to estimate the year in which LOS deficiencies will are likely to occur on Ccounty
roads. This information will be used to prepare the annual update of the Ceounty's
schedule of Capital Improvements in a manner that ensures the maintenance of
concurrency on County road facilities.
Policy 8.2: [Revised text,page 16]
Pursuant to Chapter 163.3180 F.S., and in accordance with the Collier County Adequate
Public Facilities Ordinance (Land Development Code Division 3.15 Sections 6.02.00 and
10.02.07), development proposals shall be required to submit traffic impact analyses.
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OBJECTIVE 9: [Revised text, page 16]
The County shall encourage neighborhood involvement in the establishment and
maintenance of safe and pleasant conditions for the residents, pedestrians, bicyclists and
motorists on neighborhood streets, which are not classified as arterials or collectors
through the implementation of the Collier County Neighborhood Traffic Management
Program (NTMP). In developing strategies and measures to ensure such conditions, the
NTMP shall consider the impact of such strategies and measures on the adjacent arterial
and collector systems (from a level-of-service and operational standpoint).
Policy 9.1: [Revised text, page 16]
The County shall incorporate the Neighborhood Traffic Management Program into this
Transportation Element by reference and shall update Program provisions as needed.
Policy 9.2: [Revised text, page 16]
Program.
The purpose of the Neighborhood Traffic Management Program (NTMP) shall be to
develop strategies and measures designed to discourage traffic from using local streets to
travel between two arterial or collector roadways. The strategies and measures utilized
by the NTMP may include, but shall not necessarily be limited to:
(a) Educational programs that seek to remind speeding drivers of the negative effects
of their actions. Such programs may use brochures or neighborhood newsletters
to spread this message. Newsletters may also contain information on speeding
fines (particularly in school zones), pedestrian and bicycle safety tips, and
information on average speeds in the neighborhood.
(b) Enforcement measures, which may involve the temporary establishment of a more
intensive police presence and a greater allocation of patrol time devoted to
enforcing the speed limit in a particular neighborhood.
(c) The use of engineering techniques (also known as traffic calming devices) to slow
traffic on certain streets and/or to divert through-traffic away from certain
neighborhoods. The use of such techniques shall consider their potential impacts
to emergency vehicles, bicyclists and pedestrians.
Policy 9.3: [Revised text, page 16]
The County shall require, wherever feasible, the interconnection of local streets between
developments to facilitate convenient movement throughout the road network. The
Collier County Transportation Division shall develop guidelines, which identify the
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conditions that would require the interconnection of two neighboring developments, and
shall also develop standards and criteria for the safe interconnection of such local streets.
Policy 9.4: [Revised text, page 16]
The County shall define on a project:by_project basis, the acceptable amount of rerouted
traffic as a result of a traffic management project_
Policy 9.5: [Revised text, page 17]
The County shall route through traffic away from neighborhoods and to the major
roadways arterials and collectors designated in the Transportation Element of the
Collier County Growth Management Plan.
Policy 9.6_ [Revised text, page 17]
The County shall review impacts on emergency vehicle access or response time to
neighborhoods, both before and after implementation of traffic calming measures. If
emergency vehicle access or response times into a neighborhood have been adversely
impacted by the traffic calming measures, the County shall work with the relevant
emergency responders to reduce or eliminate such adverse impacts while still maintaining
traffic calming measures.
Policy 9.7: [Revised text, page 17]
Roadways identified as collector or arterial facilities are not eligible for participation in
the NTMP.
Policy 9.8: [Revised text, page 17]
The County shall consider a variety of traffic calming devices to achieve the NTMP'Ss
objectives for a project. Such traffic calming devices shall be planned and designed in
conformance with sound engineering and planning practices. Primary funding for such
plans shall come from the local funding initiatives such as MSTUs or MSTBUs for the
area that is to benefit from the traffic calming.
Policy 9.9: [Revised text, page 17]
To implement the NTMP, certain procedures shall be followed in processing
neighborhood traffic management requests in accordance with applicable codes and
related policies and within the limits of available resources. At a minimum, the
procedures shall provide for:
- Ssubmittal of project proposals;
-Eevaluation of proposals by staff;
- Ceitizen participation in plan development and evaluation;
n - Mmethods of temporarily testing traffic management plans when needed;
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-Ceommunication of any test results and specific findings to area residents and affected
neighborhood organizations before installation of permanent traffic calming devices; and
- Aappropriate County Commission review.
OBJECTIVE 10: [Revised text, page 17]
The County shall encourage safe and efficient mobility for the rural public.
Policy 10.1: [Revised text, page 17]
The County shall develop a program to examine the maintenance and operational needs
of the rural roadway system. This program will address the mobility needs of the rural
residents to include the availability of roads for rural-to-urban travel, as well as for
hurricane evacuation purposes.
Policy 10.2: [Revised text, page 17]
The County shall continue to improve transit services for the Transportation
Disadvantaged in the rural areas through the Community Transportation Coordinator
(CTC).
Policy 10.3: [Revised text, pages 17, 18]
The County shall incorporate herein by reference the Corridor Management Plan for the
Tamiami Trail Scenic Highway, which formed part of the application for Scenic
Highway designation authorized by the Board of County Commissioners on November 3,
1998.
OBJECTIVE 11: [Revised text, page 18]
The County shall maintain County owned airport facilities as attractive, efficient, safe,
and environmentally compatible facilities, consistent with the approved Airport Master
Plan for each Airport.
Policy 11.1: [Revised text, page 18]
The County shall herein incorporate by reference the Immokalee Regional Airport,
Everglades Airpark, and Marco Island Executive Airport Master Plans.
Policy 11.2_ [Revised text, page 18]
The Collier County Airport Authority shall determine the most cost effective and
efficient means for implementing future facility plans outlined within the airport master
plans.
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Policy 11.3: [New text, page 18]
The Collier County Metropolitan Planning Organization (MPO) has assisted the City of
Everglades in obtaining Federal funds to enable the City to maintain and operate the
Everglades Air Park. Given the assistance provided to the City of Everglades by the
MPO, the Collier County Board of County Commissioners shall coordinate with the
Everglades City Council to ensure a safe and orderly transfer of the Everglades Airpark
and all related facilities to the City of Everglades. Such transfer shall be in a manner that
does not compromise the safety of the Airpark and the future facility plans authorized by
the Everglades Airpark Master Plan.
OBJECTIVE 12: [No change to text, page 18]
Policy 12.1: [Revised text, page 18]
The Collier County Metropolitan Planning Organization, through the Transportation
Disadvantaged Program shall assist the local community transportation coordinator in the
implementation of the most efficient and effective level of service possible for the
transportation disadvantaged. The Transportation Disadvantaged Program shall be
implemented through the County's regular bus system.
Policy 12.2: [No change to text, page 18]
Policy 12.3_ [Revised text, page 18]
Collier County shall be the managing authority of the Collier Area Transit (CAT) system.
Policy 12.4: [Revised text,page 18]
The County shall, in recognition that the potential for public transit service between
Bonita Springs in Lee County, and Naples, in Collier County, exists, consider any
intergovernmental efforts, which are necessary to bring about such service.
Policy 12.5_ [Revised text, page 18]
The County shall continue to participate in the MPO planning process through
implementation of an interlocal agreement with the City of Naples,and the City of Marco
Island;and the City of Everglades and in a Joint Participation Agreement with the FDOT.
Policy 12.6: [Revised text, page 18]
The County will shall participate in the MPO planning process as a voting presence on
the MPO Board and the Technical Advisory Committee (TAC).
Policy 12.7: [No change to text,page 18]
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P -12.8÷ [Deleted text, page 19]
Any adopted transit development plan shall include an acceptable level of service
standard for transit facilities.
Policy 12.18: [Renumbered, revised text, page 19]
The County shall include capital expenditures for any adopted transit development plan
in the Capital Improvement Element.
Policy 12.409: [Renumbered, revised text, page 19]
The County shall incorporate herein by reference the most recent
Public Transit Operating Development Plan adopted by the Board
of County Commissioners.
Transportation Element cs 120805-dwNR1-12-06
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ROSE Recreation&Open Space Element cs 120805—dw1-12-06 1-12-06
INTRODUCTION: [New text, page 1]
Chapter 163.3177(6)(e), Florida Statutes, requires each local government comprehensive
plan to have "A recreation and open space element indicating a comprehensive system of
public and private sites for recreation, including, but not limited to, natural reservations,
parks and playgrounds, parkways, beaches and public access to beaches, open spaces, and
other recreational facilities." However, Chapter 9J-5.014, Florida Administrative Code,
which formerly contained the Florida Department of Community Affairs' "Minimum
Standards" for review of local Recreation and Open Space Elements, has been deleted.
Thus, while the Recreation and Open Space Element remains a requirement for local
comprehensive plans in the State of Florida, the format and contents of such an Element
may be tailored to local needs, provided that the intent of the Statute is met. This
Recreation and Open Space Element was recently updated, as recommended by the
Community Character/Smart Growth Advisory Committee, by Ordinance No. 2003-67,
adopted on December 16, 2003, to further implement the Collier County Community
Character Plan and "Smart Growth"principles.
The Recreation and Open Space Element is divided into three sections, each of which is
guided by a specific goal. These three sections are:
• The general provision of parks, recreation facilities and open space areas for the
use and enjoyment of Collier County residents and visitors.
• The development of a countywide neighborhood park system.
• The development of a countywide regional and community park system.
Within Collier County government, the responsibility for overseeing the implementation
of the above goals is assigned to the Collier County Parks and Recreation Department,
which is part of the Public Services Division.
Goal, Objectives and Policies
Recreation & Open Space Element
GOAL 1: [No change to text, page 1]
Objective 1.1: [No change to text, page 1]
Policy 1.1.1: [Revised text, page 1]
Collier County hereby adopts Tthe following level of service standards for facilities and
land owned by the County or available to the general public are-adopted:
LEVEL OF SERVICE STANDARD:
A. 1.2882 acres of community park land/11000 population
B. 2.9412 acres of regional park land/1,000 population
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C. Recreation facilities.-=Facilities in place which have a value (as (X) defined)
of at least $'�$240.00 per capita of population. A Construction Cost
Index (CCI) adjustment will be used to determine the construction cost of
facilities planned. The CCI that will be used will be the prior year of the
County's fiscal year budget.
1. Value will be arrived at using the per unit values for each facility type
available in the County=as set forth in Table Ai applying the values to the
number of each facility type, adding up all values and dividing the total by
the County population.
2. Where recreation facilities provided by other governmental bodies or the
private sector are available through arrangement with the County to the
public on a convenient basis, they shall be considered in measuring in_
place facility value.
Policies 1.1.2 through 1.1.4: [No change to text, page 1]
Policies 1.1.5 and 1.1.6: [No change to text,page 2]
OBJECTIVE 1.2: [No change to text, page 2]
Policy 1.2.1: [No change to text, page 2]
Policy 1.2.2: [Revised text, page 2]
recreation zoning.
The proper Collier County Zoning District for all County-owned parks and recreational
sites shall continue to be P, Public Use, or the equivalent zoning designation within a
Planned Unit Development.
OBJECTIVE 1.3: [No change to text, page 2]
Policy 1.3.1: [Revised text, page 2]
All ed County-owned or managed parks and recreation facilities shall
have, where appropriate and economically feasible, automobile, bicycle and/or pedestrian
access facilities.
Policy 1.3.2: [Revised text, page 2]
Collier County shall C-continue to ensure that access to beaches, shores and waterways
remains available to the public_Further the County and will develop a program to assess
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p P
the availability of land for the creation of such new access points, and a method to fund
ids the necessary land acquisition.
OBJECTIVE 1.4: [No change to text, page 2]
Policy 1.4.1: [Revised text, page 2]
Through the land development review process, Collier County shall continue to
encourage developers to provide recreation sites and/or facilities within residential or
mixed use Planned Unit Developments (PUDs). Provision of land for such sites shall be
consistent with the Level of Service (LOS) Standards identified within the County's
Capital Improvement Element, Category A, parks and recreation.
Policy 1.4.2: [Revised text, page 2]
Collier County shall continue to coordinate the provision of recreational facilities and
activities with other governmental jurisdictions that own or operate such facilities and
activities within, or adjacent to, Collier County. Said governmental entities shall include,
n but not necessarily be limited to:
U.S. Department of the Interior,,The National Park Service
The Florida Department of Environmental Protection, Division of Recreation and Parks
The Florida Department of Agriculture and Consumer Services, Division of Forestry
Lee County, Florida
Hendry County, Florida
Broward County, Florida
Dade County,Florida
Monroe County, Florida
The South Florida Water Management District, Big Cypress Basin Board
The Collier County School Board
The City of Naples, Florida
The City of Marco Island, Florida
Everglades City, Florida
The City of Bonita Springs, Florida
OBJECTIVE 1.5: [Revised text,page 3]
Continue to operate existing program for enforcing existing future developer
commitments for recreation facilities and open space.
r-\
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Through the PUD monitoring process, Collier County shall continue to enforce developer
commitments for the provision of parks, recreation facilities and open space.
Policy 1.5.1: [Revised text, page 3]
Collier County shall maintain an inventory of recreational facility commitments made by
developers through the development review process. This inventory will be updated on
an annual basis.
Policy 1.5.2: [Revised text, page 3]
Collier County shall Eenforce developer commitments of developers for recreational
facilities and open spaces.through appropriate actions of County agencies.
OBJECTIVE 1.6: [No change to text, page 3]
Policy 1.6.1: [No change to text, page 3]
GOAL 2: [No change to text, page 3]
Objective OBJECTIVE 2.1: [Revised text, page 3]
By the year 2010, the County Parks and Recreation Department will develop a
Neighborhood Park Plan to identify general areas where neighborhoods might request
sites for future neighborhood parks.
Policy 2.1.1: [Revised text, page 3]
Policy 2.1.2: [Revised text,page 3]
The County shall amend the Land Development Code to require the developer of a
residential PUD, or a PUD having a residential component, to provide an open space area
that is suitable for use as a neighborhood park, and that is compatible with the
surrounding development, as required by Policy 5.4 in the Future Land Use Element.
Policy 2.1.3: [Revised text, page 4]
New neighborhood parks will be carefully sited and intentionally integrated into existing
residential neighborhoods, and shall be designed according to the principles of Crime
Prevention Through Environmental Design (CPTED), where appropriate and
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economically feasible. Neighborhood parks may also be co-located with churches,
schools, or other recreational facilities, where appropriate and economically feasible.
Policy 2.1.4: [Revised text, page 4]
Policy 2.1.5: [Revised text, page 4]
The County shall encourage the development of pedestrian pathways and bike lanes from
the surrounding residential communities to park sites, where appropriate and
economically feasible.
GOAL 3: [No change to text, page 4]
Objective OBJECTIVE 3.1: [Revised text, page 4]
Policy 3.1.1: [Revised text, page 4]
Policy 3.1.2: [Revised text, page 4]
The Parks and Recreation Department will be responsible for the design and construction
of the all new community and regional parks.
Policy 3.1.3: [Revised text, page 4]
The County shall continue to partner with the Collier County Public Schools to co-locate
parks in conjunction with new school sites as they such sites are identified and developed
and/or to provide County recreational programs at Collier County Public Schools'
facilities.
Policy 3.1.4: [Revised text, page 5]
The County shall continue to update the parks and recreation impact fees to keep pace
with increased land acquisition and development costs for the establishment of
community and regional parks.
Policy 3.1.5: [Revised text, page 5]
The County shall investigate the utilization of tax credits or other incentives fef to
encourage property owners who may wish to dedicate land to the County to meet the
recreational needs of community and regional parks.
Policy-KLv [Deleted text, page 5]
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Policy 3.1.76: [Revised text, page 5]
By the year 2010, the Parks and Recreation Department and the Transportation
Operations Department will investigate the utilization of the existing canal and power
line easements to create a greenway system throughout the coastal Urban Designated
Area, the Immokalee Urban Designated Area, and Northern Golden Gate Estates (this
excludes Conservation designated areas, Agricultural/Rural designated areas, Southern
Golden Gate Estates, and the outlying Urban designated areas of Copeland, Port of the
Islands, Plantation Island and Chokoloskee), where appropriate and economically
feasible.
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Deleted:¶
CAPITAL IMPROVEMENT ELEMENT
GOALS, OBJECTIVES AND POLICIES
GOAL 1-: TO PROVIDE ADEQUATE PUBLIC FACILITIES CONCURRENT WITH NEW
DEVELOPMENT IN ORDER TO ACHIEVE AND MAINTAIN OR EXCEED ADOPTED
STANDARDS FOR LEVELS OF SERVICE.
OBJECTIVE 1,1 (PUBLIC FACILITY CATEGORIES AND LEVEL OF SERVICE STANDARDS):
Identify and define types of public facilities for which the County is responsible, establish standards for
levels of service for each such public facility, and determine what quantity of additional public facilities
are is needed in order to achieve and maintain the standards.
Policy 4,1.1:
The County shall establish standards for levels of service for two categories of public facilities, as
follows:
Category A public facilities are facilities which appear in other elements of this comprehensive
plan, including arterial and collector roads,surface water management systems, potable water
systems, sanitary sewer systems, solid waste disposal facilities, and parks and recreation
facilities. The standards for levels of service of Category A County provided public facilities shall
apply to development orders issued by the County and to the County's annual budget, and to the
appropriate individual element of this Comprehensive Plan. The standards for levels of service of
Category A facilities which are not County provided shall apply to development orders issued by
the County and to the appropriate individual element of this Comprehensive Plan, but shall not
apply to the County's annual budget.
Category B public facilities are facilities for the County's library,jail, law enforcement, general
government buildings and emergency medical services. The standards for levels of service of
Category B public facilities shall apply to the County's annual budget, but not apply to
development orders issued by the County.
----Public facilities shall include land, structures,the initial furnishings and equipment(including
ambulances, fire apparatus, and library collection materials), design, permitting, and construction
costs. Other"capital"costs, such as motor vehicles and motorized equipment, computers and office
equipment, office furnishings, and small tools are considered in the County's annual budget, but such
items are not"public facilities"for the purposes of the Growth Management Plan, or the issuance of
development orders.
Policy 1,1.2:
The quantity of public facilities that is needed to eliminate existing deficiencies and to meet the needs
of future growth shall be determined for each public facility by the following calculation:
Q=(SxD) - I.
Where Q is the quantity of public facility needed,
S is the standard for level of service,
D is the demand, such as the population, and
I is the inventory of existing facilities.
A. The calculation will be used for existing demand in order to determine existing
deficiencies. The calculation will be used for projected demand in order to determine
needs of future growth. The estimates of projected demand will account for demand that
is likely to occur from previously issued development orders as well as future growth.
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CIE CI Elementcs 121305—dw1-12-06 1-12-06
B. The County Commission will review all rezone requests, SRA designation applications, Deleted: (IIXIIIXIV)(VI)
conditional use petitions, and proposed amendments to the Future Land Use Element
n (FLUE)affecting the overall County-Wide density or intensity of permissible development
with consideration of their impact on both the variable"D"in the formula Q=(S x D)- I,
and the overall roadway system. The County Commission shall not approve any such
rezone request, SRA designation,conditional use petition, or FLUE amendment,that
significantly impacts either: (1)a deficient roadway segment or; (2)the BEBR(Bureau of
Economic and Business Research at the University of Florida) high range growth rate
population projections through the five years of the annually updated Capital Improvement
Plan(through ten years for potable water and sanitary sewer facilities),on a continuously
rolling basis, and then 95%of the BEBR high range growth rate thereafter,for the variable
"D", unless one of the following simultaneously occurs:
1. Specific mitigating stipulations are approved in conjunction with the rezone or SRA
designation resolution,conditional use petition,or FLUE amendment,to restore or
maintain the Level of Service on the impacted roadway segment;
R. The adopted population standard used for calculation of"Q"in the formula Q=(S x (Deleted:(II)
D)—I is amended based on appropriate data and analysis;
,3. The Schedule of Capital Improvements is updated to include any necessary (Deleted:(VI)
projects that would support the additional public facility demand(s)created by the
rezone, SRA designation resolution,conditional use petition, or amendment to the
Future Land Use Element.
C. Significant impact is hereby defined for Section B of this Policy as generating potential for Deleted:(III)(VI)
increased County-Wide population greater than 3%of the population projections for
Parks, Solid Waste,Water, Sewer and Drainage facilities,or as generating a volume of
traffic equal to or greater than 3%of the adopted LOS standard service volume of an
impacted roadway.
D. There are three circumstances in which the standards for levels of service are not the
exclusive determinant of need for a public facility:
1. Calculated needs for public facilities in coastal high hazard areas are subject to all
limits limitations and conditions in the Conservation and Coastal Management and
Future Land Use Elements of this Growth Management Plan, (Deleted:I
2. Replacement of obsolete or worn out facilities, and repair, remodeling and Deleted:¶
renovation,will be determined by the Board of County Commissioners upon the 11
recommendation of the County Manager.
3. Public facilities that provide levels of service in excess of the standards adopted in
this Growth Management Plan may be constructed or acquired at any time as long
as the following conditions are met:
a. the facility does not make financially unfeasible any public facility of the same
type that is needed to achieve or maintain the standards for levels of service
adopted in this Growth Management Plan,and
b. the facility does not contradict, limit or substantially change the goals,
objectives and policies of any element of this Growth Management Plan.
Any public facility that is determined to be needed as a result of any of the factors listed in Section B
and D of this Policy shall be included in the regular Schedule of Capital Improvements contained in this
Capital Improvement Element. All capital improvement projects for such public facilities shall be
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approved in the same manner as the projects that are identified according to the quantitative analysis
described in Section A of this policy.
Policy 41.3:
The determination of location of improvements to expand public facilities will take into consideration the
projected growth patterns as identified in the County's annual population projections. Where
applicable, public facility improvements will be coordinated with the capital facility plans of any other
governmental entity providing public facilities within Collier County.
Policy 4,1.4:
Public facility improvements within a category are to be considered in the following order or priority:
A. Replacement of obsolete or worn out facilities, including repair, remodeling and
renovation of facilities that contribute to achieving or maintaining levels of service.
B. New facilities that reduce or eliminate existing deficiencies in levels of service.
C. New facilities that provide the adopted levels of service for new growth during the next
five fiscal years,as updated by the annual review of the Capital Improvement Element. In
the event that the planned capacity of public facilities is insufficient to serve all applicants
for development orders,the capital improvements will be scheduled in the following
priority order to serve:
�1. previously approved development orders permitting redevelopment, (Deleted:(Ill)
2. previously approved development orders permitting new development, (.Deleted:(Ill)
r3. new development orders permitting redevelopment, and (Deleted:(Ill)
,,4. new development orders permitting new developments.
{Deleted:(Ill)
D. Improvements to existing facilities, and new facilities that significantly reduce the
operating cost of providing a service or facility.
E. New facilities that exceed the adopted levels of service for new growth during the next
five fiscal years by either:
n 1. providing excess public facility capacity that may be needed by future growth beyond
the next five fiscal years, or
2. providing higher quality public facilities than are contemplated in the County's
normal design criteria for such facilities.
Policy 4,1.5:
The standards for levels of service of public facilities shall be as follows:
,Category A Public Facilities (Deleted:(Ill)
Arterial and collector roads, including state highways not on the Florida Intrastate Highway System
LFIHS)
Al Roadways: (Deleted:(Ill)
A1.1 Arterials and collector roads: Level of Service as indicated below on the basis of peak
hour,traffic volume:
Level of Service"E"on the following designated roads:
Roads From To
Airport-Pulling Road Pine Ridge Road Golden Gate Parkway
Golden Gate Parkway Airport-Pulling Road Santa Barbara Boulevard
Goodlette-Frank Road Pine Ridge Road Golden Gate Parkway
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Goodlette-Frank Road Golden Gate Parkway US 41
Pine Ridge Road US 41 Logan Boulevard
US 41 Collier Boulevard Old US 41
Airport-Pulling Road US 41 Golden Gate Parkway
Airport-Pulling Road Pine Ridge Road Vanderbilt Beach Road
Davis Boulevard US 41 Airport-Pulling Road
Golden Gate Parkway US 41 Airport-Pulling Road
Livingston Road Golden Gate Parkway Radio Road
Vanderbilt Beach Road US 41 Gulfshore Drive
.A1.2 Level of Service"D"peak hour on all other County and State(not on the FIRS) arterial (Deleted:(Iii)
and collector roads.
,A2 State and Federal Roads: (Deleted:(1))(11)(111)
Collier County sets and adopts the LOS standards for state roads with the exception of those on
the Florida Intrastate Highway System(FIHS). In Collier County,.FDOT sets and maintains the
LOS for 1-75. The standards for 1-75 are as follows:
EXISTING TRANSITIONING
RURAL AREA URBANIZED AREA URBANIZED AREA
1-75 B C C
A3 County Surface Water Management Systems:
A3.1 Future"private"developments-water quantity and quality standards as specified in
Collier County Ordinances 74-50 and 90-10.
A3.2 Existing "private'developments and existing or future public drainage facilities-those
existing levels of service identified(by design storm return frequency event)by the
completed portions of the Water Management Master Plan as listed in the
Drainage/Water Management Subelement of the Public Facilities Element.
X44 County Potable Water Systems: Deleted:(ill)=Plan Amendment
A4.1 County systems adopted on November 19,2002 by
Ordinance No.2002-60(1)(IV)
County Water District- 185 gallons per capita per day
Goodland Water District- 185 gallons per capita per day
,A4.2 City of Naples= 185 gallons per capita per day in the unincorporated service area (Deleted:(°XXXIV)
City of Everglades- 185 gallons per capita per day in the unincorporated service area
A4.3 Private potable water systems:
Sewage flow design standards as identified in Policy-1,3.1 of the Potable Water
Subelement of this Growth Management Plan.
,A5 County Sanitary Sewer Systems: (Deleted:(I)
A5.1 County systems: (Deleted:(Ill)
North Sewer Service Area= 145 gallons per capita per day
South Sewer Service Area= 100 gallons per capita per day
•A5.2 City of Naples= 145 gallons per capita per day in the unincorporated service area Deleted:(IIIXIV)
A5.3 Private sanitary sewer systems:
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CIE CI Element cs 121305-dw1-12-06 1-12-06
Sewage flow design standards as identified in Policy 1-2.1 of the Sanitary Sewer
Subelement of this Growth Management Plan.
A6 County Solid Waste Disposal Facilities: Deleted:(11)
A6.1 Two years of constructed lined cell capacity at the average disposal rate for the previous
five (5) years
A6.2 Ten years of permittable capacity at the average disposal rate for the previous five(5)
years.
I A7 County Parks and Recreation Facilities: Deleted:(m)
A7.1 Regional Park land =2.9412 acres per 1,000/pop.
A7.2 Community Park land = 1.2882 acres per 1,000/pop.
,,A7.3 Recreation facilities =$240-99$270.00 capital investment per capita Deleted:psi)
Category B Public Facilities:
B1 County Library Buildings: 0.33 square feet per capita (weighted)
,B2 County Library Collection:2.05 1.8 books per capita (weighted)by FY 10 ,Deleted:(1)(11)(111)
,B3 County Jail: 0.0021 0.0032 beds per capita(2.4 3.3 beds per 1,_000 population, weighted) L Deleted:(111) j
,B4 County Emergency Medical Service: .000068 EMS units per capita(1 Unit/15,000 I Deleted:(111)
Weighted Population)
,B5 County General Government Buildings:4-:9 1.7 square feet per_capita(weighted) Deleted:(V1)
CDeleted:functional resident
B6 Law Enforcement Projects: 1.96 officers per 1,000 population
Deleted:(VI)=Plan Amendment
FINANCIAL-FEASIBILITY ITY adopted on October 26,2004 by
Ordinance No.2004-71 J
OBJECTIVE 1,2(FINANCIAL FEASIBILITY):
Provide public facilities in order to maintain adopted level of service standards that are within the ability
of the County to fund, or within the County's authority to require others to provide. Existing facility
deficiencies measured against the adopted level of service standards will be eliminated with revenues
generated by ad valorem taxes and intergovernmental revenues received based on economic activity.
Future development will bear a proportionate cost of facility improvements necessitated by growth.
Future development's payments may take the form of, but are not limited to, voluntary contributions for
the benefit of any public facility, impact fees, dedications of land, provision of public facilities, and
future payments of user fees, special assessments and taxes.
Policy 1,2.1:
The estimated capital expenditures for all needed public facilities shall not exceed conservative
estimates of revenues from sources that are available to the County pursuant to current law, and which
have not bccn rejected by referendum, if a referendum is required to enact a source of revenue.
Policy 1,2.1:
The-estimated Ceapital expenditures for all-needed public facilities shall not draw exceed conservative
estimates of revenues from sources that arc available to tho County pursuant to current law, and which
have net been rejected by referendum, if a referendum is required to enact a source of revenue.
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Policy 4:2.2: [EAR-based modification awaiting BCC policy decision via AUIR review process]
Existing and future development shall both pay for the costs of needed public facilities. Existing
development shall pay for some or all facilities that reduce or eliminate existing deficiencies,some or
^all of the replacement of obsolete or worn out facilities, and may pay a portion of the cost of facilities
needed by future development. Both existing and future development may have part of their costs paid
by grants, entitlements or public facilities from other levels of government and independent districts.
Policy 1,2.3:
Public facilities financed by County enterprise funds(i.e., potable water,sanitary sewer and solid
waste) may be financed by debt to be repaid by user fees and charges for enterprise services, or the
facilities may be financed from current assets(i.e., reserves,surpluses and current revenue).
I Policy h2.4: (Deleted:(Ill)
Public facilities financed by non-enterprise funds(i.e., roads,surface water management, parks,
I library, emergency medical service, law enforcement, general government buildings and jail shall be
financed from current revenues and assets(pay-as-you-go financing)and Revenue Bonds approved
by the Board of County Commissioners. Debt financing shall not be used to provide excess capacity
in non-enterprise public facilities unless the excess capacity is an unavoidable result of a capital
improvement that is needed to achieve or maintain standards for levels of service. Notwithstanding
other provisions of this policy,general obligation bonds approved by referendum may be used for any
public facilities to acquire capacity needed within the Schedule of Capital limprovements or for excess
capacity.
Policy 4•:2.5:
The County shall not provide a public facility, nor shall it accept the provision of a public facility by
others, if the County is unable to pay for the subsequent annual operating and maintenance costs of
the facility.
,Policy 4:2.6: Deleted:(III)=Plan Amendment
The County shall continue to collect Road Impact Fees for road facilities requiring the same level of on November 19,2002 by
service standard as adopted in Policy 1,1.5 of this element in order to assess new development a pro Ordinance No.2002-60
rata share of the costs required to finance transportation improvements necessitated by such
n development.
,Policy 1,2.7: (Deleted:(II)
The County shall continue to collect impact fees for Parks and Recreation, EMS and Library facilities
requiring the same level of service standard as adopted in Policy 4:1.5 of this element in order to
assess new development a pro rata share of the costs required to finance Parks and Recreation, EMS
and Library improvements necessitated by such development.
Policy 1,2.8:
If, for any reason,the County cannot provide revenue sources identified as needed funding for specific
projects within the adopted Schedule of Capital Improvements,the Growth Management Plan shall be
amended based on one or more of the following actions:
A. Remove through a plan amendment facility improvements or new facilities from the
adopted Schedule of Capital Improvements that exceed the adopted levels of service for
the growth during the next five(5)fiscal years;
B. Remove from the adopted Schedule of Capital Improvements through a plan amendment
facility improvements or new facilities that reduce the operating cost of providing a
service or facility but do not provide additional facility capacity;
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C. Where feasible,transfer funds from a funded Non-Capital Improvement Element capital
project in order to fund an identified deficient Capital Improvement Element public facility.
The resulting revisions shall be reflected in the required annual update.
D. Lower the adopted level of service standard through a plan amendment for the facility for
which funding cannot be obtained.
E. Do not issue development orders that would continue to cause a deficiency based on the
facility's adopted level of service standard.
Policy 1,2.9: EAR-based modification awaiting BCC policy decision via AUIR review process]
Collier County will not exceed a maximum ratio of total general governmental debt service to bondable
revenues from current sources of 13%. Whereas Florida Statutes place no limitation on the application
of revenues to debt service by local taxing authorities, prudent fiscal management dictates a
self-imposed level of constraint. Current bondable revenues are ad valorem taxes and State-shared
revenues, specifically gas taxes and the half-cent sales tax. The Enterprise Funds operate under
revenue bonding ratios set by the financial markets and are, therefore, excluded from this debt policy.
OBJECTIVE 4-:3(PUBLIC EXPENDITURES: COASTAL HIGH HAZARD AREA):
Effective with plan implementation public expenditures in the coastal high hazard area shall be limited
to those facilities needed to support new development to the extent permitted in the Future Land Use
Element. In addition, public expenditures shall include the following categories: maintenance of
existing public facilities and beach renourishment, and may include beach, shore and waterway
access.
A. Maintenance of existing public facilities;
B. Beach, shore and waterway access;
C. Beach rcnourichmcnt.
Policy 1,3.1:
The County shall continue to expend funds within the coastal high hazard area for the replacement and
maintenance of public facilities identified in the Conservation and Coastal Management Element
including, but not limited to arterial and collector roads, sanitary sewer service systems, potable water
supply systems,surface water management systems, solid waste collection and disposal systems,
natural groundwater aquifer recharge areas, and parks and recreation facilities.
Policy 1,3.2:
Within the coastal high hazard area, the,calculated needs for public facilities, as represented in the Deleted:The
Annual Update and Inventory Report (AUIR) and the Five Year Schedule of Capital Improvements,will
be based on the County's adopted level of service standards and proiections of future growth allowed
by the.Future Land Use Element_ •••• •- - ':-• :- - ::••-• ':- - : - -- - - Deleted:
expenditures)to a maximum of four dwelling units per gross acre within portions of the coastal high e �" a
est
hazard area; V
Deleted:-~ mea b..T.4...
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,Policy 4,3.3: (Deleted:(Ill)
The County shall continue to insure support public that access to beaches,shores and waterways_
(Deleted:.
Deleted:(Ill)=Plan Amendment
on November 19,2002 by
OBJECTIVE 4,(PROVIDE NEEDED IMPROVEMENTS): Ordinance No.2002-60
The County shall coordinate its land use planning and decisions with its plans for public facility capital
improvements by providing needed capital improvements for replacement of obsolete or worn out
facilities, eliminating existing deficiencies, and future development and redevelopment caused by
previously issued and new development orders.
,Policy 4:4.1: (Deleted:(Ill)
The County shall provide,or arrange for others to provide,the public facilities listed in the Schedule of
Capital Improvements.The Schedule of Capital Improvements may be modified as follows:
A. The Schedule of Capital Improvements shall be updated annually.
B. Pursuant to Florida Statutes 163.3187,the Schedule of Capital Improvements may be
amended two times during any calendar year,and as allowed for emergencies,
developments of regional impact, and certain small scale development activities.
C. Pursuant to Florida Statutes 163.3177,the Schedule of Capital Improvements may be
adjusted by ordinance not deemed to be an amendment to the Growth Management Plan
for corrections, updates, and modifications concerning costs; revenue sources; or
acceptance of facilities pursuant to dedications which are consistent with the plan.
Policy 4 .2:
All Category A public facility capital improvements shall be consistent with the goals,objectives and
policies of the appropriate individual element of this Growth Management Plan.
Policy 4:4.3: (Deleted:(Ill)
The County shall include in the capital appropriations of its annual budget all the public facility projects
listed in the Schedule of Capital Improvements for expenditures during the appropriate fiscal year.
Projects for which appropriations have been made in the annual budget will not be removed once they
have been relied upon for the issuance of a final site development plan,final plat, or building permit.
The County shall include in the capital appropriations of its annual budget additional public facility
projects that conform to Policy 1,1.2(B.2)and Policy 4-1.4(C)and(E).
,Policy 4:4.4: (Deleted:(Ill)
The County shall determine, prior to the issuance of final site development plans,final plats and
building permits whether or not there is sufficient capacity of Category A public facilities to meet the
standards for levels of service for existing population and the proposed development. No final site
development plan,final plat, or building permit shall be issued unless the levels of service for the
resulting development will achieve the standards in Policy 4-1.5 Category A, and the requirements for
Concurrency Management as outlined in the policies within Objective 45 of this element are met.
policy 1,4.5: (Deleted:(IIIXV)(VIl)
Public facilities and services provided by Collier County with public funds in accordance with the 5-year
Schedule of Capital Improvements in the Capital Improvements Element will be limited to Service
Areas established within the boundaries designated on Figure PW-1, "Collier County Water District
Boundaries", and Figure PW-2, "Existing and Future Potable Water Service Areas", in the Potable
Water Sub-Element of the Public Facilities Element, and on Figure SS-1, "Collier County Sewer District
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Boundaries",and Figure SS-2, "Existing and Future Sewer Service Areas", in the Sanitary Sewer Sub-
Element of the Public Facilities Element. Road improvements will be provided as designated on the
Schedule of Capital Improvements appearing in the Capital Improvement Element. All other public
facilities and service types will be provided on a County-Wide availability basis.
Deleted:(VII)=Plan Amendment
adopted on June 7,2005 by
Ordinance No.2005-25
OBJECTIVE 1,5(CONCURRENCY MANAGEMENT): (Deleted:(Ill)
To ensure that public facilities and services needed to support development are available concurrent
with the impacts of such development,the County's Concurrency Management System shall be
consistent with Chapter 163, Part II, Florida Statutes and Rule 9J-5.0055, Florida Administrative Code.
The County shall establish a regulatory and monitoring program to ensure the scheduling,funding and
timely construction of Category A public facilities concurrent with,or prior to,the issuance of a final site
development plan,final plat or a building permit to achieve and maintain adopted level of service
standards.
Policy 1,5.1:
The concurrency requirement for the Potable Water, Sanitary Sewer, Drainage and Solid Waste Level
of Service Standards of this Growth Management Plan will be achieved or maintained if any one of the
following standards of the Concurrency Management System are met:
A. The necessary facilities and services are in place at the time a final site development [Deleted:(III) 1
plan,final plat or building permit is issued; or
B. The necessary facilities and services are under construction at the time a final site Deleted:(III)
development plan,final plat or building permit is issued;or
C. The necessary facilities and services are guaranteed in an enforceable development
agreement that includes the provisions of paragraphs A and B of this policy. An
enforceable development agreement may include, but is not limited to, development
agreements pursuant to Section 163.3220, Florida Statutes,or an agreement or
development order issued pursuant to Chapter 380, Florida Statutes. The agreement
must guarantee that the necessary facilities will be in place when the impacts of the
development occur.
I policy 1,5.2: [Deleted:(Ill)
The concurrency requirement for the Parks and Recreation Level of Service Standards of this Growth
Management Plan will be achieved or maintained if any one of the following standards of the
Concurrency Management System are met:
A. Compliance with any one of the standards set forth in Policy 4-5.1 A, B and C is met; or
I B. At the time the final site development plan,final plat or building permit is issued,the (Deleted:(III)
necessary facilities and services are the subject of a binding executed contract which
provides for commencement of actual construction of the required facilities within one
year of the issuance of the final site development plan,final plat or building permit;or
I . C. The necessary facilities and services are guaranteed in an enforceable development (Deleted:(Ill)
agreement which requires the commencement of the actual construction of the facilities
within one year of the issuance of the applicable final site development plan,final plat,or
building permit. An enforceable development agreement may include, but is not limited
to,development agreements pursuant to Section 163.3220, Florida Statutes,or an
agreement or development order issued pursuant to Chapter 380, Florida Statutes.
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I ,Policy 45.3: Deleted:(111)=Plan Amendment
The concurrency requirement of the Transportation Level of Service Standards of this Growth adopted on November 19,2002 by
Management Plan will be achieved or maintained if any one of the following standards of the Ordinance No.2002-60(IIIxv)
Concurrency Management System is met:
A. The necessary facilities and services are in place at the time a final site development
plan,final plat or building permit is issued;or
B. The necessary facilities and services are under construction or the contract for such
facilities and services has been let at the time a final site development plan,final plat or
building permit is issued; or
C. The necessary facilities and services are in the first or second year of the Schedule of
Capital Improvements, and the Collier County Annual Budget adopted following each
AUIR at the time a final site development plan,final plat or building permit is issued; or
D. The necessary facilities and services are in the first or second year of FDOT 5-Year Work
Program at the time a final site development plan,final plat or building permit is issued; or
E. The final local development order is for a project located within a TCEA or TCMA
designated pursuant to this Plan and meets the applicable requirements of Policies 5.64
through 5.87 of the Transportation Element.
F. The necessary facilities and services are the subject of a binding commitment with the
developer to contribute fair share funding as provided for in Policy 5.88 of the
Transportation Element, if applicable, or to construct the needed facilities.
I Policy 4-:5.4: [Deleted:(11)(111)
The County shall continue to implement a Concurrency Management System, as identified in Division
I Sections 346 6.02.02 and 10.02.07 of the Collier County Land Development Code, Ordinance No. 04-
41,as amended, which shall include a regulatory program and monitoring system consistent with this
Growth Management Plan and consistent specifically with the policies under Objective 4-5 of this
Capital Improvement Element. The monitoring system shall enable the County to determine whether it
is adhering to the adopted Level of Service Standards and Schedule of Capital Improvements.
Deleted:(V)=Plan Amendment on
December 16,2003 by Ordinance
No.2003.67
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REQUIREMENTS FOR CAPITAL IMPROVEMENTS IMPLEMENTATION
SCHEDULE OF CAPITAL IMPROVEMENTS
The Schedule of Capital Improvements on the following pages will eliminate existing deficiencies,
replace obsolete or worn out facilities, and make available adequate facilities for future growth.
Each project is numbered and named, and its cost during each of the next five fiscal years is shown in
thousands of dollars(000). The month and year for actual commencement of construction and the
month and year each project will be completed(in service)is indicated.
Each project in Category A is consistent with the level of service standards as identified within this
element and the appropriate individual element of this Growth Management Plan.
Each project in Category B is consistent with the level of service standards as identified within this
element. Optional elements were not developed for Category B facilities.
Note: See Capital Projects under separate PDF pg. 14 through 27
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PROGRAMS TO ENSURE IMPLEMENTATION
Through continued implementation of adopted land development regulations the following programs
,..have been implemented to ensure that the goals, objectives and policies established in the Capital
Improvement Element will be achieved or exceeded.
.1. Development Order Review (Deleted:(Ill)
As part of the review of all applications for final site development plans,final plats,and building
permits,the County will determine whether or not there will be sufficient capacity of Category A public
facilities to meet the standards for levels of service for the existing population and for the proposed
development in accordance with the requirements of the Concurrency Management System.As part of
the review for all development orders other than final site development plans,final plats,and building
permits,for those having negative impacts on Category A Public Facilities
_ e:—- - - , - - - - - - 2: -,the County will determine whether or not sufficient
capacity of Category"A"public facilities are planned for construction concurrent with the impacts on
levels of service that will be created by the proposed development during the next five fiscal years.
I 2. Impact Fees [Deleted:(Ill)
Impact Fee Ordinances will require the same standard for the level of service as is required by Policy
I
A. Annual Budget (Deleted:(Ill)
The annual budget will include in its capital appropriations all projects in the Schedule of Capital
Improvements that are planned for expenditures during the next fiscal year.
I A. Semi annual Report (Deleted:(Ill)
The mandatory semi annual report to the Florida Department of Community Affairs:concerning
amendments to the comprehensive plan due to emergencies, developments of regional impact,,and
selected small developments=will en identify changes, if any,to adopted goals, objectives and
policies in the Capital Improvement Element.
,s. Update of Capital Improvement Element Deleted:(Ill)
The monitoring of,and adjustment to,the Capital Improvement Element is an oncioinci process
"*"'\necessitated by chanaina conditions - • -- - - - - - -- - - -- -_ - -- - - - - .
Beginning in no later than August of each year,the element will be updated in conjunction with the
County's budget process and the release of the official BEBR population estimates and projections.
The update will include:
1. Revision of population projections;
2. Updates of facility inventory;
3. Update of unit costs;
4. Update of facilities requirements analysis to project 10 year needs(by fiscal year) in order
to program projects to meet the service standards.
5. Update of revenue forecasts in order to evaluate financial feasibility and the
County's ability to finance capital improvements needed to meet the
Service standards
6. Revise and develop capital improvement projects for the next five years. The first year's
schedule of projects will be incorporated into the County's budget effective October 1st.
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Deleted:(Ill)=Plan Amendment
7. Update of the public school and health facilities analysis. on November 19,2002 by
Ordinance No.2002-60
Concurrency Management System (Deleted:(Ill)
The County has established a Concurrency Management System by adoption of the Adequate Public
Facilities Ordinance, as amended. The system consists of the following components:
A. The Annual Update and Inventory Report on Public Facilities(AUIR)on the capacity and (Deleted:(Ill)
levels of service of public facilities compared to the standards for levels of service
adopted in Policy 4,1.5 of this Element. The AUIR summarizes the actual capacity of
existing public facilities and forecast the capacity of existing and planned public facilities
for each of the five succeeding fiscal years. For the purposes of long range capital facility
planning, a ten year forecast of projected needed capacity is also done. These forecasts
are based on the most recently updated Schedule of Capital Improvements in this Capital
Improvement Element. The annual approval of the AUIR and the identified needed
projects and revenues by the Board of County Commissioners constitutes evidence of the
capacity and levels of service of Category A public facilities for the purpose of issuing
development orders during the 12 months following the approval of the AUIR
B. Public facility capacity review. The County shall use the procedures specified in
Implementation Programs 1 and 6 to enforce the requirements of Policies 4,5.1,a-5.2 and
4,5.3 of this Element.
C. Review of changes in planned capacity of public facilities. The County shall review each
amendment to this Capital Improvement Element in particular any changes in standards
for levels of service and changes in the Schedule of Capital Improvements in order to
enforce the policies of this Element.
D. Concurrency Management Implementation Strategies.
The County shall annually review the Concurrency Management Implementation
Strategies that are incorporated in this Capital Improvement Element:
1. Standards for levels of service are applied within appropriate geographical areas
of the County. Standards for County-Wide public facilities are applied to
development orders based on levels of service throughout the County.
2. Standards for public facilities that serve less than the entire County are applied to
development orders on the basis of levels of service within assigned areas.
3. Levels of service are compared to adopted standards on an annual basis. Annual
monitoring is used, rather than case-by-case monitoring,for the following reasons:
a. annual monitoring corresponds to annual expenditures for capital
improvements during the County's fiscal year; and
b. annual monitoring covers seasonal variations in levels of service.
I a. Scoond 5-year Third Evaluation and Appraisal Report (Deleted:(Ill)
The required seseRd-5-year third evaluation and appraisal report(EAR)will address the
implementation of the goals, objectives and policies of the Capital Improvement Element. The
monitoring procedures necessary to enable the completion of the b year third evaluation include:
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Deleted:(Ill)=Plan Amendment
on November 19,2002 by
Ordinance No.2002-60
a. Review of annual reports of the Concurrency Management System, as set forth in
paragraph 6.above;
b. Review of semi:annual reports to DCA concerning amendments to the Comprehensive
Plan, as set forth in paragraph 4. above;and
c. Review of annual updates of this Capital Improvement Element, including updated
supporting documents.
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,� I. INTRODUCTION: [New text, page 1]
The purpose of this Element is to serve as a set of guidelines to assess the impacts of
growth management decisions on the County's economic vitality. The Element also
addresses certain requirements of the Southwest Florida Strategic Regional Plan
regarding economic issues.
It must be noted that the Economic Element only encourages, and does not mandate, that
the County consider economic matters in relation to its overall planning and growth
management strategy, as reflected in the other Elements of this Growth Management Plan
(GMP). In considering whether to adopt changes or modifications to the GMP or the
Land Development Code, the Board of County Commissioners must weigh the relative
importance of many factors, of which economic impacts are not always the most
significant.
The Economic Element contains a single Goal and six (6) Objective Areas. These
Objective Areas are:
1. The Conservation and Enhancement of Natural, Cultural & Social Resources.
2. Expanding and Enhancing the Tourism Industry.
3. New and Existing Industries.
4. Nonprofit and Civic Organizations &Local Groups/Programs.
5. Expansion and Development of Educational Facilities and Programs.
6. Development Regulations.
Goal,Objectives and Policies
Economic Element
GOAL 1: [Delete number from Goal Title, page 1]
OBJECTIVE 14: (The Conservation and Enhancement of Natural, Cultural and
Social Resources) [Renumbered text,,new text, page 1]
Policy 11.1: [Renumbered text, page 1]
Policy 11.2: [Renumbered, page 1]
Policy 14.3: [Renumbered text, page 1]
Policy 4,-1.4: [Renumbered text, page 1]
Policy 11.5: [Renumbered text, page 1]
Policy 11.6: [Renumbered text, page 1]
i"'. Policy 1,1.7: [Renumbered text, page 1]
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EE Economic Element—dw1-12-06 1-12-06
Policy 1,1.8: [Renumbered text, page 1]
OBJECTIVE 12: (Expanding and Enhancing the Tourism Industry) [Renumbered
text, new text, page 2]
Policy 1,2.1: [Renumbered text, page 2]
Policy 1,2.2: [Renumbered text, page 2]
Policy 4T2.3: [Renumbered text, page 2]
Policy 4-2.4: [Renumbered text, page 2]
Policy 1:2.5: [Renumbered text, page 2]
OBJECTIVE 4-3: (New and Existing Industries) [Renumbered text, new text, page 2]
Policy h3.1: [Renumbered text, page 2]
Policy 4-3.2: [Renumbered text, page 2]
Policy 4-3.3: [Renumbered text, page 2]
n
Policy 4-3.4: [Renumbered text, page 2]
Policy 4-3.5: [Renumbered text, page 2]
Policy h3.6: [Renumbered text, page 2]
Policy 4-3.7: [Renumbered text, page 2]
Policy 13.8: [Renumbered text,page 3]
Policy k3.9: [Renumbered text, page 3]
Policy 4 3.10: [Renumbered text, page 3]
Policy 4-3.11: [Renumbered text, page 3]
Policy 4-3.12: [Renumbered text, page 3]
Policy 3.13: [New text, page 3]
Collier County will continue to support programs designed to ensure the availability of
the infrastructure needed for advanced telecommunications and high technology.
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EE Economic Element—dw1-12-06 1-12-06
Policy 3.14: [New text, page 3]
Collier County has adopted and shall maintain a comprehensive program of economic
incentives that are designed to attract new businesses and develop the local workforce for
such businesses. These incentives include:
a. An impact fee payment assistance program for either new or expanding targeted
industries:
b. A job creation investment program for the relocation or expansion of targeted
industries;
c. A property tax stimulus program providing payments to offset the costs associated with
the relocation and/or expansion of targeted industries; and,
d. An advanced broadband infrastructure investment program, which provides payments
to businesses that are either installing or expanding broadband communications systems.
Policy 3.15: [New text, page 3]
Collier County has adopted and shall maintain an impact fee deferral program for owner-
occupied, single-family homes constructed within the Immokalee Enterprise Zone. The
purpose of this program is to encourage the retention of a permanent resident population
of homeowners within the Immokalee Community.
Policy 1,3.4316: [Renumbered text, page 3]
OBJECTIVE 4A: (Nonprofit and Civic Organizations and Local Groups/Programs)
[Renumbered text, new text, page 3]
Policy 44.1: [Renumbered text, page 3]
Policy 174.2: [Renumbered text, page 3]
Policy 14.3: [Renumbered text, page 3]
OBJECTIVE 175: (Expansion and Development of Educational Facilities and
Programs) [Renumbered text, new text, page 3]
Policy 175.1: [Renumbered text, page 3]
Policy 4=5.2: [Renumbered text, page 3]
Policy 175.3: [Renumbered text, page 3]
OBJECTIVE 4.6: (Development Regulations) [Renumbered text, new text, page 4]
Policy 4.6.1: [Renumbered text,page 4]
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I. INTRODUCTION [New Language, page 11
The Natural Groundwater Aquifer Recharge Sub-Element establishes the manner in
which Collier County will identify and protect the natural groundwater aquifers that serve
as the primary sources of drinking water for County residents and visitors. This Sub-
Element relates only to those aquifer recharge areas located in unincorporated Collier
County that serve as potable water wellfields.
The Implementation Section of this Sub-Element contains a single Goal, divided into five
(5) Objectives. Beneath each Objective are the specific County implementing policies.
The water supply protection Objectives in this Sub-Element include:
• Mapping and delineation of natural aquifer recharge areas;
• Protection of groundwater quality;
• Groundwater quality monitoring;
• Public education with regard to groundwater protection issues; and,
• Protection of critical recharge areas and groundwater resources.
Goal,Objectives and Policies
Natural Groundwater Aquifer Recharge Sub-Element
GOAL 1: [Number Removed, page 1]
THE COUNTY SHALL IDENTIFY AND PROTECT NATURAL
GROUNDWATER AQUIFER RECHARGE AREAS FROM ACTIVITIES THAT
COULD DEGRADE AND/OR CONTAMINATE THE QUALITY OF
GROUNDWATER.
OBJECTIVE M: (MAPPING AND DELINEATION OF RECHARGE AREAS)
[Renumbered, revised text, page 1]
The County shall continue to e - . . . . .. .. ' , :- - - : '- e : . ":, review on
a biannual basis, and revise (as necessary), existing map delineations of recharge areas
County potable water wellfields that are most sensitive to contamination from nearby
land development and other surface activities. The biannual review and any subsequent
map revisions will be based on geologic, hydrogeologic, hydrologic, and updated
erogenic anthropogenic contaminant data aggregated g since the previous
biennium revision.
Policy h1.1:
The County shall Continue to periodically revise and update its 3-dimensional computer
models of ground water flow around public water supply wellfields, as additional data
(e.g., withdrawal rates, numbers and locations of wells within wellfields, and
hydrogeologic information) become available.
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Policy h1.2: [Renumbered, revised text, page 1]
vulnerable to contamination because of land use, drainage, geomorphic, soil,
The County shall identify those County potable water wellfields, or portions of
wellfields, which are susceptible to contamination, caused by adjacent or nearby land
uses, drainage patterns, geomorphic conditions, soil properties, and/or hydrogeologic
factors, including the presence or absence of confining units. This information shall be
revised and updated periodically.
Policy 1-1.3: [Renumbered, revised text, page 1]
The County shall maintain and periodically update data on Identify existing land uses and
land use activities that possess the greatest potential for ground water contamination. See
Policy 1.5.4.
Policy M.4: [Renumbered, revised text, page 1]
The County shall maintain and periodically Dupdate its maps of criteria for determining
gypping sensitive recharge areas as additional anthropogenic and hydrogeologic
information becomes available.
Policy M.5: [Renumbered, revised text, page 1]
This Sub-Element shall incorporate by reference Annual recharge amounts for the
Surficial and Lower Tamiami aquifers and deeper aquifers such as the Sandstone and
Hawthorne aquifers, are—these as described in the SFWMD'J South Florida Water
Management District's official publications dated April, 2000 (and scheduled to be
published in 2006) Publication WRE #327, Mapping Recharge (Infiltration/leakage)
throughout the South Florida Water Management District, J ly August, 1995 (Map 1 and
Map 2).
OBJECTIVE 12: (PROTECTION OF GROUNDWATER QUALITY)
[Renumbered,revised text, page 1]
Ground water quality shall meet all applicable Federal and State water quality standards.
Policy 1:2.1_ [Renumbered, revised text, page 1]
The County shall prohibit Ddischarges to sinkholes or other karst related features with
which have direct hydrologic connections to the Surficial or Intermediate Aquifer
Systems shall beprehibited.
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Policy 1,2.2_ [Renumbered, revised text, page 2]
Non-agricultural developments requiring an ERP Environmental Resources Ppermit from
the South Florida Water Management District SFWMD shall preserve groundwater
recharge characteristics as required by the SFWMD and set forth in the SFWMD's Basis
for Review, us it existed on October 31, 1999, dated January 2004 and as regularly
updated. Ground water recharge shall also be protected through the application of the
retention/detention requirements and allowable off-site discharge rates for non-
agricultural developments specified in Policies 4,6.2 and 4,6.3 in the Drainage Sub-
Element.
Policy 4,2.3_ [Renumbered, revised text, page 2]
The County Standards for protecting the quality of ground water recharge to within the
.. . ' . - - : wellhead protection areas identified in the Future Land
Use Element LFLUE1 shall be are the same as those provided in Policy 3.1.1 of the
Conservation and Coastal Management Element.
v, .4 [Deleted text, page 2]
The Collier County Rural and Agricultural Area Assessment shall consider the ground
water recharge characteristics in the County's rural area including the information
Policy 1,2. 4: [Renumbered, revised text, page 2]
Collier County shall evaluate the necessity for adopting more stringent ground water
recharge standards for High or Prime Recharge areas within 2 years of the SFWMD
Governing Board's adoption of such areas.
OBJECTIVE 1,3: (GROUNDWATER QUALITY MONITORING) [Renumbered,
revised text, page 2]
The County shall C—continue to collect and evaluate ground water quality data, identifying
ambient water quality values and trends, comparing analyzed concentrations to Florida
Ground Water Guidance Concentrations, and providing information to water resources
planning and management entities, and to the general public.
Policy 1,3.1: [Renumbered, revised text, page 2]
The County shall Econtinue the its 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.
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Policy 4=3.2: [Renumbered, revised text, page 2]
The County shall€coordinate data gathering activities with State and Federal agencies to
minimize duplication of efforts and enhance the quality of information gathered.
Policy 1,3.3: [Renumbered, revised text, page 2]
The County will annually Aassess the its groundwater quality monitoring data annually to
determine whether monitoring activities and County Ordinances require expansion,
modification or reduction.
Policy 1,3.4: [Renumbered, revised text, page 2]
The County shall continually Ggather and use evaluate appropriate data to for the
purpose of refiner and improver the data base groundwater quality monitoring
database used in the County's 3-dimensional ground water model.
Policy 4,3.5: [Renumbered, revised text, page 3]
By 1 October 1997 October 1, 2007, Collier County shall establish a water resources
planning group composed of appropriate County, City of Naples, and SFWMD staff to
provide guidance for ground water resource development, utilization, and conservation.
OBJECTIVE: 4A: (PUBLIC EDUCATION WITH REGARD TO
GROUNDWATER PROTECTION ISSUES) [Renumbered, revised text, page 3]
The County shall €continue current activities of providing the public with educational
materials concerning ground water protection issues in Collier County, yia These may
include, but shall not be limited to, the preparation of annual technical publications of
ground water quality data collected, an informational website for groundwater quality
issues, general information publications, establishment of a speakers' bureau
presentations, K-12 classroom presentations, and in-service teacher workshops and
seminars.
Policy 4-4.1: [Renumbered,revised text, page 3]
The County shall continue to Aadvise the public on the appropriate disposal methods for
hazardous wastes, for the purpose of reducing or avoiding the potential for groundwater
contamination. In performing this task, the County may utilize the public educational
measures listed within Objective 4 of this Sub-Element, or any other measures; which
may be appropriate.
Policy 4:4.2: [Renumbered, revised text, page 3]
The County shall continue to gRrovide information in a manner that can be understood by
the general public eft regarding Collier County's groundwater system, its vulnerability to
contamination and measures needed to protect it from contamination. In performing this
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�.� task, the County may utilize the public educational measures listed within Objective 4 of
this Sub-Element, or any other measures;which may be appropriate.
OBJECTIVE: 4-5: (PROTECTION OF CRITICAL RECHARGE AREAS AND
GROUNDWATER RESOURCES) [Renumbered, revised text, page 3]
The County will shall implement existing plans to preserve critical ground water recharge
areas and ground water resources, and on a biennial schedule, beginning in October 1988,
will periodically review, evaluate, and revise (if warranted) those plans and actions,
based on the best available geologic, hydrologic, hydrogeologic, and anthropogenic
contaminant data ._: -_ . . . •- : -- . - •.- . - - -•.
Policy h5.1: [Renumbered, revised text, page 3]
The County shall Develop, and continually update, technical criteria for determining
those recharge areas, which areas are critical to the County's longterm long-term ground
water needs.
Policy 4:5.2: [Renumbered, revised text, page 3]
The County shall continue to 'identify the critical recharge areas and appropriate
protective mechanisms.
Policy 1-5.3: [Renumbered, revised text, page 3]
The County shall continue to 'identify costs, funding mechanisms and private property
rights associated with the protection of critical recharge areas.
Policy 15.4: [Renumbered, revised text, page 3]
By 1 October 1997, The County shall continue to implement Collier County's a local
petroleum storage tank cleanup program, especially in identified wellfield protection
zones, operating within available State funding.
Policy X5.5: [Renumbered, revised text, page 3]
By 1 October, 1997, increase household and Conditionally Exempt Small Quantity
Collier County shall continue to operate and maintain a hazardous waste collection
facility. The facility shall operate five (5) days per week and will accept household and
small business hazardous wastes. Additionally, the County shall continue to hold its
hazardous waste collection day at least twice per year targeting residential households but
also allowing small businesses to participate to some extent.
! • ! : '- - , . • . ' . ' •• -. . .' • • . [Deleted text,page 3]
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I. INTRODUCTION [New Language, page SS-24]
The purpose of the Sanitary Sewer Subelement is to provide for the health and safety of
the residents of Collier County by ensuring public access to wastewater collection and
treatment facilities that are cost-effective and environmentally sound. Such facilities may
be provided through the Collier County Water-Sewer District, private utilities, other
public utilities that operate within portions of the unincorporated County, or (in certain
areas) private septic systems. In addition to collection and treatment of residential and
commercial wastewater, the Sanitary Sewer Sub-Element also contains provisions
regulating the reuse of treated effluent for irrigation purposes. Regardless of the service
provider, or the manner in which service is provided to the customer, the provisions of
the Sanitary Sewer Sub-Element shall be designed to ensure a safe, consistent and quality
level of service for all customers.
Goal,Objectives and Policies
Sanitary Sewer Sub-Element
GOAL I: [Number Removed, page SS-25]
TO PROTECT THE HEALTH AND SAFETY OF THE PUBLIC BY ENSURING
ACCESS TO ENVIRONMENTALLY SOUND, COST EFFECTIVE AND
IMPLEMENTABLE SANITARY SEWER FACILITIES AND SERVICES
n OBJECTIVE 1.1: [Renumbered, page SS-25]
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& [Renumbered, page SS-25]
Continue the development of the Collier County Water-Sewer District consistent with the
Capital Improvements element to provide for future growth.
Policy 1.12: [Renumbered, revised text, page SS-25, SS-26]
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 Sewer District Boundaries map
(Figure SS-1); the Existing and Future Sewer Service Areas map, which includes the
Rural Transition Water and Sewer District (Figure SS-2); the Rural Transition Water and
Sewer District — Mirasol map (Figure PW-2.1 in the Potable Water Sub-element);
Sending Lands within the Rural Fringe 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
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SSS-E Sanitary Sewer Sub-Element ed120205—dw1-11-06 1-11-06
as of the date of adoption of this Plan. Additionally, the County, at the County's
discretion, may serve Towns, Villages, Hamlets, and Compact Rural Developments
within the Rural Lands Stewardship Area Overlay (RLSA); Towns, Villages, Hamlets,
and Compact Rural Developments within the Rural Lands Stewardship Area Overlay
may be served by the County, at the County's discretion; presently, the County has no
plans to serve any portion of the ' . ., _. . - . .. . •. • . e . RLSA. This
Overlay is depicted on the countywide Future Land Use Map and map series.
Within the ' . . -., . . - .. . . • . ! . RLSA: Hamlets and Compact Rural
Developments one hundred (100) acres or less in size may be served by central sewer
facilities, and; Towns, Villages and those Compact Rural Developments greater than one
hundred (100) acres in size are required to be served by central sewer facilities, and,
Compact Rural Developments that are one hundred (100) acres or less in size may be
required to be served by central sewer facilities, depending upon the permitted uses
within the Compact Rural Development. •- - . ' ' •- . . - . ' .
The private sector, Collier County, an independent wastewater authority, or some other
non-County utility provider may provide these facilities.
For the purposes of this policy and policies 1.4:4, 4-5.1, and 4,5.3 of this Sub-Element,
within the Rural Lands Stewardship Arca Overlay RLSA, "central sewer facilities"
includes decentralized community treatment systems and; innovative alternative
wastewater treatment systems such as decentralized community treatment systems, shall
. . -. . -• -- • provided that they meet all applicable regulatory criteria
of Chapter 64E-6 F.A.C.
A decentralized community wastewater treatment system shall not exceed a design
capacity of 10,000 gallons per day, shall provide an advanced secondary level of
treatment, and shall be operated by a public or private entity with responsibility for
operations and maintenance in accordance with applicable regulations Chapter 64E-6
F.A.C. System facilities located on individual lots or parcels shall have a utility easement
to allow for access and maintenance of the system by the operating entity. The system
shall be designed to meet the adopted level of service standards set forth in Policy 4:2.1
of this Sub-Element.
Policy 14.3: [Renumbered, revised text, page SS-26]
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
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 any new development
. . - . .
The Collier County Water &Wastewater Authority (Authority), established
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by County Ordinance 96-6, regulates the operations of private sector wastewater
treatment utilities that provide sanitary sewer services to portions of unincorporated
Collier County. All such private sector sanitary sewer service providers are required to
meet the County's adopted wastewater treatment Level Of Service (LOS). All private
sector sanitary sewer service providers shall file an annual statement with the Authority
that provides current operating information including, but not limited to: a statement of
current policies and service criteria, the level of service (LOS) maintained by the service
provider and whether such level of service meets the Count 's LOS Standard for
wastewater treatment. The annual report shall also document any necessary or projected
facility expansion and/or replacement projects that are required to correct observed
deficiencies.
Policy 1.4: [New Policy, page SS-26]
Collier County Ordinance 80-112 requires new development projects that propose to
connect to private sector sanitary sewer service utilities to provide a letter of adequate
capacity to the Collier County Building Review and Permitting Department at the time of
application for a building permit.
Policy 1A-A 5: [Renumbered, revised text page SS-26]
Collier County shall PRermit development of package sewage treatment plant systems in
areas identified in Policy 1.-h2, on an interim basis until County service is available. The
County shall 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 In
portions of the County where septic systems are allowed, at such time as and future
County or other central sewer service becomes available, said septic systems will be
required to connect to the appropriate central sanitary sewer system.
Within the Rural Lands Stewardship Overlay, consistent with Ppolicy 1.-h2: septic
systems are permitted within Hamlets; septic systems may or may not be permitted in
Compact Rural Developments one hundred (100) acres or less in size depending upon the
permitted uses in the Compact Rural Development; and, septic systems are not permitted
in Towns, Villages, and those Compact Rural Developments greater than one hundred
(100) acres in size. However, in Towns, Villages, and those Compact Rural
Developments greater than one hundred (100) acres in size, septic systems are allowed to
serve no more than 100 acres, on an interim basis only, until central service is available.
Policy 1.1.5: [Deleted text, page SS-26]
Continue enforcement of ordinances requiring connection of existing and new
to a central system shall be made pursuant to Collier County Ordinance 88 4.
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Policy 1.1.6: [renumbered,revised text, page SS-26]
The County will will shall give Master 'Planning and budgetary emphasisprierity 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, or fail to meet the performance standards for
such facilities in Chapter 64E-6, F.A.C.
Policy 1.1.7: [Renumbered, page SS-27]
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 01-57, adopted October 23, 2001, and District construction and
operating policies.
OBJECTIVE 1.2: [Renumbered, revised text, page SS-27]
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 No development order is shall be issued; by Collier County
without demonstration that 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: [Renumbered, revised text, page SS-27, SS-28, SS-29]
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:
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r1 FACILITY SERVICE AREA LEVEL OF SERVICE STANDARD
Collier County Facilities
North Sewer Service Area 145 gpcd
South Sewer Service Area 100 gpcd
Marco Island Sewer District
Unincorporated Service Area (Marco 100 gpcd
Shores)
City of Naples Facilities
Unincorporated Service Area 145 gpcd
Everglades City Facilities
Unincorporated Service Area 100 gpcd
Independent District
Orangetree Utilities 100 gpcd
Immokalee Water and Sewer District 100 gpcd
Florida Governmental Utility Authority 100 gpcd
Private Sector Systems
* The standards hereby adopted are the following sewage flow design standards in
n (Source: Chapter 10D 6 64E-6008, Florida Administrative Code)=unless otherwise
approved by the Board of County Commissioners to address economic, social and
construction method variations between individual systems.
Commercial
Airports
a. Per passenger 5
b. Add per employee 20
: .. . . : . . • . . 400
•. . . .• - . - . 400
lane)
Country Club
a. Pper resident member 400
23
e.per-employee 20
Dentist Offices
a. Pper wet chair 200
b. Pper non wet chair 50
Doctors Offices (per doctor) 250
Factories, exclusive of industrial wastes
^ (gallons per person per shift)
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20
b,--a-shewers-pc-evitled 35
a. Oordinary restaurant(per seat) 50
b. 24_hour restaurant (per seat) 7-5
T--YPE-OF-ES-TABMSH4VWNT GALLONS-PER-DA-Y--(GPD)
c. Ssingle service articles only (per person) 25
d. Bbar and cocktail lounge (per person) 30
c. Odrivc in restaurant(per car space) 50
f. Ccarry out only
1. Pper 100 square feet of floor space 59
2. Aadd per employee 20
:100
b. Resort hotels, camps, cottages (per 7.5
c. Aadd for establishments with self service 400
laundry facilities (per machine)
e - : .' .•-_ - 20
Service Stations (per bay) SAA
- • • - ... . . A:4-
(per square foot of floor space)
Stadiums, Race Tracks, Ball Parks (per 5
. - - , - - - . 20
employee)
b. Ppublic toilets (per square foot of floor
Theaters
b. Outdoor, drive ins (per space) 40
Trailer/Mobile Home Park (per trailer 200
Travel Trailer/Recreational Vehicle Park
a. Travel trailer (overnight), without water 50
b. Aadd for water and sewer hook up (per 400
trailer space)
Swimming and bathing facilities (per -1-A
,.,\ taer-sea)
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InstitutionalChurches (per seat) 2
herbed) 200
• • - •' - • 400
Parks, with public picnic facilities
5
TYPE-OF-ESTABLISHMENT 6ALLONS-PER-DAY-(GPD-)
b. Wwith bathhouse, showers and toilets 4-0
(per person)
Public institutions other than schools and 4-00
Schools (per student)
a. d ype 4-5
b. Aadd for showers 5
c. Aadd for cafeteria 5
d. Aadd for day school workers 45
e. boardingtype 7-5
5.0
(pe ker-}
Residential
Residences
_ .. .. 150
_ 150
c. Mobile home not in a trailer park (per 440
bedreem)
d. Other(per occupant) 75
Footnotes*
1. For food service operations, kitchen wastewater flows shall normally be
2. 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
r it tie
�s
Policy h2.2: [Renumbered, page SS-29]
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.
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SSS-E Sanitary Sewer Sub-Element ed120205—dw1-11-06 1-11-06
Policy 1-2.3: [Renumbered, page SS-29]
These LOS standards are the minimum criteria for replacement, expansion or increase in
capacity of sanitary sewer treatment facilities.
Policy 4-2.4: [Renumbered, revised text, page SS-30]
The County shall Aannually review historical sanitary sewer demand records and adjust
these LOS standards, as referenced in Policy 2.1, if so indicated by said annual review.
OBJECTIVE L3: [Renumbered, revised text, page SS-30]
The County will continue to ensure utilization of environmentally sound and
economically beneficial methods for disposal of treated sludge and septage, and will also
ensure that such practices are followed by private utilities regulated by the County.
Policy 4-3.1: [Renumbered, revised text, page SS-30]
The County shall Inelude maintain sludge de-watering and stabilization facilities with-all
for use by County wastewater treatment plants operations 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. The County shall ensure that
private wastewater utilities regulated by the County follow similar practices.
OBJECTIVE 4A: [Renumbered, page SS-30]
The County will continue to promote the use of reclaimed water 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.
Policy 14.1: [Renumbered, revised text, page SS-30]
The County shall Nnegotiate agreements with area golf courses to accept and use treated
wastewater effluent for irrigation when and where same it is available from existing and
future wastewater plants.
Policy 14.2: [Renumbered, revised text, page SS-30]
The County shall €connect existing and future publicly owned lands that are suitable for
irrigation with treated wastewater effluent, such as government building grounds, parks,
and highway medians1 when economically feasible and in accordance with the direction
and policy of the Board of County Commissioners.
Policy 44.3: [Renumbered, revised text, page SS-30]
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SSS-E Sanitary Sewer Sub-Element ed120205—dw1-11-06 1-11-06
The County shall Cconnect existing and future privately owned land that is 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: [Renumbered, revised text, page SS-30]
At such time that as a source of treated effluent -be becomes available, the County
shall permit the construction and connection of dual water systems (i.e., separate potable
water and treated wastewater effluent networks) to the Ceounty's treated effluent
irrigation 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 h4.5: [Renumbered, revised text, page SS-30]
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 be master
metered by the County.
Policy 4-4.6: [Renumbered, revised text, page SS-30]
The County will shall seek to expand the availability of irrigation water from
supplemental water sources through connection of connected such sources to the
County's reclaimed water system.
OBJECTIVE 15: [Renumbered, revised text, page SS-31]
The County will shall 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 X5.1: [Renumbered, revised text, page SS-31]
The County shall Ddiscourage urban sprawl by permitting universal availability of
central sanitary sewer systems only: in the Designated Urban Area, in the Designated
Urban-Rural Fringe Transition Zone Overlay, in Receiving and certain Neutral Lands
within the Rural Fringe Mixed Use District, and in the Rural Settlement District, all of
which are depicted on the Future Land Use Map, and in Towns, Villages, Hamlets, and
Compact Rural Developments within the Rural Lands Stewardship Area Overlay. These
areas are further identified as: within the Collier County Sewer District Boundaries on
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SSS-E Sanitary Sewer Sub-Element ed120205—dw1-11-06 1-11-06
,.� Figure SS-1 of the Sanitary Sewer Sub-element, except the outlying urban areas of
Immokalee, Copeland, Chokoloskee, Plantation Island, and Port of the Islands; within the
Rural Lands Stewardship Area Overlay, as each Town, Village, Hamlet and Compact
Rural Development is designated; or within the Rural Transition Water and Sewer
District Boundaries on Figure SS-2 of the Sanitary Sewer Sub-element; or in Sending
Lands within the Rural Fringe Mixed Use District when Density Blending, as provided
for in the Density Rating System of the Future Land Use 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.
Policy h5.2: [Renumbered, revised text, page SS-31]
The County will shall discourage urban sprawl and the proliferation of private sector
and/or package sanitary sewer treatment systems through the development order approval
process in order to ire ensure 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 FDEP permits.
Policy 1-5.3: [Renumbered, revised text, page SS-31]
As provided for in the Rural Lands Stewardship Area Overlay, and in Policy 1.4,2,
central sewer facilities are permitted in Towns, Villages, Hamlets, and Compact Rural
Developments. Though not anticipated, it is possible that central sanitary sewer collection
lines may extend through lands not designated as a Town, Village, Hamlet or Compact
Rural Development; no properties designated other than as a Town, Village, Hamlet or
Compact Rural Development is are permitted to connect to these collection lines. Under
criteria, properties may be eligible for central sanitary sewer service from Collier County
Utilities, or a private sector utility or /independent district, within the Receiving Areas
identified in the Rural Transition Water and Sewer District, depicted on the Existing and
Future Sewer Service Areas map (Figure SS-2) of the Sanitary Sewer Sub-element,
subject to availability. Qualifying criteria will shall be limited to the requirements and
incentives established in the Future Land Use and the Conservation and Coastal
Management Elements of the this Plan to obtain preservation standards established for
environmentally sensitive lands in the Sending Areas of the Rural Fringe Mixed Use
District. Criteria for central sanitary sewer service eligibility 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 eligibility may be amended and additional Sending and
Receiving Lands may be designated in the future. Central Sanitary Sewer collection lines,
within the Rural Transition Water and Sewer District, may extend through Sending
Lands; however, no properties designated as Sending Lands may connect to the
collection lines.
Sanitary Sewer Sub-Element ed120205—dw1-11-06
n
G:Comp,EAR Amendment Modifications,Final EAC
1-11-06
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�., Item VII.B.
ENVIRONMENTAL ADVISORY COUNCIL
STAFF REPORT
MEETING OF FEBRUARY 1,2006
I. NAME OF PETITIONER/PROJECT:
Petition No.: Site Development Plan
No. SDP-2003-AR-4596
Petition Name: Fishermans Village
Applicant/Developer: Antaramian Development Corporation
Engineering Consultant: Davidson Engineering, Inc.
Environmental Consultant: Kevin L. Erwin Consulting Ecologists,
Inc.
II. LOCATION:
The project site is located adjacent to Haldeman Creek, in Sections 11 & 14,
Township 50 South, Range 25 East, Collier County, Florida.
III. DESCRIPTION OF SURROUNDING PROPERTIES:
Surrounding properties are mostly developed, with the following zoning
classifications.
ZONING DESCRIPTION
N- RMF-6 Partially Developed
S - RMF-6 Developed
E - RSF-4 Developed
RMF-6 Partially Developed
W- PUD (Windstar) Developed
MH (Naples Land Yacht Harbor) Developed
EAC Meeting
Page 2 of 9
IV. PROJECT DESCRIPTION:
The project consists of 51 residential units (three duplex, three 8-unit buildings,
one 21-unit building) two pools, one clubhouse, a preserve area and a communal
dock with 51 slips. The project entrance is located at Lakewood Drive.
V. GROWTH MANAGEMENT PLAN CONSISTENCY:
Future Land Use Element:
The subject properties are designated Urban (Urban—Mixed Use District, Urban
Coastal Fringe Subdistrict), and are within the Traffic Congestion Boundary and
the Coastal High Hazard Area(CHHA), as identified on the Future Land Use Map
(FLUM) of the Growth Management Plan (GMP). Relevant to this petition, this
Subdistrict permits a variety of residential and non-residential uses including
residential multi-family development and associated accessory uses, such as
recreational and private dock facilities.
The Urban Coastal Fringe Subdistrict provides transitional densities between the
Conservation designated area and the Urban designated area. This Subdistrict
limits residential densities to a maximum of four dwelling units per acre, except
as allowed by the Density Rating System. Because the subject project is located
within the Traffic Congestion Boundary, part of the Density Rating System, it is
subject to a 1 dwelling unit per acre reduction, thereby making the project eligible
for an adjusted base density of 3 dwelling units per acre.
Based upon the foregoing, Comprehensive Planning staff is of the opinion that the
subject request to allow residential multi-family development with customary
accessory uses at a density of 3 DU/A is consistent with the Future Land Use
Element.
Conservation & Coastal Management Element:
Objective 2.2. of the Conservation and Coastal Management Element of the
Growth Management Plan states "All canals, rivers, and flow ways discharging
into estuaries shall meet all applicable federal, state, or local water quality
standards."
To accomplish that, policy 2.2.2 states "In order to limit the specific and
cumulative impacts of stormwater runoff, stormwater systems should be designed
in such a way that discharged water does not degrade receiving waters and an
r attempt is made to enhance the timing, quantity, and quality of fresh water
(discharge)to the estuarine system."
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This project is consistent with the objectives of policy 2.2.2 in that it attempts to
mimic or enhance the quality and quantity of water leaving the site by utilizing
detention areas, vaults, and interconnected wetlands to provide water quality
retention and peak flow attenuation during storm events.
In accordance with Objective 2.4 and Policy 2.4.1, the Florida Department of
Environmental Protection (FDEP) shall be notified of development projects
within Rookery Bay Aquatic Preserve watershed. A copy of the Site Development
Plan and Environmental Impact Statement will be forwarded to FDEP.
The project as proposed is consistent with the Policies in Objective 6.1 and 6.2 of
the Conservation &Coastal Management Element, for the following reasons:
Greater than fifteen percent (15 %) of the existing native vegetation will be
retained on-site and set aside as preserve areas with conservation easements
prohibiting further development. Selection of preservation areas, are consistent
with the criteria listed in Policy 6.1.1.
Habitat management and exotic vegetation removal/maintenance plans are
required at the time of Site Development Plan/Construction Plan submittal and are
included on the site plans. Preserve areas shall be required to be maintained free
of Category I invasive exotic plants, as defined by the Florida Exotic Pest Plant
Council.
The requirement for an Environmental Impact Statement (EIS)pursuant to Policy
6.1.8 has been satisfied.
Jurisdictional wetlands have been identified as required in Policies 6.2.1 and
6.2.2. As stated in Policies 6.2.3 and 6.2.4, where permits issued by jurisdictional
agencies allow for impacts to wetlands within the Urban 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.
In accordance with Policy 6.2.6, required preservation areas are identified on the
site plans. Uses within preserve areas shall not include any activity detrimental to
drainage, flood control, water conservation, erosion control, or fish and wildlife
conservation and preservation. Restrictions for within preserve areas are included
in the conservation easement and on the site plans.
A wildlife survey for listed species in accordance with Policy 7.1.2 is included in
the Environmental Impact Statement (EIS). Wildlife habitat management plans for
EAC Meeting
Page 4 of 9
listed species (manatees) are required at the time of Site Development
Plan/Construction Plan submittal are included on the site plans.
VI. MAJOR ISSUES:
Stormwater Management:
Fisherman's Village is divided into a south basin and a smaller north basin
separated by a wetland preserve. Both basins use a combination of dry detention
areas and swales to achieve water quality retention/detention and they use
interconnected underground detention vaults below the parking areas to achieve
attenuation of the peak flows. This system should remove almost all settleable
solids and a portion of the suspended solids and should achieve some nutrient
removal prior to discharge.
The north basin discharges to the north directly into Haldeman Creek. The south
basin discharges toward the east into a dead-end canal which discharges into
Haldeman Creek. The south basin discharge may help circulation in the dead-end
canal.
^, The Site Development Plan (AR 4596) is on reject by Engineering Review for
miscellaneous engineering items as of the writing of this staff report. The Water
Management system design should not be affected by those comments. The
project requires a permit from SFWMD due to the proximity of wetlands and a
canal with direct access to the Gulf of Mexico. The District's staff report permit
conditions are the final design.
Environmental:
Site Description:
The Fishermans Village soils map identifies four soil types mapped on-site with
two soils being dominant. The northern portion of the site is identified as Durbin
and Wulfert Mucks, which are typically found in tidal mangrove swamps. The
southern portion of the site is shown as being dominated by Basinger Fine Sand,
which is typically found in transitional pine, cypress, and cabbage palm sloughs.
The site has been significantly altered by previous land use and consists mainly of
mowed grass with scattered slash pine and cabbage palm, residual cabbage palm
hammocks, an excavated lake, and mangroves. Most of the non-estuarine portions
of the project will be cleared by the County during maintenance dredging of
Haldeman Creek, prior to development of the site. A site plan depicting
anticipated conditions on-site after the County's use of the property is included as
Figure 4 in the EIS.
it
EAC Meeting
Page 5 of 9
Conservation easements have been recorded for habitats on-site as part of the
original development permits issued for the site (DER Permit No.112315935
(4/17/91); SFWMD Permit No.11-01157-S (11/10/93); USACOE Permit
No.199003630 (8/6/93)). While the majority of the mitigation was conducted for
the original permits, the impact and development associated with the original
permits was not. The property owner intends to lift the existing conservation
easements and record easements over the preserves associated with the current site
plan.
Wetlands:
In association with the County's permitting of the property as a temporary spoil
recipient site for the Haldeman Creek dredging project, the County has had site
wetlands delineated(EIS Exhibit D). According to the County's delineation there
are 3.8 acres of jurisdictional wetlands and 1.4 acres of Other Surface Waters
south of Haldeman Creek. Additionally, Kevin L. Erwin Consulting Ecologists
have mapped, based on photo interpretation, an additional 1.8 acres of wetlands
and 3.1 acres of Other Surface Waters north of the southern property (EIS Figure
2). All development work proposed is south of the Creek in the area delineated as
part of the County's dredge project. Based on the proposed spoil stockpiling
permit for the County, approximately 0.4 acres of wetlands and 0.5 acres of Other
Surface Waters will be impacted and mitigated for by the County.
Subsequent to the County utilizing the site as a dredge recipient site, there will be
approximately 5.2 acres of jurisdictional wetlands and 4.0 acres of Other Surface
Waters located within the property boundary. The Fishermans Village project
proposes to impact 1.2 acres of wetlands including 0.6 acres of created mangrove
forest, 0.4 acre of native mangrove forest, 0.1 acre of mixed forested mitigation
wetlands, and 0.1 acre of shrub and brush land). Impacts will be mitigated by
preserving and enhancing 3.6 acres of wetlands on-site and by purchasing coastal
wetland Credits from Little Pine Island Mitigation Bank. Final wetland impacts
and mitigation will be determined during the state and federal permitting process.
Water quality, quantity, and hydroperiod should not be altered by this project. The
on-site wetland that will not be impacted will be enhanced as a part of mitigation
(exotic maintenance and spoil removal). The hydrology of the wetland systems is
tidally dominated and it is anticipated that the project will provide increased
hydrological connections to preserves wetlands. The project plans include a
surface water management system, which includes a series of wet/dry detention to
hold and treat on-site runoff to insure water quality is reached.
EAC Meeting
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Preservation Requirements:
The subject property has been significantly altered by previous land use and the
majority of uplands are maintained(mowed) grassy areas. Prior to initiation of
construction of the Fishermans Village project, the site will be further altered by
the County's use of the property as a temporary spoil site for maintenance
dredging of Haldeman Creek. Two vegetation maps have been prepared for the
project: EIS Figure 2 identifies the current vegetation communities on-site and
EIS Figure 4 identifies the vegetation communities anticipated upon completion
of the County's utilization of the site for temporary spoil disposal. According to
the EIS for the Haldeman Creek dredging project, 6.95 acres of native vegetation
currently exist on-site.
Fishermans Village is a residential project, greater than 2.5 acres in size and
located seaward of the "Coastal High Hazard Area". In accordance with Policy
6.1.1 of the Growth Management Plan (GMP) and Section 3.05.07 of the Land
Development Code (LDC), a minimum of twenty-five percent of the existing
native vegetation shall be retained on-site (6.95 acres x .25 = 1.74 acres). The 2.66
acre County required preserve identified on the Site Development Plan satisfies
,.� this requirement.
Listed Species:
Surveys for listed plant and animal species were conducted on-site on October
19th and November 15th, 2004. On October 19th the site was surveyed from 9:00
a.m. - 11:30 a.m. with the majority of the focus on the open lands and mangrove
fringe. On November 15th the site was surveyed from 10:30 a.m. —3:30 p.m. with
the majority of the focus on the native mangrove/bay, cabbage palm and tropical
hardwood areas.
Listed wildlife species observed include one tri-color heron (on two occasions)
and three white ibis foraging on the mud flat in the center of the mangrove forest.
The only listed plant species identified was the cardinal wild pine (Tillandsia
fasiculata) found in the mangrove forest. Additionally, an osprey is nesting on a
platform erected adjacent to the canal on the eastern portion of the property. The
listed species observed were in areas that are proposed to be preserved. The
osprey nesting platform is located in an area to be retained as a preserve/landscape
buffer and the pole and platform will not be removed.
Manatee awareness signage and language addressing protection measures for
manatees during construction are included on the site plans. Calculations for
determining the number of boat slips according to the Manatee Protection Plan
(MPP) are included in the EIS and on the site plans. The amount of shoreline used
EAC Meeting
Page 7 of 9
in determining the number of boat slips pursuant to the MPP is still under review
by staff. The current site plan identifies 5,461.85 feet of shoreline which allows
for a maximum of 54 boat slips. Only the amount of shoreline for property owned
by the applicant can be used in determining the number of boat slips pursuant to
the MPP. An update of staff's findings will be presented at the EAC meeting. A
total of 51 boat slips are shown on the site plan.
VII. RECOMMENDATIONS:
Staff recommends approval of Site Development Plan No. SDP-2003-AR-4596
"Fishermans Village" with the following conditions:
Stormwater Management:
1. A preconstruction conference must be held prior to commencing any work.
Permits from all applicable state and federal agencies must be obtained prior
to any preconstruction conference.
Environmental:
1. Permits or letters of exemption from the South Florida Water Management
District (SFWMD) and U.S. Army Corps of Engineers (USACOE) shall be
submitted to Environmental Services Department review staff prior to the
pre-construction meeting with the Engineering Services Department.
2. The approved conservation easement for the County required preserve shall
be recorded within 90 days of Site Development Plan (SDP) approval.
EAC Meeting
Page 8 of 9
PREPARED BY:
ys
! i
r /8 Lw1/411 3006
STAN C I'ZANO KI, P.E. DATE
ENGINEERING ' ` IEW MANAGER
ENGINEERING SERVICES DEPARTMENT
A741 i 4 Pnao
STEPHEN LENBERGER DATE
ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
ROSS GO�,C 1 ' A ' SAT`
PLANNER
DEPARTMENT OF ZONING AND LAND DEVELOPMENT REV I hW
HELE MOS',MCP DATE
PRINCIPAL PLR
COMPREHENSIVE DEPARTMENT
EAC Meeting
Page9of9
REVIEWED BY:
BARBARA S. BURGESON DATE
PRINCIPAL ENVIRONMENTAL SPECIALIST
ENVIRONMENTAL SERVICES DEPARTMENT
/ r
I LIAM D. LO' ' Z, Jr.,"P.E., DIRECTOR, DATE
ENVIRONMENTAL SERVICES DEPARTMENT
q
b '
- I 72-5/0,G
STEVEN D. GRIFFIN DATE
ASSISTANT COUNTY Al ORNEY
OFFICE OF THE COLLIER COUNTY ATTORNEY
APPROVED BY:
A4.9/04.
J• 'H K. S CHMITT, AD 1 STRATOR, DAT
CO I Y DEVELOPMENT &ENVIRONMENTAL SERVICES DIVISION