Agenda 11/09/2010 Item # 9B
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EASTERN COLLIER. COUNTY PROPERTY OWNERS
October 22.2010
Commissioner Fred'~.Ch*
Commissioner F,**,~.I.. Vice a.air
Corrmissioner OoI-WtaRala .
. . Commissioner JmCaletta.
: .CommII8iGrier Tom I ~ .
Board-DI Ccu1ty CofnII8.~
. Collier County~'
3301 East Tamlamf TraI
Naples, FL 34112
RE: ~ Lands Stew8rdShio Area..Prpgrwa .
Dear Conmissloners:
We understand .ihat~,,**,,bis'recentlyconsici.8red it:.lerpretations of the land
Development ~.(LDC).'-:di""'.."runber of votes required to approve or amend a
Stewaldship ReoeivInI: ~'(SRA) in theRiqlLand Stewardship Area (RlSA) 0vet1ay DistriCt.
As the ~ of~'fJl',,~ Coller PrOpertJOwners (ECPO), who own and manage
approxlmBt8ly..,Ge,......... fi.1nd i1 the RLSA. we would like to voice our unIied
understanding on ":~YNItter and CCAMy CU' sense d urgency to have the ace
address this issue whIe ............. of the .000000County Board of County Commissioners
(BCC) who vobId..to 1l4opt" RlSA progrIIIn .. rally ~ coIective intent in . doing so. It is
ECPO's position. that the ~ or.-nencfnillntof.. SRA occurs within the unique framework
of the RLSA regulations, dcMlS not constitute a:~ action. and therefore does not require a
supermajority vote of the BCC. .... .
The RLSA OVerlay~"~ of a ~three-year study (TheInlnakaleeArea
Study) that invoMId.'QWIet~, the puI)IIc. ...... non-governmenI8 ~, and
ECPO. The IrnnIetJf.';~~ was prep.ed to fuliH the directive of a FIn8I Order from the
Gov8mar and_.~~ J&nt 22, 1999- ThIs F'maI Order challengld QilierCcu1ty to
aeate a lOng f8nn pIBn,1O ~ severaf goals: to.prevent the prernatl.mt c:orwersIan ct
agriaJIbnIland.tQ~raI uses, to dnct InCOmpatible uses away from lA....... and
. upI8nd t8bftat. ....10 finabIe.the conversion of nnnand to other uSes in approprtate IocatIoni.
discourage .... ..-. and to encourage development that utilizes aeaINe IiIind ......."WIg
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ThIoughoutthe~.. numerous challenges were overcome. Perhaps the ~dIfficuIt
chaIIenge~1O"'8n incentive based approach to balance private property rIghlsand
~,g.owth Whle protecting and c:onIIMng highly valued naturall'8lCUW lands on
privaI8;~wIthout publicly funded ~ To make such a program work. the
1noIII1.....;i~'provide a significant and tangible value to a private property owner to
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8oIlIn:t ~ Ccuty Conmissioners
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The~ RLSA Plan created an innovative new credit system th8t used N~__ d
=-=:~...=:~eveIopmentto...dIdent
nW~PIIn met the AlqulnNnenla d lheFirlllOrder. and was actoPtect lIlrinousIy by the
SCOts", CMrIayto lhefUtureLaM Use Map of the GMP. AIIotthe n&nbers of the Bee
. who adapted.. ~Pmgr8m n2002.continueto serve' on the ace as d the date d this
letter. The RL.SA ~W8S ~ by thct:aiginal challenging envilonmenlal organizations
and wasfound.bIIlA ,~iwlth the.state.. Growth Management Laws by the State
. . Departmint ofCommll1lly Atfairs (DeA).By incorpondillg the RlsAirm the GMP8Ad
implemenli19 corresponding ~ in the LOC, which included the adoptIaR ofa zolling"
. overlay aaoss the entir8 RLSA. Coller County ae_d ... incentive based progr8IIIthaU.
... proven to enccuage the 'JOIui'itary:parti~ by ~ owners i1 achievini -.'......
far reaching public ben8Ita~. . . . .
The key element of the RLSA.~ is the Sta-dshiP.CredIt. which is"~ th8t Is
used to' create rea!able V8I1Ue. to pop8rty owners n exchange for the ......,.ellmlnation of
certain development rights. Since.adoptIon. over 55,000 8aes d private....... been
desig~ as Stewald8hip ~ Areas (SSAs) 81d the owners fA.... ~ have received
Stewardship Credits nl'8lm'n for the eIimileIoncl their development righI8~'1n order for these
Ct'8difs to have value and be marketable; theose of a Credit must be both ~Je and
reliable, a1d must gIWIt CIii1aIn righea that cannot be obtained by oIher mea...
In Collier County'$1rac:IItionat land use and zoning appI'OItch, a ~ owner can petition to
rezone their property -1D1iny 20ning category that falls wId1in the GMP's Future Land Use Map
(FLUM) desig~ fOJ"'.....1and. To.obtaIn the 1'8ZOI*'9. a property owner must receive a
supennajority Wlllluif"lhaBCC tDlIIJPI"cw8" ordNnce insuppor(.of the change, but a
petitiQner is not ~-to (1), ac:quJr8 and apply development rights from other properties to
secure the ~ 'or:(2l voIunBty eliminate valuable development rights from other land.
In the RLSA, an appIic8nUor a sRA must acquire a specified number d Stewardship Credits
from.land that has''''' designated.as a $$A in CJrderto ~ 8RA ~ and in doing
.SO is presumed fohBve 1herWttfD USe these CredIts to obtain the 8RA d.IJgnatfQn. subject to
meeting specific allfia set ~. the GMP and LOC.
Because thevaluedthe ~ Cndt is SClIe" based on that right to Obtain SRA
desIgnatioI).... value of a ~ CredI would be severely undEtrmined'f a super majority
Vote is........... to 8IIow a ~far that CNdit to use it ,obtaining a SRA dasignation was
identical to obtaining a re~"" ~.. no ~ to a Stewardship Ci8dit..s property.
owners would seek a simpf!ll:.... inst.l!ich:lfuslngthe Stewardship Credit by leahlng SRA
designation. Par th8lNIIII~:1dIer County, est8b1ished RLSA regulations In ".l.DC .ID 8I'PIY
to. aU the lands., ...,.....'....',.'.., ....,...,;'. "-',:.',.,Ihat ~ ~nation process for both SSAs and ~ ~
be i'nplemell"~ by"" " '~by fttZIriag ordnances.' . .
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The GMP provides 1U'IfIrotII.~ to the intent. of the RLSA as a means of~
and '.i" i1novative~ and It is clear that the RLSA was to be~. .
~;~~,,' ',(.i;,i..of9~;~~ratherthan1radJtionalzoningproCeckna... '.',
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Agenda Item No. 9S ,.
November 9,2010 ..
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Board d~ Commissioners
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F~ '...... no I'8fer8nces explicit or Implied that suggest a supen11IIjcd.J"."
~"~to the designation c! 8 SRA. To the contnlly. the policies clearly InlilricUC):'t':
rnIIIrlIl'",:preclllllmple n ~enl . ..
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As JOU ~~"I'.,~ ~ who ackipted the RLSA In 2002. we "M;'.
)Ul'1nIMI.... ~.. ~ogJam. We would nKluesUhat at your meeting d
this iI8m"~~4la1SSlon. .xi ~ for action at ~ meea'lgof..
2010. TIwIk you'tj.-cansIderdon. .: . "
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SIncerelY .
.~i-M .
. Russel Priddyi.~for
Eastem CoIII8r County Property Own....
AlicoLand.~CorparaIion ,
. . . Pacific TomatO Growws, Ltd. .
.CoOIer Enterprises. ..
Sunniland Family IJmHed ~
Half Circle L:Ranch PiIi'tnershIp
English BrOthers .. .
.. Barron Collier ConpInIes . .
ConsoldateCI CitruS. LPI King Ranch. Incorpora18d
00: Mro.:Leo Ochs. Q:xI1ly ~ . .
Jeffrey A, Klatzkow.E$CIune. County AttOrney
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
Item Summary:
98
Agenda Item No. 98
November 9. 2010
Page 4 of 4
Solicit understanding of County Commissioner intent in creating Rural Lands Stewardship
Area (RLSA) as an incentive based program to front load public benefits with the expectation
of finding a market to sell credits received in exchange for stripping development rights from
the land upon which public benefits are created. (Commissioner Coletta)
11/9120109:00:00 AM
Meeting Date:
Approved By
Michael Sheffield
Assistant to the County Manager
County Managers Office
Date
11/1/201012:07 PM