The URL can be used to link to this page

GMOC Agenda 12/06/2018GROWTH MANAGEMENT OVERSIGHT COMMITTEE (GMOC) COMMITTEE MEETING December 6, 2018 3:00 PM Growth Management Department Building, Conference Room 609/610 2800 N. Horseshoe Drive, Naples, Florida 34104 AGENDA 1. Roll Call 2. Approval of Agenda 3. Approval of September 6, 2018 Minutes 4. Staff Announcements 5. Agenda Items A. Metropolitan Planning Organization and LRTP Anne McLaughlin, Executive Director, Collier MPO B. Update on Golden Gate Area Master Plan Restudy Kris Van Lengen, Community Planning Manager Anita Jenkins, Principal Planner C. Update on Immokalee Area Master Plan Restudy Anita Jenkins D. Update on Rural Fringe Mixed Use District Restudy Kris Van Lengen Anita Jenkins E. Update on RLSA Overlay Restudy Kris Van Lengen 8. Member and Citizen Comments (topics not covered) 9. Next Meeting Date Selection (March 7, 2018) 10. Adjournment NOTE: All public speakers will be limited to five (5) minutes unless the Chairman grants permission for additional time. Individuals selected to speak on behalf of an organization or group may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the agenda packets must submit said material a minimum of 5 days prior to the meeting. Staff resources can be found at: https://www.colliergov.net/gmprestudies . 21.A.2 Packet Pg. 367 Attachment: Agenda GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) NOTE: All meetings will be publicly noticed in the W. Harmon Turner Building (Building F) and provided to the County Public Information Department for distribution. Please contact Kris Van Lengen, Community Planning Manager, at krisvanlengen@colliergov.net for additional information. 21.A.2 Packet Pg. 368 Attachment: Agenda GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GROWTH MANAGEMENT OVERSIGHT COMMITTEE (GMOC) COMMITTEE MEETING December 6, 2018 3:00 PM Growth Management Department Building, Conference Room 609/610 2800 N. Horseshoe Drive, Naples, Florida 34104 AGENDA 1. Roll Call 2. Approval of Agenda 3. Approval of September 6, 2018 Minutes 4. Staff Announcements 5. Agenda Items A. Metropolitan Planning Organization and LRTP Anne McLaughlin, Executive Director, Collier MPO B. Update on Golden Gate Area Master Plan Restudy Kris Van Lengen, Community Planning Manager Anita Jenkins, Principal Planner C. Update on Immokalee Area Master Plan Restudy Anita Jenkins D. Update on Rural Fringe Mixed Use District Restudy Kris Van Lengen Anita Jenkins E. Update on RLSA Overlay Restudy Kris Van Lengen 8. Member and Citizen Comments (topics not covered) 9. Next Meeting Date Selection (March 7, 2018) 10. Adjournment NOTE: All public speakers will be limited to five (5) minutes unless the Chairman grants permission for additional time. Individuals selected to speak on behalf of an organization or group may be allotted 10 minutes to speak on an item if so recognized by the chairman. Persons wishing to have written or graphic materials included in the agenda packets must submit said material a minimum of 5 days prior to the meeting. Staff resources can be found at: https://www.colliergov.net/gmprestudies . GMOC Meeting 12/06/18 Page 1 of 35 21.A.3 Packet Pg. 369 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) NOTE: All meetings will be publicly noticed in the W. Harmon Turner Building (Building F) and provided to the County Public Information Department for distribution. Please contact Kris Van Lengen, Community Planning Manager, at krisvanlengen@colliergov.net for additional information. GMOC Meeting 12/06/18 Page 2 of 35 21.A.3 Packet Pg. 370 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) September 6, 2018 1 MINUTES OF THE COLLIER COUNTY GROWTH MANAGEMENT OVERSIGHT COMMITTEE MEETING Naples, Florida, September 6, 2018 LET IT BE REMEMBERED, the Collier County Development Growth Management Oversight Committee in and for the County of Collier, having conducted business herein, met on this date at 3:00 P.M. in REGULAR SESSION at the Collier County Growth Management Department Building, Conference Room #609/610, 2800 N. Horseshoe Drive, Naples, Florida, with the following members present: Chairman: Nicholas G. Penniman, IV Vice Chairman: Jeffery Curl Everett Loukonen John W. Vaughn, Jr. (Excused) Jacob Winge Andrea Psaras (Excused) Ross W. McIntosh ALSO PRESENT: Kris Van Lengen, Community Planning Manager Anita Jenkins, Principal Planner Gary McAlpin, Manager, Coastal Zone Management Joe Bellone, Director of Operations, Public Utilities Dept. GMOC Meeting 12/06/18 Page 3 of 35 21.A.3 Packet Pg. 371 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) September 6, 2018 2 Any persons in need of the verbatim record of the meeting may request a copy of the audio recording from the Collier County Growth Management Department. 1. Roll Call Chairman Penniman called the meeting to order at 3:03pm 2. Approval of Agenda Mr. Winge moved to approve the Agenda subject to hearing Item 6.D after Item 6.B. Second by Mr. Curl. Carried unanimously 5 - 0. 3. Approval of Minutes from March 1, 2018 Meeting Mr. Curl moved to approve the minutes of the March 1, 2018 meeting as presented. Second by Mr. Loukonen. Carried unanimously 5 - 0. 4. Approval of Minutes from June 7, 2018 Meeting Mr. Curl moved to approve the minutes of the June 7, 2018 meeting as presented. Second by Mr. Winge. Carried unanimously 5 - 0. 5. Staff Announcements Mr. Van Lengen reported future presentations to the Committee will include those by the Metropolitan Planning Organization and IFAS. 6. Agenda Items A. Water and Wastewater Utilities in Eastern Collier Joe Bellone, Director of Operations, Collier County Utilities Dept. Mr. Bellone presented the PowerPoint “Northeast Utility Facilities Strategy and Task Assignments” dated August 23, 2018 for information purposes. He noted: • On September 11th, the BCC is scheduled to review a Resolution for expansion of the Collier County Water and Sewer District (CCWSD) service area to serve 4 developments (Hogan Island Village and SR 846 Land Trust RLW, Collier Lakes and Immokalee Road Rural Village - f/k/a 846 Land Trust) • The purpose is to serve the projects and eliminate the need for small package treatment plants in the areas. • An interim treatment plant will be utilized up to 2024 when the regional plant goes online with enough estimated service capacity until 2029. • Water will be served to the areas from an extension of a 36 inch existing water main and storage tank with capacity of service estimated through 2028. • The County will be required to construct the treatment plants, water service extensions, related facilities and wells. • The developer will be responsible for the service lines, lift stations, infrastructure which will eventually be conveyed to the County. • User fees will fund the operations/maintenance, debt service interim production facilities and repairs and rehabilitation portions of the project while impact fees will be used for the transmission mains, growth debt service, capacity expansion. • The improvements may be bonded until new user impact fees become available for use. GMOC Meeting 12/06/18 Page 4 of 35 21.A.3 Packet Pg. 372 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) September 6, 2018 3 Under Committee discussion, the following was noted: • There will be no negative financial impact on existing users. The revenue garnered from user fees may be used to fund improvements anywhere in the district including repairs to older systems in County. • The water main extension will not serve the existing Golden Gate Estates residences but hydrants will be installed for fire protection along the water main installation corridor. • Discussions are underway to identify available uses for waste product from the sewage treatment plants (applications in landscape medians, etc.). Speaker April Olsen, Conservancy of Southwest Florida sought clarification on the purpose of the BCC meeting given no permits have been issued for the proposed projects. Mr. Bellone noted it is simply to approve the expansion of the service area boundaries, a necessary first step. B. Planning for Rehydration and Estuary Balance Gary McAlpin, Manager, Coastal Management Programs Mr. McAlpin presented the PowerPoint “Collier County Comprehensive Watershed Management Plan - Golden Gate Canal Flow Diversion and South Belle Meade Hydration Project.” He noted: • The RESTORE (Resources and Ecosystems Sustainability, Tourist Opportunities, and Revived Economies of the Gulf Coast States Act) is a funding source born from the BP Big Horizon oil spill. • RESTORE allows use of funds in certain qualifying jurisdictions for water quality improvement projects and the County has been awarded $18M under the program to develop watershed management projects for the Golden Gate Canal Flow Diversion and South Bell Meade Hydration Projects. • The two projects involve re-plumbing portions of the eastern County to reduce the water flows into Naples Bay and re-hydrating Picayune State Forest and direct additional flows to Rookery Bay. • The County has spent $250,000 to date developing concepts and plans which are now in the permitting phase. • The costs of the projects are estimated at $32M total with the County seeking an additional $14M in Federal grants to fund the work. • The activity includes allocating $1M for a stud y on the North Belle Meade lands and developing future development plans for the Six L’s Farm area, with intent of codifying any requirements for the farm area in the Land Development Code. Mr. Curl left at 3:45pm. D. Update on Immokalee Area Master Plan Restudy - Anita Jenkins Ms. Jenkins provided the “Immokalee Area Master Plan – Section 4: List of Initial Recommendations” for information purposes. She is seeking a Committee endorsement on the recommendations and process involved with developing the plan noting: • The public workshop phase of the restudy has been completed, however additional input is welcomed as the transmittal documents are being prepared. GMOC Meeting 12/06/18 Page 5 of 35 21.A.3 Packet Pg. 373 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) September 6, 2018 4 • The Immokalee (Community Redevelopment Agency (CRA) has been involved in the process and Staff will be seeking an endorsement of the process from them at their October meeting. The Committee noted the recommendations do not address agriculture uses in the area with Staff noting they are examining policies to assist facilitating agribusiness. Mr. McIntosh moved to endorse Staff’s public outreach process and the subsequent recommendations and White Paper developed for the plan. Second by Mr. Winge. Carried unanimously 5 – 0. C. Golden Gate Area Master Plan: Progress Report - Kris Van Lengen, Community Planning Manager Anita Jenkins, Principal Planner Mr. Van Lengen provided a copy of the Executive Summary to be forwarded to the Board of County Commissioners “Recommendation to approve proposed amendments to the Golden Gate Area Master Plan (GGAMP) and related elements of the Growth Management Plan (GMP) for transmittal to the Florida Department of Economic Opportunity (ORC) response, [Transmittal Hearing]” for information purposes. He noted: • The Board of County Commissioners will hold a public hearing at their September 25, 2018 meeting on the transmittal document. • The proposed amendments were reviewed by the Collier County Planning Commission who recommended minor changes such as non upsizing of neighborhood centers, cell towers (a conditional use) limited to arterial and collector roads, and prohibiting use of eminent domain for creation of greenways. • Following Board approval, the document will be transmitted to the Department of Economic Opportunity for comment and subsequently returned to the County for adoption. On a related noted, Staff is aware of development applications which may be submitted in the near future for properties in the area and they are monitoring the proposals to determine if they are in conformance with the proposed amendments. E. Update on Rural Fringe Mixed Use District Restudy - Kris Van Lengen Anita Jenkins Mr. Van Lengen provided the Draft Executive Summary “Recommendation to direct Staff to prepare amendments to the Growth Management Plan (GMP), Rural Fringe Mixed Use District (RFMUD) based upon the completed public planning process and direction provided to Staff at three individual workshops conducted with the Board during 2017” for information purposes. He reported: • The BCC reviewed the restudy and reached consensus, on many secondary issues with 3 primary issues outstanding, including the development of a TDR bank, density requirements for the villages and County ownership of lands in North Belle Meade. • Staff will be appearing before the Board on September 25th to seek direction on preparing the amendments to the Growth Management Plan (GMP) for the District. • Staff will continue to focus on pursuing County ownership of lands in North Belle Meade (via Conservation Collier, etc.). • The Collier Interactive Growth Model (CIGM) will be used as an additional tool to help determine the proposed density of the villages. GMOC Meeting 12/06/18 Page 6 of 35 21.A.3 Packet Pg. 374 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) September 6, 2018 5 • The mitigation and Transfer of Development Rights (TDR) bank concepts will no longer be considered at this point in time. • A new development 846 is being planned for the District and it is unknown at this point in time if it will meet the new goals of the program. F. Update on RLSA Overlay Restudy - Kris Van Lengen Mr. Van Lengen provided the “Rural Lands Stewardship Area Restudy Public Outreach Schedule, Agenda” for the RLSA Restudy Public Workshop Infrastructure and Fiscal Impact held August 23rd and the Draft Agenda RLSA Restudy Public Workshop Water Resources to be held September 27th. He noted an issue arose whereby some individuals who make comment via email wish not to have their email address exposed, while others request they be made available. The Committee noted it is acceptable to redact email addresses, however requested Staff to ensure there would be no inadvertent Sunshine Law violations if the addresses are not exposed during a public comment on an item. 7. Member and Citizen Comments (topics not covered) None 8. Next meeting date (December 6, 2018) There being no further business for the good of the County, the meeting was adjourned by the order of the Chair at 4:30PM. COLLIER COUNTY GROWTH MANAGEMENT OVERSIGHT COMMITTEE ______________________________________ Chairman, Nicholas Penniman, IV These Minutes were approved by the Board/Committee on ________________, as presented _______, or as amended ________. GMOC Meeting 12/06/18 Page 7 of 35 21.A.3 Packet Pg. 375 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) EXECUTIVE SUMMARY Recommendation to approve proposed amendments to the Golden Gate Area Master Plan (GGAMP) and related elements of the Growth Management Plan (GMP) for transmittal to the Florida Department of Economic Opportunity (DEO) for review and objections, recommendations and comments (ORC) response, and to provide direction to staff on any additional amendment language for further review at adoption. [Transmittal Hearing] OBJECTIVE: For the Board of County Commissioners (Board) to review and approve the proposed amendments to the GGAMP and the GMP, direct transmittal to DEO for review and provide direction to staff pertaining to the inclusion of any additional amendment language for consideration at the adoption hearings. CONSIDERATIONS: On February 10, 2015, the Board directed staff to initiate GMP restudies in four areas of eastern Collier County, focusing on complementary land uses, economic vitality, mobility and environmental sustainability through a public outreach effort. The Board appointed the Growth Management Oversight Committee (GMOC), which first convened in December 2015. The GMOC directs public outreach efforts and ultimately assures economic vitality, environmental sustainability and consistency among the four eastern area Plans. The proposed Growth Management Plan (GMP) revisions found in Attachment A to this report (and Resolution, Exhibit A) are derived from the Golden Gate Area Master Plan (GGAMP) Restudy White Paper dated December 2017. These were presented at a public hearing before Collier County Planning Commission (CCPC) on July 19, 2018 in its capacity as the County’s Land Planning Agency and as convened as the County’s Environmental Advisory Committee (EAC). The White Paper, Attachment B, provides the data and analysis underlying the revisions to Goals, Objectives, Policies and Land Use Designation Descriptions within the GGAMP (Attachment A). The substantive discussion of the recommendations appears in Attachment B, Section 3. Meeting summaries and survey results provide the foundation for recommendations (Attachment B, Appendix A). The Golden Gate area is bordered on the west by the greater urban area o f Collier County, on the north and south by the RFMUD and on the east by the RLSA. It includes three diverse geographic areas: the rural Estates (east of CR 951), the urban Estates (west of CR 951), and Golden Gate City, an unincorporated urban area. Outreach generally reflected these geographic areas. The outcomes of public participation and resulting recommendations resulted in re-organization of the Goals, Objectives and Policies (GOPs) with the intent to better define GOPs associated with the Estates and GOPs associated with Golden Gate City. Due to the similarity in outcomes between the urban and rural Estates, those a reas are combined in Goals 4-7. One might over-simplify the present recommended changes to the GGAMP as incremental changes favoring: (a) Economic development and redevelopment in Golden Gate City, and (b) Safety and environment in the Golden Gate Estates. Comprehensive Plan changes alone rarely make these things happen. Rather, they foster the vision, communication and resources to allow the continued improvement of place-making, through future ordinances, budget expenditures and land use petition decisions. In some policies, interim measures such GMOC Meeting 12/06/18 Page 8 of 35 21.A.3 Packet Pg. 376 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) as feasibility studies and reports are called for. Additional comments on Golden Gate City an d Golden Gate Estates follows: (a) Golden Gate City contains several commercial areas that are centrally located to the population. The available acreage for commercial development is sufficient to support the residents of Golden Gate City and the surrounding area; therefore, there is not a need to designate additional areas. Instead, focus and attention are needed within the current commercial areas. For the community vision of a vibrant, walkable community to be realized, redevelopment and renewal in specific areas is needed. The proposed target areas for redevelopment include the Mixed Use Activity Center Subdistrict and the Downtown Center Commercial Subdistrict along Golden Gate Parkway. The key proposed amendments to support the vision include measures to increase job opportunities by adding several specific land uses to the Mixed Use Activity Center designation. These uses support target industries such as, advanced manufacturing and computer and electronic manufacturing, or 3-d printing. By adding these uses, it is the intent to encourage economic development with a larger work force to support surrounding retail and entertainment. The uses originally proposed and included in the transmittal amendments have been reviewed by the zoning staff in cooperation with the economic development staff, and it has been determined that some of the uses are already allowed and therefore not needed as an additional use in the Activity Center. The economic development staff has reconsidered an appropriate list of uses that are needed to add to the Activity Center. Staff will present the new list of uses to the Planning Commission at the adoption hearing for recommendation to the Board. A zoning overlay will be considered to implement these uses within the Mixed Use Activity Center, along with development standards that provide greater support to a pedestrian environment. Redevelopment tools for Golden Gate City have already been initiated. The Collier County Water Sewer District’s assumption of services in Golden Gate City will significantly improve expansion and reliability to commercial property owners and residents, eliminating constraints caused by limited service. In May, Golden Gate City received a federal Opportunity Zone designation. This is a significant redevelopment tool that offers tax incentives for private development. Propert y owners have expressed great enthusiasm for this designation. Additionally, a local Economic Development Ordinance is being drafted for the Board’s consideration. This ordinance will create tax increment financing (TIF) to provide a funding source for inf rastructure and other incentives in the proposed redevelopment area. (b) In many ways, residents of the Rural and Urban Residential Estates Subdistrict were satisfied with the status quo. They favor a low density, rural character with limited commercial and conditional uses, along with architectural and lighting standards supporting their unique identity. Citizens voiced most support in creating or bolstering safety and environmental considerations. Reflecting the historic development pattern in the estat es, lengthy streets and avenues typically end at canal locations. This factor raises safety concerns, both for emergency providers and for emergency evacuation. As documented in the previous study of the GGAMP, there is a strong GMOC Meeting 12/06/18 Page 9 of 35 21.A.3 Packet Pg. 377 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) desire for increased funding for and prioritization of bridge connections to foster mobility for safety reasons. Likewise, funding and coordination for wildfire prevention remains a high priority. Citizens feel a close connection to environmental issues and display growing awarenes s of the difficult balance between flood protection and wetland conservation. New policies reflect this awareness by calling for feasibility studies related to dispersed water management and lot combination incentives, as additional conservation measures to those identified in the Collier County Watershed Management Plan. An evaluation of the recommended changes resulted in a need to amend other GMP elements for consistency and clear communication to the reader. Accordingly, there are several recommended amendments that are also packaged under Exhibit A, “Other GMP Amendments”. These Objectives, Policies or Land Use Designation Descriptions mirror the GGAMP recommended text. Each will require a separate Ordinance at adoption because they are separate elements within the GMP: (a) Conservation and Coastal Management Element (CCME). Single family preserve standards, appearing in GGAMP Policy 1.3.2; also at CCME Policy 6.1.1. (b) Future Land Use Element (FLUE). Uses within Activity Center #15, appearing in GGAMP, Land Use Designation Description 1.B.1; also in FLUE Designation Description Section, Urban, C.1.2. (c) Public Facilities Element, Solid Waste Disposal Sub-element (SWD): Septage disposal system improvements, appearing in GGAMP Policy 5.3.8; also in SWD Policy 2.15. (d) Public Facilities Element, Stormwater Sub-element: Dispersed water management study, education and canal level of service in Policies 5.3.5, 5.3.6 and 5.3.7; also in Stormwater Sub-element Policies 5.4, 5.3 and 2.3. (e) Transportation Element. Everglades Blvd. maximum number of lanes, appearing in GGAMP Policy 6.1.3; also in Transportation Element Policy 10.3. The CCPC, by motion 6-0, recommended transmittal of the GMP amendments subject to certain changes. In all cases, staff agreed with these changes, which are incorporated into the strikethrough/underline documents at hand. Many of the changes were clarification of intent or improved wording. The most substantive changes recommended by the CCPC were as follows: 1. In creating greenways, eminent domain should not be an option, as was stated in the existing GGAMP provisions (Policy 5.1.3). 2. Neighborhood Centers should be upsized only through private GMP amendment (Land Use Designation Descriptions (2) (A) (2) (b) (i)). 3. Electrical substations should not trigger conditional use eligibility on adjoining properties. (Land Use Designation Descriptions (2) (A) (3) (d) (6)). 4. Cell towers as conditional uses should have locational restrictions, specifically, limited to parcels no smaller than 2.25 acres and adjacent to arterial and collector roadways (Land Use Designation Descriptions (2) (A) (3) (e) (5)). The Board, at its meeting on September 11, 2018, directed staff to review an additional potential change to the GGAMP during the transmittal hearing process. The issue was whether the current size allocations for Neighborhood Centers is sufficient, or whether these should be “upsized” to account for past and future right-of-way takings and other sight constraints for purposes of land use efficiency and public expectations for goods and services at specific locations inside the rural Estates. GMOC Meeting 12/06/18 Page 10 of 35 21.A.3 Packet Pg. 378 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) Preliminary market analysis shows sufficient demand for upsized Neighborhood Centers by 2030 at the earliest, and only at one quadrant at each location. Given the timeframes for planning, due diligence, entitlement, permitting and construction, it is not unreasonable to include a GMP provision at this time. However, it is not essential to do so, as the private sector has been active and able in petitioning for such changes as a matter of course. Furthermore, at a public information meeting held on November 1, 2018, the majority of the approximately 130 people in attendance indicated that they did not support any additional acreage allocations regardless of market potential. FISCAL IMPACT: The fiscal impact of the proposed GMPA process has been accounted for within the approved budget for the Zoning Division. GROWTH MANAGEMENT PLAN (GMP) IMPACT: The various Plan recommendations are expected to result in amendments to the respective elements of the GMP, to be considered by the state Department of Economic Opportunity, and again at adoption public hearings before the CCPC and the Board. LEGAL CONSIDERATIONS: This Growth Management Plan amendment is authorized by, and subject to the procedures established in, Chapter 163, Part II, Florida Statutes, The Community Planning Act, and by Collier County Resolution No. 12-234, as amended. The Board should consider the following criteria in making its decision: “plan amendments shall be based on relevant and appropriate data and an analysis by the local government that may include but not be limited to, surveys, studies, community goals and vision, and other data available at the time of adoption of the plan amendment. To be based on data means to react to it in an appropriate way and to the extent necessary indicated by the data available on that particular subject at the time of adoption of the plan or plan amendment at issue.” 163.3177(1)(f), FS This item is approved as to form and legality. It requires a majority vote for approval because this is a transmittal hearing of the GMP amendment. [HFAC] RECOMMENDATION: To approve the proposed amendments to the GGAMP and the GMP, direct transmittal to DEO for review and direct staff whether to include additional amendment language for consideration at adoption hearings. Prepared by: Kris Van Lengen, JD, AICP, Community Planning Manager GMOC Meeting 12/06/18 Page 11 of 35 21.A.3 Packet Pg. 379 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 1 Growth Management Department Zoning Division/Community Planning Section MEMORANDUM To: BCC File Attachments; PL 2018- 0261 From: Kris Van Lengen, Community Planning Manager Date: November 20, 2018 Subject: Neighborhood Centers in Rural Golden Gate Estates Background: At its regular meeting on September 14, 2018, the Board directed staff to forestall a Transmittal Hearing scheduled for September 28, 2018 on the Golden Gate Area Master Plan (GGAMP) to further study the idea of increasing the potential sizes of designated Neighborhood Center Subdistrict locations within the rural portion of Golden Gate Estates . This memo supplements the Exhibits and Attachments submitted for this Transmittal hearing. Issue During the Restudy: Current provisions for current and future Neighborhood Centers are very site-specific. Of the three Neighborhood Centers located in the rural Estates, there are nine identified quadrants with sizes based on actual or historic parcel sizes, ranging between 4 and 9 acres, net of past or future right-of-way needs. All are located at arterial intersections. Only one of the three Subdistrict locations (Golden Gate Blvd. and Wilson Blvd.) has been developed to date, although zoning approval for some of the other sites has been obtained. There are three quadrants at the Wilson intersection, and all are at least partially developed. The fourth quadrant is not a Neighborhood Center Subdistrict, but rather a 40 -acre undeveloped “Estates Shopping Center Subdistrict” with PUD zoning approval. The White Paper (Attachment B) identifies the expanded size of centers as an initial recommendation, as the Golden Gate Estates Area Civic Association (GGEACA) recommended a potential increase to no more than 20 acres per quadrant. During that time, factors mentioned in support of larger commercial development areas were based on collateral needs more than increased commercial square footage. Those factors included water management, road right-of way, parking, setbacks, buffers, preserves, well and septic, fire suppression, etc. Surveys conducted during the 2017 Workshops indicated support for obtaining commercial opportunities outside of the Estates, but also generally supported “rightsizing” the designated Subdistricts for purposes of functionality, without adding any additional locations. The staff Report for the Planning Commission noted the following alteration from initial recommendations as follows: GMOC Meeting 12/06/18 Page 12 of 35 21.A.3 Packet Pg. 380 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 2 “Rightsizing” Neighborhood Centers (White Paper, pages 33-35). The community valued an avenue to add acreage to existing Neighborhood Centers to provide better function and economic viability, particularly where future road development, septic treatment or stormwater capture creates space constraints. The Golden Gate Estates Area Civic Association (GGEACA) had recommended a maximum of 80 acres within 4 quadrants, equating to 20 acres per quadrant. After further staff analysis, the maximum acreage was removed from the Master Plan language, in favor of criteria for consideration. Further, the reach of this amendment is confined to 2 quadrants at the intersection of Wilson and Golden Gate Boulevards, since those have established development footprints. The concern is that public might assume that 20 acres is a recommendation or safe harbor for a zoning application. The Planning Commission considered the issue of expanding the potential sizes of Neighborhood Centers during the Transmittal Hearing on July 19, 2018. With respect to the two proposed locations noted above, public speakers were not in favor of expanding the Subdistrict. The Planning Commission determined that the developers or owners should pursue this change, if desired. Further, the Planning Commission opined that no other Neighborhood Center locations should be considered for expansion as part of the restudy amendments, but should be considered, if at all, through private petitions. Public Input After September 14, 2018: Community Planning staff gathered information and planned public outreach to address Board direction. Staff assembled background information on existing Neighborhood Center locations, provided a “utility analysis” that estimated the size and nature of commercial operations based on footprint and infrastructure needs on 5, 10 and 20 - acre properties, and provided a market analysis for different intensities of use. It should be noted that the Centers on Everglades Blvd. /Golden Gate Blvd. and at Everglades Blvd. /Immokalee Rd. would not have sufficient demand for a single 10-acre quadrant commercial development until approximately 2030. The intersection of Golden Gate Blvd. and Wilson Blvd. already has an approved 40-acre site (Estates Shopping Center). The County issued a News Release for the planned Public Information Meeting (PIM). Based on projected market areas for new Neighborhood Center locations, over 200 letters and over 11,000 postcards were mailed to rural Estates residents as well. The News Release, letters and cards advised of the PIM to exchange ideas and identified a County website that provided background site and market analysis as well as an on-line survey. The NIM was held at Max Hasse Community Park on November 1, 2018. Over 130 persons attended. Following staff’s presentation, members of the public were encouraged to speak. The vast majority of those who spoke favored no change to the current sizing of centers in the GGAMP, regardless of previous or future right-of-way takings by the County. More specifically, the majority of attendees agreed: GMOC Meeting 12/06/18 Page 13 of 35 21.A.3 Packet Pg. 381 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 3 • “The Wilson and Golden Gate Boulevard Center is 40% vacant. Why would we increase new Centers when the one that exists is not successful? We don’t want more vacant shopping centers” (applause) • “We live here to be rural. We don’t need a Publix every 6 miles.” (applause) • “People don’t move out here for [shopping] convenience.” • “Commercial surround the Estates is good enough.” • “We shop in the City, and don’t want shopping out here.” • “Let Rural Lands West have the commercial.” • “Expanding Centers will promote continued [commercial] creep.” • “We like what we have, quiet, nature. No more stores.” • “Keep rural like it is. Do shopping in town.” • “Put commercial centers in Rural Lands West and surrounding areas.” • “Concerned more commercial will increase traffic for surrounding residents” • “A lot of fringe areas will serve the Estates.” Some attendees shared support for modest size increases, more specifically: • “The Walgreens example is ok in size [for Neighborhood Centers].” • “Increasing the Neighborhood Center acreage to 8 acres is ok to be able to store their own water.” • “Would rather have them bigger for people to get in and out easier.” • “We should consider there are constraints on the properties that make them difficult to build so they need to be bigger.” • “The County should budget 2 million to run utility lines to the Center at Wilson and Golden Gate Boulevard, so they won’t need drain fields.” While a large number of residents turned out for the NIM, participation in the survey was limited, totaling only 33 responses. These responses were consistent with the NIM participation, reflecting a preference for no change (61%) compared to those who favored either a 10 -acre or 20-acre maximum development per quadrant (39%). Some interesting take -aways from the survey: a majority of the respondents who lived outside of a 1,000 foot distance from a Neighborhood Center Subdistrict were against any change; there were 6 “undecided” respondents, 4 of whom lived within a 1,000 foot distance. The survey process provided a platform for written public comment. The full list of comments is incorporated, (unedited) below: • Enough--let Rural Lands West be the mess it will be and leave Golden Gate alone. I have lived here 11 years+ and only once missed something at the store. We have enough opportunities for restaurants, shopping, etc on 951 and Immokalee (which you have allowed to go so crazy). They are only 15 minutes for goodness sake, same as Ave Maris. I do not want to any more commercial building. • We need a hardware and department store out here. GMOC Meeting 12/06/18 Page 14 of 35 21.A.3 Packet Pg. 382 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 4 • Need more stuff out here • I live here for the peace and solitude. Although Publix is the nearest super market I choose to do grocery shopping at stores such as Aldi, Trader Joe, Oaks Farms for the variety they offer. The one place I like is Walgreen's at Wilson. Don't mess up Everglades Blvd and Golden gate Blvd • I do not wish to expand or encroach on ANY further acreage for commercial use. Maintaining rural RESIDENTIAL character is desired. For years the Estates have remained rural and people adjust and accommodate to live here. Consumers know where and what they're purchasing out here. • The key is to ensure the businesses are sustainable. Between Publix & a CVS/Walgreens on every other corner, we have enough pharmacies! Maybe some eateries (Chick-Fil-A, Pollo Tropical) auto parts shop, hair dresser/barber, crafts store. • As this area continues to grow it will be necessary to expand on the current neighborhood centers. While many think that this growth will take away from the "nature" they came here for it is inevitable that growth will continue in the estates. Soon the Publix at Randall will not be enough to accommodate this growth, it is almost already impossible to find a parking spot there. Personally, I am getting tired of having to travel 10-20 miles simply to mail a package. Additionally, with planned road expansions using up the pre-approved areas, these areas will be too small to accommodate much of anything. For these reasons, I vote for the expansion of the existing land use areas. There is enough privacy remaining in the area if these expansions are approved. I chose 20 acres but 10 could even help. Not expanding at all is not the answer as growth will continue out here in the estates whether we like it or not with all the additional homes currently being built. • It is ridiculous to build anything at everglades and the blvd. It's the heart of the estates and so much already exists and is being built within a very short distance. If there is expansion it will eat my home. I will lose absolutely everything that I loved here for. The increased intersection already being built is not even needed. I never wait long at all at the corner and have never been backed up in traffic... until I get further to where things have been built. Any building will bring traffic, accidents, crime, loss of stars at night, displacement of wildlife, destruction of nature and chips away at everything that makes this place special. I don't want it. If it will be forced on me and my neighbors by people too lazy to drive a few extra minutes - then buy my house now because this neighborhood will lose everything i moved here for. • No more commercial or residential development period. The wildlife is already endangered and Collier County wants to "take" the natural habitat of these animals. Remember ESA.9 makes it unlawful for anyone to "take" a listed animal, and this includes significantly modifying its habitat. 8 applicants want to build more resident, development and mining activities in northeastern Collier County. Collier County already approved the build out of 10,000 homes NO MORE DEVELOPMENT. • WE R FINE, just the way we r and how we wish to be. Please no more trying to improve GGE. We r and wish to remain rural. GMOC Meeting 12/06/18 Page 15 of 35 21.A.3 Packet Pg. 383 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 5 • We desperate need a gas station ...7-11 or a wawa on the S.E. corner of GG Blvd/ Everglades. The closest one is 6 miles away at Wisom and GG Blvd and its so crouded all the time you can never get in. There are so many more people in this area a gas station and convientent store will will be ablessing. We all have our fingers crosse it happens. • Golden Gate Estates is a rural area and needs to stay that way. This is why we have chosen to live here. • Before any development takes place, what exactly is a Neighborhood Center, and what is it comprised of? Also, what kind of cell phone relay towers will be built to improve communication out here on a consistent basis? • There is no need for services in GG Estates. We have a Walgreens, a 7-11, It is only a 20 minute drive to get to 951. More shopping brings the city to us, destroys our country atmosphere. The majority of people want to stay small according to the responce at the Nov. 1st meeting at Max Hasse. • personally, i don't think we need any centers at ggb & everglades • NO MORE COMMERCIALNDECELOPMENTS IN NEIGH BORHOODS • Hopefully this survey will mean something. It is so important to make sure we don't destroy the estates. We need well thought out planning for everyone. • No further increases - it will destroy the Rural Environment. The Public on the Corner of Randall and Immokalee and now CVS are hard to get into and out of. The parking lot is a maze. I spend more time getting into and out of then if I shop at Publix on Collier or Vanderbilt. • No more commercial centers that only give money to the owners of the buildings with high rent! No more Poorly managed buildings that need up keeping. We need things for our kids to do out here. We need parks or a day care center not more markets or gas stations. • We prefer GGE to remain rural. No new commercial development is needed or desired. Please stop forcing this on us. We live here for the specific reason of it being quiet, rural and full of wildlife. • An NC at Golden Gate Boulevard and Everglades Boulevard is not nessesary if the NC at G G Blvd and Wilson is fully developed. • There is no reason to expand the commercial lot properties on the corners of Golden gate Boulevard and Everglades Blvd. I just purchased my house on the corner of Golden Gate Blvd and Everglades Blvd S and I don't want to lose it. So I' am against on widening t hose commercial corners because there is no need for it. • Commercial development in residential areas needs to stop. We can drive to any of the grocery and other stores on the outskirts of GGE, we do not need them inside our boundaries. • I understand that Naples is growing whether I like it or not. I just don't like living in limbo and with uncertainty. This is incredibly stressful to not know if our house will be taken away from us at all. If someone is going to build commercial buildings on these lots, then it makes sense to not be wasteful and put one tiny story on 4 acres of land. It's conflicting GMOC Meeting 12/06/18 Page 16 of 35 21.A.3 Packet Pg. 384 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 6 because this directly affects me. I just hope that you guys can come to a quick and fair decision for all of us involved. • Build it up. • Keep the estates rural. We will have convenient access to the future RRW and orangetgree's Publix and wilson shopping centers. Additional mixed use and commercial properties detract from the aesthetics of the rural Estates, and with more store fronts standing empty than full as a result of poor property management, excessive rent (example, Brooks Plaza and the wilson center, multiple units stand empty), it looks rundown. It's easier to go into town and shop for everything at once and leave the traffic, crime, cranky people there and travel back to our peace and quiet. Keep in mind this a "Rural Area," and never advertised to have the same services as a downtown or suburbs. • Nobody on our street wants this! • When we purchased our Estates property it was located on an unpaved limestone dead end street. We moved to the estates because of its rural character and wildlife having moved to Collier in 1970 to escape our overcrowded birth place Miami. We do not want to see GGE become an overbuilt extension of Naples to the west. Most of us work or travel outside of the estates and do our shopping etc, while out in "town". While neighborhood centers can have certain advantages, we prefer the Estates commercial centers to remain small rather than succumb to development pressures. Avoid overbuilding that would result in the Estates losing its rural character and the accrued benefits to those of us who chose to live here fully realizing the lack of commercial development. • No more gas stations and convenience stores! We want restaurants and a Trader Joe's! Staff Recommendation: Based on consensus from the Planning Commission to recommend no change to existing Neighborhood Center provisions, and the same sentiment from a majority of residents in rural Golden Gate Estates, staff recommends no further changes to the Neighborhood Center Subdistricts in the GGAMP at this time, without prejudice to a site-specific proposal from the private sector. GMOC Meeting 12/06/18 Page 17 of 35 21.A.3 Packet Pg. 385 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) EXECUTIVE SUMMARY Report on the history of the County-owned parcel located between Immokalee Road & 4th Avenue Northeast, and authorize the County Manager to prepare a Memorandum of Understanding with the School District on a potential land swap, work with the adjacent private property owner for potential partnering to obtain access to the existing traffic signal, conduct Neighborhood Information Meetings for input from residents, and bring back options to a future Board meeting to consider potential uses for the property. OBJECTIVE: To provide a short history of the Randall curve property and its potential uses for government services. CONSIDERATIONS: The County-owned parcel, known as the 47-acre parcel or the Randall curve property, originally consisted of 56.69-acres +/- per Plat Book 7, Page 84. However, in 2002 the Transportation Division purchased 9.1-acres +/- for stormwater retention, resulting in a remainder of 47.57-acres +/-. On August 17, 2004, County and School District representatives met to discuss the possibility of the School District exchanging 25-acres +/- property located at Palmetto Ridge High School (School Parcel) shown on the attached Exhibit B, for a similar size portion of the County-owned 47.57-acre +/- parcel (County Parcel) located between Immokalee Road and 4th Street Northeast shown on the attached Exhibit A. The School District intended to utilize the County Parcel to construct and operate a bus garage, maintenance facility, and warehouse to include parking, maintaining, fueling, washing, and administering school buses, trucks, and other vehicles that service eastern Collier County. The County intended to utilize the School Parcel to increase the foot-print of the proposed regional park to the North. The remaining 22.57-acres +/- of the County Parcel was intended to be utilized by Collier County Road & Bridge and Collier County Fleet Management to construct and operate a maintenance and repair facility, equipment storage area, office buildings, stockpile area, parking, and related operations. In March 2006, Q. Grady Minor prepared a site development plan for the proposed School District and County Transportation improvements on the County-owned property. See attached Exhibit C. During the next several months, Q. Grady Minor began preparation of the Conditional Use Permit Application as the County Parcel is zoned Estates and the two intended uses are permitted, but as Conditional Uses. An independent appraisal was obtained, and an Interlocal Agreement between the School District and the County was drafted. The Conditional Use and the Interlocal Agreement were not finalized. In 2006, one of the challenges was access onto Immokalee Road at the existing traffic signal. Access at this location might be feasible by exploring a potential partnership with an adjacent private property owner as shown on Exhibit F. On May 15, 2007, the proposed land swap project became inactive due to the recession, Parks & Recreation’s inability to obtain suitable access from Oil Well Road, and water and sewer services not being immediately available at the County Parcel. The County and the School District are interested in revitalizing the land swap that would provide the District with acreage for a School Bus Garage and related facilities (Exhibit B). In exchange, the District would provide the County with acreage to increase pickleball parking at the East Naples Community Park (Exhibit D) as well as acreage at Palmetto Ridge High School (Exhibit E). The latter acreage would be GMOC Meeting 12/06/18 Page 18 of 35 21.A.3 Packet Pg. 386 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) utilized to increase the foot-print of the regional park to the North and facilitate the interconnect between the future Northeast utility facilities and the former Orangetree utility facilities, which are now owned and operated by the Collier County Water-Sewer District. The County’s proposed operations at this location would include facilities for Road & Bridge, Fleet Management, Collier Area Transit Bus parking & administrative offices (Exhibit D). Once the School District’s foot-print is agreed upon, offsetting acreage will be provided to the County by the District at the locations mentioned above. The parcels involved will be transferred in fee. FISCAL IMPACT: No fiscal impact. GROWTH MANAGEMENT IMPACT: There is no impact to the Growth Management Plan. LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, raises no legal issues at this time, and requires majority vote for any Board action. JAK RECOMMENDATION: To authorize the County Manager to prepare a Memorandum of Understanding with the School District outlining the land swap transaction, to work with the adjacent private property owner for potential partnering to obtain access to the existing traffic signal, to conduct Neighborhood Information Meetings for input from resi dents, and to bring back options for the Board to consider potential uses of the property to a future Board meeting. Prepared By: Toni A. Mott, Manager, Facilities Management Division GMOC Meeting 12/06/18 Page 19 of 35 21.A.3 Packet Pg. 387 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) Exhibit F County and private owned propertyGMOC Meeting 12/06/18Page 20 of 3521.A.3Packet Pg. 388Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 21 of 35 21.A.3 Packet Pg. 389 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 22 of 35 21.A.3 Packet Pg. 390 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 23 of 35 21.A.3 Packet Pg. 391 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 24 of 35 21.A.3 Packet Pg. 392 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18Page 25 of 3521.A.3Packet Pg. 393Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, HR HR I-MU LR LR CMU LR LR APO I-MU C M U LR IN LR I-MU HRSR CMU MR HR RT MR HR MR HR HR HR CMU MR MR CMU MR CMU CMU CR 846 SR 29SR 29 NS 1ST STN 15TH STLAKE TRAFFORD RD IMMOKALEE RDNEW MARKET RD W W MAIN ST E MAIN ST NEW MARKET RD E 0 0.5 1 1.50.25 Miles GIS MAPPING: BETH YANG, AICPGROWTH MANAGEMENT DEPARTMENT E IMMOKALEE FUTURE LAND USE MAPPROPOSED FLUM MAP LAKETRAFFORD Legend OVERL AYS AND SPEC IAL FEAT URES URBAN DESIGNATIO NIMMOKALEE F UTU RE L AND USE Lake Trafford/Camp Keais Strand System Overlay SR - Seminole Reservation Urban Infill and Redevelopment Area I-MU Commercial Overlay URBA N M IX ED USE DISTRICT URBA N IND USTRIAL D IST RIC T RT - Recreation Tourist Subdistrict LR - Low Residential Subdistrict MR - Medium Residential Subdistrict HR - High Residential Subdistrict CMU - Commercial Mixed Use subdistrict I-MU - Industrial Mixed Use Subdistrict APO - Immokalee Regional Airport Subdistrict IN - Industrial Subdistrict Immokalee Urban Area Boundary Collier County Arterial and Collector Roads Collier County Local RoadsGMOC Meeting 12/06/18Page 26 of 3521.A.3 Packet Pg. 394 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 09/25/2018 EXECUTIVE SUMMARY Recommendation to direct Staff to prepare amendments to the Growth Management Plan (GMP), Rural Fringe Mixed Use District (RFMUD) based upon the completed public planning process and direction provided to Staff at three individual workshops conducted with the Board during 2017. OBJECTIVE: To direct staff to prepare the amendments to the Rural Fringe Mixed Use District based upon the public planning process completed in 2015-16, as well as workshops with the Board conducted January 3, May 11, and June 20, 2017. CONSIDERATIONS: On January 3, 2017, the Board of County Commissioners (Board) convened a Workshop to discuss the four area restudies, with emphasis on the Rural Fringe Mixed Use District (RFMUD). Staff presented the RFMUD White Paper (attached), which describes the public process and rationale for the Initial Recommendations for changes to the Growth Management Plan. The concepts and recommendations within the White Paper derived from objectives set by the Board in 2015 and reflect ideas and broad consensus among citizens and stakeholders who donated time, energy and creativity to the process. The January 3rd Workshop discussion centered on three pivotal decision points put forward as part of the initial recommendations: Whether to increase village and non-village density in support of public goals in Receiving Lands; Whether to pursue a “TDR Bank” as a catalyst for the TDR program; Whether to accept donations of Sending Lands parcels if no other governmental agency is willing to accept them. At that time, the Board directed staff to discontinue any further consideration of a TDR Bank. It also directed staff to provide further data and analysis related to Receiving Lands development patterns and Sending Lands donations so that additional direction could be provided. The May 11, 2017 Workshop included additional data and scenario testing and analysis related to land development patterns for the Board’s consideration. Comparisons of build-out scenarios at different densities were provided, noting strong public support for mixed-use compact development. Baseline, mid- range and high-range scenarios provided a basis for comparison of housing diversity, retail, business and institutional uses, mobility impacts and taxable values. Receiving area “decision points” such as number of villages and density ranges were supported by a narrow majority. The Board requested further input and discussion related to infrastructure impacts and a better understanding of the allowable dwelling units both before and after the 2002 RFMUD Growth Management Plan Amendments. Additionally, the May workshop provided an update on the viability of a mitigation bank to support County Ownership of Sending Lands, which cannot be conveyed to another governmental entity. There was narrow support for County ownership and for a mitigation bank. Staff was tasked to provide additional information on agricultural uses, TDR bank alternatives and costs for conservation land management. The June 20, 2017 workshop provided the Board the opportunity to review specific amendments to the RFMUD and provide Staff direction on issues relating to the three-land use designations within the program: Sending, Neutral and Receiving lands. The following were the major recommendations provided: GMOC Meeting 12/06/18 Page 27 of 35 21.A.3 Packet Pg. 395 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 09/25/2018 1. Promote economic vitality in the RFMUD by allowing business park/employment centers outside of Villages. 2. Within a Village, remove the maximum acres and leasable floor area limitation of the Village Center and the Research and Technology Park. 3. Modify the TDR requirements: a. Change from 1 TDR to .75 TDR for multifamily unit. b. Change from .5 to 0 TDR for defined affordable housing. 4. Eliminate the minimum $25,000 price per base TDR. 5. Provide additional TDR credits to Sending owners. Where possible, additional TDR credits should be apportioned equally to all Sending owners regardless of location or property attributes. 6. Make TDR credits available to Sending owners who wish to maintain or expand a bone fide agricultural operation. In NRPA locations, only passive agricultural operations, excluding aquaculture, would qualify. 7. Allow landowner’s who have generated TDRs but have not conveyed their land to participate in any applicable program changes. 8. Allow TDRs to be generated from Receiving Lands for agriculture preservation, or native vegetation and habitat protection beyond minimum requirements. A permanent easement in favor of Collier County would be required. 9. Expand concept of donation to a governmental entity to include a not-for profit or land trust if specifically approved by the BCC. 10. Adopt a standard whereby Collier County agrees to take clear title to land donated by sending owners in locations where no other public agency is available and willing to take title. 11. Allow TDR credits for agriculture and conservation uses where the uses are secured by perpetual easements. Additionally, based upon the feedback provided at the workshops specific concepts are no longer being pursued. These include the no longer requesting the establishment of a Transfer of Development Rights (TDR) bank or the establishment of a mitigation bank in the North Belle Meade sending area. Additionally, the concept of a simple majority approval for village development is no longer bei ng pursued. FISCAL IMPACT: There is adequate revenue within the FY18-19 Zoning budget to satisfy the GMP amendment required process. LEGAL CONSIDERATIONS: This item is approved as to form and legality. A majority vote is needed for approval of this Executive Summary. However, an affirmative vote of four is needed for the potential Growth Management Plan amendments. -HFAC GROWTH MANAGEMENT PLAN IMPACT: The direction provided by Board will initiate the amendment process for Growth Management Plan related to the Rural Fringe Mixed Use District. GMOC Meeting 12/06/18 Page 28 of 35 21.A.3 Packet Pg. 396 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 09/25/2018 RECOMMENDATION: To direct staff to prepare amendments to the GMP Rural Fringe Mixed Use District for transmittal hearings with the CCPC and the Board, based upon the outcome of the public planning process, as well as the three individual workshops conducted in 2017. Below are the concepts that the amendments will be based upon: Promoting economic vitality in the RFMUD by allowing business park/employment centers outside of Villages. Within a Village, removing the maximum acres and leasable floor area limitation of the Village Center and the Research and Technology Park. Modifying the TDR requirements. Eliminating the minimum $25,000 price per base TDR. Providing additional TDR credits to Sending owners. Where possible, additional TDR credits should be apportioned equally to all Sending owners regardless of location or property attributes. Making TDR credits available to Sending owners who wish to maintain a bone fide agricultural operation. Allowing TDR credits in Neutral Lands for agriculture and conservation uses where the uses are secured by perpetual easements. Allowing landowner’s who have generated TDRs but have not conveyed their land to participate in any applicable program changes. Allowing TDRs to be generated from Receiving Lands for agriculture preservation, or native vegetation and habitat protection beyond minimum requirements. Expanding concept of donation to a governmental entity to include a not-for profit or land trust if specifically approved by the BCC. Adopting a standard whereby Collier County agrees to take clear title to land donated by sending owners in locations where no other public agency is available and willing to take title. Replacing the reference to Early Entry Bonus TDRs and simply provide 2 TDRs for base severance of dwelling unit rights. Capping the total acreage in villages to existing acreage provided but removing limitation of number of villages. Modifying the spatial arrangement of land uses and open space requirements to promote wider range of housing option.  Develop a policy that requires for a site-specific approach to the South Receiving area, incorporating the Agricultural TDR credits, Village Density, and Employment Centers in coordination with Transportation modeling Prepared by: Mike Bosi, Director, Zoning Division ATTACHMENT(S) 1. [Linked] RFMUD-White-Paper (PDF) 2. RFMUD-Forward-9-18-18 (PPTX) GMOC Meeting 12/06/18 Page 29 of 35 21.A.3 Packet Pg. 397 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) 09/25/2018 COLLIER COUNTY Board of County Commissioners Item Number: 11.D Doc ID: 6486 Item Summary: Recommendation to direct Staff to prepare amendments to the Growth Management Plan (GMP), Rural Fringe Mixed Use District (RFMUD) based upon the completed public planning process and direction provided to Staff at three individual workshops conducted with the Board during 2017. (Mike Bosi, Director, Zoning Division) Meeting Date: 09/25/2018 Prepared by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 08/21/2018 3:54 PM Submitted by: Title: Division Director - Planning and Zoning – Zoning Name: Michael Bosi 08/21/2018 3:54 PM Approved By: Review: Growth Management Department Judy Puig Level 1 Reviewer Completed 08/21/2018 4:42 PM Growth Management Department Thaddeus Cohen Department Head Review Completed 08/22/2018 3:44 PM Growth Management Department James C French Deputy Department Head Review Completed 08/22/2018 4:28 PM County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 08/27/2018 1:58 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/28/2018 9:51 AM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 08/29/2018 4:37 PM Budget and Management Office Mark Isackson Additional Reviewer Completed 08/29/2018 4:39 PM County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/19/2018 2:27 PM Board of County Commissioners MaryJo Brock Meeting Pending 09/25/2018 9:00 AM GMOC Meeting 12/06/18 Page 30 of 35 21.A.3 Packet Pg. 398 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) Population Projections CIGM GMP Districts East of CR 951 Select Years Rounded to nearest 1,000 10/26/18 CIGM 3 2017 CIGM 3 2040 CIGM 3 2070 CIGM 3 Build-out RLSA 5,000 47,000 116,000 243,000 RFMUD 8,000 31,000 53,000 65,000 Immokalee 25,000 34,000 41,000 47,000 GG Rural and OT 45,000 76,000 82,000 82,000 Totals E of 951 83,000 188,000 292,000 437,000 County Totals (includes municipalities) 374,000 535,000 649,000 808,000 GMOC Meeting 12/06/18 Page 31 of 35 21.A.3 Packet Pg. 399 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 32 of 35 21.A.3 Packet Pg. 400 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) Workshop Summaries and PowerPoints; September, October, November www. Colliercountyfl.gov/gmprestudies RLSA Workshop page GMOC Meeting 12/06/18 Page 33 of 35 21.A.3 Packet Pg. 401 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) News Release U.S. Fish and Wildlife Service South Florida Ecological Services Office 1339 20th Street Vero Beach, FL 32960-3559 Contact: Ken Warren, 772-643-4407 or ken_warren@fws.gov Oct. 19, 2018 FOR IMMEDIATE RELEASE Eastern Collier Multi-Species Habitat Conservation Plan and Draft Environmental Impact Statement Available for Public Review and Comment VERO BEACH, Fla. – The U.S. Fish and Wildlife Service is seeking public comments on a group of landowners’ plan to avoid, minimize, and mitigate impacts to Florida panthers and 18 other federally and state protected species in eastern Collier County, Florida in conjunction with their plans to build residential and commercial developments, and conduct earth mining there. Public comments will be considered on the Habitat Conservation Plan (HCP) and associated draft Environmental Impact Statement (dEIS) for the proposed development over the next 45 days. A final decision whether to issue an incidental take permit (ITP) to the applicants will follow. The HCP is a flexible conservation planning tool that is part of an application for an ITP from the Service available through the ESA. The duration requested for this permit is 50 years from the date of issuance. The dEIS is required by the National Environmental Policy Act (NEPA) and discusses the purpose and need for this action, alternatives to the action, and provides evidence and analysis of impacts. The NEPA process concludes when the final EIS is completed and the Record of Decision is issued. The public is invited to view the HCP and dEIS, and submit comments on them for up to 45 days. Written comments can be submitted by one of the following methods: 1. Internet: http://www.regulations.gov. Follow the instructions for submitting comments on Docket No. FWS–R4–ES–2018–0079. 2. Hard Copy: Via U.S. mail or hand-delivery to Public Comments Processing, Attn: FWS–R4–ES–2018–0079; U.S. Fish and Wildlife Service Headquarters, MS: BPHC; 5275 Leesburg Pike, Falls Church, VA 22041–3803. Links to the HCP and dEIS can be also viewed on our webpage at: https://www.fws.gov/verobeach/ More information is available at: http://easterncollierhcpeis.com/ #### GMOC Meeting 12/06/18 Page 34 of 35 21.A.3 Packet Pg. 402 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum) GMOC Meeting 12/06/18 Page 35 of 35 21.A.3 Packet Pg. 403 Attachment: Packet GMOC Dec 2018 (7683 : Growth Management Oversight Committee - December 6, 2018 - No Quorum)